HomeMy WebLinkAbout10-07-2014 C4 De-Listing of Historic Property 742 Marsh
FROM: Derek Johnson, Community Development Director
Prepared By: Rachel Cohen, Contract Planner
SUBJECT: REVIEW THE REMOVAL OF 742 MARSH STREET FROM THE CITY’S LIST OF
CONTRIBUTING HISTORIC RESOURCES (CITY FILE NO. ARCMI 128-14).
RECOMMENDATION
As recommended by the Cultural Heritage Committee (CHC), adopt a Resolution (Attachment 2)
approving the removal of 742 Marsh Street from the City’s list of contributing historic resources.
SITE DATA
Applicant/
Representative
Ariel Shannon
Historic Status Contributing
Zoning C-D-H (Historic Downtown
Commercial)
General Plan General Retail
Site Area ~3,966 square feet
Environmental
Status
Categorically Exempt from
environmental review under
Section 15306, Information
Collection, Class 6, of the CEQA
Guidelines
BACKGROUND
Advisory Body Recommendation
Staff presented the request to review the commercial building located at 742 Marsh Street for its
eligibility for historic listing to the Cultural Heritage Committee (CHC) on August 25, 2014. At the
hearing, the CHC recommended the City Council approve the request to remove the subject
property from the City’s list of contributing historic resources.
Delisting a Historic Resource
Historic Preservation is an important goal of the City’s General Plan, as described in Conservation
and Open Space Element policies 3.3.1 - 3.3.5 and Land Use Element policy 4.12. Although the
City strives to preserve its unique history, in some instances, a building or resource may have been
October 7, 2014
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Council Agenda Report – Removal of a Contributing Historic Resource at 742 Marsh Street (ARCMI 128-14)
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inadvertently added to the City’s List of Historic Resources that does not meet the historic criteria
provided in the City’s Historic Preservation Ordinance. In these cases, the property may be
reviewed to ascertain whether it should remain a historic listing or be removed.
DISCUSSION
Site Information
The subject site is located adjacent
to the public parking lot on the
north side of Marsh Street near the
corner of Garden Street
(Attachment 1, Vicinity Map). The
site is developed and contains one
commercial building that abuts the
Master List Laird Building at 1129
Garden Street. The subject building
does not appear on either the 1926
or the post-1926 Sanborn map
(Attachment 3, Sanborn Map and
Current Image Comparison).
Around 1975 and later in 1989, the
subject building was significantly
remodeled. In 1995 it was partially
retrofitted for unreinforced
masonry (URM) and was fully
improved and made earthquake
compliant by 2011. During the full
URM improvements, the building
received another storefront remodel
to what currently exists today.
The structure located at 742 Marsh
Street was built sometime around
1950 within the City of San Luis
Obispo’s Downtown Historic
District. In 1987 the building was
listed as a contributing historic
resource. Outside of this
information, there are no records
that indicate the structure has any
historic relevance other than its location. As mentioned above, the building has been significantly
remodeled numerous times since it was constructed.
Figure 1: 1989 remodel of 742 Marsh Street
Figure 2: 2011 remodel of 742 Marsh Street
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Council Agenda Report – Removal of a Contributing Historic Resource at 742 Marsh Street (ARCMI 128-14)
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Why does the Applicant want the Property Delisted?
The applicant is requesting to improve the exterior façade of the subject property. As a listed
Contributing Historic Resource, limited modifications are allowed per the Historic Preservation
Program Guidelines and the Secretary of the Interior’s Standards that must be in-line with the
historical attributes of the property. The applicant is proposing modern façade improvements that
are designed to complement the neighboring architecture within the Downtown District.
Determination of the Removal a Historical Resource
Determination of the removal of historical resources from historic listing is based on evaluation
criteria provided within the City’s Historic Preservation Ordinance. Staff reviewed the property for
its potential designation as a Historic Resource based on the provided criteria. The criteria and staff
analysis of the subject property are provided below.
