HomeMy WebLinkAbout07-27-2015 CHC Item 3 - 733 Higuera Street (ARCH-1187-2015)Meeting Date: July 27, 2015
Item Number: 3
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Review of a proposed façade remodel for a tenant improvement on a Contributing
historic property, with a categorical exemption from environmental review.
PROJECT ADDRESS: 733 Higuera Street BY: Kyle Bell, Assistant Planner
FILE NUMBER: ARCH-1187-2015 FROM: Brian Leveille, Senior Planner
SUMMARY RECOMMENDATION
Find the project consistent with the Historic Preservation Guidelines and recommend the
Community Development Director approve the project design subject to findings and conditions.
SITE DATA
Applicant Dan Harper
Representative Rick Rengel, Rengel+CO
Architects
Historic Status Contributing
Submittal Date April 6, 2015
Complete Date June 23, 2015
Zoning C-D-H
General Plan General Retail
Site Area ~2,710 square feet
Environmental
Status
Exempt from CEQA under
Section 15301, Existing
Facilities.
SUMMARY
The applicant has proposed a facade remodel of the Contributing historic structure located at 733
Higuera Street in the Downtown Historic District. CHC review is required to determine
conformance with the Historic Preservation Program Guidelines for Construction in an Historic
District and on properties with Historic Resources. Following CHC review, the project will be
forwarded to the Community Development Director for consideration of final project approval.
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PROJECT INFORMATION
Site Information/Setting
The site is currently developed with a one-story commercial building of approximately 2,500
square feet. The site has an alleyway at the rear of the building and the east wall of the structure
comprises the west wall of Bubblegum Alley. The property is located on the south side of
Higuera Street near the center of downtown between Broad and Garden Streets. The future site
of the Garden Street Terraces project (mixed use) is located to the south, Mothers Tavern
(restaurant/bar) to the west and Ambiance (general retail) to the east (Figure 1 & 2).
The property is a Contributing historic structure located within the Downtown-Commercial(C-
D-H) Zone in the Downtown Historic District. Other nearby development includes a mixture of
common Downtown Core uses (e.g. retail and restaurants), parking lots, and office buildings.
The Downtown Historic District has common site features and characteristics including:
Zero setbacks
Recessed front entries
Flat or low pitched roof, often with a parapet
Wide entablature or projecting cornices that often include classical architectural details
In multi-story structures, upper windows are vertically oriented and symmetrically
arranged to be taller than wide
Rectilinear or “boxy” forms
Contrasting bulkheads along base of street façade
Use of awnings, historic signs, second-story overhangs and canopies
Masonry or smooth stucco wall siding
Transom windows above storefronts
The existing design of the building is described as Step in Style that has been modified over time
(Attachment 4, Historic Inventory Report). Character defining features that remain include;
Flat roof
Brick façade
Recessed storefront entrance
Figure 1: East Higuera Street perspective Figure 2: West Higuera Street perspective
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Arched openings
Detailed ventilation openings
The closest historic resource to the site is the Master List Carrisa Building across the street at
736 Higuera Street (built in 1905) and its architectural style is described in the Historic
Resources Survey as “Classic Revival/Renaissance Revival.” Additional historic resources in
close proximity to the project include; the Vollmer Grocery Building, Kluver Cigar Factory,
Home Dairy Building, Union Hardware Building, and the Smith Building.
Bubblegum Alley (Figure 3) began in the late
1950s and was fully established by 1970, though it
is not listed as a historic resource, the Chamber of
Commerce lists the alley as a “special attraction”.
The alley has been recognized on television though
The Tonight Show, MTV, and Ripley’s Believe It or
Not, as well as featured in books and through
music over the last few decades. Staff recommends
Directional Item #4 to ensure that no damage to
Bubblegum Alley will be undertaken through the
building modifications.
Project Description
The project scope involves a tenant improvement to the existing 2,500 square foot building into
a new restaurant use. The existing structure includes recessed outdoor dining area that is
proposed to be enclosed. The proposed exterior modifications are summarized below:
Reorganize interior space with new interior walls under the existing roof (Attachment 3,
Reduced Project Plans);
Remove stucco along the north façade to expose existing brick beneath;
Enclose recessed outdoor dining with new matching Arched French Doors;
Install new bronze surround;
Install new smooth finish plaster crown molding;
Install new arched parapet with finish to match existing;
EVALUATION
The below evaluation includes staff analysis of Secretary of Interior Standards for Rehabilitation
of a historic property and Historic Preservation Guidelines for construction on historic properties
and in historic districts.
Secretary of Interior Standards
The most appropriate treatment is best characterized as “rehabilitation” under the SOI Standards
of Treatment since the project proposes a continuation of a compatible use for the property,
Figure 3: Bubblegum Alley
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proposes restoration of key elements of the building’s exterior to approximate its appearance
during the historic era.
