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HomeMy WebLinkAbout01-26-2015 CHC MinutesSAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE MINUTES January 26, 2015 ROLL CALL: Present: Committee Members Sandy Baer, Thom Brajkovich, Hugh Platt, Victoria Wood, Vice -Chair Jaime Hill, and Chair Bob Pavlik Absent: Committee Member Patti Taylor Staff: Senior Planner Phil Dunsmore, Senior Planner Brian Leveille, Assistant Planner Erik Berg- Johansen, Assistant Planner Walter Oetzell, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of December 15, 2015, were approved as presented. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARING ITEMS: 1. 2881 Broad Street. HIST- 0554 -2014; Review historic status of a potentially contributing historic property; R -2 -S zone; Dustin Pires, applicant. (Erik Berg - Johansen) Assistant Planner Erik Berg- Johansen presented the staff report, recommending review of the historic significance of the property and recommending the City Council add the property to the contributing list of historic resources. Eric Newsom, representing the applicant, stated he disagrees with the staff interpretation of the Historic Sites /Structures Report on the house. He added that the report referred to the house as a poor example of brick Craftsman style that is only potentially eligible for the Contributing List of Historic Resources. He stated that it is not economically feasible to move it and noted that engineers and insurance companies would not touch it because it is in such bad shape. He called it a hazard and stated the area does not warrant a structure like this with modern development going on all around it. He requested that it be designated as a non - contributing property. Dustin Pires, applicant, discussed the poor condition of the property and noted the difficulty of developing the property if the structure is designated as contributing due to its location at the center of the lot. CHC Minutes January 26, 2015 Page 2 PUBLIC COMMENTS: Paula Carr, SLO, supported the inclusion of the property as a Contributing Historic Resource and stated that she does not think the consultant's report went far enough. She noted that the larger historic context is the highway itself and the area surrounding it just outside city limits, which she called the "noxious zone" where things were dumped and businesses not appropriate in the City were located, such as the slaughterhouse, the brickyard, a roadhouse, Crystal Springs Water, and the poultry industry. She added that the transition from family farms to more corporate farming started in the 1920s when the county was interested in growing the local poultry industry. She noted that Cal Poly was involved in this effort, there was a local poultry association, and the Grange was located across the street from this house. She stated that it is not the building's fault that all the surrounding historic structures have been lost and there is a need to try to keep the invisible history in the City's memory. She added that the house was built with bricks made across the street and there was a huge interrelated mix of families and corporate links at that time. She stated that just today she found an historic photo of chickens running around outside this building. She noted that this is another local building with clinker bricks from that brickyard. She requested consultation with the Grange and the Farm Bureau because there is more to know about this house. There were no further comments made from the public. COMMITTEE COMMENTS: Comm. Member Hill stated that she feels this is not an example of a unique Craftsman building and that the house is being held hostage because the brickyard was lost. She thanked Paula Carr for her comments but she does not think this house "talks" about the poultry industry. She added that if it is determined not to be historic, she hopes the applicant will incorporate the brickwork into the project. Comm. Member Platt stated he does not support staff's recommendation that the house is eligible for the contributing list, noting that the house is not worth saving because it is dilapidated. He added that if the house is demolished, there should be some kind of recognition for the family, their Swedish heritage, and the style. He stated he does not favor having it be designated a Contributing Resource. Comm. Member Brajkovich noted that the house is in an historical setting, one of the only left in the area, but also noted there are not very many brick buildings in the City. He added that he has restored old brick buildings, including one worse than this. He noted that while it might be financially infeasible to fully restore the home, it could be possible. He supported the staff recommendation. Comm. Member Baer stated that this is a tough decision and while the house is unique, especially the clinker bricks, there are very few historic structures left in that corridor. She thanked Paula Carr for the reference to civic memory. She added that she knows it can be restored and thinks the Yoakum family was important in the community. She supported the staff recommendation. CHC Minutes January 26, 2015 Page 3 Comm. Member Wood stated that while she is frequently the one who wants to save an old building, this one is in incredible disrepair, and she would like to see something better at that location. She added that she does not feel the building is unique and she does not recommend it be on the Contributing List. Comm. Member Pavlik stated the preparers of the consultant report did miss some things about the context and associations with this particular property. He added that the idea of a discontinuous district for buildings that have bricks from the brickyard should perhaps be considered but that the Committee's purview is narrow —to make a determination if this property should be listed as a contributing property. He noted that things embodied in these properties that sometimes transcend time, place, and ownership are reflective of local history. He added that he thought the Frank Campbell Mitchell