1. Architectural Criteria (Style, Design, and/or Architect)
Staff Response: As discussed under Site Information (above), the structure located at 742
Marsh Street, although over 50 years old, does not contain any significant historic style,
design or architectural features (see Figure 1). In addition, there is no evidence that any
notable architects contributed to the design of the subject structure.
2. Historic Criteria (Person, Event, and/or Context)
Staff Response: No persons or events, important to local, California or national history,
have been found to be connected to the subject property. The structure is not a prime
illustration associated with any political, social, economic, cultural, medical, education,
governmental, military, industrial or religious history.
3. Integrity
Staff Response: The building no longer maintains authenticity and integrity because the
façade of the building has been heavily modified over time and the building no longer
retains its original feeling or workmanship.
Staff has not found any evidence indicating that the structure is historically significant. The building
has not retained its original architectural style, nor does it contain significant architectural features
that support the character of the Downtown Historic District. Furthermore, there are no significant
events or persons that have been found to be associated with the structure. It may be possible that
the listing of the property was done in error due to its location adjacent to other historic properties.
Environmental Review
The proposed project is categorically exempt under Class 6, Information Collection, Section 15306
of the CEQA Guidelines because the resource evaluation does not result in a serious or major
disturbance to an environmental resource. The subject structure does not meet a high level of
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Council Agenda Report – Removal of a Contributing Historic Resource at 742 Marsh Street (ARCMI 128-14)
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historic integrity and does not satisfy at least one of the criteria for historic resource listing within
the Historic Preservation Ordinance.
CONCURRENCES
The applicant’s requests have been reviewed with the Community Development (Building), Public
Works, Utilities and Fire Departments, and all consulted departments concur in the
recommendation.
FISCAL IMPACT
The proposed project will have no fiscal impacts since the property is not currently eligible for
historic preservation benefits (i.e. Mills Act) and the historic designation of the property has no
bearing on City fiscal resources.
RECOMMENDATION
Adopt the attached resolution (Attachment 2) approving the removal of property located at 742
Higuera Street from the City’s list of Contributing Historic Resources (ARCMI 128-14).
ALTERNATIVES
1. Maintain 742 Marsh Street on the City’s list of contributing historic resources, based on
findings of inconsistency with Historic Preservation Program guidelines.
2. Continue the item for additional information or discussion.
ATTACHMENTS
Attachment 1: Vicinity Map
Attachment 2: Draft Resolution
Attachment 3: Sanborn Map and Current Image Comparison
Attachment 4: Draft August 25, 2014 CHC Minutes
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VICINITY MAP File No. 128-14742 MARSH ST ¯
ATTACHMENT 1
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ATTACHMENT 2
RESOLUTION NO. (2014 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
REMOVING THE PROPERTY LOCATED AT 742 MARSH STREET FROM THE
CONTRIBUTING LIST OF HISTORIC RESOURCES IN THE
DOWNTOWN HISTORIC DISTRICT (ARCMI 128-14)
WHEREAS, on June 30, 2014, the applicant submitted an application to remove their
property located at 742 Marsh Street (the “Property”) from the City of San Luis Obispo’s
Contributing List of Historic Resources; and
WHEREAS, at a public hearing held in the Council Meeting Room of City Hall, 990
Palm Street, San Luis Obispo, California, on August 25, 2014, the Cultural Heritage Committee
of the City of San Luis Obispo recommended the Council remove the Property from the
Contributing List of Historic Resources; and
WHEREAS, the City Council conducted a public hearing on October 7, 2014, for the
purpose of considering removing the Property from the Contributing List of Historic Resources
(ARCMI 128-14); and,
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicants, interested parties, the records of the Cultural Heritage Committee hearing, and
the evaluation and recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. The Council makes the following findings of consistency with
Historic Preservation Program Ordinance eligibility criteria for the Contributing List of Historic
Resources:
1. Though the subject building is within the Downtown Historic District, the character of
the building is not historically significant due to its lack of historic and original
architectural features and numerous renovations.
2. The property is not associated with any significant historical person groups or events in
the City's history.
