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Home My WebLink About08/03/2001, STUDY SESSION - NEW COUNTY OFFICE BUILDING AT 1039 MONTEREY STREET (ARC 78-01) 0council 'A-6,D�9_3_ol A AQcn0A REpont '�'S�u by G�:sSIDAJ C I TY OF SAN L U IS O B I S P O FROM John Mandeville, Community Development Director Prepared By: Ronald Whisenand, Deputy Community Development Director and.eD Whitney McIlvaine, Associate Planner SUBJECT: NEW COUNTY OFFICE BUILDING AT 1039 MONTEREY STREET (ARC 78-01) CAO RECOMMENDATION 1. Receive presentation regarding the proposed new County office building at 1039 Monterey Street, and 2. Authorize the Mayor to sign a letter forwarding the City Council's comments to the County Board of Supervisors. DISCUSSION Background/Overview Prior to considering this report and the presentation by the County, the City CAO wishes to offer some added context, which is: The new County Administration Building is an extremely welcome project for our downtown and will fulfill a very important goal for both the City and the Downtown Association. In summary, the building represents a long-term commitment by the County to the downtown. This commit will: (1) provide convenient and centrally located county services for thousands of city and county residents; (2) help to consolidate scattered county office uses into major County buildings, thus freeing up space to meet other downtown needs; and (3) assure a strong customer base for our downtown merchants. It was not too many years ago that the County was strongly considering directing its building expansion efforts outside of the City of San Luis Obispo. One does not have to look any further than the City of Ventura to see how important it is to retain the strongest possible County presence in a downtown (downtown Ventura suffered irreparable harm when the County Courthouse was relocated to Victoria Avenue). The CAO suggests that we keep this larger context in mind as we consider the County's daunting task of building a major facility in our dense, historic, and highly regarded and protected downtown core. .SSI- f Council Agenda Report—8/3/01 New County Offices at 1039 Monterey Page 2 Data Summary Property Owner: County of San Luis Obispo Representative: Greg MacDougall, County General Services Architects: Kaplan McLaughlin Diaz Zoning: Central Commercial (C-C) General Plan: General Retail Environmental Status: The County is preparing an environmental initial study Proiect Description/Presentation The County is proposing to construct a 97,000-square foot, 4-story office building with two levels of underground parking (137 spaces). The building would be roughly 55 feet high with an additional 10 (+/-) feet for a roof mounted mechanical screen. The existing County parking garage and the Sunshine Donuts building would be demolished. The Carrotwood trees along Monterey Street, the large Ficus tree on Santa Rosa, and several on-site trees would be removed. The proposed architectural style is modern, incorporating extensive areas of glazing within a concrete structural frame. The building is predominantly rectilinear with the exception of a two- story, semi-circular extension on the Monterey Street fagade that would house the new Board of Supervisors' chambers. A series of sun shades are shown on the plans as part of the building's climate control system. See attachment 2. The project architects will present a color and materials board at the meeting. Together with County General Services staff members, they will also be able to answer specific questions regarding the overall program for the project and other design questions the City Council may have. City Review Process Because County jurisdiction supercedes that of the City, no formal review of County projects is required. However, as a courtesy to the City and its residents, the County has been very forthcoming in involving City staff and solicting input regarding the proposed design from the City's Architectural Review Commission (ARC), the Cultural Heritage Committee (CHC), the Planning Commission, and City Council. Summary of Comments to Date Architectural Review Commission: On July 16, 2001, the ARC heard a presentation of the County office project. The majority of Commissioners felt a modern architectural style, incorporating significant energy saving features, is appropriate for a new civic building. Not all commissioners were convinced the proposed design would fit in with its surroundings. Several suggestions were made to improve the SSI- 2 Council Agenda Report—8/3/01 New County Offices at 1039 Monterey Page 3 