House across the street from Mitchell Park on Osos Street was handled well when it was redeveloped and restored. He noted that while the condition of the property is poor, the integrity and the physical nature of the historic elements are all there because it is on its original site with its original materials. He stated there is enough information in the report to list the house as a contributing property. There were no further comments made from the Committee. On motion by Committee Member Platt, seconded by Committee Member Wood, to decline to recommend addition of this property to the Contributing List of Historic Resources. AYES: Committee Members Hill, Platt, and Wood NOES: Committee Members Baer, Brajkovich, and Pavlik RECUSED: None ABSENT: Committee Member Taylor The motion failed on a 3:3 vote, resulting in no action. Comm. Member Hill asked if the Committee could hear this item again when Comm. Member Taylor is here, in order to expedite the process for the applicant. Comm. Member Pavlik stated the item will go on to City Council with the vote just taken. At the request of Senior Planner Dunsmore, a five - minute break was taken to consult legal counsel, after which he stated that action from the CHC in the form of a recommendation is required in order to move the item on to Council, and that a 3:3 vote is a "no action ". He recommended a motion to continue the item to the next meeting on February 23, 2015, or to another date. At this point Comm. Member Pavlik made a motion to add the property to the Contributing List and stated that his motion was in response to a resident of an adjacent property who told him, during the five - minute break, that she wanted to see something done with the property due to problems with transients occupying it. He noted that the 1991 historic resource surveys were done quickly with hurried judgment calls made on CHC Minutes January 26, 2015 Page 4 style. He stated this is really about the history, architecture, and events, and there are probably other unidentified properties in the City with historic value similar to this one. Comm. Member Baer stated she seconded the motion because if this house was in any other part of town, it would be right up there with houses that have met the criteria and, on the flip side, the location also makes it significant. On motion by Comm. Member Pavlik, seconded by Comm. Member Baer, to recommend the City Council add the property to the Contributing List of Historic Resources. AYES: Committee Members Baer, Brajkovich, and Pavlik NOES: Committee Members Hill, Platt, and Wood RECUSED: None ABSENT: Committee Member Taylor The motion failed on a 3:3 vote, resulting in no action. On motion by Comm. Member Hill, seconded by Comm. Member Wood, to continue the item to the next meeting on February 23, 2015. AYES: Committee Members Brajkovich, Hill, Pavlik, Platt, and Wood NOES: Committee Member Baer RECUSED: None ABSENT: Committee Member Taylor The motion passed on a 5:1 vote. 2. 1128 Morro Street. ARCH - 0549 -2014; Conceptual review of request to construct a four -story hotel addition over the existing parking lot at the rear of the Granada Hotel; C -D -H zone; Lunacy Club, LLC, applicant. (Erik Berg- Johansen) Assistant Planner Berg- Johansen presented the staff report, recommending that the conceptual review directional items be forwarded to the Architectural Review Commission (ARC) for incorporation into the formal project submittal. Kimberly Walker, an owner of the Granada Hotel and Bistro, stated that not being able to offer certain amenities puts the hotel in the bed - and - breakfast category. She noted that the addition is located in the center of the block adjacent to three parking lots that will likely be developed with 50 -foot tall buildings. She added that the band across the fourth floor ties it in with the bricks of the original hotel. Jeff Bague, architect, stated that the downtown is made up of short buildings next to tall buildings. He stated he used materials to make the original building stand out and chose the 12 -inch tall siding system as a band instead of using fake brick. CHC Minutes January 26, 2015 Page 5 PUBLIC COMMENTS: Elizabeth Thyne, SLO, supported the project and stated that it is one of the best plans to come before the City in a long time. David Brodie, SLO, stated he is pleased the addition is isolated in the back and does not impose on the historical nature of the front building nor make the already dark Morro Street darker. In reference to color, he stated that black- and - white, the strongest contrast you can ask for, requires care in order that it not become dominant. He added that all City commissions need to focus on colors and, if colors are wrong, design does not matter and, unless a building is significant, such as a church or government building, it should not overwhelm the rest of the town. Landy Fike, SLO, supported the project. She stated it continues the vibrancy of the Granada Hotel and looks in -scale in the video presented. Amy Kardel supported the project, stating she likes how it steps back and gradually goes up, and she also liked the greenery in the narrow space between the structures. Assistant Planner Berg- Johansen clarified that the applicant had proposed colors for the building and it would not be black- and - white. Dixie Cliff, SLO, supported the project, and stated she was excited to see quality investment downtown that uses local materials and the rhythm speaks to the warehouse vernacular style. She added she likes having housing downtown, even hotel housing. There were no further comments made from the public. COMMITTEE COMMENTS: Comm. Member Wood stated she likes the building but has a problem with the height. Comm. Member Baer stated she thinks the warehouse vernacular is appropriate and agrees there are different building heights downtown but has a problem with the 65 -foot height. She asked if there are plans for those parking lots to have 4 -5 story buildings. Senior Planner Dunsmore stated that the General Plan promotes infill, the City