Loading...
HomeMy WebLinkAboutCULTURAL HERITAGE COMMITTEE MINUTES 2007CULTURAL HERITAGE COMMITTEE MINUTES 2007 MINUTES SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE ' Regular Meeting of Monday, January 22, 2007 The meeting convened at 5:30 p.m. in the Council Hearing Room, San Luis Obispo City Hall, 990 Palm Street. ROLL CALL: Present: Chairperson Chuck Crotser, Vice -Chairperson Barbara Breska, Dan Carpenter, Lynn Landwehr, Robert Pavlik and Tom Wheeler. Absent: Committee member Sandy Baer. Staff: Mary Phillips, Planning Intern; Pam Ricci and Jeff Hook, Senior Planners. MINUTES: On a motion by Committee member Wheeler, seconded by Committee member Carpenter, the Committee approved the November 27, 2006 minutes as amended on a 5-0 vote. PUBLIC HEARING ITEMS: 1. 847, 861, 863, 877 Palm Street and 955 Morro Street. ARC 69-05. Applicant presentation and preliminary review of the Chinatown Mixed -Use Project in the Downtown Historic District; C -D -H zone. SLO Chinatown, LLC, applicant. (Pam Ricci) Pam Ricci introduced the Chinatown mixed-use development and gave a slide presentation explaining the project's status, key development review steps and design issues. She introduced project architects, Mark Rawson (Copeland Properties) and Lauren Luker (R2L), who presented a detailed project description. Following these presentations, Chairperson Crotser opened the public hearing and five citizens spoke on the project: Brian Graham, 836 Chorro, spoke in support of the request due to the added housing, grocery market and "smart growth" and sustainability aspects of the project. Allan Cooper (Obispo Beautiful) stressed that the historic Old Mission is our premier historic resource and the project should be designed not to overshadow the Mission's scale. David Brodie recommended that the project architects carefully study shadow and shading patters that would be cast by the project buildings. He added that the quality of the downtown experience must be excellent to favorably compete with retail development elsewhere in the City and County. Shading and shadow must be understood to preserve Downtown's character. Jack Feliciano was concerned about the project's effects on his recently remodeled building at the corner of Morro and Monterey Streets. It would result in the loss of windows on the west side of his building and suggested that any new building be setback to preserve the windows. CHC Meeting Minutes, January 22, 2007 Page 2 - Mary Phillips felt the Blackstone Hotel was a significant historic building and that its removal would be a significant adverse environmental impact and one of the City's most historic street corners. Hearing no further public comment, Chairperson Crotser closed the public hearing. Lengthy discussion of the project followed, with CHC members offering wide-ranging comments on cultural resources potentially affected by the project and on the project's design compatibility with the Downtown Historic District. Following is a summary of the Committee members' comments, on which there was general Committee agreement: Committee member Breska questioned the purpose and desirability of the large peaked tower proposed adjacent to Muzio's Store on the Monterey Street frontage. Committee member Wheeler supported preserving windows and fire shutters on both sides of Muzio's Store. He was concerned about the proposed demolition of the former Blackstone Hotel and questioned if the building could be rehabilitated and reused in the new project with its exterior architectural design brought back to a specific design period. Committee member Pavlik questioned if the Sauer Bakery "ovens" could be preserved and somehow incorporated into a new project. He cited the 2000 "CHC Whitepaper" and its Council -supported recommendations regarding loss of historic/archaeological resources and felt ' tourist -oriented uses were displacing the historic features that gave Downtown its uniqueness and attraction. He was concerned about the proposed demolition of four Contributing historic properties, one Master List historic property, and the irreparable loss of significant historic and prehistoric archaeological artifacts (due to excavation for underground parking garage). He added that he was concerned about the architectural compatibility and integrity of a proposed roof addition to the historic David Muzio Store. Several committee members felt that Muzio's Store is the focus of this block of Monterey Street and the proposed roof addition would adversely affect the building's historic character and significance. Committee member Landwehr was concerned the Chinatown project's massing and scale, particularly in relationship to the historic Old Mission. She felt the applicant and the City needed to consider the potential effects of three large-scale projects on the Old Mission -- the most important cultural, religious and historic building in the City, and on Downtown's historic character and scale: the Chinatown development, the Johnson Building mixed-use development and the Ah Louis Store development. She noted that the former Blackstone Hotel building at the corner is architecturally neutral, so that it doesn't detract from the Mission's architecture or scale looking toward Monterey across Chorro Street. The Chinatown District had a "humble" origin but this project's Chinatown name would distort that image as the project is now designed. She felt the Muzio's roof addition really detracts from the building's historic character. CHC Meeting Minutes, January 22, 2007 Page 3 - Committee member Carpenter agreed with Committee member Landwehr on the Muzio's addition and added that what we, as a town, have to offer which is unique are our historic buildings. He suggested a tour of the building's interiors (Muzio, Blackstone and Sauer's Bakery) and further scaling back proposed building heights and mass. He supported the new building being setback from Feliciano building so that that the Feliciano building's side windows could be preserved. Committee member Pavlik recommended that the cultural resource preservation priorities for this project should be, with one being highest, to preserve: 1) archaeological resources, 3) designated historic buildings and 3) historic site or building features or elements (e.g. Sauer Bakery ovens, historic signs). Committee member Breska felt that a downtown hotel was a good idea but the project's scale should be reduced along Chorro Street to prevent overshadowing the Mission and should be scaled down to preserve character of Muzio's Store. Committee member Wheeler agreed with previous comments on archaeological resources and felt the potentially significant archaeological resources likely to be found on site should be preserved in place, and questioned whether the proposed parking garage was worth the loss of Mission -era and pre -Mission era history. Committee member Crotser agreed with Committee member Pavlik's list of preservation priorities. Although he supports rooftop uses, he was concerned about the Muzio's roof addition, and the spa addition on the top floor of the proposed hotel near the corner of Chorro and Monterey Streets and its effect on the building's scale relationship with the Old Mission. He questioned the design rationale for the proposed "French Revival" architectural style, as expressed in mansard roof treatments on several proposed buildings, and doubted the style was compatible with the Downtown Historic District's "Main Street" architectural character, since there is no historical precedent for this architectural style in SLO. He felt there were other, more compatible ways to modulate the scale of the proposed buildings. Three to four-story elevations facing the street were okay. He requested a detailed, 3-D model of buildings, showing scale relationships and shadow and light patterns. Other than providing the above comments and recommendations, the Committee took no action on the project. DISCUSSION: 2. Citywide. 0168-98: Review draft table of contents for a Cultural Resource Preservation Ordinance; City of San Luis Obispo, applicant. (Jeff Hook) Jeff Hook introduced the item and explained steps leading to the preparation of a draft Cultural Resource Preservation Ordinance. He then introduced Mary Phillips who explained the methodology she used in preparing the draft table of contents, noting it was based on previous CHC Meeting Minutes, January 22, 2007 Page 4 CHC comments and direction, various technical publications, and on ordinances from other cities with historic preservation programs. She explained that staff was interested in Committee member comments and suggestions on the draft table of contents, including the scope and content of the draft ordinance. Mr. Hook added that the Committee's comments will help guide staff in preparing a draft preservation ordinance which staff is preparing and that will require detailed Committee and public review. After a brief discussion, the Committee expressed support for the content and scope of the draft table of contents and thanked staff for the presentation. COMMUNICATIONS: A. Agenda Forecast - staff B. Historic Survey Status C. Committee The meeting adjourned at 8:15 p.m. to the next regular meeting on Monday, February 26; 2007, at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo. gtcd-pLw/meetingninutes/chct2G07/chc l-22-07min MINUTES SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE Regular Meeting of Monday, February 26, 2007 The meeting convened at 5:30 p.m. in the Council Hearing Room, San Luis Obispo City Hall, 990 Palm Street. ROLL CALL: Present: Committee Members Sandy Baer, Dan Carpenter, Robert Pavlik, Lynne Landwehr, Vice Chair Barbara Breska and Chairperson Chuck Crotser. Absent: Tom Wheeler Staff: Tyler Corey and Jaime Hill, Associate Planners; Jeff Hook, Senior Planner. MINUTES: On a motion by Committee member Baer, seconded by Committee member Breska, the Committee approved the January 22, 2006 minutes as amended on a 6-0 vote. PUBLIC HEARING ITEMS: 1. 1119, 1123, 1125, 1127, 1129, and 1137 Garden Street, 712, 720, 722, 728, 736, 742, and 748 Marsh Street. ARC 124-06; Applicant presentation and introduction of the Garden Street Terrace mixed use infill redevelopment project; C -D -H zone; Garden Street SLO Partners, applicants. Tyler Corey introduced the Garden Street Terrace mixed-use development and explained the project's status, key development review steps and principle planning and design issues. He introduced the project developer, Hamish Marshall, and representatives Carol Florence (Oasis Associates) and George Garcia (Garcia Architects and Design) who further explained the project and presented a detailed project description and PowerPoint slides. The slides showed the project elevations from all sides, highlighting the adjacent buildings and the project's possible effects on historically significant or potentially significant historic resources. Following these presentations, the public hearing was opened and five citizens spoke on the project. They individually raised concerns, variously, about the project's scale and height, effect on Garden Street's architectural character, increased shading of Garden Street and Garden Alley, loss of historic buildings through relocation or demolition, and the proposed upper building setbacks facing Garden Street. Lengthy discussion of the project followed, with CHC members offering wide-ranging comments on cultural resources potentially affected by the project and the project's design compatibility with the Downtown Historic District. Following is a summary of the Committee members' comments, on which there was general Committee agreement: CHC Meeting Minutes, February 26, 2007 Page 2 Committee member Carpenter was surprised that the Garden Street historic resources were not designed and/or retained so that they stood out visually as part of this proposed project. He was very concerned about the proposed removal and relocation of four historic, "Pioneer False Front" buildings on Garden Street, especially since they were proposed to be moved outside the City. He felt their loss would result in a significant loss of the City's "historic fabric." He also expressed concerns that major portions of the "Traditions Furniture" building at 728 Marsh Street and the historic Smith Building at 1123 Garden Street were proposed to be removed. He agreed with citizen comments expressing concerns with the proposed treatment of the Smith Building. Committee member Breska felt that Garden Street is a "heritage street" and she did not support removing the historic Pioneer False Front buildings at all, and was also concerned about the proposed demolition of the "Black Sea" building at 712 Marsh Street. She noted that although the building was not historically listed, it was 75 years old and wanted to know more about its history. Committee member Landwehr agreed with previous comments and had concerns with the project's massing and scale. She suggested that the proposed building's street elevations be shown both with and without street trees delineated, since these tended to obscure the buildings' true scale and massing. She felt that this project, taken together with other similar, large-scale Downtown projects will cause many people to be dissatisfied when they realize what's happening. She asked the developer to do whatever was possible to reduce the project's scale to it make it more compatible with its surroundings. Committee member Baer agreed with all previous comments. She liked the "funkiness" of Garden Street and couldn't see how this project fit in here — it was too large, too cold and too dark. Committee member Pavlik agreed with all previous comments and felt the historic resources were being overwhelmed by this development proposal. He felt the project would result in very sudden change in the Downtown in comparison to the more gradual transformation that has been going on for many years. Referring to the Secretary of the Interior's Standards for the Treatment of Historic Properties, he added that the proposal would trigger problems with the "integrity" standards, particularly with regard to the "setting and feeling" of historic resources. He concurred with one citizen's comments regarding the need to study the project's effect on shading and shadow along Garden Street and Garden Alley. Chairperson Chuck Crotser agreed with most of the previous comments and was surprised that 712 Marsh Street (The Black Sea Gallery Building) was not already historically listed. He had a dilemma with the proposed changes to the Smith Building. He wanted to see the building's fagade preserved, as a minimum. He was concerned with moving the four wooden Pioneer False Front buildings, and felt the proposed Garden Street elevation doesn't recapture the richness those buildings now add to the streetscape. He asked the developer to ensure that any digital model of the proposed building address lighting, shading and shadow, and architectural materials CHC Meeting Minutes, February 26, 2007 Page 3 accurately. He would like to learn more about the building at 712 Marsh Street and to consider other alternatives for preserving the False Front buildings, including an alternative that would maintain these facades intact. Committee member Pavlik added that the four wooden buildings had achieved significance in their own right having been at their Garden Street location for over 100 years (even though it was noted earlier that they'd been moved to this site). Committee member Breska agreed and noted that if we lose the four false front buildings, whether moved or not, they are gone forever and Garden Street's character will be adversely affected. Two citizens asked if it were possible to provide "story poles" so that lay persons could understand the size and height of the proposed buildings. Hamish Marshall felt that could be misleading in terms of massing and felt that a digital model would show the building more clearly and accurately. Chairman Crotser suggested that a digital model would provide a better way to assess the height. One citizen countered that he did not think a digital model was easy for the lay person to understand. Other than providing the above comments and recommendations, the Committee took no action on the project. 2. 667 Monterey Street. ARCMI 188-06; Review of proposed demolition of four accessory buildings to the rear of the Leitcher apartments; O -H zone; Shearedge Development, applicant. Jaime Hill presented the staff report, and Mike Hodge, Marshall Ochylski, and historian Betsy Bertrando explained the reasons for the requested demolition and provided additional information about site security and recent vandalism. After discussion, the Committee accepted the Historic Resource Inventory and Initial Stucture Evaluation and Addendum for the Leitcher Apartment Building and accessory structures, and directed staff to use the Inventory and Evaluation, and Addendum, along with all other available resources, as the basis for evaluating the project's impacts on historical and archaeological resources as part of an Initial Study of Environmental Impact. 3. 535 Islay Street. ARCMI 2-07; Review of a relocation, remodel and addition to a master list historic residence; R -2-H zone; Gordon and Stacy Edmonds, applicants. Jaime Hill presented the staff report, and Gordon and Stacy Edmonds, and Tom Brajkovich, architect, explained the project. Committee members lauded the project design and felt it was an appropriate design solution to preserve and rehabilitate a historic home to accommodate a large family. CHC Meeting Minutes, February 26, 2007 Page 4 On a 6-0 vote, the Committee determined that the proposed project was consistent with the Historic Preservation Program Guidelines and that it would be compatible with the Old Town Historic District. The Committee referred the project to the Community Development Director (Minor or Incidental Architectural Review) with recommendation to approve the proposed design. Committee member Dan Carpenter sat down from the Committee due to a potential conflict of interest. 4. 