architectural compatibility of the project within the context of the downtown, especially given the proximity of key historic and architectural buildings, such as the Freemont Theater and the J.P. Andrews building. Commissioners were primarily concerned that cost considerations might result in another Social Services style building, pointing out that everything is in the details—especially with such a large building - and loss of the "add on" features like the use of limestone tile, the roof deck gardens, decorative cornices, artwork above the main entry, and the copper (or comparable metal) sheathing on the exterior of the Board chambers would seriously diminish the building's aesthetics. Therefore, the City letter to the Board of Supervisors should encourage support for these features. A member of the public, Mr. Fred Vemacchia, who owns the mustard-colored building at the comer of Monterey and Santa Rosa Streets, was concerned with the lack of adequate parking and with the overall massiveness of the proposed building. With regard to parking, the City and the County have previously entered into a memorandum of understanding to cooperate in the potential development of additional parking northeast of Santa Rosa Street. At the present time, County General Services staff is working with our Public Works Department to participate in a forthcoming study of such a new facility. Cultural Heritage Commission: On July 23, 2001, the CHC reviewed the project for consistency with the City Historical Preservation Guidelines. Although the property is outside the downtown historical preservation district, it is practically adjacent to the Fremont Theater, a master list property, and is located at a strategic gateway to the downtown. Committee members recommended that the design be modified as follows to better fit in with the historic context of the downtown: 1. Step back the upper levels after the second story to reduce the scale and massing and apparent height of the building. 2. Use an exterior material like brick to better relate to existing historic structures like the J.P. Andrews building and the Historical Museum. 3. Increase the setback at the Santa Rosa and Monterey Street corner. 4. Provide additional setback from the back of sidewalk. (Both the County buildings across Monterey have much greater setbacks than what is proposed for this building.) 5. Modify the building design to reflect more of the traditional downtown architectural elements and minimize the use of modernist elements. Tree Committee: On July 23, 2001, the City Arborist reviewed the tree removal issues with the Tree Committee, with the focus on the ficus tree on Santa Rosa Street. The Committee ultimately asked that they SS �- 3 Council Agenda Report—8/3/01 New County Offices at 1039 Monterey Page 4 be consulted before determining the appropriate replacement tree. This request will be accommodated. Planning Commission: On July 25, 2001, the Planning Commission reviewed the project for general plan conformity as required by the Government Code. The Commission focused on relevant Land Use Element policies, several of which specifically discuss development in the downtown and the civic center in particular. By unanimous motion, the Commission found that, overall, the proposed new County office building conforms with the General Plan, but recommended special consideration of the following items to better ensure consistency with policies related to design principles for downtown development: 1. Pedestrian safety as it relates to the Monterey Street mid-block crossing; 2. Pedestrian safety as it relates to the entrance to underground parking; 3. Solutions for additional parking and parking demand management; 4. Relationship of the new building to the Freemont Theater, a historic landmark; 5. Inclusion of the limestone cladding and the roof gardens as part of the full project description and add alternates, which priority given to the roof gardens Letter from the City After Council receives the presentation by County staff and considers the prior comments of City advisory bodies and the public, consensus direction from the Council will be sought in order to draft a letter to the Board of Supervisors. ATTACHMENTS 1. Vicinity map 2. Reduced plans 3. Relevant Land Use Element policies to be reviewed by the Planning Commission 4. Letter summarizing ARC comments 5. Letter summarizing CHC comments Larger 11" X 17" will be distributed to individual Council members prior to the meeting. S � 1 - y O o hme t G O C-R F-H CR -H PF PF-H � J 0 V' J i•'3�^Y..n bNYrvt ill C 4: CIC 0 C-C-H C� O C-C R4 0 -H Vicinity Map- . 