3. The subject building does not meet the evaluation criteria for listing as outlined in the
Historic Preservation Ordinance.
4. The removal of the existing structure from the list of Contributing Historic Structures is
consistent with the Historic Preservation Ordinance because it does not constitute
removal of a building that has significant character-defining features that support the
character of the Downtown Historic District.
SECTION 3. Environmental Determination. The City Council has determined that
the above actions are exempt under Class 6, Information Collection, Section 15306 of the CEQA
Guidelines because the resource evaluation does not result in a serious or major disturbance to an
environmental resource. The subject structure does not meet a high level of historic integrity and
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Resolution No. _______________ (2014 Series) ATTACHMENT 2
Page 2
does not satisfy at least one of the criteria for historic resource listing within the Historic
Preservation Ordinance.
SECTION 2. Action. The Council of the City of San Luis Obispo does hereby remove the
property located at 742 Marsh Street from the Contributing List of Historic Resources.
Upon motion of _______________________, seconded by _______________________,
and on the following vote:
AYES:
NOES:
ABSENT:
The foregoing Resolution was adopted this _______________________, 2014.
Mayor Jan Marx
ATTEST:
____________________________
Anthony J. Mejia, MMC
City Clerk
APPROVED AS TO FORM:
____________________________
Christine Dietrick, City Attorney
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ATTACHMENT 3
Sanborn Maps and Current Image Comparison
Figure 1: 1926 Sanborn Map
Figure 2: Post-1926 Sanborn Map
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ATTACHMENT 3
Sanborn Maps and Current Image Comparison
Figure 3: Current Aerial Image
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DRAFT
SAN LUIS OBISPO
CULTURAL HERITAGE COMMITTEE MINUTES
August 25, 2014
ROLL CALL:
Present: Committee Members Sandy Baer, Hugh Platt, Victoria Wood, Vice-
Chair Jaime Hill, and Chair Bob Pavlik
Absent: Committee Members Thom Brajkovich and Patti Taylor
Staff: Senior Planner Phil Dunsmore, Assistant Planner Erik Berg-Johansen,
Contract Planner Rachel Cohen, and Recording Secretary Diane
Clement
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES:
Minutes of July 28, 2014, were approved as presented.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARING ITEMS:
1. 742 Marsh Street. ARCMI 128-14; Review of façade improvements to a
commercial structure within the historic downtown district and request to remove the
subject structure from the City’s list of contributing historic structures; C-D-H zone;
Ariel Shannon, applicant. (Rachel Cohen)
Contract Planner Cohen presented the staff report, recommending the Community
Development Director approve the proposed façade improvements and make a
recommendation to the City Council to remove 742 Marsh Street from the City’s list of
contributing historic structures.
PUBLIC COMMENTS:
Ariel Shannon, applicant, stated that the building in its current state is “plain vanilla,”
and she wants to give it a more modern feel and make it more visually attractive.
Bill Shipsey, Santa Maria, representing himself and his sisters who hold over fifty
percent of the building's ownership, stated that he supports the delisting of the building.
He added that the applicant has added life to the building. He noted that he was
surprised to find it on the historic structures list and thought that the listing was a
mistake.
Attachment 4
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Draft CHC Minutes
August 25, 2014
Page 2
Mike McNamara, SLO, also an owner, supported the delisting of the building and the
applicant's proposal to use reclaimed wood on the façade which he described as eye-
catching and attractive.
Michael Allen, SLO, supported the delisting and the applicant's proposal.
There were no further comments made from the public.
COMMITTEE COMMENTS:
Committee Member Baer stated she was surprised the building was on the list of
contributing historic structures and supported removing it. She added that she liked the
use of reclaimed materials.
Committee Member Wood stated that she liked the project and complimented the
booklet compiled and provided by the applicant.
Committee Member Pavlik stated that the Committee received a letter from Alan Cooper
opposing the delisting and the façade design.
