HomeMy WebLinkAboutItem 16 - COUNCIL READING FILE_l_CHC Report and Draft Minutes dated 06-22-2020ARCH-1687-2018 (1144 Chorro)
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CULTURAL HERITAGE COMMITTEE REPORT
FROM: Brian Leveille, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 1144 Chorro Street, 868
and 870 Monterey, 876 and 890 Marsh, 895,
898, 973 Higuera Streets
FILE NUMBER: ARCH-1687-2018, PDEV-0509-
2019, & EID-0475-2019
APPLICANT: Mark Rawson REPRESENTATIVE: Ten Over Studios, Inc.
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project consists of demolition of an existing one-story commercial building, construction
of a new six-story mixed use building to include approximately 30,000 square feet of
commercial/office space and 50 residential dwelling units, and the application of a Planned
Development (PD) Overlay zone across a 0.38-acre site inclusive of seven parcels located in the
Downtown Historic District, see Figure 1. The basement of the existing one-story structure on-site
would remain in-tact and the rest of the structure would be demolished and removed. The proposed
80,249-square-foot building steps back from the street frontage after the third floor where the
residential portion of the structure would reach a maximum height of 75 feet. The proposed project
consists of ground floor retail and parking, two stories of office space, and three stories of residential
dwellings (Attachment 1, Project Plans).
The subject property is directly adjacent to the Master List Historic Resource Hotel Wineman, and in
the vicinity of the Master List Masonic Temple and the Master List Commercial Bank Building
(Attachment 2, Historic Preservation Report). The subject property is not a listed historic resource
(Attachment 3, Architectural Evaluation).
General Location: The property is located on the corner of Marsh
and Chorro Streets within the Downtown Commercial zone and is
within the Downtown Historic District at its Southeast edge
Present Use: Vacant commercial building
Zoning: Downtown Commercial within the Downtown Historic
District (C-D-H)
General Plan: General Retail
Surrounding Uses:
East: California Pizza Kitchen
West: Eureka Burger
North: Hotel Wineman
South: Chorro Street Parking Structure
Meeting Date: June 22, 2020
Item Number: 1
Item No. 1
Figure 1: Subject Property
ARCH-1687-2018 (1144 Chorro)
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2.0 FOCUS OF REVIEW
The CHC’s role is to review the project for consistency with the Historic Preservation Ordinance which
includes the Historic Preservation Program Guidelines, Secretary of the Interior’s Standards, and other
policies and standards identified in this report. A Historic Preservation Report (Attachment 2) and an
Architectural Evaluation (Attachment 3) have been prepared by SWCA Environmental Consultants,
which includes an assessment of the project’s conformance with Historic Preservation Program
Guidelines. The CHC’s role is also to review the Cultural Resources and Tribal Cultural Resources
sections of the Initial Study/Mitigated Negative Declaration (IS/MND) and associated historic
evaluations. The CHC will make a recommendation to the Planning Commission as to the consistency
of the proposed project with applicable historical preservation policies and standards.
Historic Preservation Ordinance: https://www.slocity.org/home/showdocument?id=4142
Historic Preservation Guidelines: https://www.slocity.org/home/showdocument?id=4144
Secretary of Interior Standards: https://www.slocity.org/home/showdocument?id=16940
3.0 BACKGROUND
On November 26, 2018, the Cultural Heritage Committee (CHC) reviewed the proposed project for
consistency with the Historic Preservation Guidelines and Secretary of the Interior’s Standards. The
CHC, with a vote of 7:0, provided eight directional items to the applicant to address specific concerns
related to building and site design (Attachment 4, CHC Staff Report and Meeting Minutes).
On December 3, 2018, the Architectural Review Commission (ARC) reviewed the proposed project for
consistency with the Community Design Guidelines (CDG). The ARC, with a vote of 6:1, provided six
directional items to the applicant to address specific concerns related to building and site design
(Attachment 5, ARC Staff Report and Meeting Minutes).
On September 17, 2019, the City Council reviewed the project for initiation of the PD Overlay and
associated mandatory project features as well as the community benefit policies for consideration of
a building height of 75 feet. The City Council, with a vote of 5:0, supported the initiation and provided
two directional items for the applicant to address regarding the community benefit for the Mode Shift,
and clarification about the number of dedicated affordable units (Attachment 6, Council Report and
Action Update).