SOI Rehabiliation Standard #3: Each property will be recognized as a physical record of its
time, place, and use. Changes that create a false sense of historical development, such as
adding conjectural features or elements from other historic properties, will not be undertaken.
Staff Analysis: The applicant is proposing to add a plaster crown molding to the top of the
parapet. Historic records of the building at this site do not indicate that the building had a
cornice during the historic era. Distinctive historic features should not be replicated or added to a
historic structure without documentary or physical evidence. The proposed cornice parapet
design does not reflect the historic character of the property and would detract from its historical
significance. Staff recommends Directional Item #1 to remove plans for the proposed corniced
parapet design and to retain the original façade. (Condition No. 1).
SOI Rehabilitation Standard #5: Distinctive materials, features, finishes, and construction
techniques or examples of craftsmanship that characterize a property will be preserved.
SOI Rehabiliation Standard #9: New additions, alterations, or related new construction will
not destroy historic materials, features, and spatial relationships that characterize the
property. The new work shall be differentiated from the old and will be compatible with the
historic materials, features, size, scale and proportion, and massing to protect the integrity of
the property and its environment.
Staff Analysis: The applicant is proposing to remove the existing plaster and expose the brick
façade of the building. The Historic Inventory report (Attachment 4) indicates that the building
has been extensively altered over time. The removal of the plaster and exposing of the
underlying brick is consistent with SOI Standards #5 and #9. The proposed bronze surround
along the arched windows and entryway are compatible with the historic features of the building
and do not detract from the essential form and integrity of the historic property. Staff
recommends Directional Item #2 to ensure that character defining features are retained including
the arched windows and entryway, the detailed ventilation openings, and the existing brick
façade (Condition No. 2).
Historic Preservation Program Guidelines
Policy 3.2.1 indicates that new structures in historic districts shall be designed to be
architecturally compatible1 with the district’s prevailing character, including massing, rhythm,
signature architectural elements, exterior materials, siting, and setbacks. New structures are not
required to copy or imitate historic structures.
1 Architecturally compatible development within Historic Districts 3.2.1: New structures in historic districts shall
be designed to be architecturally compatible with the district’s prevailing historic character as measured by
their consistency with the scale, massing, rhythm, signature architectural elements, exterior materials, siting
and street yard setbacks of the district's historic structures, as described in Figures 2 and 3. New structures are
not required to copy or imitate historic structures, or seek to create the illusion that a new building is historic.
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Staff Analysis
Scale, massing, rhythm: The proposed remodel maintains the scale, mass, and overall rhythm of
the existing structure and would remain compatible with the form, scale, and massing of nearby
development and the overall Downtown Historic District. The subject location (which is one
story) abuts single and two story structures and there are a range of two to three story structures
in the area.
Architectural elements, exterior materials: Proposed materials include; brick façade (existing,
revealed, and new to match existing), existing arched openings with bronze surround, and the
addition of the proposed crown molding with an arched parapet feature (Attachment 3, Reduced
Project Plans, Sheet A200). Modifications are limited to the north façade and include removal of
the existing plaster to expose brick façade and to enclose the recessed outdoor dining area.
New features added to historically-listed buildings should preserve the original architectural
character and appearance of the building2, and should not introduce new or conflicting
architectural elements with the original style of the structure3. The proposed crown molding
design is inconsistent with the original style of the structure and does not comply with the
Secretary of Interior’s Standards, as discussed. Directional Items #1 & #2 ensure that the
original building’s architectural style is preserved and that new features will not detract or
conflict with the building’s character defining features, consistent with the Historic Preservation
Guidelines.
The Downtown Historic District has a variety of architectural styles but most structures appear
to be constructed with high quality materials and attention to detail. The design of the proposed
project does not detract from defining features of adjacent historic buildings or from other
historic resources within the Downtown Historic District because the modifications have a
limited scope, which do not change the massing and overall architectural form of the structure.
The overall character of the structure is also not significantly altered with the proposed exterior
modifications. Staff recommends Directional Item #3 to the applicant to include the use of high
quality door and storefront/window systems to be compatible with the prevailing historic
architectural character of the historic district (Condition No. 3)
ENVIRONMENTAL REVIEW
The project is exempt from environmental review under Class 1, Existing Facilities, Section
153301 of the CEQA Guidelines because the proposed project is an exterior alteration to an
existing building that will have no significant impact on the environment.
2 Retention of character-defining features 3.4.3: Alterations of historically-listed buildings shall retain character
defining features. New features on primary and secondary building facades, or features visible from a public
area, should be completed in a manner that preserves the original architectural character, form, scale, and
appearance of the building.
