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HomeMy WebLinkAbout01-06-2015 B1 Lopes 1COUNCIL MEETING. ITEM NO.: 13 l Christian, Kevin To: Mejia, Anthony Subject: RE: 742 Marsh Street - City Council meeting Jan. 6 JAN p E� G - - - -- Original Message---- - From: James Lopes [mailto:iameslopes @charter.net] Sent: Wednesday, December 31, 2014 4:28 PM To: Ashbaugh, John; Carpenter, Dan; Christianson, Carlyn; Codron, Michael; Dietrick, Christine; Lichtig, Katie; Marx, Jan; Mejia, Anthony; Rivoire, Dan Subject: 742 Marsh Street - City Council meeting Jan. 6 TO: San Luis Obispo City Council December 31, 2014 Dear Mayor Marx and Council Members: Please consider the attached letter concerning 742 Marsh Street, which is proposed in the January 6, 2015 meeting for delisting as a Contributing Historic Building. Please contact me if you have any questions or concerns. Have a Happy New Year! James Lopes for Save Our Downtown James Lopes 1336 Sweet Bay Lane San Luis Obispo, CA 93401 Ph. 805 - 781 -8960 Save Our Downtown Seeking to protect and promote the historical character, design, livability, and economic success of dozvntozvn San Luis Obispo. Visit us at: saveourdozvntozvnslo.com December 31, 2014 San Luis Obispo City Council City of San Luis Obispo San Luis Obispo, California 93401 Subject: 742 Marsh Street - Proposed Delisting of Contributing Historic Building Dear Mayor and City Council Members: We, the members of Save Our Downtown, ask that you retain the Contributing Historic Building listing for 742 Marsh Street, and that you require that this listing be fully referenced in the review of the separate but pending proposal for altering the facade. The current building design was constructed without adequate commission or staff review. However, the design does adequately address the qualifications of a Contributing Historic Building in this location and in the context of past City strategies, as explained below: 1. The current design is the result of lack of attention and care by City staff to meet the requirements of the Historic Preservation Program ordinance. Three facade redesigns over the last twenty -plus years, after the building's listing as a Contributing Historic Resource, were not referred to the Cultural Heritage Commission to determine whether the project design conformed in each case to the Historic Preservation Guidelines as required in Section 3.1.1 of the ordinance. The current design is the result of little or no attention to historic reference through the City's own processes. The building has essentially been treated as if it was not a Contributing Historic Building and not located within the Downtown Historic District. Or, planning staff made decisions to find that the facade redesigns were adequately in conformance with the Historic Preservation Guidelines, meaning that the modern designs adequately interpreted historic architecture within the meaning of the guidelines. Apparently there is no written record of such determinations. 1 2. The building was listed in 1987 as a Contributing Historic Resource, but the design which achieved the listing was not shown to the current Cultural Heritage Commission, when staff asked that it approve the delisting on August 25, 2014. Without knowing what historic references were determined to be culturally significant in 1987, it is impossible to base a delisting determination on the original design as the point of reference which qualified for the listing. The current design does contain enough references to adequately maintain its appearance and integrity as a historic resource. 3. The facade is designed with classical historic references in modern terms, and it meets the qualifications of a Contributing Historic Resource on its own. The existing design, as presented to the Cultural Heritage Commission, is a modern interpretation of classical fluted columns or pilasters, with lamps that emulate classical capitals on columns or medallions on pilasters. Horizontal recesses were located above the lintels between columns to highlight the historic rhythm of downtown shops. Bulkheads established a traditional base to the facade, which is another defining historic feature in downtown. Awnings were in place, which are preferred historic features in downtown Community Design Guidelines. Together, these elements constituted character - defining features as defined in the Historic Preservation Ordinance, Section 14.01.020 Definitions. Although the subject design falls below the ideal mark somewhat, due to the afore - mentioned inattention, it does contribute to the semi - modern historic character of the surrounding neighborhood. It definitely meets the definition set in Section 14.01.050 Historic Resource Designation: "Contributing List Resources or Properties. Buildings or other resources at least fifty years old that maintain their original or attained (emphasis added) historic and architectural character, and contribute, either by themselves or in conjunction with other structures, to the unique or historic character of a neighborhood, district, or to the city as a whole." The building is located on the edge of a City parking lot and the Downtown Historic District. It is fronted across Marsh Street by the Forum, a modern interpretation of classical architecture, which is outside the district. This area is a transition away from the Historic District toward quite good 1930's through '50's architecture. The building does not have to be an exact replica of an earlier period to meet the ordinance qualifications. The current design has a minimal effect in contributing to this rather unique setting on the blocks around Garden Street, again due to inattention to the ordinance in previous remodels. 