On June 1, 2020, the ARC reviewed the revised project design and recommended that the PC find the
project consistent with the CDG in consideration of several comments, recommendations, and
ARCH-1687-2018 (1144 Chorro)
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references to particular CDG that require further consideration, in terms of the project’s effect on
viewsheds from intersections, and compatibility with listed historic properties in the immediate
vicinity (Attachment 7, ARC Report, Draft Minutes 6.1.20).
4.0 PREVIOUS CHC DIRECTION/DISCUSSION ITEMS
The CHC recommended eight directional items to be reviewed and evaluated prior to taking final
action on the project. The applicant has updated the project plans and made the following changes in
response to the directional items:
CHC Directional Item #1: The project shall include a height analysis of buildings in the vicinity and
within the Historic District, including the Masonic Temple.
Response: The applicant has provided a height analysis of several buildings within Downtown and the
immediate vicinity (please see Sheet T3.0 of the project plans). The height analysis identifies the
maximum heights of several tall structures including the Wineman (47 feet), Masonic Temple (47 feet),
Marsh Street Parking Structure (62 feet), Anderson Hotel (77 feet).
CHC Directional Item #2: The shading study shall be revised to identify the specific shadow of the
proposed structure, to distinguish between shading of existing structures.
Response: The applicant has revised the shading study to clearly identify the shadow of the project
(please see Sheets T3.2 through T3.4 of the project plans). The shadows of the proposed structure are
identified by a different shade of color than the other shadow lines produced by adjacent structures,
and the shading study is consistent with the limitations established under the CDG for downtown
development.
CHC Directional Item #3: The Historic Preservation Report shall be revised to address the existing
structure’s potential historic eligibility within the district, in consideration of the evaluation criteria for
historic resource listing.
Response: An Architectural Evaluation has been provided to complement the Historic Preservation
Report to specifically address the existing structures eligibility as a historic resource under the Historic
Preservation Ordinance’s historic listing criteria (Attachment 4). The study concludes that the former
Riley’s Department Store does not meet the eligibility criteria for listing in the California Register of
Historic Resources, and the existing building does not meet the integrity threshold criterion for historic
resource listing under the City’s Historic Preservation Ordinance1.
CHC Directional Item #4: The proposed scale and mass of the structure above the fourth story, referred
to as the “stucco portion”, is considered incompatible with the Historic District.
1 Architectural Evaluation. SWCA Environmental Consultants. April 2020. The former Rileys Department Store building at
1144 Chorro Street evaluated as part of this study does not meet the eligibility criteria for listing in the CRHR or otherwise
constitute a historical resource for the purposes of CEQA. Similarly, the former Rileys Department Store building does
not meet the high integrity threshold criterion for historic resource listing under the City’s Historic Preservation
Ordinance. In order for the building to express its integrity as “part of the continuing development of San Luis Obispo as
a commercial hub and for its association with merchant-owners Herbert A. Landeck, Sr., and Coy Humphrey,” it would
need to be restored using Secretary of the Interior Standards for Restoration to its c1965 appearance…
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Response: The applicant has revised the project design and the upper floors are now set back further
from the street frontages. The Chorro Street elevation includes a 21-foot step back above the third
floor, and the Marsh Street elevation provides a varying upper story step back between 12 and 21 feet
from the street frontage, see Figure 2.
The “stucco portion” has also been modified to provide additional articulation with a variety of offsets
to add dimension and break up the façade. The courtyard that was originally provided in the center
of the building has been eliminated to provide large deck areas along the exterior of the building
surrounding the fourth floor to provide areas for trees and other planting at the residential level, which
further reduces the perceived scale and height of the structure as viewed from the street. The
applicant has provided a site context elevation that demonstrates how the project responds to the
scale and rhythm of the prevailing character of
the street frontages by reinforcing the
established horizontal lines of facades in adjacent
buildings, see Figure 3. For example, the
horizontal line beneath the eaves of the adjacent
Wineman building has been carried over to
establish the height of the parapet of the third-
floor balcony, other horizontal lines can be
identified through the placement of windows and
storefronts (see Sheet A1.0 of the project plans).
CHC Directional Item #5: The architectural style is considered too “institutional”, alternative styles
should be considered giving the projects prominent location and opportunity to contribute to the
Historic District’s prevailing significance and distinctive architecture.
Response: The applicant has revised the project design to de-‘institutionalize’ the project design. The
street level façade elements have been reduced from four stories to three stories and the façade has
been modified to provide a greater variety of articulation and offsets to individualize the street level
commercial façades from the residential areas, see previous Figure 2.
CHC Directional Item #6: The proposed design should be modified to include more architectural details
and features consistent with the character of the Historic District.