1039n/ 1057 Monterey y N 100 0 100 200 Feet GPC � ARC 78®®1 A S: 51 I } I,,�� l(Ilq I l illll[1 111111 16 c:Irinc lil�l li•• ,IiI!III�IIIIII�II�IIII I,I�n^IiII;Il fle,.��'1��1iLI'g��f D1[dc/lI�iIl!!lf��`.P.IIi■.,■llIir�i'i.Ii�i:'diu1u1l(1'°L1 II,IIlI • .I'loan O .I�m■■.B,I.iIIl,lIIl _._.0. IIl.1■uuoi■■Lilia mono i�ne, E11111,51F. ; 111 ." I�IIl1E ;rlrmM. w✓• Ij—ll 1I!, IEIoil l.. 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IlIII'� ri iii ,. -- '� 11111; t 61 11�" . ••ewas:..f Ii @ erli �IIIIII inle!q ! wool .`..':I�llll�lll�(II�� w i I<�ol � �i11 i� I�I; I�► ill�Ih s 1 1l - LHi a , a a— i�l lilll iII�A111 S i� ��c�i■�III��9III! I 9: 111ll ! t` nil-_ ' I l albI�i Emmons • N N Yr p N IV • d.�,N V , • tJ A G r7+ • ♦ _ a � C R— Attachment 3 General Plan Conformity Evaluation for the Proposed New County Office Building at 1039 Monterey Street GPC 78-01 General Plan Goal/Policy LAND USE ELEMENT Goal 4: Protect public views of the surrounding hills and mountains. Con unent: The building's location and height will block views of the Santa Lucia Hills which are now visible to the east beyond the Freemont marquee. Because Monterey Street runs roughly east/west, portions of the hillside will still be visible from the right-of-way. Providing upper level roof decks or gardens would better ensure consistency. LAND USE ELEMENT Goal 33: Develop buildings and facilities which will contribute to our sense of place and architectural heritage. Comment: The building design should be modified to incorporate more of the elements characteristic of the downtown's most attractive buildings, such as large, deeply recessed upper floor windows; the use of transom windows for ventilation; decorative cornice projections above the first story and beneath the-roof parapet; prominent building piers and base treatment to visually ground the buildings; recessed entries; window awnings; craftsmanship in construction details such as ornamental masonry and cornice brackets. A modern design could include these same elements, using more contemporary materials. LAND USE ELEMENT Goal 35: Focus its government and cultural facilities and provide a variety of business services and housing in the downtown. Comment: Consistent LAND USE ELEMENT 4.4: Public Gatherings Downtown should have spaces to accommodate public meetings, seminars, classes,and similar activities in conjunction with other uses.Downtown should provide a setting which is festive, and comfortable for public gatherings. Comment: Final design treatment of the paseo,the area near the main entrance on Monterey Street, and the area outside the food service facilities on Higuera Street should enable various degrees of public gathering space. LAND USE ELEMENT 4.5: Walking Environment Downtown should provide safe, exciting places for walking and pleasant places for sitting. To invite exploration, mid-block walkways, courtyards, and interior malls should be integrated with new and remodeled buildings, while preserving continuous building faces on most blocks. Downtown streets should provide adequate space for pedestrians. General Plan Conformity Report Attachment 3 New County Office Building at 1039 ivtonterey Street Page 2 There should be a nearly continuous tree canopy along sidewalks, and planters should provide additional foliage and flowers near public gathering areas. Comment: Where feasible, street trees should be retained, and the building modified accordingly. Where trees are removed, they should be replaced and the building should be designed to accommodate a mature tree canopy. Varied setbacks along portions of the building's three frontages would enable places for benches or landscaping and help to relieve the apparent massing of the building. Whether the paseo is inviting or merely efficient will depend on final design details. LAND USE ELEMENT 4.6: Public Safety Indoor and outdoor public spaces should be observable from frequently occupied or traveled places, to enhance public safety. Comment: Window and lighting details along the paseo will be especially important as a means of enhancing public safety. LAND USE ELEMENT 4.7: Open Places and Views Downtown should include many carefully located open places where people can rest and enjoy views of the surrounding hills. Downtown should include some outdoor spaces where people are completely separated from vehicle traffic, in addition to Mission Plaza. Opportunities include extensions of Mission Plaza, a few new plazas, and selected street closures. Comment: The project offers the opportunity to create