2 It seems only fair that the City would want to require any facade remodels to improve on the historical references in the existing architecture, in the sense of restoring and enhancing the historic place and setting of this building, since it is also located within the Downtown Historic District. This strategy would bring the City back into line with the intent of the district and the preservation ordinance. To do otherwise is to continue to lean in the direction of 'developer assistance' (however well - intended) which has left this building in its current state. For the sake of restoring the intended historic integrity on this site, we ask that your Council come down on the side of the vision of the historic district and the historic resources ordinance. We appreciate your willingness to consider with us how projects fit with the City's policies and design guidance. We are always available to give assistance in evaluating the design of projects in the downtown. However, we also look forward to applauding projects that conform to the guidelines and sail through the process. Sincerely, James Lopes Sandra Lakeman Allan Cooper Jim and Diane Duenow CC: Elizabeth C. Thyne, Chair, Save Our Downtown Attachment: Excerpted Sections of Historic Preservation Ordinance 3 ATTACHMENT Chapter 14.01 HISTORIC PRESERVATION ORDINANCE NOTE: Excerpted Sections applicable to a Contributing Historic Resource 14.01.020 Definitions. For the purposes of this chapter, certain terms, words and their derivatives are used as follows: 9. "Character defining features" means, as outlined in the U.S. Department of the Interior's National Register Bulletin 15 and Preservation Brief 17: "How to Identify Character Defining Features," the architectural character and general composition of a resource, including, but not limited to, type and texture of building material; type, design, and character of all windows, doors, stairs, porches, railings, molding and other appurtenant elements; and fenestration, ornamental detailing, elements of craftsmanship, and finishes, etc. 12. "Contributing list resource or property" means a designation that may be applied to buildings or other resources at least fifty years old that maintain their original or attained historic and architectural character, and contribute either by themselves or in conjunction with other structures to the unique or historic character of a neighborhood, district, or to the city as a whole. They need not be located in a historic district. In some cases, buildings or other resources that are less than fifty years old, but are nonetheless significant based on architecture, craftsmanship or other criteria as described herein may be designated as a contributing list resource. 14.01.050 Historic resource designation.4 SHRRE ? The following classifications shall be used to designate historic resources and properties. The primary categories of historic significance are master list and contributing properties. Contributing properties include those properties that by virtue of their age, design and appearance, contribute to and embody the historic character of the neighborhood or historic district in which they are located. A. Master List Resources. The most unique and important resources and properties in terms of age, architectural or historical significance, rarity, or association with important persons or events in the city's past, which meet one or more of the criteria outlined in Section 14.01.070. B. Contributing List Resources or Properties. Buildings or other resources at least fifty years old that maintain their original or attained historic and architectural character, and contribute, either by themselves or in conjunction with other structures, to the unique or historic character of a neighborhood, district, or to the city as a whole. They need not be located in a historic district. In some cases, buildings or other resources that are less than fifty years old, but are nonetheless significant based on architecture, craftsmanship or other criteria as described in Section 14.01.070 may be designated as a contributing resource. C. Noncontributing. Buildings, properties and other features in historic districts which are less than fifty years old, have not retained their original architectural character, or which do not support the prevailing historic character of the district. (Ord. 1557 § 3 (part), 2010) 0 14.01.060 Listing procedures for historic resources.® SHARE A. Application for Historic Listing. The property owner may request that a resource to be added to the master or contributing list of historic resources by submitting a completed application to the community development department ( "department'), accompanied by all available information documenting the historic significance and architectural character of the resource. The CHC, ARC, or planning commission may also recommend, or city council may directly request, the addition of a resource to the master or contributing list of historic resources. B. Review Process. The CHC shall review all applications for historic listing, whether initiated by the city or a property owner, to determine if a property proposed for listing meets eligibility criteria for historic listing. The CHC will review the eligibility criteria for a proposed listing at a noticed public hearing. The director shall provide notification to the property owner and public, as required by city standards. At the public hearing, or in no case more than sixty days from the hearing date, the CHC shall forward a recommendation on the application to the city council. The