Figure 2: Original rendering (left) at the intersection of Chorro and Marsh Streets, revised rendering (right).
Figure 3: Horizontal Line exhibit from the CDG
Section 4.2.B.4.b
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Response: The project has been modified to incorporate architectural details and features that are
consistent with the character of the district, inclusive of: transom windows along the store frontage,
window mullions with brick and stucco headers, metal awnings, concrete bulkheads, detailed cornices,
and outdoor sitting areas, see Figure 4.
CHC Directional Item #7: The proposed fenestration is
considered monotonous and should provide greater
variety and articulation.
Response: The applicant has revised the project design
to provide additional articulation with greater variety of
window fenestration, including a reduction in the size of
windows that provides visual break between the
windows to avoid the ‘institutional’ style. The project
has also reduced the symmetry of the structure to
provide greater visual interest and reduce monotony,
see Figures 2 and 4.
CHC Directional Item #8: The project design should
provide more articulation and variety along the
storefront elevations.
Response: The project has been revised to include a
greater setback at the corner of Marsh and Chorro Street
to include a 45-degree angled facade to enhance interest to the corner and provide larger pedestrian
space for circulation. Greater setbacks have also been provided at the street level to allow for more
patio area and useable outdoor seating areas, see Figure 4.
5.0 EVALUATION
5.1 Historic Preservation Program Guidelines and Secretary of Interior’s Standards
The project site is located on the southeast margin of the City’s designated Historic Downtown District.
As described in the City’s Historic Preservation Guidelines (HPPG), the District encompasses the oldest
part of the City and contains one of the City’s highest concentrations of historic sites and structures.
HPPG Section 3.2.1 states that new structures in historic districts shall be designed to be architecturally
compatible with the District’s prevailing historic character as measured by their consistency with the
scale, massing, rhythm, signature architectural elements, exterior materials, siting and street yard
setbacks of the District's historic structures2. The CHC reviews development in historic districts for
architectural compatibility with nearby historic resources, and for consistency with applicable design
2 HPPG § 3.2.1 Architecturally compatible development within Historic Districts. New structures in historic districts shall be
designed to be architecturally compatible with the district’s prevailing historic character as measured by their consistency
with the scale, massing, rhythm, signature architectural elements, exterior materials, siting and street yard setbacks of
the district's historic structures…. New structures are not required to copy or imitate historic structures, or seek to create
the illusion that a new building is historic.
Figure 4: Revised Storefront renderings.
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and preservation policies, standards, and historic district descriptions (HPPG § 3.2.2)3 . The SWCA
Historic Preservation Report concludes that the project complies with the City’s Historic Preservation
Program Guidelines and with the Secretary of the Interior’s Standards for the Treatment of Historic
Properties by incorporating numerous design elements that are considered to be compatible with
adjacent and nearby architectural styles and materials within the Historic District4.
Discussion Item #1: As stated under HPPG § 3.2.2 new development should not sharply contrast
with the historic architectural character of historically designated structures in the immediate
vicinity of a project or detract from the prevailing historic architectural character of the historic
district. The CHC should review the Historic Preservation Report and discuss whether the revised
architectural style is compatible with the district based on scale, massing, rhythm, architectural
elements, and materials.
The Secretary of the Interior (SOI) identifies the following four approaches to the treatment of historic
properties: Rehabilitation, Preservation, Restoration, and Reconstruction. In evaluating the proposed
project’s compliance with the 10 Rehabilitation Standards, Standard No. 9 5 is the most relevant
standard for the proposed project, which is also addressed under the HPPG.
6.0 ENVIRONMENTAL REVIEW
An Initial Study (IS) has been prepared in accordance with the California Environmental Quality Act
(CEQA) to evaluate the potential environmental effects of the proposed project. A Mitigated Negative
Declaration (MND) is recommended for adoption. Based on the Architectural Evaluation prepared for
the project, the former Rileys Department Store does not retain sufficient physical integrity to the
period of its significance (1955–1967) to be able to convey its historic-period identity. Similarly, the
former Rileys Department Store building does not meet the high-integrity threshold criterion for
historic resource listing under the City’s Historic Preservation Ordinance, because the building’s
historic character and appearance have been altered and diminished by the loss of important original,
character-defining features. The project site is located within the Downtown Historic District adjacent
3 HPPG § 3.2.2 Architectural compatibility. The CHC reviews development in historic districts for architectural compatibility
with nearby historic resources, and for consistency with applicable design and preservation policies, standards, and
historic district descriptions…. New development should not sharply contrast with, significantly block public views of, or
visually detract from, the historic architectural character of historically designated structures located adjacent to the
property to be developed, or detract from the prevailing historic architectural character of the historic district.