Senior Planner Dunsmore stated that he received an email from James Lopes,
representing Save Our Downtown, opposing the reclaimed wood exterior.
Committee Member Wood noted that she did not agree with Mr. Cooper's statement
that the design was a revisit to bad 1970’s style.
Committee Member Pavlik stated that perhaps Mr. Cooper is thinking about some
buildings in the City in that style which have since been removed.
Committee Member Hill supported the delisting and noted the need to update the City's
list of contributing historic structures. She stated that the façade changes are fine but
the two columns on the left should be finished with the same reclaimed wood on the
other columns so the entire façade is consistent. She added that she liked the raw look
of the wood but that the trim should be simple and minimalist.
Committee Member Pratt stated that he liked the 2011 design of the façade but that this
new design looks a little flamboyant.
Committee Member Baer asked if the proposal included covering all the columns with
the wood.
Applicant Shannon responded that she had not planned to cover the columns on the left
because it would make the building look too boxy. She agreed that the trim should be
minimalist.
Committee Member Pavlik supported the delisting and expressed appreciation for the
research done by staff that revealed the lack of historical significance. He noted that
Marsh Street has many different styles and that while the design and aesthetics are a
Attachment 4
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Draft CHC Minutes
August 25, 2014
Page 3
matter of personal preference, it is important for the Committee to know that this design
is not impacting an historic property.
Committee Member Hill stated that the Committee's job is to talk about the design in
terms of the guidelines. She noted that this design is less consistent with the downtown
design guidelines than the previous design.
Committee Member Baer stated she thought the building façade remodel was just
unfinished although she likes asymmetric design. She wondered if something could be
added to indicate it is not unfinished.
Applicant Shannon stated that she was planning to paint the columns in tones that
complement the wood and add complementary lighting fixtures.
Committee Member Hill stated that leaving two columns uncovered breaks up the
rhythm and looks like a contrived attempt to make the building look like it is two
buildings.
There were no further comments made from the Committee.
On motion by Committee Member Platt, seconded by Committee Member Baer, to
make a recommendation to the City Council to remove 742 Marsh Street from the City’s
list of contributing historic structures.
Committee Member Hill proposed additional language for the motion: “...because the
structure does not meet any of the three adopted standards...” This added language
was accepted for inclusion in the motion by Committee Members Platt and Baer.
AYES: Committee Members Baer, Hill, Pavlik, Platt, and Wood
NOES: None
RECUSED: None
ABSENT: Committee Members Brajkovich and Taylor
The motion passed on a 5:0 vote.
Committee Member Baer moved to approve the facade improvements with the deletion
of proposed condition 3 and the addition of a condition that requires all of the columns
to be covered or none of the columns to be covered with the wood façade
improvements. As an option the condition could also include an option for wood inserts
or other treatment on the remaining columns.
Committee Member Hill stated she would vote no because the other two columns need
to be covered with the wood. She stated she does not like treating different parts of a
building differently which she described as silly and faux. She added that the proposed
design does not fit the downtown design guidelines.
Committee Member Wood stated that she agreed with Committee Member Hill.
Attachment 4
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Draft CHC Minutes
August 25, 2014
Page 4
Committee Member Platt suggested wrapping every other column.
Committee Member Baer responded that doing so would look contrived. She stated
that wood paneling in the façade insets would be better, and noted that she likes the
idea of the two lanterns.
Applicant Shannon stated that the building would look like a big box if all the columns
were wrapped.
Committee Member Hill noted that, in general, people are looking at the building as they
are walking by and the design has to fit with the rhythm of the street. She stated that
another option would be to take the wood off the columns and just have the part across
the top of the façade in wood.
Applicant Shannon stated that she would be disappointed to not be able to wrap only
two of the columns but, if she had to choose between wrapping the entire building or
just the top, she would pick the top.
Committee Member Hill stated she would like the motion amended to require that there
be no wood wrapping on any of the columns.
Committee Member Wood asked if there was any way to put some wood on all of the
columns along with some color to provide continuity.
Committee Member Hill suggested a bulkhead on the other two columns.