is planning more parking structures, many parking lots will eventually disappear in the downtown core, and there will be valet parking for hotel guests in parking structures. Comm. Member Brajkovich stated that the project fits into the fabric of downtown and, if the parking lots are ever built on, it would not result in one -story projects. He added that the scale needs a little more articulation and consideration of the context is important. He expressed concern about overshadowing and shading the front building. He called it a great addition that just needs some tweaking. Comm. Member Hill asked staff to clarify what the allowed heights are in the downtown. CHC Minutes January 26, 2015 Page 6 Senior Planner Dunsmore listed the heights and stated staff would have to look at the towers to see if they meet the guidelines. Comm. Member Hill stated she was glad not to see a four -story faux brick building. She encouraged further refinement and noted that there is not have enough information about the materials and asked for clarification that windows are not mirrored. She stated the design would be better if it integrated the elevator shaft and stairwell. Comm. Member Platt stated it is wonderfully proportioned but suggested making the corners, elevator towers and stairwells less blocky. He stated it is a good addition and good use of space that is not in contrast with the downtown or old town. Comm. Member Pavlik stated the height issue is something that needs to be further evaluated and worked out. He added that it is a lot of building on a small piece of land which is very impressive. He agreed with Comm. Member Hill about the materials. There were no further comments made from the Committee. On motion by Committee Member Hill, seconded by Committee Member Baer, to forward the recommended conceptual review directional items to the Architectural Review Commission for incorporation into the formal project submittal with the following changes: Directional Item 1 to read "Explore design alternatives to integrate the stair and elevator towers into the structure "; Directional Item 2 to read "The revised project shall include the use of architectural finish materials and architectural elements consistent with the prevailing architectural character of the district. The building does not need to imitate a historic structure, but should include materials and architectural details consistent and complementary with nearby buildings and the prevailing architecture of the downtown as called for in the Community Design Guidelines for the Downtown;" and Directional Item 3 to remain as presented in the Resolution. AYES: Committee Members Baer, Brajkovich, Hill, Pavlik, Platt, and Wood NOES: None RECUSED: None ABSENT: Committee Member Taylor The motion passed on a 6:0 vote. 3. 1921 Santa Barbara Avenue. ARCH - 0521 -2014; Review of four proposed live /work units and commercial space within the Railroad Historic District; C -S -H zone; Garcia Family Trust, applicant. (Walter Oetzell) Assistant Planner Oetzell presented the staff report, recommending adoption of the draft resolution finding the project consistent with the Historical Preservation Ordinance and with the Railroad District Plan, and forwarding a recommendation to the Architectural Review Commission to approve the project. Assistant Planner Oetzell noted that last minute communications were received; he passed out copies to the Committee Members and also distributed revised plans. CHC Minutes January 26, 2015 Page 7 PUBLIC COMMENTS: Leslie Terry, SLO, stated that she read the historic guidelines and learned that the project does not follow the guidelines for compatibility with historically designated structures, such as the nearby Master - Listed Chapek home and her home which is the Bittick house, and the adjacent Del Monte Cafe which is on the Contributing List. She described the project as a gigantic thing next to residential historic homes that looks down into backyards. She noted that the height of a pitched roof home cannot be compared to a flat- roofed building. She stated that an industrial look is being encouraged for this project next to the adjacent Del Monte Cafe which is not industrial in style. She supported a smooth architectural transition to the Railroad District. She stated that the Conservation and Open Space Element requires acknowledgment of human scale but this project will be taller than her home and will look down into her backyard. She added that she is shocked at the look and called it out of character but noted her biggest concern is size. Julie Watts, SLO, stated her family, including two children, recently moved to the Chapek residence and they spend a great deal of time in their back yard but this project will encroach upon their enjoyment because much of their view of the railroad tracks, the trains, and the Jennifer Street bridge will be taken away. She expressed concern about loss of natural light for her property and about noise from the live /work units. She stated that the aesthetics of the building do not match the neighborhood. John Grady, SLO, stated that he has lived on Morro Street across from Railroad Square for 2.5 years and he considers the neighborhood a special, unique area. He expressed concern about the contemporary, modern design; the massive size, scale, and height; and the potential for noise from the balconies. He stated the colors and materials look better now. He added that his understanding is that the structure will abut the property line of 875 Upham and will rise 30 feet up, in addition to coming within ten feet of 843 Upham where it will rise to 20 feet and then 30 feet. He noted the loss of daylight and views for these homes as well as for homes across the street. He expressed concern about noise and loss of privacy and gave the example of the loud noise he hears from a second -story balcony on a residence designed by Mr. Garcia near his house. He stated that this structure needs to be two stories, not three, and further set back. Carrie Collins, SLO, stated her family owns the