roof decks and gardens where the public, or, at least, County employees, could enjoy views of the surrounding hills. Enlarging the area outside the Monterey Street entrance and/or portions of the paseo would improve consistency with this policy. LAND USE ELEMENT 4.12: Building Conservation and Compatibility Architecturally and historically significant buildings should be preserved and restored. New buildings should be compatible with architecturally and historically significant buildings, but riot necessarily the same style. Comment: See discussion under Goal 33 above. LAND USE ELEMENT 4.13: New Buildings and Views New downtown development should respect views of the hills, framing rather than obscuring them. Comment: See discussion under Goal 4 and LUE 4.7 above and LUE 4.16.4 below. LAND USE ELEMENT 4.16: Design Principles The following principles should guide construction and changes of use within the commercial core: 4.16.1: Street Level Activities The street level should be occupied by stores, restaurants, and other uses benefiting SSI -9 General Plan Conformity Report Attachment 3 New County Office Building at 1039�..onterey Street Page 3 from and contributing to pedestrian traffic, such as offices with frequent client visits. Stores and restaurants may occupy upper levels. Offices not having frequent client visits should be located above street level. Comment: To increase pedestrian traffic during the evening, the paseo should be inviting and accommodate outdoor dining. 4.163: Continuous Storefront There should be a continuous storefront along sidewalks, at the back of the sidewalk, except for the Courthouse and City Hall blocks, plazas, recessed building entries, and sidewalk cafes. Comment: Consistent 4.16.4: Building Height New buildings should fit within the existing vertical scale. They should respect street-level views of the hills, allow sunlight to reach public.open spaces, and defer to a few tall, "landmark'." buildings. Generally, new buildings should not exceed two or three stories (about 35 to 50 feet). Where necessary to protect significant views, sunlight, and street character, new buildings should be limited to two stories, or about 25 to 35 feet tall. A few taller, landmark buildings (about five stories or 75 feet) may be developed where they will not obstruct views or sunlight for public spaces. These taller buildings would be more appropriate at mid-block than at corners, and their floors above the second or third level should be set back to maintain a lower street facade. The tall buildings should include publicly accessible, open viewing spaces at the upper levels. Comment: The proposed building height would be roughly 55 .feet, with another 10 feet (+/-) of mechanical screening, or about as tall as the Freemont theater marquee. The building will obstruct views of the hills. Inclusion of a publicly accessible, open viewing spaces on the roofs above the third floor and above the Board chambers would offset the loss of views and sunlight. 4.16.6: Sidewalk Appeal Street facades, particularly at the street level, should include windows, signs, and architectural details which can be appreciated by people on the sidewalks. Comment: Plans are still preliminary. However, as long as proposed finish materials are not eliminated as a cost cutting measure, the building's articulation would be consistent with this policy. LAND USE ELEMENT 4.17: Government Offices City Hall and the County Government Center should remain at their present locations. Additional administrative office space which cannot be accommodated within the County Government Center should be developed nearby within the downtown. Comment: Consistent �S1 -/ 0 General Plan Conformity Report ) Attachment 3 New County Office Building at 1039 Monterey Street Page 4 LAND USE ELEMENT 5.1: Public Facilities 5.1.1: Grouping for Convenience Government offices that provide similar types of services should be grouped for efficient service delivery. Comment: Consistent 5.1.3: Joint Projects Government agencies should cooperatively plan for new or expanded facilities. They should consider joint projects when mutual objectives can be met. Comment: Consistent. Depending on project schedules, there maybe an opportunity to coordinate the Monterey Street Plaza project with the new County offices. 