HomeMy WebLinkAboutItem 8 - COUNCIL READING FILE_c_CHC Staff Report and Meeting Minutes dated 06-22-2020
CULTURAL HERITAGE COMMITTEE REPORT
FROM: Brian Leveille, Senior Planner BY: Kyle Van Leeuwen, Assistant Planner
PROJECT ADDRESS: 1137 Peach St. FILE NUMBER: ARCH-0568-2019,
APPLICANT: Levi Seligman SBDV-0571-2019, & EID-0800-2019
For more information contact Kyle Van Leeuwen: 781-7091 or kvanleeu@slocity.org
1.0 PROJECT DESCRIPTION AND SETTING
The applicant proposes to construct five new two-bedroom, two-story single-family residences
on a site within the Mill Street Historic District. The project site is currently developed with five
existing single-family residences, which are Contributing Historic Resources and will be retained
in their existing locations. The project proposes one new residence on the corner of Peach and
Toro Streets, with the four other residences located interior to the site behind the existing
structures. The project also includes a subdivision of the property into ten lots; each lot would
contain one single-family residence.
General Location: The 0.86 project site is
located on the corner of Peach Street and
Toro Street within the Medium-Density
Residential and zone and has a Historical
Preservation (H) Overlay, within the Mill
Street Historic District (R-2-H).
Present Use: Five single-family residences
(Contributing Historic Resources), to remain
General Plan: Medium Density Residential
Surrounding Uses: The area is characterized
by single-family dwellings, with some office
uses to the west, closer to Santa Rosa
Street. Twelve of the 17 properties in the
immediate vicinity are listed historic
resources (2 Master List, 10 Contributing
List).
2.0 FOCUS OF REVIEW
The CHC’s role is to review the proposed new project in terms of its consistency with the Historic
Preservation Ordinance, which includes the Historic Preservation Program Guidelines, and to
review the Cultural Resources and Tribal Cultural Resources sections of the Initial Study 1
1 Initial Study/Mitigated Negative Declaration: https://www.slocity.org/government/department-
directory/community-development/documents-online/environmental-review-documents/-folder-2059
Meeting Date: June 22, 2020
Item Number: 3
Item No. 1
Figure 1: Subject Property
prepared pursuant to the California Environmental Quality Act (CEQA) (Attachment 3). An
Historic Preservation Report (Attachment 4) was prepared by SWCA Environmental Consultants.
The Committee will make a recommendation to the Planning Commission as to the consistency
of the proposed project with applicable historical preservation policies and standards and may
recommend conditions of project approval as appropriate.
Historic Preservation Guidelines: https://www.slocity.org/home/showdocument?id=4144
Historic Preservation Ordinance: https://www.slocity.org/home/showdocument?id=4142
2.0 EXISTING CONDITIONS
The Historic Preservation Report determined that the five existing dwellings were constructed
between 1906 and 1925. The existing structures are all single-story and exhibit multiple
architectural styles, including Queen Ann cottage and Craftsman bungalow (see Figure 2 below).
The structures are included in the City’s Inventory Historic Resources as Contributing Properties.
4.0 PROPOSED NEW STRUCTURES
As shown in project plans (Attachment 1), four of the five new structures are located to the rear
of the site, behind the existing contributing historic structures to remain. These structures are
oriented towards the common driveway, which will run from east to west from Toro Street. The
fifth structure, located on the corner of Toro and Peach Street, is oriented towards Peach Street.
5.0 EVALUATION/DISCUSSION
5.1 HISTORIC PRESERVATION PROGRAM GUIDELINES: The City’s Historic Preservation Program
Guidelines provides guidance for new structures within historic districts and on properties with
Figure 2: Existing dwellings
historic resources. These Guidelines apply to the proposed project because it is located within
the Mill Street Historic District, and five Contributing Historic Resources are located within the
project site. Selected applicable guidelines, standards, and recommendations from th is
document are outlined below, and Historic Preservation Program Guidelines for the Mill Street
Historic District are provided as Attachment 2 for reference. The Committee should consider the
scale, form, and arrangement of new structures elements, the materials, window patterns, and
rooflines, and provide a recommendation to the Planning Commission as to whether the project
is consistent with applicable historical preservation standards and guidelines.
5.1 HISTORIC PRESERVATION GUIDELINES Staff notes
§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.
The CHC should discuss if the use of a
raised finished floor, similar eave line,
inclusion of an entry porch, and use of
siding on the proposed corner structure
follows the pattern of the existing
structures on Peach Street and the
prevailing character of the neighborhood.
Similarly, the CHC should discuss if the four
proposed structures interior to the site
effectively use similar rhythm, architectural
elements, and materials in their design as
the existing contributing structures and the
prevailing character of the neighborhood.
§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
in Section 5.2. 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.
The description of the Mill Street Historic
District in the HPPG identifies common site
features and characteristics for the district.
The CHC should discuss how well those
features and characteristics are included in
the project, such as a consistent street yard
setback, raised finished floor, and entry
porch (refer to Figures 3 and 4, below).
Prominent architectural features within the
district include gable and hipped roofs,
traditional fenestration, and painted siding.
The proposed new corner structure does
not block views of neighboring structures in
a way that detracts from its architectural
character or blocks defining features.
______________________________________________________________________________
Figure 3: Proposed corner structure, existing structure in district (1237 Mill), guidelines example of
1.5-story craftsman bungalow.
Figure 4: Proposed new two-story structures, sketches of existing structures, guidelines example of
new development in historic districts
5.2 Environmental Review
An Initial Study 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. Pertinent evaluation within the Initial
Study for CHC consideration can be found in the Cultural Resources and Tribal Cultural Resources
sections of the Initial Study (Sections 5 and 18). The Initial Study cultural resources evaluation
found that the project would have a less than significant impact on historic resources. As outlined
in the Historic Evaluation Report (Attachment 4), SWCA Environmental Consultants found that
none of the project’s proposed design features, either individually or collectively, would cause a
substantial adverse change in the significance of an historical resource . The Initial Study
evaluation found less than significant impacts to archaeological resources with incorporation of
mitigation measures, including training and contingency measures in the event of an
unanticipated discovery.
The Draft IS/MND was released for the required 30-day public review period on June 11, 2020
and the public review period will conclude on July 11, 2020.
6.0 ACTION ALTERNATIVES
1. Recommend that the Planning Commission find the project consistent with the Historic
Preservation Ordinance
2. Continue review to another date with direction to staff and applicant.
3. Recommend that the Planning Commission find the project inconsistent with historical
preservation policies, citing specific areas of inconsistency.
7.0 ATTACHMENTS
1. Project Plans
2. Mill Street Historic District (HPPG § 5.2.4)
3. Initial Study/Mitigated Negative Declaration – Cultural and Tribal Resources sections
4. Historic Preservation Report for Redevelopment of APN 002-316-005, Paula Juelke Carr,
M.A., May 2020, SWCA Environmental Consultants
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 4-0-1 (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,
owner/applicant.
Minutes – Cultural Heritage Committee Meeting of June 22, 2020 Page 2
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
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: 07/27/2020