2030 Johnson Avenue. CHC 190-06; Request for Mills Act Contract for the historic San Luis Obispo High School Economics Building; R-2 zone; Dan and Sandy Carpenter, applicants. Jeff Hook introduced the item and noted that this house was one of the City's most recent additions to the Master List of Historic Resources. Committee members felt the house was a good candidate for the Mills Act Program, and on a 5-0 vote, recommended that the City Council approve a Mills Act contract for the historic Old San Luis Obispo High School Home Economics Building, as described in the draft contract attached to the agenda staff report. Discussion Items: Communications: A. Agenda Forecast — Staff Staff gave a brief forecast of upcoming meetings and pending projects. B. Historic Survey Status C. Committee Committee member Baer noted that this would be her last regular CHC meeting and thanked other members and staff for helping to make her participation on the Committee such a positive learning experience. She added that she would attend the upcoming Advisory Body Dinner. The meeting adjourned at 8:30 p.m. to the next regular meeting on Monday, March 26, 2007, at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo. Repe fully Su mute k, Senior Planner R/cd-plan/minutes/chd2007/chc2-26-07 min MINUTES SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE Regular Meeting of Monday, March 26, 2007 The meeting convened at 5:30 p.m. in the Council Hearing Room, San Luis Obispo City Hall, 990 Palm Street. ROLL CALL: Present: Committee Members Sandy Baer, Dan Carpenter, Robert Pavlik, Lynne Landwehr, Tom Wheeler, Vice Chair Barbara Breska and Chairperson Chuck Crotser. Absent: None Staff. Jaime Hill and Phil Dunsmore, Associate Planners; Jeff Hook, Senior Planner. MINUTES: On a motion by Committee member Baer, seconded by Committee member Carpenter, the Committee approved the February 26, 2007 minutes as amended on a 7-0 vote. PUBLIC COMMENT: Elizabeth Abrahms asked if the public could see the interior of the Sauer Bakery building, proposed for demolition as part of the Chinatown mixed-use project. She was interested in seeing the old bakery ovens and any other remaining historic features. Committee members referred Ms. Abrahms to staff to pursue her request. David Brody asked if the City had any established policy about relocation of historic structures. He was concerned that a case-by-case review was too subjective. PUBLIC HEARING ITEMS: At the request of the applicant, the Committee took item 3 out of order. 1. 1117 Islay Street. ARC MI 4-07; Review of addition and remodel of a contributing historic structure; R -3-H; Tom Martin, applicant. (Brian Leveille) Jeff Hook presented the staff report and Tom Martin, architect and property owner, described the project. Mr. Martin explained that he intended to live in the house and that key project objectives were to provide usable outdoor open space on a front porch, and to move the kitchen to allow a street view. He said he intended to maintain the house's architectural character to ensure it would continue to be compatible with the historic district. Committee members liked the project and felt that although the remodel would modify the house's street fagade, it would be consistent with the Old Town Historic District. There was no public comment. On a motion by Committee member Wheeler, seconded by Committee member Baer, the Committee voted 7-0 to determine that the proposed project is consistent with the Historic Preservation Program Guidelines and will not adversely affect the historic, architectural or aesthetic significance of the Old Town Historic District, and referred the project to the Community Development Director with direction to approve the project as proposed. CHC Meeting Minutes, March 26, 2007 Page 2 2. 1204 Niaomo Street. ER H 1-07; Review of the proposed relocation of the historic Logan House from 1204 Nipomo Street to 464 Buchon Street; C -D zone; Jules Rogoff, applicant. (Jaime Hill) Jaime Hill presented the staff report and Jules Rogoff, property owner and applicant, described the property's history and briefly outlined plans to relocate the house to another site in the City. He focused on the changes to the structure that are needed to make it viable for a commercial business. He also introduced Dave Bjerre who owned a residential lot and was interested in accommodating the historic house on his property. Chairperson Crotser opened the public hearing. David Brodie, a private citizen, felt that historic buildings can continue to be historic even if their uses change, provided that they retain their original architectural design and scale. He disagreed with the applicant's view that because the house was no longer used as a residence that it had lost its historic significance. He felt the house was a landmark and part of Downtown's architectural character. Matt Rogoff, the owner's son, pointed out the changing character of the immediate surroundings, where larger buildings have replaced original structures, in addition to projects that are anticipated to redevelop adjacent sites. The public hearing was closed. Committee members Pavlik, Wheeler, Carpenter and Landwehr felt the house's historic significance was tied to its Downtown location in that it symbolized the Downtown's once dominant role as a residential neighborhood. Committee member Pavlik rioted that the Secretary of the Interior's Standards for the Treatment of Historic Buildings discouraged relocation of historic buildings, and believed that relocation would constitute a significant adverse impact under the California Environmental Quality Act (CEQA). He felt an EIR should be required to evaluate the effects of and alternatives to relocation. Committee member Wheeler felt this was an excellent example of Craftsman Bungalow architecture and should be preserved in its original Downtown location. Committee member Carpenter agreed the house should be retained on site, and noted the Pinho and Jack Houses as precedents for retaining historic houses on their original sites. Committee member Baer had mixed feelings. She was concerned if we keep moving historic buildings we wouldn't have an historic Downtown but in balance, supported relocation and felt that relocation would help preserve the house as a residential use. Committee member Landwehr felt the house should be retained on site as a historic property. Chairperson Crotser agreed with Committee member Breska that relocation could help preserve the house's historic residential use and character. On a motion by Committee member Wheeler, seconded by Committee member Carpenter, the Committee voted 4-3 (Baer, Breska, Crotser) to determine that house relocation cannot be accomplished without resulting in significant and unavoidable adverse impacts to historical CHC Meeting Minutes, March 26, 2007 Page 3 resources and to recommend that the Community Development Director make such a determination in the Initial Study of Environmental Impact for the project. 3. 868 Chorro Street. ARC 201-06; Review of a 7 -unit residential project and proposed modification of the historic Mancillas/Freitas Adobe; R-4 zone; Larry Hoyt, applicant. (Phil Dunsmore) Phil Dunsmore presented the staff report and explained General Plan policies that applied to the project. Bob Richmond, applicant's representative, introduced Tom Jess and Alexandra Cole, project architect and historian, respectively. Mr. Jess described the project and Ms. Cole explained her historical findings and recommendations regarding the adobe's historic significance. The property owner, Larry Hoyt, spoke in support of the project. Chairperson Crotser opened the public hearing and Diane Duenow, David Brodie, Diane Orrell (owner, 863 Mill), Elizabeth Abrahms and Paul Barrie spoke in opposition to the proposed changes to the adobe. Dr. William Watson, 800 Palm Street (Ah Louis Store owner), urged the CHC to support the project. Diane Orrell said people now notice and admire the adobe building from Chorro Street. This project would change the neighborhood's character and noted that it would reduce the adobe's size from about 1800 square feet to 600 square feet. Dr. Brodie said he was speaking on behalf of Allen Cooper who couldn't attend the meeting. He suggested making the dwelling units in front smaller to preserve views of the adobe from Chorro Street. He added his own view that the adobe has historically been visually prominent from Chorro, but that lately the landscaping has become overgrown and obscures views of the adobe. He felt it was the whole history of a building that's important, not just one period, and that adobe additions have become historically significant in their own right over time. The Secretary of the Interior's Standards are important here and removing the wood additions could adversely affect the adobe portion. Diane Duenow was concerned about changes to the scale and setting of historic neighborhoods and non -historically designated neighborhoods. This entire building shows San Luis Obispo's history and marks a place in time. She urged the Committee to honor that importance. She felt the project proposal felt like "arm twisting." Paul Barrie, neighbor across Chorro Street from the project site, was concerned about the changes to the historic building and site. Elizabeth Abrahms agreed with Ms. Duenow and felt the entire building was historic and part of the historic character of the Mission San Luis Obispo. She said the wooden portion of the adobe was proposed for removal just to facilitate the project. Ryan Tippel liked the project idea but felt three story building scale was too large. Chairperson Crotser closed the public hearing. CHC Meeting Minutes, March 26, 2007 Page 4 Committee members discussed the historic significance of the adobe and associated wood building, reviewed the slides and historic documentation and offered the following comments: Committee member Baer felt the adobe building was "hodgepodge" because of building additions and changes, but that the entire building was quite old. Committee member Breska tended to agree with the historical consultants regarding historic significance. She liked the project and felt changes to the historic adobe have reduced its historic significance. Committee member Carpenter agreed with Dr. Brodie. He felt it was the entire structure that was significant and wanted to see as much of the structure preserved as possible. He noted that the proposed development would essentially obscure public views of the adobe and that we will "lose the adobe." The adobe has been set aside in favor of the project. Chairperson Crotser supported eliminating dwelling unit 1 and designing the driveway paving to show the original adobe footprint and orientation. He could support the consultant's recommendation to remove the wood portions of the building. Committee members Breska and Landwehr commented reflecting support for photo -documentation and xerophytic landscaping. Committee member Wheeler noted this is not a "classic Victorian" but felt the wood building portion was an example of a San Luis Obispo Victorian bungalow, and represented a transitional period in the City's history. He was appalled the adobe would be hidden by the proposed project and felt the entire structure should be preserved. It is of a similar historic period of historic significance as the Old Mission. Committee member Pavlik noted this is probably a 200 -year old structure and even the wood portions are over 100 years old. It's the existing structure and the site on which it sits that comprise the historic resource and Master List property. It's dramatic and wonderful. He understands the development approach and tradeoffs, but felt the CRC's charge was to preserve the community's heritage. Chairperson Crotser still had questions about what's original and still remaining. He agreed that the entire building could be deemed historic based on its age but was relying on the consultant for a period of historic significance. Elimination of proposed dwelling unit 1 is at least a minimum, realigning the driveway, possibly showing the original outline of the entire adobe building in the new paving. He felt a compromise was needed. Dr. Brodie added that the project, as proposed, would create a three-story solid block stretching along the north side of Chorro Street between Palm and Mill (if and when approved adjacent projects are built). After two motions failed, the Committee took two actions: CHC Meeting Minutes, March 26, 2007 Page 5 1. On a motion by Committee member Breska and seconded by Committee member Baer, the Committee voted 4-3 (Carpenter, Pavlik, Wheeler) to determine that the reports presented by Dr. John Parker and Alexandra Cole accurately describe the significant portions of the historic adobe and to recommend the applicant be allowed to proceed with a development plan that includes demolition of the later wood additions and restoration of the adobe structure. 2. On a motion by Committee member Baer, seconded by Committee Breska, the Committee voted 4-3 (Carpenter, Pavlik, Wheeler) to direct the applicant to return to the Committee with a complete adobe restoration plan, including a structural assessment and recommendations from a registered engineer, to delete Unit 1 and reduce the height and massing of Unit 2, to reconfigure the site plan to maximize open space around the adobe, to consider relocation of the proposed driveway and acknowledge the original outline of the entire structure through paving and site work, to provide direct and separate pedestrian access from Chorro Street to the adobe, to provide photo -documentation for the wood -clad structures, and to use xerophytic landscaping around the adobe. COMMUNICATIONS: A. Agenda Forecast — Staff Staff gave a brief forecast of upcoming meetings and pending projects. Due to the lateness of the hour, no additional communication items were discussed. The meeting adjourned at 9:15 p.m. to the Special Meeting on Wednesday, March 28, 2007, at 5:30 p.m., at Cafd Roma Restaurant, 1020 Railroad Avenue, San Luis Obispo. gtcd-plan/minutes/chc2007/chc3-26-07m in MINUTES SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE Special Meeting of Wednesday, March 28, 2007 The special meeting convened at 6 p.m. at the Cafe Roma Restaurant, 1020 Railroad Avenue, San Luis Obispo. ROLL CALL: Present: Committee Members Sandy Baer, Dan Carpenter, Robert Pavlik, Lynne Landwehr, Tom Wheeler, Vice Chair Barbara Breska and Chairperson Chuck Crotser. Staff: Jeff Hook, Senior Planner; Kim Murry, Deputy Director of Community Development. PUBLIC COMMENT: There was no public comment. DISCUSSION ITEM: 1. Welcome of New Members: Thank outgoing members Sandy Baer, Dan Carpenter and Tom Wheeler and welcome newly -appointed CHC members. (Chairperson Crotser). Chairperson Chuck Crotser welcomed CHC members, staff and guests to the special dinner meeting. He introduced and thanked reappointed member Barbara Breska, and introduced new members Dean Miller, John Fowler and Elise Wheeler. He then thanked outgoing members Sandy Baer, Dan Carpenter and Tom Wheeler and seeing no additional business, adjourned the business portion of the meeting, to be followed by dinner and conversation. ADJOURN to the next regular meeting on Monday, April 23, 2007, at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo. is t O+ - "ni-or Planner g/cd-plan/minutes/chc/2007/chc3-28-07m in MINUTES SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE Regular Meeting of Monday, April 23, 2007 The meeting convened at 5:30 p.m. in the Council Hearing Room, San Luis Obispo City Hall, 990 Palm Street. OATHS OF OFFICE: Swearing in of newly appointed and re -appointed committee members City Clerk Audrey Hooper administered oathof office to newly appointed committee members John Fowler and Elise Wheeler and reappointed Committee member Barbara Breska. Dean Miller, absent new committee member, will be sworn in at the May CHC meeting. ELECTION: Election of Chair and Vice -Chair The Committee postponed this item until the May 29th meeting for consideration with the full committee. ROLL CALL: Present: Committee Members John Fowler, Lynne Landwehr, Elise Wheeler, Vice Chair Barbara Breska and Chairperson Chuck Crotser. Absent: Committee members Bob Pavlik and Dean Miller Staff: Pam Ricci, Senior Planner, Michael Codron, Associate Planner and Kim Murry, Deputy Director of Community Development. PUBLIC COMMENT: None. MINUTES: Minutes of the March 26, 2007 regular meeting were approved as amended . PUBLIC COMMENT: Elizabeth Abrahams asked if the public could see the interior of the Sauer Bakery building, proposed for demolition as part of the Chinatown mixed-use project. She was interested in seeing the old bakery ovens and any other remaining historic features. Committee members referred Ms. Abrahams to staff to pursue her request. David Brody asked if the City had any established policy about relocation of historic structures. He was concerned that a case-by-case review was too subjective. PUBLIC HEARING ITEMS: 745 Buchon Street. ARC MI 31-07; Review of demolition and reconstruction of garage for the historic Bradbury House; R -2-H zone; Scott McIntire, applicant. (Brian Leveille) Pam Ricci presented the staff report and summarized the alternatives for CHC consideration. CHC Minutes 4-23-07 Meeting Page 2 of 8 Garth Kornreich, architect; indicated that the foundation of the existing garage structure is in disrepair and unable to be salvaged. He and the applicant have found an example of doors that will meet the standards specified in the conditions. Scott McIntire, applicant, indicated that the garage was added after the original construction of the house and was constructed poorly to begin with. His desire is to provide a functional garage while still retaining the architectural style of the Master List house on the property. Committee member Fowler questioned whether the proposed garage is actually smaller in size than the existing structure. Committee member Landwehr questioned the materials of the proposed garage door. Chairperson Crotser questioned whether a parapet wall will be required as it appears the garage is being replaced close to or on the eastern property line. The applicant noted that the garage doors will be real wood. The architect indicated that no external parapet will be required and that fire standards will be met by using internal structural methods. He further clarified that the size of the proposed garage is slightly smaller than the existing structure. Planner Ricci indicated that the historic designation of the house allows the garage to be replaced in the same position on the property as the existing structure with approval of an administrative use permit. ACTION: On a motion by Committee member Landwehr and seconded by Committee member Wheeler, the Committee voted 5:0 to determine that the proposed construction is conditionally compatible with the Historic Preservation Program Guidelines, provided the proposed sectional door is compatible with the historic building (e.g. true divided lites, real wood material and trim boards) to the approval of the Community Development Director; and to refer the matter to the Community Development Director with recommendations on changes to the proposed design. 2. 