5.1.4: Civic Center There should be a downtown civic center(Figure 5). The following functions should be located in the civic center, along with compatible businesses: A) City Council offices and meeting rooms, clerk, administration, finance, attorney, personnel,community development, utilities, and public works administration and engineering. Any additional space for these functions should be in or close to City Hall. B) County supervisors offices and meeting rooms, administration, courts,jury commissioner, clerk, auditor, assessor, counsel, district attorney,personnel, engineering, planning and building, environmental coordinator, and voter registration. Any additional space for these functions should be provided in or close to the County Government Center(Courthouse block). Comment: Consistent LAND USE ELEMENT 5.1.12 Building Intensity (in areas designated for Public Facilities) Generally, the ratio of building floor area to site area shall not exceed 1.0 in outlying areas and 2.0 downtown. Comments: As proposed, the ratio of building floor area to site area for the new office building would exceed 4.0, including the below ground parking. LAND USE ELEMENT 5.3: City and County Offices Downtown The City and County will jointly develop a plan for meeting their additional downtown space needs. They will coordinate site selection, building design, circulation and utility services, parking, means to reduce vehicle trips; and funding. ssl - 1I General Plan Conformity Report I . ! Attachment 3 New County Office Building at 1039 monterey Street -- Page 5 Comment: The project site has long been identified as appropriate for an expansion of County offices. City and County staff will coordinate circulation and utility services. However, the project will create roughly 75,000 net square feet of new office space while providing very few additional parking spaces. LAND USE ELEMENT 5.8: Public Art The City will encourage inclusion of appropriate public art in all projects. Comment: This project offers an excellent opportunity for installation of public art. The decision of whether or not to include public art rests with the Board of Supervisors. LAND USE ELEMENT 6.6.3: Remodeling and New Buildings Changes or additions to historically or architecturally significant buildings should be consistent with the original structure. New buildings in historical districts, or on historically significant sites, should reflect the form, spacing, and materials of nearby historic structures. Comment: This building has a modern architectural style. See comment under Goal 33 above. The ARC and CHC will provide the County with comments regarding conformance with this policy. Attachment 4 �Iil�lll I�IIIIII�II�� "IIIIIIIIIIIII� II city osAn luis oBispo A I 990 Palm Street, San Luis Obispo, CA 93401-3249 July 18, 2001 Mr. Gregory MacDougall County Dept. of General Services 1087 Santa Rosa Street San Luis Obispo, CA 93408 SUBJECT: Courtesy review for the ARC of the New County Office Building at 1039 Monterey Street Dear Greg: On July 16, 2001, the City of San Luis Obispo's Architectural Review Commission heard a presentation by you and David Hobstetter regarding the proposed design for a new County office building at 1039 Monterey Street. The majority of Commissioners felt a modern architectural style, incorporating significant energy saving features, is appropriate for a new civic building. Not all commissioners were convinced the proposed design would fit in with its surroundings. Several suggestions were made to improve the architectural compatibility of the project within the context of the downtown, especially given the proximity of key historic and architectural buildings, such as the Freemont Theater and the J.P. Andrews building. Commissioners were primarily concerned that cost considerations might result in another Social Services style building. It was pointed out that everything is in the details—especially with such a large building- and loss of the "add on" features like the use of limestone tile,the roof deck gardens, decorative cornices, artwork above the main entry, and the copper(or comparable metal) sheathing on the exterior of the Board chambers would seriously diminish the building's aesthetics. Specific comments addressed the pros and cons of metal sun shade in terms of their appearance and maintenance; the need for a more traditional approach to cornice design at each apparent roof line; the somewhat awkward appearance of the overhang element at the comer of Santa Rosa and Monterey Street; the desirability of a different material or treatment at the very base of the building beyond merely score lines in the concrete;the desirability of retaining the large Ficus tree on Santa Rosa Street and of having large-canopy street trees rather than the somewhat columnar trees proposed_; the importance