Applicant Shannon stated she had considered a wooden planter box on the concrete
under the left window.
Committee Member Pavlik suggested recommending that the column design be
revisited.
Senior Planner Dunsmore stated that the Committee could make a recommendation
suggesting that the design make the structure “read like a single building, with either all
or none of the columns covered” and include that the Committee does not like the
asymmetrical look of the proposed design.
On motion by Committee Member Baer, seconded by Committee Member Pavlik, to
recommend the Community Development Director approve the proposed façade
improvements as presented with two changes to the draft resolution: 1) the deletion of
Conditions 3, and 2) that the design make the structure read like a single building, with
either all or none of the columns covered and note that the Cultural Heritage Committee
does not like the asymmetrical look of the proposed design.
AYES: Committee Members Baer, Hill, Pavlik, Platt, and Wood
NOES: None
RECUSED: None
ABSENT: Committee Members Brajkovich and Taylor
Attachment 4
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Draft CHC Minutes
August 25, 2014
Page 5
The motion passed on a 5:0 vote.
2. 1414 Santa Rosa Street. ARCMI 147-14; Request to build a new garage with a
studio unit; R-2-H zone; Mark Anderson, applicant. (Erik Berg-Johansen)
Assistant Planner Berg-Johansen presented the staff report, recommending the
Community Development Director approve the project based on findings, and subject to
conditions.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMITTEE COMMENTS:
Committee Member Platt noted that plants on this property are encroaching on the
sidewalk along Santa Rosa Street.
Committee Member Hill suggested striking out Findings 1, 2, and 3, and Conditions 1, 6,
and 7 as not being part of the purview of the Committee. She proposed adding “and
which shall be of comparable materials and quality to those of the primary structure” to
Finding 4.
Committee Members Baer and Hill noted that the ceiling-to-floor arched windows facing
the street and existing primary residence do not make sense. Committee Member Hill
added that it is likely that the bed in the studio unit will be placed by these windows
which will mean the curtains will be drawn all the time.
Committee Member Wood stated that the windows bother her a lot.
Committee Member Wood stated she would have preferred the building to have
consistent windows and doors. She noted that the arches in the plans are not like those
on original buildings in the neighborhood.
Committee Member Hill stated that the windows look like those on tract homes.
Committee Member Baer stated that it is not the Committee's business to consider how
the windows affect use of the interior space.
Committee Member Hill stated she was taking a softer approach to get them to consider
changing the windows to improve the use of the interior.
There were no further comments made from the Committee.
On motion by Committee Member Hill, seconded by Committee Member Baer, to
approve the project with the deletion of Findings 1, 2, and 3, and Conditions 1, 6, and 7;
and the modification of Finding 4 with addition language to read “and which shall be
comparable material and quality to those of the primary structure” and the notation that,
Attachment 4
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Draft CHC Minutes
August 25, 2014
Page 6
if the applicant should determine that a different window shape was preferred, the
Cultural Heritage Committee would support windows that more closely match the
primary dwelling.
AYES: Committee Members Baer, Hill, Pavlik, Platt, and Wood
NOES: None
RECUSED: None
ABSENT: Committee Members Brajkovich and Taylor
The motion passed on a 5:0 vote.
COMMENT AND DISCUSSION:
3. Staff
a. Agenda Forecast by Phil Dunsmore
• September 22, 2014: the City has a demolition request for a big red Gothic
Revival house on Higuera in front of a trailer park. The applicant's historical
consultant stated the building does not constitute an historic resource. The
Committee will determine whether it should be added to the list of historic
structures.
4. Committee
• Committee Member Pavlik recently spoke at the California Historical Society
in San Francisco about transportation in Yosemite Valley. He noted that the
Society's current exhibit, Yosemite: A Storied Landscape, will be on until
January 25, 2015, and is worth a visit.
ADJOURNMENT: The meeting was adjourned at 7:15 p.m.
Respectfully submitted by,
Diane Clement
Recording Secretary
Attachment 4
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