1880 Santa Barbara Avenue. ARC 44-07; Review seismic retrofitting of the historic Railroad Square building and new buildings proposed to the north and south; C -R -S -H zone; Depot Square LP, applicant. (Pam Ricci) Pam Ricci presented the staff report and summarized the project proposal that includes retrofit of the main Railroad Square building, demolition of the annexes on the north and south side of the building, and building additions to the site in the location of the annexes to be removed. She indicated that the three aspects of the proposal will require three separate actions. The applicant team of Carol Florence, George Garcia (architect), Robert Chattel (preservation consultant), and Hamish Marshall (owner) presented a slide show explaining the history of the main building, the structural retrofit details, and the thought process behind the choice of materials, colors, theme and architectural style of the CHC Minutes 4-23-07 Meeting Page 3 of 8 proposed structures to replace the annex additions proposed for removal. Details of connections between the new structures and the historic Railroad Square building were described and examples from other cities where new buildings were proposed to connect to historic structures were offered as background. Vice Chair Breska asked about the material proposed for the canopy over the outdoor seating area on the east side. The architect indicated that it will be finished in corrugated galvanized metal. Committee member Fowler asked about the colors of metal proposed and whether there would be any furring on the interior of the building for structural support. The architect indicated that no furring will be involved — the structural frame will be exposed and visible only in one place behind the first floor grilled bays. The color board was passed to the committee members for viewing. A question about the use of the existing elevator shaft was raised and the architect indicated that it is used for mechanical runs from equipment placed on the roof. A question was raised about any treatment proposed for the brick on the exterior of the Railroad Square building. Robert Chattel responded that the brick will be gently cleaned and repointed with compatible grout where needed: Chairperson Crotser asked whether windows would need to be replaced. The architect responded that the windows would be restored if they were deteriorated. PUBLIC COMMENTS: David Brodie encouraged looking at the historic hoists inside the Railroad Square building as another layer that adds to the building's uniqueness. He also questioned whether any recognition or dialogue between the new buildings and the adjacent historic Park Hotel had been given in the proposed design. The architect for the project responded that the new buildings respect the footprints and shapes of the existing annex buildings. He indicated that the site development maintains the view opportunity for the Park Hotel and keeps the existing relationship. Robert Chattel responded that the key features of the historic Railroad Square building — the post and beam framing and masonry materials - are being kept and that the adaptive use of the building respects these key components while allowing some flexibility. Peter Danciart indicated that it was refreshing to see new architectural designs, and not faux recreations of old buildings. He believed the design of the new structures relate to district and still respect the historic nature of the property and the district. CHC Minutes 4-23-07 Meeting Page 4 of 8 Paula Carr states that she is grateful to see the Railroad Square building on the preservation list instead of the demolition list. She applauded the idea of separating the new buildings from the historic building, expressed concern that the design features of the new buildings reflect a different time period than the historic building, and wondered if the new buildings will appear dated at some future point since the buildings reflect 2007 design. She felt the hoist is important and represents an era. Bob Lombardi with the Park Hotel expressed concerns with the current building being built over the property line, drainage and retention of redwood trees. He also noted concerns about easements that will be addressed separately with the applicant. COMMITTEE COMMENTS Committee member Fowler indicated support for saving the. Railroad Square building, staying within the existing footprint of the annex areas, and staggered floor plans. He expressed concern about the view of the structure as seen by travelers coming in by rail and felt the buildings look too modern. Vice Chair Breska applauded the structural reinforcement of the historic building and felt the proposed new buildings retain the color palette and feeling of the Railroad District. She indicated that the design of the bay on the east side looks too massive. Committee member Wheeler indicated support for retrofit but indicated that the new buildings look too modern. She expressed support for the site plan that shows the buildings detached from the historic building and contained within the existing footprint, however felt that the new buildings don't match the historic district. Committee member Landwehr indicated that the contemporary look doesn't fit with the historic building or the district. She felt that on the north side the design should echo some of the features of the Park Hotel. The buildings toward Broad would be acceptable in incorporating more of the railroad style and metal materials. Her assessment of the Secretary of the Interior standards indicate that spatial relationships and mass and scale of existing buildings should be respected. She did not like that the new buildings are going to be taller than those existing now and feels the new buildings obscure the Railroad Square building. Chairperson Crotser complimented the applicant team in retaining the primary features of the historic building through the retrofit. He felt the demolitions are warranted and that the simple and neutral forms of the new buildings will be a nice companion to the historic building. Action: Item 1 On a motion by Vice Chair Breska and seconded by Committee member Fowler, the Committee voted 5:0 to forward their determination to the ARC that the proposed seismic retrofit, both interior and exterior, to a historic building is consistent with the Secretary of the Interior's Standards for Treatment of Historic Properties, based on the following findings: CHC Minutes 4-23-07 Meeting Page 5 of 8 a. The interior proposed brace/moment frame system complements the warehouse style of the interior with its heavy wood timber framing and exposed brick walls. b. Exterior bracing to the parapet is not visible. Item 2 On a motion by Vice Chair Breska and seconded by Committee member Wheeler, the Committee voted 5:0 that the demolitions of the wood -clad additions to the north and south of the historic Railroad Square building will not affect historic structures because the additions are not included in the historic surveys and are non- contributing. Item 3 After discussion about new construction materials and colors, and further insights into the previous review of project proposals by the CHC and ARC, on a motion by Chairperson Crotser and seconded by Committee member Fowler, the Committee voted 5:0 to forward their determination to the ARC that the proposed buildings are consistent with the Railroad District Plan and with the City's Historic Preservation Program Guidelines, and architecturally compatible with the surrounding area, with the direction to investigate alternatives for surface colors and textures and to review the canopy on the east side of the building for functionality and to lighten up the appearance of the materials, based on the following findings: a. The proposed materials and architectural detailing of proposed buildings are consistent with the architectural guidelines contained within the Railroad District Plan. b. The new buildings are of a distinctively different architectural style from the main historic resource which does not take away from its prominence on the site. c. The new buildings will promote the architectural and historical character of the main historic resource by providing for open side views of the structure. d. The proposed mix of residential and commercial uses is consistent with land use patterns discussed in the Railroad District Plan that promote developments that allow people to live near work places and services. 3. Downtown Core. R/TA 50-06; Preliminary review of proposed design guidelines related to new buildings in the downtown core; City of San Luis Obispo, applicant. (Michael Codron) Michael Codron presented the staff report and summarized the process and City Council direction in clarifying the heights for the downtown area. He indicated that with adoption of the general plan amendments by the City Council, the project has now entered the phase of developing implementation measures, such as updated Design Guidelines, for the revised policies. Mr. Codron outlined the subcommittee review of the Design Guidelines revisions, explained that the CHC item was a progress report and did not require any final action by the CHC at this time, however, it was an opportunity for input Committee member Fowler asked for clarification of the idea of height vs. width of buildings and standards that apply, and also the meaning of contextual sensitivity. Mr. Codron responded that the guidelines encouraged breaking up wider buildings to look smaller to achieve a more historic building pattern. He indicated that new buildings in CHC Minutes 4-23-07 Meeting Page 6 of 8 historic districts or adjacent to historic buildings need to take their design cues in a way that respects the existing context. Committee member Landwehr questioned the standard that addresses sunlight on the northern side of downtown streets at noon on December 215t. Mr. Codron responded that access to sunlight. is an important component for pedestrian comfort and that the lunch hour on the shortest day of the year was chosen to represent the most restrictive sunlight hours. PUBLIC COMMENT Alan Cooper shared his concern that the Land Use Element (LUE) policies enable tall buildings where multiple objectives are met but that it gives the advisory bodies the latitude to make decisions on how many of the objectives have to be met. He believes that a minimum of 4-5 objectives should have to be met before a 75 foot tall building is allowed. LUE policy 4.13 speaks to development near Mission Plaza. He has concerns that the CHC needs to address the impact of new buildings near Mission Plaza in such a way that they do not detract from the Mission. He also questioned whether the standard that allows a height to street width ratio of 1:1 conflicts with the required setback above the 3`d story, which is more restrictive. Paula Carr expressed concerns about the cumulative impact of new buildings downtown. She indicated that there will be a "tipping point" where the volume of new buildings overwhelms the volume of existing buildings and at that point, we will have lost the character of downtown. Ms. Carr likened the downtown area to a habitat of a cultural landscape where new buildings need to be seen in the overall context and not just reviewed against directly adjacent buildings — shift the focus from the individual species to the overall habitat. She expressed a concern about providing more opportunities for public input and suggested a citizen task force similar to the approach being used in the Broad Street Corridor design plan. The new buildings have no meaning to citizens and affect the character of the downtown. David Brodie indicated that the CHC is the most important body that will consider impacts to the downtown. San Luis Obispo has history and these are very important decisions being made. The proposal is being taken out of the context of the district. Every form in the environment contributes to the form of the downtown. The design guidelines address two-dimensional concerns only. The provisions to provide horizontal lines that correspond with adjacent buildings conflicts with the idea of breaking up wider buildings into smaller forms. The idea should be to break down elements rather than connect them which would result in a mega -block look. The proposed guidelines fail to address the visible sides of tall buildings. Guidelines need to address future not past — where are standards to address climate change? Addressing access to sunlight on northern side of streets doesn't take into account the quality of light in the downtown space. There is a lot of reflected light, not just direct sunlight. Standards also need to address the impact to vegetation from decreased access to light. If we don't protect the historic quality of San Luis Obispo, we'll lose its uniqueness. Elizabeth Abrahams indicated that the CHC is the guardian of the City and its unique feeling. She also believes that the guidelines need to include an additional requirement to address the Mission. She questioned what ten buildings 75 feet in height will do to the character of the City. She believes there needs to be more public involvement CHC Minutes 4-23-07 Meeting Page 7 of 8 especially where historic buildings are concerned or change will happen in a destructive way. Peter Danciart submitted two letters to the CHC. He offered that the AIA would be willing to host a public process to discuss the issue of heights downtown. He shared that there is a three dimensional quality of space, and technology exists to model the downtown core and its massing. He indicated that we could define areas that could accommodate taller heights. He shared comments from the letter from Gibson that indicated the design guidelines should not require new buildings to mimic historic buildings in that it creates a "Disneyland" approach that is not authentic. Respect for the past is essential but do not live in it. Allow creative approaches to design. Address the climate crisis — the new buildings have the opportunity to consider energy and conservation. The City's built environment should reflect San Luis Obispo's position at the forefront of this movement. COMMITTEE COMMENTS Michael Codron summarized the public input and responded to some of the questions raised. Committee member Landwehr expressed concern about how this public input gets passed on to other bodies. She also expressed concern that section 1 d under 4.2 B was euphemistic and vague: "heightened architectural and contextual sensitivity" doesn't address respect for mass and scale. New buildings shouldn't impinge or detract from historic buildings such as the Mission or the Carnegie Library. Chairperson Crotser shared that City Staff has contracted with Cal Poly to develop a digital model of the downtown that is quite realistic and will be very helpful to decision - makers. Committee member Wheeler said that we need to ask what we want the City to look like in the future. Vice Chair Breska expressed interest in adding wording to item 1 d that indicates the Mission is the centerpiece of town and that new construction should not detract from the Mission. Committee member Fowler indicated that the public part of the process is really important. He agreed with the previous comment regarding the Mission and wants to slow the process down so that the public can participate. Committee member Landwehr suggested printing the draft. guidelines after ARC has given their input in the newspaper or find some other way to involve the public. Chairperson Crotser suggests a joint meeting of the CHC and the ARC for the second review of the draft guidelines would be helpful. ACTION: On a motion by Committee member Fowler and seconded by Vice Chair Breska, the Committee voted 5:0 to direct staff to take into consideration the comments from the public and the Committee in their evaluation of changes to the draft guidelines CHC Minutes 4-23-07 Meeting Page 8 of 8 and to bring comments and revisions back, possibly during a joint meeting with the ARC. Chairperson Crotser suggested that actual examples of different ways new buildings have been integrated into historic areas or adjacent to historic buildings would be a very effective communication tool. COMMUNICATIONS: A. Biennial Review of Bylaws The Committee discussed the bylaws and whether the purposes listed in Article 1 reflect any kind of priority. The consensus expressed was that the Committee could develop priorities among the purposes but that the bylaws were not the place for this. ACTION: On a motion by Committee member Wheeler and seconded by Vice Chair Breska, the Committee voted 5:0 to approve the existing bylaws with a modification to Article 3 B to reflect the five historical districts as opposed to the three referenced in the bylaws. B. Agenda Forecast - Staff Staff gave a brief update of the one item scheduled for the May 29th meeting and also informed the Committee of an upcoming historic preservation workshop sponsored by the State Historic Preservation Office to be held on June 1, 2007. C. Historic Survey Status Nothing to report. D. Committee Nothing to report. The meeting ADJOURNED at 9:20 p.m. to the next regular meeting on Tuesday, May 29, 2007, at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo. Respectfully submitted by, Kim Murry Deputy Director Appr ed by Itural eritage Committee on e ook, Sefiior Planner MINUTES SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE Regular Meeting of Monday, May 29, 2007 The meeting convened at 5:30 p.m. in the Council Hearing Room, San Luis Obispo City Hall, 990 Palm Street. ROLL CALL: Present: Committee Members John Fowler, Lynne Landwehr, Robert Pavlik, Dean Miller, Vice Chair Barbara Breska and Chairperson Chuck Crotser. Absent: Committee member Elise Wheeler Staff: Senior Planner Jeff Hook and Kim Murry, Deputy Director of Community Development. ELECTION: Election of Chair and Vice -Chair Chairperson Crotser noted that the annual election of officers had been continued from the April meeting to tonight's meeting. He asked Committee members for nominations for the position of Chairperson. Committee member Pavlik, made a motion to nominate Barbara Breska as Chairperson and Dean Miller seconded the motion. The motion carried 6-0. Chairperson Breska asked for nominations for the position of Vice -Chairperson. Committee member Crotser made a motion to nominate Robert Pavhk as Vice -Chairperson and Lynne Landwehr seconded the motion. The motion carried 6-0. PUBLIC COMMENT: None. MINUTES: Minutes of the April 23, 2007 regular meeting were approved as amended on a 6- 0 vote. PUBLIC HEARING ITEMS: 1. Citywide, GPI 49-06 Introduction to the South Broad Street Corridor Plan, City of San Luis Obispo, Applicant (Jeff Hook) Jeff Hook presented the staff report and summarized the goals of the plan for the CHC, and indicated that the draft plan had been prepared in response to General Plan policies, and guided in part by citizen input received at three public workshops. A community focus group comprised of 18 volunteers worked on the plan. The focus group met once/month with staff and the consultant and included representatives from CHC (Chuck Crotser), ARC, and PC. Mr. Hook explained sections of the Plan that deal with historic resources, neighborhood architectural character and form -based codes. Mr. Hook summarized past efforts which included two charrettes, co-sponsored by Caltrans, held in 2004 where participants identified a variety of issues. A third workshop was held in November, 2006. Input received in 2004 was shared at the 2006 workshop and participants were CHC Minutes 5-29-07 Meeting Page 2 of 6 asked for input regarding housing density and mix of uses. Staff was given clear direction that a mix of densities was desired along with support for mixed use (commercial and residential). The workshop participants were supportive of traffic calming measures, including landscaping, medians, and crosswalks to link neighborhoods. While Broad Street carries 29,000 cars per day, residents and businesses need to be connected