3 Exterior building changes 3.4.4: Exterior changes to historically-listed buildings or resources should not
introduce new or conflicting architectural elements and should be architecturally compatible with the original
and/or prevailing architectural character of the building, its setting and architectural context.
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RECOMMENDATION
Find the project compatible with the Downtown Historic District and consistent with the Historic
Preservation Guidelines and recommend the Community Development Director approve the project
design subject to staff’s directional items and the findings and conditions.
Directional Item #1: Plans submitted for Director Review shall include the removal of the
plaster crown modeling, and retain the existing façade and roofline.
Directional Item #2: Plans submitted for Director Review shall retain all character defining
features including, arched windows and storefront system, detailed ventilation openings, and the
original brick façade. Exterior alterations shall not destroy or alter any character defining
features, and plans submitted for construction permits shall include sufficient detail and callout
notes to ensure the project retains the essential form and integrity of the historic property.
Directional Item #3: Plans submitted for Director Review shall include details on storefront
systems including divider width, materials, finishes and colors. Storefront systems shall include
high quality materials suitable for the downtown and complementary to the best nearby
examples with materials such as metal, wood, or aluminum systems with appropriate
dimensions, finish, and color.
Directional Item #4: Plans submitted for Director Review shall detail how Bubblegum Alley
will be protected from damage during the construction of the exterior modifications.
ALTERNATIVES
1. Continue the item with direction to the applicant and staff on pertinent issues.
2. Recommend that the project be denied based on inconsistency with the City’s Historic
Preservation Program Guidelines.
ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Reduced scale project plans
4. Historic Inventory Report
CHC3 - 6
Attachment 1
RESOLUTION NO. XXXX-15
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE,
RECOMMENDING THE COMMUNITY DEVELOPMENT DIRECTOR APPROVE
PLANS TO REMODEL THE STOREFRONT OF THE PROPERTY AT 733 HIGUERA
STREET, DOWNTOWN HISTORIC DISTRICT, C-D-H ZONE, APPLICATION
#ARCH-1187-2015
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted
a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on July 27, 2015, pursuant to a proceeding instituted under ARCH-1187-2015,; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Cultural Heritage Committee has duly considered all evidence, including
the testimony of the applicant, interested parties, and the evaluation and recommendations by
staff, presented at said hearing.
BE IT RESOLVED, by the Cultural Heritage Committee of the City of San Luis Obispo
as follows:
Section 1.
Findings
1. As conditioned, the proposed project is consistent with the City’s Historic Preservation
Program Guideline 3.2.1 since the buildings materials, style, character, and form of the
new storefront will promote and complement the architectural character, style, form, and
materials of the Downtown Historic District.
2. The contemporary design of the proposed project will not detract from defining features
of the adjacent historic buildings or from other historic resources within the Downtown
Historic District, because the modifications do not change the massing or overall
architectural form of the structure.
3. The project’s design is consistent with the design principles contained in Section 4.20 of
the Land Use Element since the building fits within the context and scale of nearby
existing development maintaining the existing building’s street presence consistent with
the historic pattern of development.
Section 2. Environmental Review. The project is categorically exempt under Section
15301 (Existing Facilities) because the proposed project is an exterior alteration to an existing
building that will have no significant impact on the environment.
Section 3. Action. The Cultural Heritage Committee hereby recommends approval of the
project, subject to the following conditions:
CHC3 - 7
Resolution No.XXXX-15 Attachment 1
733 Higuera Street (ARCH-1187-2015)
Page 2
Conditions
1. Plans submitted for Director Review shall include the removal of the plaster crown
modeling, and retain the existing façade and roofline.
2. Plans submitted for Director Review shall retain all character defining features including,
arched windows and storefront system, detailed ventilation openings, and the original
brick façade. Exterior alterations shall not destroy or alter any character defining features,
and plans submitted for construction permits shall include sufficient detail and callout
notes to ensure the project retains the essential form and integrity of the historic property.
3. Plans submitted for Director Review shall include details on storefront systems including
divider width, materials, finishes and colors. Storefront systems shall include high quality
materials suitable for the downtown and complementary to the best nearby examples with
materials such as metal, wood, or aluminum systems with appropriate dimensions, finish,
and color.
4. Plans submitted for Director Review shall detail how Bubblegum Alley will be protected
from damage during the construction of the exterior modifications.
Note: Code requirements provided to applicant separately.
On motion by Committee member, , seconded by Committee member, , and on the
following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 27th day of July 2015.
_____________________________
Brian Leveille, Secretary
Cultural Heritage Committee
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Attachment 3
CHC3 - 12
Attachment 3
CHC3 - 13
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Attachment 3
CHC3 - 14
Attachment 3
CHC3 - 15
Attachment 4
CHC3 - 16
Attachment 4
CHC3 - 17
Attachment 4
CHC3 - 18