city council will take an action on the application to add or not add the resource to the master or contributing list of historic resources. The decision of the city council is final. C. Removal from Historic Listing. It is the general intention of the city not to remove a property from historic listing. Council may, however, rezone a property to remove historic overlay zoning, or remove the property from historic listing if the structure on the property no longer meets eligibility criteria for listing, following the process for listing set forth herein. (Ord. 1557 § 3 (part), 2010) 14.01.070 Evaluation criteria for historic resource listing. __SHRRE_ __� When determining if a property should be designated as a listed historic or cultural resource, the CHC and city council shall consider this chapter and State Historic Preservation Office ( "SHPO ") standards. In order to be eligible for designation, the resource shall exhibit a high level of historic integrity, be at least fifty years old (less than fifty if it can be demonstrated that enough time has passed to understand its historical importance) and satisfy at least one of the following criteria: A. Architectural Criteria. Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic values. 1. Style. Describes the form of a building, such as size, structural shape and details within that form (e.g., arrangement of windows and doors, ornamentation, etc.). Building style will be evaluated as a measure of: a. The relative purity of a traditional style; b. Rarity of existence at any time in the locale; and /or current rarity although the structure reflects a once popular style; c. Traditional, vernacular and /or eclectic influences that represent a particular social milieu and period of the community; and /or the uniqueness of hybrid styles and how these styles are put together. 2. Design. Describes the architectural concept of a structure and the quality of artistic merit and craftsmanship of the individual parts. Reflects how well a particular style or combination of styles are expressed through compatibility and detailing of elements. Also, suggests degree to which the designer (e.g., carpenter - builder) accurately interpreted and conveyed the style(s). Building design will be evaluated as a measure of: a. Notable attractiveness with aesthetic appeal because of its artistic merit, details and craftsmanship (even if not necessarily unique); b. An expression of interesting details and eclecticism among carpenter - builders, although the craftsmanship and artistic quality may not be superior. 3. Architect. Describes the professional (an individual or firm) directly responsible for the building design and plans of the structure. The architect will be evaluated as a reference to: a. A notable architect (e.g., Wright, Morgan), including architects who made significant contributions to the state or region, or an architect whose work influenced development of the city, state or nation. b. An architect who, in terms of craftsmanship, made significant contributions to San Luis Obispo (e.g., Abrahams who, according to local sources, designed the house at 810 Osos —Frank Avila's father's home —built between 1927 – 1930). B. Historic Criteria. 1. History— Person. Associated with the lives of persons important to local, California, or national history. Historic person will be evaluated as a measure of the degree to which a person or group was: a. Significant to the community as a public leader (e.g., mayor, congress member, etc.) or for his or her fame and outstanding recognition — locally, regionally, or nationally. b. Significant to the community as a public servant or person who made early, unique, or outstanding contributions to the community, important local affairs or institutions (e.g., council members, educators, medical professionals, clergymen, railroad officials). 2. History— Event. Associated with events that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California or the United States. Historic event will be evaluated as a measure of: a. A landmark, famous, or first -of- its -kind event for the city — regardless of whether the impact of the event spread beyond the city. b. A relatively unique, important or interesting contribution to the city (e.g., the Ah Louis Store as the center for Chinese - American cultural activities in early San Luis Obispo history). 3. History— Context. Associated with and also a prime illustration of predominant patterns of political, social, economic, cultural, medical, educational, governmental, military, industrial, or religious history. Historic context will be evaluated as a measure of the degree to which it reflects: a. Early, first, or major patterns of local history, regardless of whether the historic effects go beyond the city level, that are intimately connected with the building (e.g., County Museum). b. Secondary patterns of local history, but closely associated with the building (e.g., Park Hotel). C. Integrity. Authenticity of a historical resource's physical identity evidenced by the survival of characteristics that existed during the resource's period of significance. Integrity will be evaluated by a measure of: 1. Whether or not a structure occupies its original site and /or whether or not the original foundation has been changed, if known. 2. The degree to which the structure has maintained enough of its historic character or appearance to be recognizable as a historic resource and to convey the reason(s) for its significance. 3. The degree to which the resource has retained its design, setting, materials, workmanship, feeling and association. (Ord. 1557 § 3 (part), 2010) Z