from both sides of Broad. The City hired Rick Engineering to produce a draft plan with grant funds received from Caltrans. The draft plan was introduced at Planning Commission, the Bicycle Advisory Committee reviewed it on May 17`s, and the plan will be considered by the ARC on June 4`s. The draft plan has sections designed to incorporate the historic character of the area.in new development. Committee Comments Section II.5.1 This section contains a brief discussion of historic character. There are three properties in neighborhood that are designated as contributing properties. Little Italy extends from this corridor across Broad to Meadow Street. Quite a bit of initial historic survey work has already been done in this area. Suggestion - be clear what resources exist and designate what properties would qualify as master or contributing properties. Section 115.3 - map needs to clarify which properties are contributing, which need further survey, and which are master list properties. Section H.15.2 Tradition & Transition - Not much mentioned about adaptive reuse of historic structures. Plan shows older homes being preserved, however, this isn't addressed in detail in plan language. Committee member Landwehr - the verbiage in this section needs to be more specific. If the intent is truly to bring in new and incorporate old, then say this clearly in this section. Committee member Crotser encouraged aggregation of properties to assist in preservation of existing structures. Section 111.1 - Design inspirations Committee suggestion was to include pictures of some of the existing Imperial Addition houses. Section IV.20 Economic incentives and tools Suggestion was to mention historic preservation financial incentives such as Mills Act or tax credit programs or special building code provisions that might help with historic preservation. Appendices 2.3- Context Analysis Include historic character under this discussion. rather than just architectural details. Address style and context of historic buildings Overall comments: Committee member Landwehr has concerns about typos, grammatical errors and style of writing in this report and whether this has been accepted by City. CHC Minutes 5-29-07 Meeting Page 3 of 6 Mr. Hook responds that this is a very rough draft that will be re -written and condensed through staff work. Consultant has completed grant funded contract. Committee member Crotser explains process of focus group growing the content that is within the plan. Committee member Landwehr asks if there is a way that the newspaper can post hearing schedule and indicate that this long range plan will affect the corridor for the next 20 years. Otherwise, public may express that they haven't been given adequate opportunity to participate. Committee member Miller indicates that the person who did .the analysis of Parson's house will be writing an article about the Little Italy area - perhaps the CHC could request expansion of the article to include a discussion of the South Broad Street Corridor Plan. Mr. Hook requests CHC members' input regarding sections that are problematic. Staff will incorporate suggestions into edits of plan. Chair Breska asks about other advisory body review of the plan. Mr. Hook reviews hearing schedule with Committee and indicates upcoming meetings. Mr. Hook indicated that the CHC needs to express their desired action at this point. Committee member Landwehr questions how quickly the properties in the area could be evaluated for historic value and expressed that it would be preferable to do this prior to final adoption of plan. Mr.. Hook responded that photographic work for the Imperial Addition has been done. Margaret Lavell did some work, but it needs to be more extensive for the,other 8-10 properties that might be considered potentially historic. Work remaining includes chain of title and research for these properties followed by a formal recommendation for designation through the City Council. The most effective way to complete this effort is for the CHC to divide work and do research of the properties. Committee member Landwehr expressed a concern about making sure houses on the west side of Broad are reviewed for historic character in addition to those on the east side of Broad. Committee member Crotser indicated that the six notes on the handout provided by Mr. Hook should be included in any CHC action. Other input included: Orientation of plan graphics - make them consistent on all graphics. North should face upward. Street typology is difficult to read. Consistent alignment is needed for pages 11.11.13 and 15. The graphics flip the orientation of Broad and Victoria and this makes it difficult to follow. Project goals and objectives — the ones listed in staff report are not incorporated into plan completely. Put these up front in the beginning of plan. Committee member Landwehr indicated that the listed goals can have a more brief description because they are described in great detail later on. CHC Minutes 5-29-07 Meeting Page 4of6 Committee member Fowler expressed that most areas evolve over time. Why has this area been forgotten? What is this area trying to be? Why are businesses going someplace else from downtown (but not here)? He doesn't see this as a soft landing spot for downtown businesses. Mr. Hook responded that some Railroad related businesses characterized an area that was not conducive to residential development, for example, stock yard loading area, brickyard, Railroad tracks, spoils heap, etc. The area has been a noisy and dusty place, however, some residents stayed. This area was part of the County until the 1940's and was annexed as a manufacturing area. It has grown with commercial/manufacturing uses being developed on small residential lots. Mr. Hook indicated that the area is a gateway to the City but it has been difficult to maintain the public facilities and there are infrastructure issues. During the 1990s, various areas in the City were evaluated for their potential as redevelopment districts. The Broad Street Corridor area was identified as a potential redevelopment area. Committee member Miller indicated that uses exist in the area that in the past didn't seem to indicate a readiness for revitalization, such as the brickyard, and San Luis Garbage. It appears that people want to see things happening in this area now. He is excited about this process and likes idea of delving more deeply into plan. He indicated that very few permits can be found for this area and that the only organizing principle that has happened in the area was the naming of the streets in the subdivision. Committee member Pavlik expressed interest in when the widening of Broad Street to its present width occurred and the impact this had to the area's character. This may be a component of character change in the area. The plan doesn't seem to reference to the RR District Design guidelines and he would like to see more integration of the RR District plan. Committee member Pavlik further questioned the McMillan Rd drainage culvert area - there are other masonry culverts that might be contributing elements to historic character. McMillan under -crossing - makes him uncomfortable - could contain biological resources because it is a drainage culvert. He would much rather see the pedestrian bridge overpass than an underpass in a sketchy area. Cite the sources used in plan. Committee member Miller requests clarification about concerns regarding proposed underpass. Committee member Pavlik indicates that there is a homeless encampment near the Eucalyptus trees. Water sometimes flows in the underpass which indicates there could be an impact to resources in the area and there are might be public safety issues in this location. There is also a steel pipe in this location. Committee member Miller indicates that there are retention/detention basins that are landscaped and useable near the Rodriguez adobe. If there are multiple uses for an underpass, this makes it more effective. However, if there are safety concerns, these need to be addressed.. CHC Minutes 5-29-07 Meeting Page 5 of 6 Mr. Hook indicates that the underpass was also noted in RR District plan and it is currently being used by people without any proper lighting or footing. If sediment was removed and paving was provided, bikes could ride though there. Its function as a drainage area has been superseded by area wide drainage provisions. He indicated that this is an alternative until an overpass is built. The Railroad has veto power to deny this as a solution however, it is shown in plan because it functions now. Committee member Crotser indicates that the proposed plan cover isn't sensitive to the character of neighborhood. It is too contemporary. Major illustrations should show historic nature of area and an illustration of an existing parcel with adaptive re -use should be developed. Mr. Hook refers the Committee to section II.11.11- the Village Street example- which shows how different parts of the future neighborhood can fit in with historic development. Mr. Hook indicated that other advisorybodies will be looking at other aspects, of the plan. Sense of Place is a topic that will be an overlapping charge for many advisory bodies. Committee member Miller asked what impact it would have to continue this item for a couple of months to allow more input. Mr. Hook responded that other advisory bodies won't have the benefit of the input of the CHC if the project is continued for too long. Committee member Fowler indicated that the CHC should be prepared to express areas of concern and indicate areas of further development needed at the next meeting with focus on historic character. On a motion by Committee member Crotser, seconded by Committee member Miller, the Committee voted 6-0 to continue this item to the June 25m meeting CHC members should get comments to Jeff Hook two weeks prior to meeting, by June 8`s. COMMUNICATIONS: A. Historic Preservation Tools Workshop - June •1. Mr. Hook previewed the upcoming workshop that is being co-sponsored by the State Historic Preservation Office. This is a day -long workshop that will focus on preservation tools. Jeff Hook will give presentation about the City's Mills Act program. B. Agenda Forecast: Mr. Hook noted that there are currently two items scheduled for the June CHC meeting: 1546 Choiro Street — a proposal to renovate and remodel a single family residence in an historic district; and a proposed demolition of garage and construction of a new garage with studio apartment above at 1414 Santa Rosa Street, also in a historic district. C. Historic Survey Status There was no new information on this item. CHC Minutes 5-29-07 Meeting Page 6 of 6 D. Committee Committee member Crotser raised a question of process regarding the Mancilla-Freitas Adobe.in response to a letter from Larry Hoyt. Mr. Hook indicated that the appeal of the project was scheduled for Council hearing on June 5, 2007. The Committee expressed concern about what will happen to the adobe portion of the building when the wood comes off, and how the adobe will be preserved. Discussion followed regarding the letter from Mr. Hoyt and the proposed revisions to the site plan and location of parking on the site Discussion of process, presentation to the City Council and the CHC role as part of the appeal followed. Mr. Hook suggested that the CHC might want to designate a volunteer to represent why the CHC voted the way they did at the City Council hearing. Committee members expressed a desire to review the revised site plan due to a concern about the re -design not meeting the intent of creating visibility to the adobe from Chorro Street. On a motion by Committee member Landwehr, seconded by Dean Miller, the Committee voted 6-0 to request the project plan revisions be brought back to CHC for review. Committee member Miller raised the issue of the historic name of the building located at 1204 Nipomo Street and the recent information that it should be referenced. as the Parsons house rather than the Logan house. The issue was discussed by the Committee. The meeting ADJOURNED to the next regular meeting on Tuesday, June 25, 2007, at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo. Respectfully submitted by, Kim Murry Deputy Director Committee on June 25, 2007. Planner g/cd-plan/minutestc1L12007/5-29-0-7finai MINUTES SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE Regular Meeting of Monday, June 25, 2007 The meeting convened at 5:30 p.m. in the Council Hearing Room, San Luis Obispo City Hall, 990 Palm Street. ROLL CALL: Present: Committee Members, Chuck Crotser, Robert Pavlik, John Fowler, Dean Miller, Elise Wheeler, Chairperson Barbara Breska and Vice Chair Robert Pavlik. Absent: Committee member Lynne Landwehr STAFF: Kim Murry, Deputy Director and Jaime Hill, Associate Planner. PUBLIC COMMENT: Dan Carpenter noted that the Hathway-Miller house which is a contributing property on Johnson Ave. has been absorbed as part of the apartment project developed by the Housing Authority. He requested that staff follow up with the Housing Authority to determine if a historic plaque to note the importance of the structure can be placed on the property. Dan Carpenter further noted that the proposed Garden Street Terraces and Chinatown - projects will impact master list properties and, as part of the developments, signage should be required to note the historic structures. He asks that the CHC adopt a plaque program for consistent signage of historic buildings. MINUTES: Minutes of the May 29, 2007 regular meeting were approved as amended on a 6-0 vote. Committee member Crotser noted that the agenda should be updated to identify Barbara Breska as the new Chair and Robert PaWk as the Vice Chair. PUBLIC HEARING ITEMS: 1. 1804 and 1814 Osos Street. ARC 45-07; Review of proposed modifications to 2 existing structures and a new mixed use development; C -R -S -H zone; Michael Hodge, applicant. (Jaime Hill) Jaime Hill presented the staff report and described the demolition, remodel and new construction proposed for the site. The project includes expansion of the historic Alano Club and adjacent Cafd Luna, addition of patios and larger doorways, and sidewalk bulb outs in front of the two buildings to allow outside use area. Construction of a new building in the area currently used for parking for the Alano Club is also proposed. The applicant, Mike Hodge, presented a photo board showing the elevation of the existing development, the development proposed in the staff report and a new elevation that shows elevation modifications to address massing of the structure. An additional photo board was submitted to show solar shading of the new building on the Church Street elevation. CHC Minutes 6-25-07 Meeting Page 2 of 10 Committee member Miller asked for clarification as to status of the revisions displayed. Staff indicated that the modifications provide another option for CHC review and input. Committee member Miller questioned whether adequate parking existed for the proposed project. Staff described the project's parking arrangements including provision of twelve parking spaces on-site with the new construction and existing lease agreements for the remainder of the required spaces. Discussion of how in -lieu payment for parking spaces and use of City parking lot ensued. Staff indicated that parking is within the purview of the ARC and would be discussed at the hearing before that body. Committee member Crotser questioned the notation of `future addition" on the plans for a second floor on the Cafs Luna building. The applicant responded that there is no proposal coming forward at this time for the area designated, but indicates where there future expansion might occur. Committee member Pavlik questioned how the Railroad District Plan was used in developing the design of the new building. The project architect, George Garcia, responded that the Railroad District Plan was referenced in order to develop the exterior materials and colors. The context of the district directed some of the railroad vernacular characteristics, while the building also uses some stucco to pay homage to the Tuscan design of the adjacent Cafe Roma building. The new building was designed to bridge the architecture of the surrounding structures. Chairperson Breska questioned whether the height of the redesigned new building being presented to the Committee is the same as the structure evaluated in the staff report. George Garcia responded in the affirmative and clarified that the height and floor plates are the same but that the modifications addressed the appearance of mass. Mike Hodge reported that the overall height proposed is 45: From Church Street it will be 4 Y stories and it will be 3 '/z stories from the City parking lot side. Committee member Fower asked why the stairs on the back side of the Alano building are proposed for removal. Mike Hodge answered that the stairs are no longer needed for exiting and the elevation on that side will be more attractive without the stairs. Public Comments: Bob Lombardi, owner of Park Hotel property, raised concerns about adequacy of parking for the proposed project. He indicated that existing demand related to train travelers and the existing restaurant impacts the city owned lot and that a new building of the size proposed will further impact the parking situation. He questioned the parking credit for the Alano Club and whether in -lieu fees will be paid. Mr. Lombardi also related that massing of the new building and its relationship to the Railroad square is of concem. ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes 6-25-07 Meeting Page 3 of 10 • Staff clarified that the Alano Club does not currently pay for the parking due to their non- profit status, however with the sale and development of the property, in -lieu fees will be required. Staff reiterated that the parking issue will be determined by the ARC. Commission Comments:. Committee member Crotser indicated that the alternative offered at the CHC meeting was preferable to the one presented in the staff report. The Railroad District Plan contains design guidelines that reference vertical windows, scale and materials. He observed that the development needs to incorporate details and materials of the Railroad District and show its connection to the Railroad Square. Committee member Miller expressed support for the project although he was concemed about the parking issue. He indicated that the buildings seem to hover over the building on Church Street and was concemed that parking was proposed to be eliminated on Church Street itself, which will impact the residences that use the on -street parking. Committee member Fowler supported the newer design presented to the CHC and thought that the architect took the Railroad Square comments from a previous project into consideration with the redesign. He felt the changes were appropriate. Vice -Chair Pavlik questioned the bulb -outs proposed on Church and Santa Rosa Streets and indicated that they change the character of the neighborhood. The area retains a workingrindustrial feel and adding patios that extend into the public area changes this character. Vice Chair Pavlik indicated that while the newer version of the building is an improvement, it is still too tall and out of scale with the area. Committee member Wheeler indicated that the newer alternative is better but it will dwarf other buildings. She concurred that the bulb -outs proposed change the character of the area. Chairperson Breska felt the newest alternative looks better but the building shouldn't be taller than the Park Hotel which is three stories in height. She also felt the bulb -outs were out of character with the neighborhood. ACTIONS 1. On a motion by Vice Chair Pavlik and seconded by Committee member Wheeler, the CHC voted 6-0 to determine that the proposed demolitions will not affect the historic structure because the additions are not included in the historic surreys and are non-contributing. 