HomeMy WebLinkAboutStaff Report_final
Meeting Date: September 23, 2019
Item Number: 3
CULTURAL HERITAGE COMMITTEE REPORT
1.0 PROJECT DESCRIPTION AND SETTING
Two new structures are being proposed on the subject properties. SLO Repertory Theatre is proposing
a new 23,344-square foot performing arts facility with two performance spaces, rehearsal space,
workshop and storage areas, lobby, a balcony and roof deck and administrative offices (Attachment
1, SLO Rep Project Plans). The City of San Luis Obispo is proposing a new 162,909-square foot parking
structure with 404 parking spaces (Attachment 2, Palm Nipomo Project Plans). The construction of
these two new structures includes the demolition of two Contributing historic structures at 610 & 614
Monterey Street.
General Location: The project site is made
up of 6 parcels with a combined area of 1.38
acres. The site is located within downtown,
south of Mission Prep High School,
surrounded by Palm Street, Nipomo Street
and Monterey Street. The property is
sloped from Monterey down to Palm.
Present Use: The site contains a surface
parking lot and three residential units.
Zoning: Currently the site is Office Zone
with Historic Overlay (O-H) and Medium-
High density Residential Zone (R-3). The
zoning for the site is proposed to change to
Downtown Commercial with a Historic
Overlay (C-D-H).
General Plan: Office and Medium-High Density Residential. The General Plan designation is proposed
to be changed to General Retail.
Surrounding Uses:
West: Reis Mortuary, Commercial
East: Residential, including Master List Hays/Lattimer Adobe (642 Monterey) and Dr. George B.
FROM: Brian Leveille, Senior Planner BY: Rachel Cohen, Associate Planner
PROJECT ADDRESS: 609 & 633 Palm FILE NUMBERS: SLO Rep – ARCH-0415-2019
610, 614 & 630 Monterey, 970 & 972 Nipomo Palm Nipomo – ARCH-0448-2019
APPLICANT: SLO Rep and City of SLO REPRESENTATIVES: SLO Rep – Bryce Engstrom
City of SLO – Richard Burde
___________________________________________________________________________________
For more information contact: (Rachel Cohen) at 781-7574 or rcohen@slocity.org
Figure 1: Subject Properties
Palm Nipomo – ARCH-0448-2019
SLO Rep – ARCH-0415-2019
609 Palm
Page 2
Nichols House (664 Monterey)
North: Mission Prep High School sports fields
South: Children’s Museum, Contributing Leitcher House and vacant lot pending development of the
of Monterey Place mixed-use project.
2.0 SITE LAYOUT
The two proposed projects require separate entitlements, but were designed in consideration of one
another, based on proximity. Figure 2 shows the proposed site layout and the location of each of the
proposed buildings. The red arrows indicate the vehicle points of entry and exit at the parking
structure. The blue arrows indicate where pedestrians leave and enter the parking structure.
3.0 PROJECT REVIEW
The CHC’s role is to review the new SLO Rep Theatre and the Palm Nipomo Parking Structure in terms
of consistency with the Historic Preservation Ordinance and Guidelines and to provide a
recommendation to the Planning Commission. The Historic Preservation Ordinance and Guidelines
can be found online at: https://www.slocity.org/government/department-directory/community-
Figure 2: Proposed site layout for the SLO Rep Theatre and the Palm
Nipomo Parking Structure.
SLO Rep Theatre
Parking Structure
Palm Nipomo – ARCH-0448-2019
SLO Rep – ARCH-0415-2019
609 Palm
Page 3
development/historic-and-archeological-preservation/historic-preservation.
The Architectural Review Commission reviewed the SLO Rep Theatre and Palm Nipomo Parking
Structure for consistency with the City’s Community Design Guidelines on August 19, 2019 and voted
to continue the review with direction to the applicants to produce elevations and renderings that
show the two projects together and include a revised western elevation of the parking structure that
has more articulation and design. The applicants revised the plans based on this direction (these are
the plans included as Attachment 1 and 2). On September 16, 2019 the ARC reviewed these plans and
made a recommendation to the Planning Commission.
3.1 SLO Repertory Theatre (Figure 3)
Architecture/Design Details: Contemporary design with rectilinear form that is broken up with
curved walls. The structure is articulated in height and along the facades.
Materials: Terra cotta rainscreen, smooth troweled plaster, split -faced concrete masonry unit
(CMU), glass curtain wall, and aluminum awnings.
Colors: Reds, beiges, brown and linen.
3.1.1 Historic Preservation Guidelines
Highlighted Sections Discussion
Chapter 3.2 – Construction in Historic Districts
§3.2.1 – Architecturally
compatible
development within
Historic Districts1
The project is contemporary in design and uses a terra cotta
rainscreen, smooth troweled plaster, split-faced concrete masonry
unit (CMU) and a glass curtain wall as exterior materials and metal
awnings to accent window and door openings. The project has a
1 New structures in historic districts shall be designed to be architecturally compatible with the district’s prevailing histor ic
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.
Figure 3: of the SLO Rep Theatre front façade along Monterey Street
Palm Nipomo – ARCH-0448-2019
SLO Rep – ARCH-0415-2019
609 Palm
Page 4
maximum height of 42 feet and 5 inches and is broken up with various
upper story setbacks, a balcony and changes in material. The mass of
the project is located approximately 40 feet away from the property of
the Hays/Lattimer Adobe Historic Resource.