of soliciting community input prior to taking the final design to the Board of Supervisors; and the importance of incorporating as many elements of the traditional vernacular(window rhythm, pilaster dimensions, cornice details, etc.) into the design as possible. Several commissioners also noted that the // The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. V� Telecommunications Device for the Deaf(805) 781-7410. S S / / ARC review of new County office bu. .gig 7/16/01 1039 Monterey Street Attachment 4 Page 2 vestibule leading into the Board chambers seemed a bit narrow and awkward and not well designed to accommodate members of the public attending meetings. A member of the public, Mr. Fred Vemacchia, who owns the mustard-colored building at the corner of Monterey and Santa Rosa Streets, was concerned with the lack of adequate parking and with the overall massiveness of the proposed building. Commissioners appreciated the opportunity to review the proposed design, recognizing that County jurisdiction supercedes that of the City, and no formal architectural review of County projects is required. We hope these comments will be helpful to you as you finalize the project's design. Sincerely, Ro ald Whis and, Deputy Community Development Director cc: City Council David Edge, County Administrative Officer Ken Hampian, City Administrative Officer John Mandeville, Community Development Director David Hobstetter, Kaplan McLaughlin Diaz, Architects Kimberly Bobic, Vanir Construction Attachment 5 �III�BI�II�1118II��Illll�llllllllllll� III criiiiN of sAn WIS OBISPO 990 Palm Street, San Luis Obispo, CA 93401-3249 July 24, 2001 Mr. Gregory MacDougall County Dept. of General Services 1087 Santa Rosa Street San Luis Obispo, CA 93408 SUBJECT: Courtesy review for the CHC of the New County Office Building at 1039 Monterey Street Dear Greg: On July 23, 2001,the Cultural Heritage Committee reviewed the proposed design for a new County office building at 1039 Monterey Street for consistency with the City Historical Preservation Guidelines. Although the property is outside the downtown historical preservation district, it is practically adjacent to the Fremont Theater, a"master list" historic building, and is located at a strategic gateway to the historic downtown. Committee members recommended that the design be modified as follows to better fit in with the historic context of the downtown and nearby small businesses: 1. Step back the upper levels after the second story to reduce the scale and massing and apparent height of the building. 2. Use an exterior material like brick to better relate to existing historic structures like the J.P. Andrews building and the Historical Museum. 3. Increase the setback at the Santa Rosa and Monterey Street corner. 4. Provide additional setback from the back of sidewalk. (Both the County buildings across Monterey have much greater setbacks than what is proposed for this building.) 5. Modify the building design to reflect more of the traditional downtown architectural elements and minimize the use of modernist elements. Committee members understand that, as a review body, they have no purview in this case. However, they were grateful for the chance to provide some input into the project's final design and hope that the Board of Supervisors will consider their comments and the potential impacts of the new building on the historic and architectural character of the downtown. OThe City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Telecommunications Device for the Deal (805) 781-7410. SS/ - IS CHC review of new County office bi,__.ig 7/23/01 1039 Monterey Street Attachment 5 Page 2 Sincerely, Ro ald Whisen nd, Deputy Community Development Director cc: City Council David Edge, County Administrative Officer Ken Hampian, City Administrative Officer John Mandeville, Community Development Director David Hobstetter, Kaplan McLaughlin Diaz, Architects Kimberly Bobic, Vanir Construction SSS - ! E • • n ` C � C � - 3 V Q C o ro z • v m cw c} Zoo , ^ � Z m 0 • Z C r N r m � r � p • — s w 1, i ----------- ------ I �• • �_�� wtl �IrllJ1 • _r5 �_1\ n` r� Y �i� • • =—l(--' Ill ❑�"I` • • ��— I LI. ,► tli w _ • �•_,= L: I\ /\ .oma=�=a,=�=aa,�=Jw.�, - I _ F • � . Ir Y � I • I I' C C) U) N c Q m 7 N v • • ••. D ' • • ' � � • n N r • sY, r zol ND O • `� a D cn. �+ • (Dv • � W • • m o � I o yN a II ® I 'O IX I NI oo N rn N C� 1 NAt OXN XN < 0 53 XN it I 70 . I I II I I I I I I II � � I I C--- I d n C I I G N V cc I � cn II � • I I � I A 1 - /J \ / C•) C� f7 I t1 1! 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