2. On a motion by Committee member Crotser and seconded by Committee member Fowler, the CHC voted 6-0 to determine that the proposed modifications of a historic building are architecturally compatible with the Secretary of the Interior's Standards for Treatment of Historic Properties and the Railroad District Plan provided that the following design changes or additions are incorporated: The designer to explore alternative solutions ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes 6-25-07 Meeting Page 4 of 10 to the site design, including patios, hardscape surrounding the buildings and bulb -outs to be more consistent with the character of the area. 3. On a motion by Committee member Crotser and seconded by Vice Chair Pavlik, the CHC voted 6-0 to determine that the proposed building is architecturally compatible with the setting, provided that the following design changes are incorporated. Explore ways to further reduce the apparent scale (massing and height) of the building version presented at the CHC hearing. 2. 2056 Rachel Street. ARC MI 184-06; Review of new residence on a site with a contributing historical residence; R-2 zone; David Fosse, applicants. (Phil Dunmore) Jaime Hill, staff, indicated that this item was continued to the July 23, 2007 CHC meeting. 3. 1546 Chorro Street. ARC MI 72-07; Review of proposal to restore and renovate the historic Fleuger House; R -2-H zone; Joann Quaglino, applicant. (Brian Leveille) Jaime Hill, staff, presented the staff report on behalf of Brian Leveille. The project involves removal of a small non -historic addition and restoration and intemal remodel to the historic house. Applicants Matt and Joann Quaglino spoke on behalf of the project. The project designer from Pults & Associates also attended the hearing. Mr. Quaglino indicated that some architectural features were discovered with foundation work on house and they intend to restore the house to as close to original as possible while still making the interior more livable. Mr. Quaglino indicated that 7,000 red bricks were salvaged from the chimney that was falling apart and will be reused on site for walks and patio. No Public comments were offered. Committee comments: Committee member Wheeler indicated pleasure at seeing the house restored. She felt that the attic vents were character defining features and should remain rather than being replaced by windows, even if it meant adding more skylights. Vice Chair Pavlik expressed concerns about vents and asked whether it would be possible to retain them or modify them to provide more light. He expressed appreciation for effort to restore building. Committee member Fowler questioned why applicant was proposing metal railings as opposed to wood. ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes 6-25-07 Meeting Page 5 of 10 Chris, from Pults & Associates, indicated that metal was chosen due to its durability and ability to be painted to match the house. Committee member Fowler questioned the materials used for the renovated chimney. He expressed concern about the use of skylights and preferred the use of original materials rather than veneers. Committee member Crotser expressed appreciation for the proposed renovation. He indicated that skylights should be designed to be flat against the roof instead of a bubble type and that they should be darker colored to blend into roof. He expressed that the metal railing could be acceptable provided the detailing doesn't compete with the details on the house and porch. He noted that the proposed windows to replace the vents on the gable ends appear `pinched" and suggested that smaller windows with an arch to mimic the vent could be used instead. Committee member Miller noted that he had nothing to add. Chairperson Breska noted that the renovation was appreciated and thanked the applicant for bringing the house back to its former glory. She concurred with Committee member Crotser's comments regarding the window under the gable end. AC77ON On a motion by Committee member Crotser and seconded by Committee member Miller, the CHC voted 6-0 to determine that the proposed project is consistent with the Historic Preservation Program Guidelines and will not impact the historic, architectural, or aesthetic significance of the Old Town Historic District, and refer the project back to the Community Development Director with direction to approve the project as proposed with consideration of the comments provided by the CHC. 4. 1414 Santa Rosa Street ARC MI 52-07; Demolition of a two -car garage and construction of a new garage with a studio apartment above; C -R -S -H zone; Joseph and Cindy Kozloff, applicants. (Brian Leveille) Jaime Hill presented the staff report for the project on behalf of Brian Leveille. The proposed additions to the contributing structure and the new addition of garage and studio were reviewed with the Committee. James Crawford, the project designer, spoke about the window changes proposed in the existing building. Committee member Crotser questioned whether the slender sash from the existing window will accommodate the proposed windows and noted that the window proposed for replacement has already been removed. ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes 6-25-07 Meeting Page 6 of 10 James Crawford responded that the contractor will bullnose the opening when the re - plastering is done. Vice Chair Pavlik questioned whether the removed window was original to the building. James Crawford responded that he did not know that information. No public comments. Committee comments: Committee member Fowler requested why the applicant wanted to replace the existing window. The applicant responded that the existing window is single pane and only 8" off of the floor. The owners have a small child and are concerned about safety and the look of the window. Committee member Wheeler expressed concern about the proposed height of the garage/studio proposed and noted that it will be the only two story structure along that Santa Rosa view and will be prominent. She also questioned why the existing garage structure that is proposed for demolition was not designated as a contributing historic structure. James Crawford noted that the existing garage was built later than the house and had different plaster and roofing than main house. Commissioner Fowler asked if there was consideration of different windows on the front house to be more compatible with the style of the house. James Crawford responded that the arched windows provided a better look for the house. Chairperson Breska expressed that the window proposed for replacement is a character defining feature of the house and expressed non-support for the proposal to replace the window with arched windows. She also noted that the window opening was already framed in for the proposed windows even though approval had not been obtained. She offered that the applicant could use the same frame and put new glass in the frame to address the owners' concerns about safety. Committee member Wheeler expressed agreement with Chairperson Breska. Committee member Miller indicated that it was common to see arched windows in this era house. Committee member Crotser indicated that the rectangular window would be more j appropriate for the front house. He expressed that the proposed addition has an acceptable scale but that rectangular windows should be retained. is The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes 6-25-07 Meeting Page 7 of 10 The CHC discussed the Secretary of the Interior's standards for changes proposed to properties that have a local designation for either contributing or master list. James Crawford asked if the new building had to provide rectangular windows. Vice Chair Pavlik indicated that the new building can contain new elements such as arched windows. Committee member Crotser indicated that the arched windows typically have more space between each arch segment. . The CHC discussed details of the original windows and whether the window that was removed was the original window or a replacement. The applicant questioned the ability to raise the bottom of the window opening to provide more clearance from the floor, and the ability to use the proposed arched windows in the addition. The CHC made a motion that was later modified as follows. ACTION On a motion by Committee member Crotser and seconded by Committee member Miller, the CHC voted 4-2 (with Chairperson Breska and Committee member Fowler dissenting) to determine that the proposed project will impact the historical, architectural or aesthetic significance of the Old Town Historic District unless the project is redesigned to address specific potential impacts. The CHC's specific recommendation is that the proposed window for the contributing structure be compatible with the existing windows on the structure in proportion, pattern and style and be replaced within the same window opening that existed with the window to be removed. The new structure may contain windows of a different style than those on the existing building. Committee member Miller would like staff to be prepared at the July CHC meeting to discuss Contributing vs Master List properties and how the Secretary of the Interior Standards apply to each. 5. Downtown Core. R/TA 50-06; Review of proposed design guideline revisions related to new buildings in the downtown core; City of San Luis Obispo, applicant. To be continued to a date uncertain. 6. Citywide. GPI 49-06; An introduction to the South Broad Street Corridor Plan; City of San Luis Obispo, applicant. Continued from May 29, 2007. Kim Murry presented the staff report. Information from the May 29th hearing was summarized. Staff led a discussion of the plan's proposed Form based codes, is The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes 6-25-07 Meeting Page 8 of 10 language related to historic resources, and existing survey information evaluating the structures in the area for historic significance. No public comment. Commission Comments: Committee member Miller commented that all graphics should have north oriented to the top of the page. He also suggested provision of a glossary since many words such as ROW, CUP, Bollard, and FAR are not known to him or others. Another recommended change was to include a page number location when the plan references items in the appendix. Chairperson Breska questioned how section 11.11.10 would affect existing uses that are no longer allowed. Staff responded that uses would be considered non -conforming and would be allowed to continue. Once a non -conforming use was discontinued, a new use would need to conform to plan standards. Chairperson Breska also questioned why nurseries were not allowed in the plan and felt that boutique type nurseries might be appropriate. _ Committee member Crotser indicated that the plan should be edited to be smaller and more concise. He also indicated that the plan should explore and include incentives for preservation of historic resources: perhaps increased residential density could be offered for developments that preserve historic resources. Positive incentives are preferable. Committee member Crotser also expressed a desire to identify historic properties in the plan area so that they can be addressed through the normal review process. Committee member Crotser indicated that the plan provides an opportunity to define the neighborhood and gives adequate guidance to new development. Vice Chair Pavlik expressed concerns that the new development in the area doesn't create an appearance of 'preciousness" but one that is real. He expressed support for the mix of uses proposed. Committee member Miller indicated support for the ideas expressed in the plan and indicated that it will augment the interest that is starting to occur in the area. Committee member Fowler questioned the types of businesses that will develop in the area and indicated that the uses developed will actively define the area. Committee member Wheeler indicated that a baseline inventory of the uses that exist now should be conducted. Is The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes 6-25-07 Meeting Page 9 of 10 Committee member Crotser indicated that the architecture shouldn't be so regulated and defined. He expressed that an eclectic mix of styles is desired and that it is important that the buildings be more experimental in styles and design. Vice Chair Pavlik indicated that the metal shed at the Roundhouse remind him of the types of styles that might be appropriate in the area. Chairperson Breska expressed support for looking at the properties in the area and dividing the work between CHC members. Committee member Wheeler expressed a need for standardized set of criteria for property evaluation. Chairperson Breska indicated that set criteria exist relating to evaluation of age, style and integrity of buildings. Committee member Crotser suggested formation of a subcommittee that would meet on a Saturday to walk through the area and evaluate the structures. Chairperson Breska indicated support for the basic theme in the draft plan. She liked the idea of keeping the historic character but adding the village atmosphere with the ability to live, work and play in the area. The plan area will be a good location for businesses that cannot afford to locate in the downtown area. Committee member Miller indicated that it will get more costly to develop in the area, but that greater value will result. Committee member Wheeler asked that staff look at the plan and provide alternatives in order that artists will still be able to afford to locate in the area. Committee member Crotser indicated that property values in the plan area are already high. The plan does complete important pedestrian and bike linkages. The CHC indicated that the input requested in the staff report related to the proposed form based codes, sense of place and historic preservation hinges on the identification of historic resources in the area. Action The CHC directed staff to bring recommended procedures and forms used for evaluating structures for historic value to the July 23, 2007 CHC meeting. The CHC also directed staff to consolidate information about what survey work has been done to date in the area and review the information at the July 23, 2007 CHC meeting. ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes 6-25-07 Meeting Page 10 of 10 The CHC asked staff to prepare a preliminary work program for how to survey the area. Vice Chair Pavlik left the meeting at 8:30 p.m. COMMUNICATIONS: A. Agenda Forecast — Staff Kim Murry indicated that there were two items scheduled for the July 23, 2007 CHC meeting in addition to the continued hearing for the project proposed for 2056 Rachel Street. These items include a Mills Act request for a property located at 1746 Chorro St. and a request for a X tall iron fence adjacent to a rock wall for a property located at 642 Monterey St. B. Historic Survey Status Nothing to report C. Committee — Project Follow Up. Committee member Miller requested that staff prepare an item for the July 23, 2007 CHC meeting to change the listing of the currently named "Logan House" to the "Parsons House" CHC members also requested information related to how historic properties are named. Committee member Fowler requested that staff provide recommended language for the CHC to use when making decisions that indicates the decisions are based upon the understanding of the information at the time, and that if the information changes, the project will be reconsidered. Committee member Fowler also requested that staff bring back information related to becoming a certified city for state recognition of historic preservation efforts. The meeting ADJOURNED to the next regular meeting on Monday, July 23, 2007, at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo. Respectfully submitted by Kim Murry Deputy Director, Long Range Planning by th�Ct�ltural�t'eritage Committee on July 23, 2007 Planner ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. MINUTES SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE Regular Meeting of Monday, July 23, 2007 The meeting convened at 5:30 p.m. in the Council Hearing Room, San Luis Obispo City Hall, 990 Palm Street. ROLL CALL: Present: Committee Members, Chuck Crotser, Robert Pavlik, John Fowler, Lynne Landwehr, Dean Miller, Elise Wheeler, Chairperson Barbara Breska and Vice Chair Robert Pavlik. Absent: None STAFF: Phil Dunsmore, Associate Planner; Jeff Hook, Senior Planner PUBLIC COMMENT: None. MINUTES: Minutes of the June 25, 2007 regular meeting were approved as amended on a 7-0 vote. PUBLIC HEARING ITEMS: 642 Monterey Street. FH 98-07; Request to allow a 3 foot iron fence on top of an existing granite wall for an overall height of 5 feet above the adjacent public sidewalk, where 3 feet is allowed, along the street yard of the Historic Master List "Hays -Latimer Adobe" residence; O -H zone; Dave Hannings, applicant. Jeff Hook presented the staff report and Dave Hannings explained the project. He noted that the railing would be installed behind the stone wall, adjacent to Monterey Street. The railing would not be attached to the stone wall and would be about 5 feet tall including the height of the existing stone wall. The purpose of the railing was to provide security while enhancing the property's historic character. In response to committee member questions, he explained that he had researched numerous railing designs and many appeared too "modern"; he wanted a Victorian -style design that complemented the historic house. There was no public comment. Committee members supported the concept of providing a low, freestanding railing behind the stone wall at the front of the property. Committee member Fowler was concerned that the railing could obscure views of the historic home from the street and could not support this railing design. Committee members Miller, Breska and Crotser felt a simpler railing design would be more compatible with the historic house. Committee members Landwehr, Pavlik and Wheeler felt the design was acceptable as proposed. On a motion by Committee member Crotser, seconded by Chairperson Breska, the CHC voted 5-2 (Committee members Fowler and Miller) to determine that the proposed project is consistent with the Historical Preservation Program Guidelines and will not affect the historic, architectural or aesthetic significance of the Old Town Historic District, provided that the railing is freestanding and not attached to the stone retaining wall, and that the CHC Minutes, July 23, 2007 Meeting Page 2 of 5 historic plaque will be relocated if necessary to the satisfaction of the Community Development Director. The Committee referred the railing project to the Community Development Director for approval, with the suggestion that the applicant explore using a simpler railing design. The motion carried. 