§3.2.2 – Architectural
Compatibility2
The proposed project is in an area of the downtown that consists of
existing and proposed structures with a variety of architectural styles
that do not reflect many of the typical downtown historic architectural
characteristics. At this location, the proposed project includes setback
from adjacent, historically significant buildings and does not
significantly block views of, or visually detract from, the historic
architectural character of the downtown or a historically designated
structure. The project includes a contemporary use of terra cotta and
smooth plaster on the façade. These materials reflect other materials
found within the Downtown Historic District and complement the
plaster façade and terra cotta roofing tiles on the Palm Nipomo Parking
Structure. The project includes many of the Downtown Historic
District's predominant architectural features such as a flat roof with a
parapet, simple rectilinear form, smooth stucco siding, metal awnings
and a recessed front entry.
Discussion Items
The CHC should discuss the proposed project’s architectural characteristics and compatibility
with the surrounding downtown historic district development.
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.
Palm Nipomo – ARCH-0448-2019
SLO Rep – ARCH-0415-2019
609 Palm
Page 5
3.2 Palm Nipomo Parking Structure (Figure 5)
Architecture/Design Details: Designed for functional requirements, the structure includes
mission style design and materials. The structure is articulated with arched shaped openings,
rectilinear openings, columns and architectural towers.
Materials: Smooth troweled plaster, pre-cast concrete column bases, terra cotta tile roofing, pre-
cast masonry along the base of the towers and stairs and decorative tile .
Colors: Off-white, browns and gray colored trim.
Figure 5: View of the North façade along Palm Street
Figure 4: Existing and proposed structures
surrounding the proposed project site.
Palm Nipomo – ARCH-0448-2019
SLO Rep – ARCH-0415-2019
609 Palm
Page 6
3.2.1 Historic Preservation Guidelines
Highlighted Sections Discussion
Chapter 3.2 – Construction in Historic Districts
§3.2.1 – Architecturally
compatible
development within
Historic Districts3
The project design uses classic Spanish architectural features and
proposes to use smooth troweled plaster, pre-cast concrete column
bases, terra cotta tile roofing, pre-cast masonry along the base of the
towers and stairs and decorative tile. These features are found on
other structures within the Downtown Historic District. The project has
a maximum height of 50 feet and is broken up with architectural tower
elements and metal gridded openings. The architectural tower
elements house the elevator and stairs and add an additional height of
17 feet 5 inches. The mass of the project is set back approximately 90
feet from Monterey Street.
§3.2.2 – Architectural
Compatibility4
As with the SLO Rep Theatre, the proposed Parking Structure is in an
area of the downtown that consists of existing and proposed
structures with a variety of architectural styles that do not reflect many
of the typical downtown historic architectural characteristics. At this
location, the proposed project includes setback from adjacent,
historically significant buildings and does not significantly block views
of, or visually detract from, the historic architectural character of the
downtown. The project includes classic exterior materials such as terra
cotta roofing tiles and smooth finished plaster that are used on other
buildings within the Downtown Historic District and complement the
plaster façade and terra cotta siding on the SLO Rep Theatre. The
project includes many of the Downtown Historic District's
predominant architectural features such as a flat roof with a parapet,
simple rectilinear form, smooth stucco siding, contrasting bulkheads
along the street façade, and decorative, projecting cornices.
Discussion Items
The CHC should discuss the proposed project’s architectural characteristics and compatibility
with the surrounding downtown historic district development.
3 New structures in historic districts shall be designed to be arch itecturally 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.
4 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.
Palm Nipomo – ARCH-0448-2019
SLO Rep – ARCH-0415-2019
609 Palm
Page 7
4.0 ELEVATIONS & RENDERINGS
The applicants have provided a Nipomo Street elevation and a Monterey Street elevation of the two
projects shown in Figure 6. The 3-D renderings (Attachment 2, Sheets A2.1 through A2.6) provide
more detail and perspective of how the two structure interact with each other and the surrounding
area.
Figure 6: (Top) Image of the SLO Rep Theatre as viewed from Monterey Street; (Bottom) Image of the
Parking Structure as viewed from Palm and Nipomo Streets.
Palm Nipomo – ARCH-0448-2019
SLO Rep – ARCH-0415-2019
609 Palm
Page 8
5.0 DEMOLITION OF HISTORIC RESOURCES
The proposed demolitions can be found consistent with the Historic Preservation Ordinance because
Environmental Impact Review (EIR) evaluated the demolition of the two contributing historic
resources located at 610 and 614 Monterey Street; retaining the structures is not feasible based on
Figure 7: View of the parking structure from Nipomo and Palm Street
Figure 8: Rendering of the SLO Rep Theatre front façade along Monterey Street
Palm Nipomo – ARCH-0448-2019
SLO Rep – ARCH-0415-2019
609 Palm
Page 9
project objectives; the EIR evaluated the environmental effects of the demolitions providing
disclosure the demolitions will result in significant impacts; and the proposed demolitions are
necessary in order to meet City project objectives that implement Land Use Element policies.
6.0 ACTION OPTIONS
6.1 Recommend the Planning Commission find the project consistent with the Historic
Preservation Ordinance and Guidelines as proposed or with recommended conditions.
6.2 Recommend the Planning Commission find the project inconsistent with the Historic
Preservation Ordinance and Guidelines.
6.3 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues.
7.0 ATTACHMENTS
1. SLO Repertory Theatre Project Plans
2. Palm Nipomo Project Plans