4 Historic Preservation Report. SWCA Environmental Consultants. October 2018. The project clearly evidences the intent to
incorporate numerous design elements to be compatible with adjacent and nearby architectural styles and materials.
The massing of the building—though clearly tall and substantial—is nevertheless softened by subdued colors and
fenestration of the lower stories, as well as the setback and change in surface material of the uppermost stories. Cornice
trim is suitably incorporated at a respectful scale. The building is designed in an unobtrusive contemporary style that
neither suggests a fictitious past nor attempts to dominate or compete with the more flamboyant architecture of the
historic Masonic Temple across Marsh Street. … The City parking structure on the opposite corner of Marsh and Chorro
Streets provides a tall visual counterpoint to the proposed Marsh & Chorro Development Project. Other nearby designated
historic buildings within a one-block radius have limited views of the project site from the city street, generally because
of the narrowness of the cross streets and screening provided by street trees.
5 SOI Standard No. 9. New additions, exterior alterations, or related new construction will not destroy historic materials,
features, and spatial relationships that characterize the property. The new work will be differentiated from the old and
will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity
of the property and its environment.
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to City-listed historic buildings (e.g., Wineman Hotel, First Presbyterian Church, Masonic Temple).
Based on the analysis of historical development of the Downtown Historic District, the character-
defining features of adjacent and nearby designated historic buildings, site topography and sightlines,
the proposed materials, colors, massing, and other design features of the project would not result in
a substantial adverse change in the significance of any historic resources and potential impacts would
be less than significant. The project is also within a Burial Sensitivity Area associated with San Luis
Obispo Creek identified in “Figure 1: Cultural Resources” of the City’s Conservation Open Space
Element (COSE). Based on the project’s location and proposed ground disturbance, the project may
have the potential to impact previously unidentified cultural materials during subsurface grading and
excavation activities. Mitigation measures have been identified to require cultural resource awareness
training of all construction personnel and preparation of an archaeological monitoring plan that would
ensure an immediate halt work order shall be issued in the event that historical or archaeological
remains are discovered. Mitigation measures in the areas of air quality, biological resources, cultural
resources, hazards and hazardous materials, noise, transportation, tribal cultural resources, and
utilities and service systems, are recommended to reduce potential impacts to less than significant
levels.
The Draft IS/MND was released for the required 30-day public review period on April 30, 2020 and the
public review period concluded on May 30, 2020. (Attachment 8, IS/MND Cultural Resources, and
Tribal Cultural Resources Sections).
1144 Chorro Mixed-Use Initial Study Mitigated Negative Declaration (EID-0475-2019)
https://www.slocity.org/Home/ShowDocument?id=26198
7.0 ACTION ALTERNATIVES
7.1 Recommend approval of the project. An action recommending the Planning Commission
find the project consistent with the HPPG will be forwarded to the PC, final action will
proceed to the City Council. This action may include recommendations for conditions to
address consistency with the HPPG.
7.2 Recommend denial the project. An action recommending the Planning Commission find the
project inconsistent with the HPPG, a recommendation of inconsistency should include
findings that cite the basis for the action and should reference relevant sections within the
General Plan, HPPG, or other policy documents.
8.0 ATTACHMENTS
8.1 Project Plans
8.2 Historic Preservation Report
8.3 Architectural Evaluation
8.4 Conceptual CHC Report and Minutes 11.26.18
8.5 Conceptual ARC Report and Minutes 12.3.18
8.6 Council Initiation and Action Update 9.17.19
8.7 ARC Report and Draft Minutes 6.1.20
8.8 IS/MND Cultural Resources, and Tribal Cultural Resources Sections
Minutes – Cultural Heritage Committee Meeting of June 22, 2020 Page 1
Minutes
CULTURAL HERITAGE COMMITTEE
Monday, June 22, 2020
Regular Meeting of the Cultural Heritage Committee
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Cultural Heritage Committee was called to order on
Monday, June 22, 2020 at 5:30 p.m. via teleconference, by Chair James Papp.