2. 2056 Rachel Street. ARCMI 184-06; Review of new residence behind existing residence; R-2 zone; David Fosse and Marcy Villa, applicants. (Continued from 6-25-07) Phil Dunsmore presented the staff report and slides showing the project site and existing house. He provided background on the request and noted the Planning Commission had approved the existing house as a "Secondary Dwelling Unit", with the proposed house to serve as the primary dwelling. He explained that based on the Commission's action, the project meets residential density regulations. He said the main issue was whether the proposed California Spanish style home was architecturally compatible with the existing house and the neighborhood. Marcy Villa, applicant, described the project and said sidewalk and stairs would be added to serve the existing house. She explained that she is descended from an old California family and has always wanted to build and live in a California Spanish style home. She noted there were many examples of California Spanish architecture in the neighborhood and this project would be designed in that theme. She added that the site has dense trees that would effectively screen the proposed house from the street, and that the trees would be preserved with the development. The existing and proposed houses would not be easily viewed together because of the tree canopy. Most committee members supported the project and felt it would be compatible with the site and the neighborhood. Their main concern was that the proposed construction, including the new driveway, should not adversely affect the trees and tree roots. The applicant assured committee members that the trees would be protected during and after construction, and the driveway would be designed to avoid root damage — possibly with concrete "tracks" with pavers between. Committee member Fowler complemented the applicants on their passion and intent to build an attractive project. He couldn't support the project however because he felt that City guidelines call for the new house to be designed to reflect style elements and materials of the front house, and this project didn't do that. Public Comment John Spatafore voiced support for the project because it would provide additional housing appropriate for teachers and young professionals, and would preserve part of the City's history (the historic front house). The public hearing was closed. On a motion by Committee member Crotser, seconded by Committee member Wheeler, the Committee voted 6-1 to determine that the proposed new construction is compatible with the Historical Preservation Program Guidelines and that the project will complement the ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes, July 23, 2007 Meeting Page 3 of 5 existing Contributing Historic property. The Committee referred the project to the Community Development Director for action on the architectural review application. The motion carried. 3. 1204 Nivomo Street. CHC 114-07; Consideration of renaming the Historic Master List residence "Logan House" to "Parson House'; C -D zones; City of San Luis Obispo, applicant. Jeff Hook presented the staff report and provided a brief background on the request. Committee member Miller added that historic documentation provided by Pamela J. Parsons clearly showed that the Parsons family built and resided in the home and that its historic name should logically be the Parsons House, not the Logan House as it's currently named. All Committee members agreed that a name change was warranted and agreed that a simpler process for changing historic names was needed. Public Comment Dan Carpenter, 2030 Johnson Avenue, supported the name change. He suggested the CHC also consider providing a historic plaque or some type of interpretive historic sign for the Sheriff Hathway house on Ella Street at Johnson Avenue (San Luis Obispo Housing Authority Senior Housing project). He felt the City needed to develop some form of consistent historic signage for Contributing historic properties. The public hearing was closed. On a motion by Committee member Crotser, seconded by Committee member Wheeler, the Committee voted 7:0 to determine that "Parsons House" is a more appropriate historic name for the Master List property located at 1204 Nipomo Street, and to recommend to the City Council that the historic name for this property be changed accordingly. BUSINESS ITEMS: 4. Citywide. GPA/ER 49-06; Continued discussion of the South Broad Street Corridor Plan to develop a work program for a historic survey of the area; (continued from the 6-25-07 CHC meeting) Mr. Hook updated the Committee on the status of the South Broad Street Corridor Plan. Committee members unanimously agreed to meet at Fire Station No. 1 on Broad Street at 9 am on Sunday, August 5 to take a walking tour of the area, photograph and document historic resources in the planning area. The agreed there would be an "optional" breakfast at 8 am at the Del Monte Cafd on Santa Barbara Street. Committee member Crotser said he would print out a map for use at the walking tour. Mr. Hook noted the walking tour/field study would be a public meeting and would have public notice in case members of the public wanted to attend. Committee members agreed and most members said they planned to attend. 5. Certified Local Government Program (CLG) - Review of Information Related to the Certified Local Government Program (CLG), California Office of Historic Preservation ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes, July 23, 2007 Meeting Page 4 of 5 Jeff Hook explained that the Committee considered participating in this program several years ago and decided not to proceed at that time because of the amount of work involved in applying for the program. He suggested that it may be timelier now because the City is developing a draft historic preservation ordinance and working on a citywide historic survey. Committee members agreed that it may be timely to reconsider the CLG program and asked staff to put it on the August agenda. COMMUNICATIONS: A. Agenda Follow Up and Forecast — Staff Discussion regarding, 1) Stock language for CHC actions; and 2) How the Secretary of the Interior standards apply to Master List and Contributing List historic resources. — Staff Mr. Hook suggested this item be continued to the August CHC agenda; he wanted to work with other staff to develop draft "stock language" for the Committee's review. Item 2 regarding Secretary of the Interior's standards needed additional study and would also be rescheduled for the August or September CHC meeting. 2. Agenda Forecast - Staff Staff provided an agenda forecast for the August meeting. B. Committee Committee member Landwehr felt that the Commission should encourage and/or allow historic plaques to be installed closer to the street where needed for good visibility. She said the City should explain installation options when the plaque is provided to property owners. Committee member Crotser felt some simple graphic sketches could show installation options clearly and simply. There was general discussion about the recent Council decision regarding relocation of the "Logan House" and Committee members asked about reviewing the proposed new site for the house. Mr. Hook explained that the CHC would review plans for relocation from the perspective of whether relocation affected the house's historic status. The Committee would determine whether the property remained on the Master List, changed to the Contributing Properties list or removed from historic listing. Committee member Landwehr asked about the status of the restoration plan for the historic Mancilla-Freitas adobe on Chorro Street. The CHC recommended the plan as part of its action on owner Larry Hoyt's proposed changes/redevelopment of the property. Mr. Hook noted that the applicant had indicated the project was on hold at present, but that when ready, a restoration plan would be referred to the CHC for review and recommendation. ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes, July 23, 2007 Meeting Page 5 of 5 The meeting ADJOURNED to a special meeting on Sunday, August 5, 2007 to take a walking tour of the South Broad Street Corridor Planning Area and identify potential historic resources. the Cultural Heritage Committee on August 27, 2007 Planner g/m i nutes/CHC/2007/7-23-07 ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. MINUTES SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE Regular Meeting of Monday, August 27, 2007 The meeting convened at 5:30 p.m. in the Council Hearing Room, San Luis Obispo City Hall, 990 Palm Street. ROLL CALL: Present: Committee Members, Chuck Crotser, Lynne Landwehr, Dean Miller, Elise Wheeler, and Chairperson Barbara Breska. Absent: John Fowler and Robert Pavlik STAFF: Jeff Hook, Senior Planner PUBLIC COMMENT: None. MINUTES: Minutes of the July 23, 2007 regular meeting were approved on a 5-0 vote (Crotser/Wheeler). PUBLIC HEARING ITEMS: 1. 1746 Chorro Street. CHC 97-07; Request for Mills Act contract for the historic Aston House; R-2 zone; Coritel Artho and Shelby Bentz, applicants. (Brian Leveille) Jeff Hook presented the staff report and Comel Artho, property owner, explained the request. He noted that much of the house's original interior was intact and that they planned to use the Mills Act tax savings to repair and restore the house's historic exterior. Fortunately, there were no serious structural issues with the house. The asbestos shingle roof is still in good condition and they have spare shingles, so he felt the existing roof could remain for the foreseeable future. He noted the original roofing was wood shingle and that he hoped to eventually reconstruct that type of roof. The Committee supported that approach. There was no public comment. Committee members supported the Mills Act request and on a motion by Committee member Crotser, seconded by Committee member Landwehr, the CHC voted 5-0 to recommend the City Council approve a Mills Act contract for the historic Aston House, as described in the draft contract attached to the staff report, subject to these findings: Conservation and Open Space Element program 3.6.2 indicates the City will participate in financial assistance programs such as property tax reduction programs that encourage maintenance and restoration of historic properties. 2. The Aston Home located at 1746 Chorro Street has been recognized as an historic asset in the community by its designation as a Master List Historic Property. As such, maintaining the structure will meet the City's goals for historic preservation listed in policies 3.3.1 through 3.3.5 of the Conservation and Open Space Element. BUSINESS: CHC Minutes, August 27, 2007 Meeting Page 2 2. Certified Local Government Program (CLG) - Review of Information Related to the Certified Local Government Program (CLG), California Office of Historic Preservation (Jeff Hook) Jeff Hook presented the staff report and noted that the CHC had discussed the idea of participating in the State of California CLG program several years ago but had tabled the item because of the amount of work involved developing a historic preservation ordinance, a requirement of the CLG program. He added that the recently -adopted General Plan Conservation and Open Space Element calls for the preparation of a historic preservation ordinance, and that a preliminary draft was being prepared by staff, so that the timing for CLG participation may now be more appropriate. Committee members felt the program could help leverage for historic surveys or preservation projects and that the program could help the City implement its General Plan policies for historic preservation. On a motion by Committee member Crotser, seconded by Chairperson Breska, the CHC voted 4-1 to recommend that once the City has adopted an historic preservation ordinance, the Council approve participation in the Certified Local Government Program and direct staff to proceed with the application process, subject to the following findings: A. Preserving our heritage of historic buildings and places is supported by General Plan policies 3.31 through 3.3.5 of the Conservation and Open Space Element. B. The Certified Local Government Program is operated by the State of California to assist local governments with identifying and preserving historic buildings, and provides benefits to participating local governments in recognition of their commitment to follow state -approved historic preservation standards and procedures. C. The Certified Local Government Program is consistent with General Plan programs 3.6.1 and 3.6.2 in that it will help identify cultural resources and guide the review of new development for consistency with adopted standards, and will help provide financial assistance and incentives for historic preservation. COMMUNICATIONS: A. Agenda Forecast — Staff Staff noted that Committee members were invited to attend the upcoming Advisory Body Training meeting on Thursday evening, September 20, 2007 at the City's Corporation Yard, and gave an agenda forecast for the September 24, 2007 CHC meeting. B. Historic Survey Status Committee members discussed the recent walking tour and survey of the South Broad Street "little Italy" area and asked staff to schedule the item for the September 24`h meeting. It was agreed that Committee member Miller would research the properties' title information and that Committee member Crotser would complete the photographs and get any survey information to ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes, August 27, 2007 Meeting Page 3 staff. C. Committee Committee members discussed historic research on historic property located at 2030 Johnson Avenue, provided by former CHC member and the property's owner, Dan Carpenter. They asked staff to schedule the item for the September 24"' meeting for discussion of a possible historic name change, and also wanted to discuss the possibility of the being able to approve historic name changes, based on persuasive historic documentation, without the need of Council review unless such action were appealed. They also asked that possible changes to the historic plaque program be brought back at a future meeting, with consideration of including Contributing Properties and historic properties that had been lost in the program. Committee members discussed a new book entitled Business History of Higuera Street, by local historian Guy Crabbe, and asked staff to purchase a copy for the CHC historic library. Committee members asked staff to report back at a future meeting on historic signage for the historic Sheriff Hathway house located at 1325 Ella Street, and to check with the owners of the historic Judge's House at 1720 Johnson Avenue on whether the historic plaque on the front wall, adjacent to Johnson Avenue, would be reinstalled. The meeting ADJOURNED at 7 p.m. to the next regular meeting on Monday, September 24, 2007, at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo. the Cultural Heritage Committee on October 22, 2007 Senior Planner g/minuus/CHC2007/5-27-07 ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. MINUTES SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE Regular Meeting of Monday, September 24, 2007 The meeting convened at 5:30 p.m. in the Council Hearing Room, San Luis Obispo City Hall, 990 Palm Street. ROLL CALL: Present: Committee Members Chuck Crotser, John Fowler, Lynne Landwehr, Dean Miller, Elise Wheeler, Chairperson Barbara Breska and Vice Chair Robert Pavlik Absent: None STAFF: Phil Dunsmore and Michael Codron, Associate Planners, Jeff Hook, Senior Planner and Kim Murry, Deputy Director PUBLIC COMMENT: Jim Bergman, Associate Planner for the City of Arroyo Grande, introduced four members of that city's Historical Resource Committee. Committee members were interested in learning how the Cultural Heritage Committee (CHC) conducted its meetings and the issues discussed. Chairperson Breska welcomed the visitors and thanked them for attending the meeting. PUBLIC HEARING ITEMS: 958 Pismo Street. ARC MI 128-07; Review of 2 new residential units behind a contributing historic duplex; R -3-H zone; Steven Saldo, applicant. Phil Dunsmore presented the staff report and described the project. Architect Tom Brajkovich and property owner Steve Saldo distributed revised architectural plans and explained the project changes made in response to the staff report. He noted the project had been redesigned for architectural compatibility with the existing historic duplex on the site and with the neighborhood. During the public hearing, Jason Oppler and Ed Salas asked the architect to explain building design details. CHC members supported the design changes and felt remaining design details could be resolved with staff. They encouraged the applicant to retain sustainability features that were in the previous design as part of the "craftsman -style" redesign. On a motion by Committee member Crotser, seconded by Committee member Fowler, the Committee voted 7-0 to determine that as revised, the proposed project is consistent with the Historic Preservation Program Guidelines and compatible with the Old Town Historic District, and referred the project to the Community Development Director for action on the architectural review application. 2. Downtown Core. TA 50-06; Consideration of proposed revisions to the Community Design Guidelines to address site and building design for taller buildings in the Downtown Core; City of San Luis Obispo, applicant. (Michael Codron) Michael Codron presented the staff report, explained the proposed update to the Community Design Guidelines and presented slides that illustrated the design principles involved. During the public hearing, Dan Carpenter explained that the City's Planning Commission (of which he's CHC Minutes, September 24, 2007 Meeting Page 2 currently a member) had recommended that all historic properties be protected in the recently adopted building height ordinance, but that the final ordinance did not include the recommended wording as a requirement. He urged the Committee to ensure that the Inventory of Historic Resources was updated, accurate and maintained current. Committee members reviewed the draft guidelines line by line, noting any desired changes by consensus. On page 2 of Attachment 5 to the agenda report, Committee members unanimously recommended that line l.b. be revised to read: "For new projects adjacent to buildings included on the City's Inventory of Historic Resources there shall be a heightened sensitivity to the mass and scale of the historically significant buildings." On a motion by Committee member Pavlik, seconded by Committee member Crotser, the Committee voted 7-0 to forward a recommendation to the Architectural Review Commission to endorse the Draft Community Design Guidelines Update, with a revision to Section 4.2.13. Lb as follows: 4.2.B.l.b. : "For new projects adjacent to buildings included on the City's Inventory NRrAf bi-Ar of Historic Resources there shall be a heightened sensitivity to the mass and scale of the historically significant buildings." DISCUSSION ITEMS: 3. 