Del Monte Cafe and she lives in a home nearby. She expressed concern about losing the skyline view for her home and the cafe, and losing light and privacy. She added that she is having a baby in July and is concerned about noise from the project intruding upon the baby's nursery. She stated that the project needs to be set back further as it is too close to residential properties. There were no further comments made from the public. COMMITTEE COMMENTS: Comm. Member Platt stated he thinks the building is ugly but it can be helped. He stated there is a flaw in the Railroad District guidelines. He applauded elimination of the CHC Minutes January 26, 2015 Page 8 roof decks. He called the public testimony from nearby residents gut- wrenching and difficult to ignore. He wondered if a mural could be painted on the project's cafe side. Comm. Member Wood thanked the architect for materials that are gentler than last time. She noted that this neighborhood is a difficult area with old houses that look tall due to tall attics. She stated her biggest concern is the height next to small older homes. She added that she does not know what the City can do about the setbacks because the lots in the area are mostly small and oddly shaped. She noted the need for more continuity in building sizes around the Del Monte Cafe where the buildings are smaller but get bigger and more commercial going south on Santa Barbara Avenue. Comm. Member Baer stated she is very conflicted because this area is truly a transitional area with large buildings and cute little houses and nothing in between. She added that Mr. Garcia did an incredible job but she agrees with the neighbors' comments. She added she has a problem with the height, and feels bad about the view and sunlight loss but she has no answers. Comm. Member Brajkovich stated the project is an attractive building and it is hard to design a unique infill project when there is a need to get as much as possible from a property. He added that he likes the setback element from the Del Monte Cafe but he did not see a view of how it would look coming up Santa Barbara Avenue. He stated he thinks it will have a looming effect which he would not like if he lived there. He noted the look of the area is changing and the property next door might get built upon because it has the same zoning. He called this building precedent- setting and questioned whether the City is ready for that. Comm. Member Platt stated that if this is the kind of look that will be emulated toward Broad Street, the end result will be something more industrial than railroad, and may end up neither and, as far as ushering in a whole new type of architecture, he does not think it is a good predecessor. Comm. Member Hill stated she is torn between what the community wants to see and the need for redevelopment. She added that the height and mass are more appropriate issues than adherence to guidelines. She noted that roof decks are like an extra story but are not relevant here since the decks and the circular staircases are gone. She added that perhaps the massing is doing a disservice and the same height without the flat roofs would be better, along with making the project look less industrial and more railroad in design. Comm. Member Pavlik noted the Committee's purview and reviewed the issue of this being a transitional neighborhood with residential very close to commercial. He noted that the elevation of this property is higher than the residences on Upham, Chorro, and even Morro Streets because the land falls away in that direction. Senior Planner Dunsmore noted that a lot of comments at this meeting are actually in the purview of the ARC. He added that the Committee must consider both neighborhood compatibility and the commercial zoning along Santa Barbara Avenue. CHC Minutes January 26, 2015 Page 9 Comm. Member Hill stated that the project could be found consistent with the Railroad District plan but that it may have impacts on the Master - Listed homes. She added that the context for the Master - Listed homes is the real issue. Comm. Member Pavlik stated that the ARC would have to take up the impacts of shadow, glare, etc. He agreed the project does appear to be consistent with the Railroad District plan but there are other considerations. Comm. Member Brajkovich suggested wording to recommend exploring a reduction of scale to respect the neighbors. Comm. Member Pavlik suggested stating the project is consistent but there is a concern and then passing it on to the ARC. Comm. Member Hill asked what it would mean in relation to CEQA, if the Committee finds a project consistent but with potential impacts to adjacent and nearby historic resources. Senior Planner Dunsmore stated that the CHC may find the project consistent with the Architectural Guidelines while suggesting to staff that the building may impact historic structures in the adjacent residential neighborhood. There were no further comments made from the Committee. On motion by Committee Member Hill, seconded by Committee Member Baer, recommending adoption of the draft resolution finding the project consistent with the Historical Preservation Ordinance and with the Railroad District Plan but noting needed evaluation of potentially- significant impacts on adjacent neighboring historic properties in terms of massing, scale, and materials. AYES: Committee Members Platt, Hill, Pavlik, Baer NOES: Committee Members Brajkovich and Wood RECUSED: None ABSENT: Committee Member Taylor The motion passed on a 4:2 vote. COMMENT AND DISCUSSION: 4. Staff a. Agenda Forecast for February 23, 2015: 2881 Broad Street, and a major mixed -use project in Miner's parking area. b. California Preservation Foundation annual conference April 29 -May 2, 2015; the City could support sending 1 -2 Committee Members. ADJOURNMENT: The meeting was adjourned at 8:57 p.m. CHC Minutes January 26, 2015 Page 10 Respectfully submitted by, Diane Clement Recording Secretary Approved by the Cultural Heritage Committee on February 23, 2015_ Laur!6 Thomas Administrative Assistant III