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HomeMy WebLinkAbout9/8/2025 Item 4a, Woodruff Joel Woodruff < To:Hanh, Hannah; Advisory Bodies Cc:Damien Mavis; Jimmy Summer; Thom Jess; Cohen, Rachel Subject:ARC meeting 9/8/25 Item 4a Attachments:ARC letter .pdf Hannah, Please see the enclosed letter for the ARC committee members consideration. Please pass this on to them directly today if possible to allow time for review prior to Mondays hearing. Have a great weekend. Thank you, Joel Woodruff Project Manager Cell: 805.610.8330 Bus: 805.781.3133 1 Project: Gasworks Mixed Use Development Pismo & Walker St. San Luis Obispo Application Number: ARCH-0451-2024 Dear Architectural Review Committee Members, We would like to share our concerns and address several proposed conditions outlined in the staff report for this project. As you know, the Cultural Heritage Committee (CHC) reviewed the project on August 25. Some conditions recommended by the CHC were carried forward into the ARC staff report; however, because public comment had already closed, we were not able to provide input at that time. We believe that, had we been able to engage in dialogue, these conditions would have been adjusted to be more practical. We would now like to address each item for context and consideration. Black “Steel” Storefront Window/Door Systems During CHC deliberations, our objections regarding the “steel” storefront requirement were confused by the CHC and not addressed. Steel was not historically used in these door openings, and requiring it would not be appropriate. Instead, we propose to use a high-quality metal (Steel or Aluminum) product for both the storefront and skylights. We understand and share the city’s interest in these door/windows being high quality but specifying that they must be steel is needlessly expensive and burdensome. There are many examples of Aluminum storefront systems with narrow mullions that would look great in this application. Replica of the Historic Lunette Window in the Original Location We agree with the requirement to display the original lunette window inside the building, accompanied by historic photographs and an explanatory note. However, installing a replica lunette directly next to the preserved original in the original location raises several concerns: • Structural limitations: Once a concrete slab is added, the height of the existing opening will not accommodate a standard 6’8” door much less a 7ft.-8 ft. door that would be consistent with this commercial application. This is the front door of the commercial space, essentially the future business’s first impression to the public. It has to be of scale and quality that is inviting and promotes the success of the business. Adding a faux metal lunette window in the arch while modestly raising the floor for nuisance flood issues simply does not leave enough height to have an appropriately sized front door. Furthermore having the replica window within a few feet of the real original window is odd and contradictory to SOIS standards. See exhibit below for clarification. • Standards compliance: Adding a replica would conflict with the Secretary of the Interior’s Standards (SOIS), specifically Standard 3, which prohibits creating a “false sense of history” by imitating earlier styles. The enclosed Appendix expands on this. Instead, we propose a durable, aesthetically compatible metal storefront system, an example of which is below. Landscaping Materials Our priority is to select materials that meet requirements for stormwater infiltration, ADA compliance, and aesthetic compatibility. If a complementary color tone can be used to harmonize with the Los Berros stone of the historic building, we are open to the recommended condition. Roofing Materials The CHC recommendation was based on one photograph that appeared to show a roof with significant undulation. However, the majority of the historic photos (8–10 in total) depict a standard corrugated metal roof, which we propose for the existing historic building. Additionally, we have been unable to locate a roofing profile that matches the one suggested by CHC. Adding Features to the Residential Building The addition of new architectural features—such as diamond-shaped quatrefoil vents—as an homage would similarly conflict with SOIS Standard 3 by creating a false historical impression. The intent of the standard is to preserve authentic character-defining features without introducing imitations. An appendix with further SOIS explanation is enclosed for reference. In light of this, the design is proposed to remain as is. West Elevation – Community Design Guidelines Revisions to the west elevation were submitted to the Planning Department in April, including a mix of materials and textures however unfortunately the rendering was not updated to reflect the change. The staff report noted that the ARC committee should discuss whether the west elevation is consistent with community design guidelines, and we believe the revised elevation is consistent. The rendering has also been updated and is enclosed for your review. We respectfully request that you consider providing the following modified recommendations to address the above CHC conditions and allow applicant participation during ARC discussions. Requested Condition Modifications • Storefront Window/Door system: o Staff recommendation: Custom Black Steel Storefront System § Requested modification: Black Metal Storefront System • Lunette Window: o Staff recommendation: replica of the historic lunette that includes muntin pattern to be installed in original location § Requested Modification: Eliminate this requirement while keeping the requirement to display the original lunette window on the interior only • Landscaping materials o Staff recommendation: Pavers, flagstone, boulders etc. be compatible with the Los Berros Stone § Requested Modification: Hardscape to have color compatibility only, but not to match. • Roofing materials o Staff recommendation: replace roofing materials to be consistent with its period of significance § Requested Modification: Roofing materials to be corrugated metal • Architectural features o Staff recommendation: Add features to the residential building that pay homage to the historic gasworks building § Requested Modification: Leave residential architecture as is designed because SOIS does not support using architectural features as recommended. These modified recommendations will ensure that thoughtful and historically suitable design considerations can be incorporated into the project in a practical manner and appropriately considered during the Director’s decision hearing. Thank you for your time and consideration. Sincerely, Damien Mavis Secretary of Interior Standards Appendix Historic Replica6on and Lune9e Window Treatment We appreciate the Commission’s though3ul review and the sugges8on to replicate elements of the Old Gas Works building within the new construc8on. However, per the Secretary of the Interior’s Standards for Rehabilita6on, replica8on of historic materials or features within new construc8on is not recommended and may conflict with established preserva8on principles. • Standard 3 states that “Each property will be recognized as a physical record of its 7me, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic proper7es, will not be undertaken.” Replica8ng por8ons of the Old Gas Works in the new residen8al structure risks crea8ng a false sense of historic con8nuity and blurring the dis8nc8on between the authen8c historic resource and the new building. • Standard 9 emphasizes that “New addi7ons, exterior altera7ons, or related new construc7on shall not destroy historic materials, features, and spa7al rela7onships that characterize the property. The new work shall be differen7ated from the old and shall be compa7ble with the historic materials, features, size, scale and propor7on, and massing.” Compa8bility is achieved not through imita8on or replica8on, but through though3ul design, materials, and scale rela8onships that respect the historic structure without copying it. • Standard 10 clarifies that new construc8on should be designed so that if removed in the future, the essen8al form and integrity of the historic property would remain intact. Replica8ng original features in new construc8on risks confusing future interpreta8on of what is historic versus what is new. Accordingly, while we support the idea of paying homage to the Old Gas Works building, we recommend doing so in a manner that is compa6ble but differen6ated, such as through the use of complementary materials & textures (e.g., terracoJa stone with tonal similarity to Los Berros stone & metal siding and roofing). This approach allows the new construc8on to acknowledge the historic resource without diminishing its authen8city. Lune9e Window Treatment The exis8ng historic luneJe window has been retained and remains intact; however, due to structural reinforcement of the opening with new steel framing, it can no longer be reinstalled in its original loca8on. To ensure compliance with the Secretary of the Interior’s Standards: • In accordance with Standard 2 (retaining and preserving dis8nc8ve features) and Standard 10 (reversibility of altera8ons), the luneJe window will be carefully preserved and displayed in the interior of the rehabilitated building. • By preserving the original window as an interpre8ve element within the interior, the project will provide the public with a tangible connec8on to the building’s history while avoiding a false sense of replica8on or conjecture. This approach preserves the ar8fact, honors the building’s historic character, and remains fully consistent with the Secretary of the Interior’s Standards for Rehabilita6on. Conclusion and Local Policy Alignment The proposed treatment strategy aligns not only with the Secretary of the Interior’s Standards but also with the City of San Luis Obispo’s Historic Preserva6on Program Guidelines, which call for preserva8on of authen8c historic features, avoidance of conjectural reconstruc8on, and clear differen8a8on of new work. By carefully preserving the luneJe window within the renovated interior and incorpora8ng compa8ble but differen8ated materials in the new construc8on, the project will celebrate the Old Gas Works building’s history while maintaining architectural integrity and compliance with both federal standards and local preserva8on policy. +/ - 8 " 6' - 8 ' M I N . R E Q U I R E D 5' - 7 " 6' - 9 " 4' - 1 " 10 ' - 1 0 " (N) OPENING WIDTH 7'-8" (E) HISTORIC WINDOW, REINFORCED OPENING NO LONGER ALLOWS FOR WINDOW TO FIT WITHIN THE OPENING (E) WALL OPENING (E) STEEL REINFORCEMENT PROPOSED FLOOR LEVEL (E) GRADE HORIZONTAL SUPPORT FOR (E) WINDOW, INSUFFICIENT HEAD HEIGHT FOR DOOR (E) OPENING WIDTH 8'-3" (E) STEEL REINFORCEMENT EXISTING OPENING LUNETTE WINDOW EX1 MAY 14, 2025 GAS WORKS SAN LUIS OBISPO, CA A23079 LUNETTE WINDOW EXHIBIT