2030 Johnson Avenue. New historic documentation and possible historic name change for the historic Old San Luis Obispo High School Home Economics classroom. Dan Carpenter, owner. Property owner Dan Carpenter explained that he had done additional historic research that shows his property's construction date and historic name, as shown in the property's historic inventory and plaque, are incorrect. He noted that the building date should be 1908, not 1915 as suspected from county records, and that the historic name should read: "Old San Luis Obispo High School Classroom", instead of "Old San Luis Obispo High School Home Economics Building." Committee members concurred with the accuracy and relevance of the new historical information and supported the change to the building date and historic name. On a motion by Committee member Wheeler, seconded by Committee member Miller, the Committee voted 7-0 to receive the historic information and direct staff to include it in the property's historic file, and to update the property's date and historic name accordingly. 4. Citywide. Historic plaques for Contributing and Master List Historic Properties Discussion of design and placement alternatives. This item was continued to the Committee's October 22, 2007 meeting. 5. Video Presentations: ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes, September 24, 2007 Meeting Page 3 Jeff Hook presented a DVD entitled : "The Secretary of the Interior's Standards for Rehabilitation: Interpretation and Application." The Committee asked to see the second DVD in the series, "Historic Windows: Preservation Techniques," at the October CHC meeting. COMMUNICATIONS: A. Agenda Forecast — Staff Mr. Hook provided an agenda forecast for the October CHC meeting. He also showed plans of a remodel of a contributing historic property at 1265 Mill Street, and noted that the owners had replaced the house's original windows with new metal clad windows and made several other changes. He explained that the project had not come before the .CHC because when building permit plans were submitted to the City, the exterior design changes appeared "architecturally insignificant" and were approved by staff. In retrospect, staff felt the remodel should have been reviewed by the CHC, but felt the as -built changes were acceptable. Committee members agreed with staff s approach at this point, and noted that historic window changes were particularly important and suggested staff take special note of this in the future. B. Historic Survey Status There was no discussion or action on this item. C. Committee The meeting ADJOURNED at 8:00 pm to the next regular meeting on Monday, October 22, 2007, at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo. by the Cultural Heritage Committee on October 22, 2007 Planner g/minutes/CHC2007/9-27-07 ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. MINUTES SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE Regular Meeting of Monday, October 22, 2007 The meeting convened at 5:30 p.m. in the Council Hearing Room, San Luis Obispo City Hall, 990 Palm Street. ROLL CALL: Present: Committee Members Chuck Crotser, John Fowler, Lynne Landwehr, Dean Miller, Elise Wheeler, Chairperson Barbara Breska and Vice Chair Robert Pavlik Absent: None STAFF: Pam Ricci and Jeff Hook, Senior Planners PUBLIC COMMENT: David Brodie, 873 Chorro Street, expressed concerns that there was a "prevailing attitude" that historic buildings don't matter. He stated that historic buildings enhance the City's economy by promoting tourism, and added that by its actions, the CHC can underscore the value of historic preservation with the public and the City Council. Luther Bertrando, 267 Foothill Boulevard, said that the Historical Preservation Program Guidelines needed to include a definition of the term "historic district." MINUTES: On a motion by Committee member Crotser, seconded by Committee member Miller, the minutes of the August 27`h regular meeting was approved on a 7:0 vote,. PUBLIC HEARING ITEMS: 1. 871 and 879 Islay Street. ARCMI and ER 8-06; Proposed rehabilitation of a contributing historic building and construction of 3 new dwelling units in the R -2-H and R -3-H zones in the Old Town Historic District; R -2-H zone; Mike McNamara, applicant. Jeff Hook presented the staff report and described the project. Architect Ernie Kim and property owner Mike McNamara explained the project and noted that the rehabilitated house will be on a raised foundation in its new location on the lot; the three new houses will be on a slightly raised slab foundation. During the public hearing, Paula Carr asked for information on the building that had been demolished to accommodate this project. The architect noted that the single -story, 400- 500 square foot house was an outbuilding and was not historically listed. Mr. Hook noted that the CHC had reviewed and supported. the demolition request at a public meeting in 2006. CHC members supported the project and agreed with the staff recommendation action as outlined in the staff report. On a motion by Committee member Crotser, seconded by Committee member Fowler, the Committee voted 7-0 to refer the project to the Community Development Director for action on the architectural review application with a recommendation to approve the Initial Study (ER 8- 06) and development plan (ARC MI 8-06), subject to the following findings and recommended conditions: CHC Minutes, October 22, 2007 Meeting Page 2 1. The proposed construction is architecturally compatible with the Old Town Historic District and consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties Conditions 1. The Contributing historic building shall be incorporated into the project consistent with the Secretary of Interior Standards for the Treatment of Historic Properties, and with Conservation and Open Space Policy 3.3.4, and shall not be demolished or relocated off-site. 2. The proposed addition at the rear of the Contributing structure shall be consistent with the building's architectural details and materials, including siding material, window style and trim and roof pitch and materials. 3. No changes to the size, location, material or architectural style of the existing windows on the Islay Street (North Building Elevation) shall be made. Any new or replacement windows on the building, including the proposed addition, shall be matching wood frame double -hung windows. 4. The building's existing narrow wood clapboard horizontal siding material shall be maintained. The addition proposed at the rear of the structure shall have. matching narrow wood clapboard horizontal siding material. Any replacement siding material on the building shall match the original wood clapboard horizontal siding. 5. The new gable end detail proposed on the existing building and addition on the north and south elevations shall be removed. Following the conclusion of discussion of Item No. 1, Committee member Fowler recused himself due to a potential conflict of interest. 2. Morro Street and 847 & 877 Palm Street. ARC 69-05; Review of Chinatown mixed-use project and the Cultural Resources section of the project's Environmental Impact Report; C- D -H zone; SLO Chintatown LLC, applicant. Pam Ricci presented the staff report and gave a slide presentation outlining the project scope and character, including land uses, historic properties and access points. She also summarized project changes made since the Committee's last review of the project in January 2007. Architect Mark Rawson gave a detailed slide presentation, describing the project details and explaining the design changes they'd made to give the project a more unique and distinctive architectural character to reflect the Chinatown Historic District. Chairperson Breska opened the public hearing and several speakers addressed this item: ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and. activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes, October 22, 2007 Meeting Page 3 Alex Gough, 964 Chorro Street, showed large format photographs of the historic Blackstone Hotel and Sauer Bakery buildings as they appeared the late 1800s and early 1900s, before they had been remodeled to accommodate street widening. He encouraged the Committee to promote "adaptive reuse" of historic buildings rather than demolition. David Brodie questioned how the rooftop pool could be included without some type of "edge" along the top of the building, and wondered how that would be architecturally integrated into the building's design. He felt the pitched roofs shown on several buildings were out of character with the Downtown's character and that it looked more like "Santa Barbara" than a unique building of San Luis Obispo. He suggested that buildings facing Palm Street should reflect a Chinese architectural influence. Craig Smith, 890 Monterey Street, stated that he applauded the changes in the project's architectural design, but was still concerned that the project would block second -story windows on the Feliciano Building, at the west corner of Monterey and Morro Streets. He noted that would affect the livability of offices on the second floor and asked them to revise the project to avoid blocking their windows. Elizabeth Abrahams, 375 San Miguel Avenue, was disappointed in the project design and felt the project design should more accurately represent the cultural/ethnic historical groups that lived and worked in this neighborhood. She felt the project's design looked too much like a Santa Barbara building and was not unique to San Luis Obispo. Bob Vessely, 743 Pacific Street, generally supported the project but felt the project design should not emulate the "blank faoade" of the Blackstone Hotel as it exists today, but rather the richer, more detailed architecture of the Quintana Block building that existed before being remodeled into the Blackstone Hotel. He felt the proposed building at the corner of Monterey and Chorro "turned its back" on the Old Mission, and that the project needed to be "opened up" with a more prominent entry facing Mission Plaza. He felt the historic Sauer Bakery Building needed to be saved, as required by the City's own general plan policies. He felt that "overriding considerations" under the California Environmental Quality Act (CEQA) did not offset the loss of community value that would result from demolishing the historic Sauer Bakery building. He added that the project needed to be planned so that archaeologists had sufficient time to do their work, since other City projects (like the Palm Street Parking Garage) had not allowed sufficient time to retrieve and protect cultural resources. Fred Collins, representing the Northern Chumash Tribal Council, spoke in support of the project and with the cooperation they had received in working with the applicant and staff. Betsy Bertrando, 267 Foothill Boulevard, agreed with Bob Vessely. She didn't agree with the architectural treatment of the proposed Monterey and Chorro Street corner, but felt the proposed Palm Street faoade had improved. She was concerned with the project's effect on the adjacent adobe buildings due to vibration during construction. NI The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes, October 22, 2007 Meeting Page 4 Paula Carr, 615 Lawrence Street, felt it was a nice project, taken alone, but that it didn't "fit" in the Downtown historical context. She suggested that Chinatown and Downtown had a significant number of wood frame buildings and felt these needed to be reflected in the project design. She added the Sauer Bakery building was the town's historic heart, and that this project would take it out. Chairperson Breska closed the public hearing and the Committee discussed the project and asked questions of the applicant and staff. Committee member Miller liked the project but added "the Devil's in the details", and was concerned with the quality of the building construction and architectural details, such as the wrought iron balcony railings. He wanted to see the Blackstone Hotel corner entry "opened up", similar to the technique used at the historic Sinsheimer Store. He felt the Sauer Bakery building was derelict and probably okay to sensitively demolish. Committee member Crotser liked the project changes in general and generally concurred with the staff recommendation. He agreed with demolition of the four of the five buildings noted, but felt the Sauer Bakery should be preserved, if feasible. He felt the design of the Chorro/Monterey building should "go back" to the original architectural richness of the Quintana Block building. He sees the comer building treated differently; more active and with more architecturally interesting. He felt the historic Sauer Building lacked integrity but wants to somehow keep the interior bakery "feeling" and historic features. Committee member Landwehr was concerned about the precedent created by removing historic buildings without first having documentation showing that it was not feasible to rehabilitate the buildings. She felt the Committee needed an independent analysis of the condition and rehab feasibility for the four historic buildings proposed for demolition, Committee member Wheeler could not support demolition of the four historic buildings without a detailed rehabilitation feasibility analysis. She felt the project's design looked vaguely historic but lacks character and compatibility with the Downtown Historic District. She was concerned that new Downtown development was all beginning to look the same. Committee member Pavlik felt the Committee needed to be careful with its recommendations. He agreed with Committee member Wheeler that a feasibility analysis was needed to determine whether adaptive reuse was possible, as provided in City policies. He felt that the integration of new and old materials on buildings needed to be analyzed and that reuse of the historic Sauer Bakery oven should be considered. He liked the idea of reuse of the Shanghai Low neon sign. He added that the CHC should advocate saving as much historic fabric as possible. Methods for curation and display of cultural resource materials uncovered at the site needed to.come back to the Committee. Chairperson Breska agreed with most of the other committee member comments. She agreed that the Blackstone Hotel shouldn't necessarily be emulated in the project's design. She could support a more contemporary style. On a motion by Committee member Crotser, seconded by Committee member Miller, the Committee voted 5:1 (Wheeler) to recommend to the ARC that the revised, reduced -scale project ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes, October 22, 2007 Meeting Page 5 be approved including proposed building demolitions at 861-863 Palm Street (Shanghai Low), 886 Monterey Street (Bello's) and 955 Monro Street (City offices), based on the following findings, and with the consideration of the following directional items to address various project components. Findin¢s 1. Given that both Contributing and Master List historic resources are proposed for demolition within the project scope, the City determined that the project would result in significant impacts to historic resources, and for this reason and other potentially significant impacts in other environmental issue areas on the initial study checklist, required that an Environmental Impact Report (EIR) be prepared. 2. While mitigation measures are proposed to lessen the environmental impacts associated with the loss of significant historical resources, the EIR has determined that the project, as proposed, will result in significant and unavoidable environmental impacts to Cultural Resources, 3. The economic, social, and other benefits of the proposed project set forth below would outweigh the unavoidable impacts associated with the loss of significant historical resources. The proposed project would: a. In conformance with the City's General Plan policies and community goals, maintain and enhance the downtown area as the commercial and social center of the City by converting surface parking lots to more economically productive uses; b. Provide expansion space for existing businesses and opportunities for new businesses to locate in the downtown area by creating new retail, restaurant and office space; c. Include an on-site, private subterranean parking structure to provide adequate off-street parking to meet the demand of on-site uses; and d. Provide housing downtown interspersed with commercial uses to help balance jobs and housing in the community. 4. Proposed buildings are architecturally compatible with the surrounding area, based on the following: a. The proposed materials, form, style and windows of the proposed building will promote the character of the existing historic structure and add to the historic character of the surrounding neighborhood. b. The scale and siting of the proposed building is appropriate for the Downtown Commercial zoning of the site and consistent with City property development standards for height and setback. 5. Consistent with Conservation and Open Space Element Policy 3.5.1, the proposed archaeological mitigation measures included in the EIR will protect archaeological resources on the site consistent with the City's Archaeological Preservation Program Guidelines. Directional Items ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes, October 22, 2007 Meeting Page 6 1. Consistent with Mitigation Measure No. MM CR -4, provide details to the approval of the ARC on how the Sauer Bakery ovens will be rebuilt and incorporated into the project. 2. Consistent with Mitigation Measure No. MM CR -5, provide additional information on how the Shanghai Low Restaurant sign will be restored and where it will be incorporated into the project. 3. Consistent with Mitigation Measure No. MM CR -1.c.2, provide information on how curation and display space will be incorporated into the project. 4. Prepare a detailed rehabilitation feasibility analyses on the Blackstone Hotel building (984- 986 and 840-842-844 Monterey) and the historic Sauer Bakery Building (848 Monterey Street) to return to the Cultural Heritage Committee prior to City Council review. 3. 