ROLL CALL
Present: Committee Members Damon Haydu, Glen Matteson, Vice Chair Shannon Larrabee,
Chair James Papp
Absent: Committee Member Eva Ulz
Staff: Senior Planner Brian Leveille, Associate Planner Kyle Bell, Assistant Planner Kyle
Van Leeuwen, and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
--End of Public Comment--
CONSIDERATION OF MINUTES
1. Approve the minutes of the May 18, 2020 Cultural Heritage Committee meeting.
ACTION: UPON MOTION BY COMMITTEE MEMBER MATTESON, SECONDED BY
COMMITTEE MEMBER HAYDU, CARRIED 4-0-0 (Member Ulz absent), to approve the
minutes of the May 18, 2020 Cultural Heritage Committee meeting.
PUBLIC HEARING ITEMS
2. 1144 Chorro Street. Review of a six-story mixed-use building consisting of approximately
30,000 square feet of commercial/office space and 50 residential dwelling units, within the
Downtown Historic District, including review of the cultural resources analysis of the project.
The project includes a rezone to provide a Planned Development Overlay, demolition of an
existing structure, permanent preservation of an off-site building located at 868 and 870
Monterey Street, and a request to allow a maximum building height of 75 feet, where 50 feet
is normally allowed in the Downtown Commercial zone. A Mitigated Negative Declaration of
environmental review (CEQA) is proposed; Project Address: 1144 Chorro, 868 and 870
Monterey, 876 and 890 Marsh, 895, 898, 973 Higuera Streets,; Case #: ARCH-1687-2018,
PDEV-0509-2019, EID-0475-2019; Zone: C-D-H; Jamestown Premier SLO Retail, LP,
Minutes – Cultural Heritage Committee Meeting of June 22, 2020 Page 2
owner/applicant.
Associate Planner Kyle Bell presented the staff report and responded to Committee inquiries.
Applicant representatives, Mark Rawson and Paula Carr, provided a PowerPoint presentation
and responded to Commissioner inquiries.
Public Comment
Michael Boudreau
--End of Public Comment--
ACTION: UPON MOTION BY COMMITTEE MEMBER HAYDU, SECONDED BY VICE
CHAIR LARRABEE, CARRIED 3-1-1 (Member Matteson dissenting and Member Ulz
absent), finding the project consistent with the Downtown Historic District and recommends
that the Planning Commission find the project consistent with the Historic Preservation
Ordinance with consideration of the following:
• The top three stories should be changed to brick facing material to match the lower three
stores to de-emphasize the height of the building.
• The CHC recognizes that the Riley’s department store uniquely embodies mid-century
modern architecture in the Downtown Historic District.
3. 1137 Peach Street. Review of five new two-bedroom, two-story single-family residences,
each with an attached two-car garage, and review of the cultural resources analysis of the
project. The project site is within the Mill Street Historic District and includes the retention of
five, two-bedroom, single-story residences, which are on the Contributing List of Historic
Properties. The project also includes a common-interest subdivision to create ten lots, each will
contain one of the ten residences, and requested exceptions from development standards to
allow interior side and rear setbacks to be reduced and to allow required parking to be provided
in tandem. A Mitigated Negative Declaration of environmental review (CEQA) is proposed;
Project address: 1137 Peach Street; Case #: ARCH-0568-2019, SBDV-0571-2019, EID-
0800-2019; Zone: R-2-H; Levi Seligman, owner/applicant.
Assistant Planner Kyle Van Leeuwen presented the staff report and responded to Committee
inquiries.
Applicant representative, Joel Snyder, provided a PowerPoint presentation and responded to
Commissioner inquiries.
Public Comment
James Lopes
Laura Gaither
--End of Public Comment--
Minutes – Cultural Heritage Committee Meeting of June 22, 2020 Page 3
ACTION: UPON MOTION BY CHAIR PAPP, SECONDED BY COMMITTEE MEMBER
HAYDU, CARRIED 4-0-1 (Member Ulz absent), to recommend the Planning Commission
find the project consistent with the Historic Preservation Program Guidelines with the with
the following:
• The CHC finds this project compatible with the Historic District and the surrounding
historic buildings and the applicant will work with designated members of the Committee
consisting of Chair Papp, Vice Chair Larrabee, and Committee Member Haydu to explore
options for greater variety of materials and design for the single family residences to be
consistent with the neighborhood pattern.
COMMENT AND DISCUSSION
Senior Planner Leveille provided an agenda forecast.
ADJOURNMENT
The meeting was adjourned at 9:23 p.m. The next Regular Cultural Heritage Committee meeting
is scheduled for Monday, July 27, 2020 at 5:30 p.m., via teleconference.
APPROVED BY THE CULTURAL HERITAGE COMMITTEE: XX/XX/2020