956 Monterey Street. ARC 131-06; Review of new mixed-use building; C -D -H zone, Copeland Properties, applicant. Pam Ricci presented the staff report and architect Mark Rawson gave a slide presentation describing the project. Under public comment, Bob Vessely asked the Committee to include a condition of approval requiring archaeological investigation of the site prior to construction. He noted that excavations on the adjacent lot for the new City parking structure and offices produced some significant historic artifacts. Hearing no further comments, Chairperson Breska closed the public hearing. Commissioners supported the project and after a brief discussion, and on a motion by Committee member Crotser, seconded by Committee member Pavlik, the Committee voted 5-0 to recommend to the Architectural Review Commission (ARC) that the project be approved, based on the following findings, and subject to the following conditions being addressed in plans submitted for final ARC review: Findin s 1 The building materials, style, character, and form of the new structure at the intersection of Monterey and Morro Streets promotes the architectural character, style, form, and materials of the existing historic district and complements the character of the surrounding buildings and area. 2 The project is consistent with standards contained in the City's Community Design Guidelines for the downtown, which encourage projects that are pedestrian -oriented, and have proportions and design details that complement surrounding structures. 3 The project is categorically exempt from environmental review (CEQA Guidelines, Section 15311). Conditions 1. Plans shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Windows systems shall be wood or wood -clad composite materials with true divided lights. Vinyl or aluminum windows are prohibited. ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes, October 22, 2007 Meeting Page 7 2. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. 3. Plans shall show a deeper recess for the main building doors of the Monterey Street elevation of at least 2-4 feet in depth. 4. Plans shall clearly show the depth of molding features, final finish and storefront details for the proposed wood paneling sections. 5. A colors and materials board with actual materials samples shall be submitted. 6. The bike storage rack locations should be reconsidered to avoid conflicts with pedestrians, to the approval of staff. 7. The applicant shall provide an archaeological investigation of the site, following policies in the City's Archaeological Resource Preservation Program Guidelines and . shall be responsible for curation costs, to the approval of the Community Development Director. DISCUSSION ITEM: 4. 720 Upham Street. Request for Master List nomination. Jeanne Kinney, Applicant. Jeff Hook presented the staff report, noting that from the information provided by the property owner, it did not appear that the property met eligibility criteria for adding the property to the Master List of Historic Resources. The property owner, Jeanne Kinney, responded to the staff report and asked for Committee direction on historic research. Committee member Landwehr suggested that Ms. Kinney research historic connections between the Silva family — the house's former occupants — and their role and importance in the community. Committee member Pavlik agreed, and felt more historical documentation was needed to show how this project would meet the adopted eligibility criteria. He felt it may be difficult for this property to meet the eligibility criteria. The Committee took no action on the item. Due to the late hour, the Committee continued discussion items 5 and 6 to the November 26, 2007 CHC meeting. The meeting ADJOURNED at 9:30 pm to the next regular meeting on Monday, November 26, 2007, at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo. These minutes were approved by th ultural Heri ge conmittee on November 26, 2007 s/ Jeff Hook, Senior Planner ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. MINUTES SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE Regular Meeting of Monday, November 26, 2007 The meeting convened at 5:30 p.m.. in the Council Hearing Room, San Luis Obispo City Hall, 990 Palm Street. ROLL CALL: Present: Committee Members Chuck Crotser, John Fowler, Lynne Landwehr, Dean Miller, Elise Wheeler, Chairperson Barbara Breska and Vice Chair Robert Pavlik Absent: None STAFF: Kevin Waldron, Planning Intern, Phil Dunsmore, Associate Planner, Pam Ricci and Jeff Hook, Senior Planners, and Kim Murry, Deputy Director of Long -Range Planning. PUBLIC COMMENT: Paula Can-, 615 Lawrence Drive, expressed concerns about the dilapidated condition of the historic Milestone Motel Inn at 2223 Monterey Street. She noted much of the original hotel had been demolished and that what remained was in poor condition due to exposure to the elements. She added that the historic Old Gas Works building at 280 Pismo Street was tagged with graffiti and was for sale. She was concerned about damage and possible loss of both historic structures. David Brodie, 873 Chorro Street, recommended that the CHC broaden its analysis to include adaptive reuse, and to identify opportunities where this technique might be more appropriate than demolition of an historic resource. MINUTES: On a motion by Committee member Crotser, seconded by Committee member Pavlik, the minutes of the October 22, 2007 regular meeting were approved on a 7:0 vote. Chairperson Breska recused herself due to a potential conflict of interest and left the hearing room. Vice -Chair Pavlik assume the role of meeting chairperson. PUBLIC HEARING ITEMS: 1. 1333 Mill Street. CHC MA 143-07; Request to change the property's historic designation from "Contributing" to "Master List" and request for a Mills Act Historic Preservation Contract; R -2-H zone; Pierre & Terri Rademaker, applicants. Jeff Hook presented the staff report and described the request. He noted that staff felt this was a prominent and attractive Contributing historic property in the Mill Street Historic District, but that without further information, it was not clear how the property met eligibility criteria for nomination to the Master List of Historic Resources. Pierre Rademaker, property owner and applicant explained that since purchasing the property several years ago, he has been "unremodeling" the house to remove architecturally incompatible work done in the 1950s and 1960s and return to what is believed to be its original architectural character. He acknowledged that, as stated in the staff report, there are no photographs or plans to document the house's original appearance. He briefly discussed the history of the house's designer, Theodore Maino, and its builder, William J. Smith, CHC Minutes, Noverimber 26, 2007 Meeting Page 2 and noted both were locally important. He described one of the house's early residents, Warren Burch, appointed City Engineer for the City of San Luis Obispo in 1915 and who later served as County Engineer and Deputy County Surveyor. Vice -Chair Pavlik opened the public hearing. There was no public comment, and he closed the public hearing. Committee member Crotser felt the house was a pretty strong candidate for the Master List in Eligibility Categories II (items 1 and 2) and V (item 2). Committee member Landwehr agreed, adding that she would like the applicant to prepare a brief letter detailing how the propery met these eligibility criteria. Committee member Wheeler also agreed the property met eligibility criteria if it is looked at "holistically." Committee member Fowler felt more information was needed before he could be comfortable supporting reclassification to the Master List. Committee member Miller gave a brief background on the Maino Family and on William Smith. He felt the applicant presented a strong case for reclassification and for inclusion in the Mills Act Program. Committee member Pavlik agreed that the property was a good candidate for the Master List, but felt the property's association with the "History — Persons" criterion was weak. After a brief discussion, on a motion by Committee member Crotser, seconded by Committee member Miller, the Committee continued the item to a date uncertain with direction to the applicant to return with detailed information on how the property meets Eligibility Category V, Items 2 and 3, and to provide documentation on the garage and the house's interior. The motion carried, 6-0-1 (Chairperson Breska absent). Chairperson Breska returned to the meeting. 2. 1010 Broad Street, ARC 111-02; Review the proposed demolition of the Art Center building and reconstruction of a larger facility in the Downtown Historic District; PF -H zone; San Luis Obispo Art Center, applicant. Phil Dunmore presented the staff report and stated that based on the proposed architectural design, the project was not consistent with cultural heritage policies in the General Plan Conservation and Open Space Element and with the Historical Preservation Program Guidelines for new development in a historic district. Art Center Chairperson Karen Kyle and Board Member Bruce Fraser presented slides showing renderings of the proposed building and described the history and purpose of the project. Chairperson Breska opened the public hearing. Pierre Rademaker, and Joe Kourakis, 1577 Tanglewood, supported the proposed design. Dan Krieger, historian and former CHC member, also supported the project design. Hearing no further comment, Chairperson Breska closed. the public hearing. Committee member Miller said the proposed building's massing, per se, didn't bother him, but that he did not support the overall design. He felt a contemporary design that was more compatible with the historic setting was possible for the Art Center. Committee member Crotser felt architectural contrast can strengthen historic building character and that the juxtaposition of contemporary and ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes, November 26, 2007 Meeting Page 3 historic buildings can be effective. He gave examples of such contrasts in Washington, D.C. He felt a high quality building was essential at this location, and that architectural details will "make or break" the building. Overall, he supported the design approach,, but expressed concern about the curtain wall and the storefront on the back and wanted more details on the details. Committee member Landwehr was concerned with the proposed building's height, mass and scale compared with the historic Carnegie Library across the street. Committee member Wheeler agreed with Committee member Crotser and liked the project. Committee member Pavlik liked the building design and materials, but felt the design was not consistent with City policies on projects in historic districts. He also liked the Old Mission, Carnegie Library and San Luis Obispo Creek and felt the initial placement of a building at this creekside location was a mistake. He noted that citizens are concerned about the changing character of Downtown, and questioned whether there was another, better Downtown location for the Art Center which would meet multiple City objectives. It would allow the site to go back to a more natural condition as homage to the Creek and resolve the historic compatibility issue. Chairperson Breska said the City has policies on new development in historic districts and questioned the point of designating historic districts if we were not going to follow the policies. She felt the glass in the project helped to mitigate the massing and historic compatibility problems and liked the project but felt "tom" in terms of historic compatibility. Committee members Pavlik and Miller felt that redesign of the building was needed to better reflect the site's historic context, but weren't looking for a faux mission or fake historic building. Committee member Landwehr felt that the Art Center location was good for visitors and enhanced the Downtown with a variety of experiences within walking distance. She expressed concern about not being able to see the proposed building in context with the existing historic buildings and wanted to see graphics with views from different vantage points (for example, from Chorro Street, looking across the Mission and Plaza areas toward the Carnegie Library and proposed Art Center building. She was concerned with the precedent that might be set approving such a contemporary architectural design in an historic district. On a motion by Committee member Pavlik, seconded by Committee member Crotser, the Committee determined that revised project drawings will be required to make a recommendation to the Architectural Review Commission, and that the project design should: 1) include specific changes to more closely address issues raised in the staff report relating to General Plan and Historic Preservation Program Guidelines compliance, 2) better reflect the project's setting and place in City history, and 3) include graphics showing the integration of the project with its neighborhood. The motion carried, 7-0. 3. 785 High Street and 2015 Santa Barbara Avenue. ARC 100-07; Review a mixed-use project with eight residential units and ground floor commercial space in the Railroad Historic District; C -S -H zone; Sally Quaglino, applicant. Kevin Waldron presented the staff report and gave a brief slide presentation. The applicant's representative, Scott Lathrop, responded to the staff report and agreed to the staff report's recommended conditions calling for true divided -lite windows, vertical alignment of windows and columns, and smooth -textured exterior plaster. Chairperson Breska asked if the small house at 783 High Street proposed for demolition could be relocated and photo -documented. Mr. Waldron noted that the City's Demolition and Building Relocation Regulations require that buildings like this one, that were not historically designated but over 50 years old must be advertised three times over a 90 - The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes, November 26, 2001 Meeting Page 4 day period as being available for relocation, and must be photo -documented inside and out. In response from Committee member Wheeler, Jeff Hook noted that staff had researched the property's history based on the information available in the CHC library and did not find information indicating the property was historically significant. A listing of the property's owners, or "chain of title", is one piece of information that was not available but that is often included in historic research. He added that based on age and its architectural design, the CHC could consider nominating the property as Contributing in the Railroad Historic District. Committee member Wheeler would like to see a chain of title prepared and was concerned the historic research seemed "light" for this property. Committee member Crotser felt the house may have been overlooked in the 1983 citywide historic survey. Chairperson Breska observed that the house had structural issues and that the front porch and house were leaning. Chairperson Breska opened the public hearing. There was no public comment, and she closed the public hearing. On a motion by Committee member Crotser, seconded by Committee member Wheeler, the Committee found that the buildings to be demolished do not meet eligibility standards for historic listing, and recommends the ARC approve the proposed demolitions and project, subject to the following findings and recommended conditions. Findings: 1. As conditioned, the proposed colors, materials and architectural details of the building are consistent with the architectural guidelines contained within the Railroad District Plan. 2. The project is consistent with the City's Historic Preservation Program Guidelines because the architectural style of the building has similar details to the Southern Pacific Railroad Depot and supports the historic character of the Railroad District. 3. The proposed buildings to be demolished do not meet eligibility standards for historic listing. 4. The proposed mix of residential and commercial uses is consistent with land use patterns discussed in the Railroad District Plan that promote developments that allow people to live near work places and services. Recommended Conditions: The siding proposed on the building shall be smooth cement plaster, consistent with Sheet DP3 of project plans. 2. The pillars between the first and second levels on the east building elevation (Santa Barbara Avenue facing) shall be aligned, as feasible, subject to the approval of the Community Development Director. 3. The proposed windows on the 2nd level that show divided lights shall be "true" divided ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes, November 26, 2007 Meeting Page 5 light windows, subject to the approval of the Community Development Director. 4. The Applicant shall provide a chain of title property owner listing as part of photo- documentation for 783 High Street, to the approval of the Community Development Director.. The motion carried, 7-0. Committee member Fowler recused himself due to a potential conflict of interest and left the meeting. 4. 840, 8429 844 & 848 Monterey Street and 984 & 986 Chorro Street. ARC 69-05; Review building condition reports and structural analyses for the Blackstone Hotel and Sauer Bakery buildings related to the proposed Chinatown mixed-use development project in the Downtown Historic District; C -D -H zone; SLO Chinatown, LLC, applicant. Pam Ricci presented the staff report and provided copies of correspondence from four members of the public: Richard Schmidt (supports retention of the two structures); Bob Vessely (Indicates adaptive re -use hasn't been adequately explored); Jim Lopes (general comments about the lack of Chinese motif in the development and concern about display of artifacts discovered during construction); and Betsy Bertrando (indicates a detailed evaluation of feasibility had not been done and that economics of restoration alone shouldn't prevail. as a reason to demolish the buildings). Architect Mark Rawson gave a slide presentation showing the condition of the Blackstone Hotel building and the historic Sauer Bakery building. He noted that both buildings had been modified over time and appeared to have significant structural damage due to weathering and deferred maintenance. Laura Luker, architect and Bary Price, archaeologist, were also present, representing the applicant. Chairperson Breska opened the public hearing. Dan Krieger, 662 Islay Street, historian and former CHC member urged the Committee to preserve the historic building facades of the Blackstone Hotel building and historic Sauer Bakery building as a "gift to the street." He briefly described the historic role of the Sauer Bakery and felt the memories and historic roles of the buildings must be commemorated at all costs. Alex Gough, 964 Chorro Street, showed photos of the two buildings as they looked in the early 20th century, as the "Quintana Block" building at the corner of Monterey and Chorro, and the original Sauer Bakery building. He noted he was in favor of the project but felt that to make this the best project possible, these two buildings must be preserved since the grounds to demolish them were not justifiable. David Brodie read a statement by Professor Randall Cruikshanks recommending the buildings be preserved and adaptively reused, and Mr. Brodie added his own statement about the importance of preserving the buildings as a critical part of Downtown's urban character and sense of place. He added that the CHC needs to lend its support and guidance to developers to help preserve historic buildings. Mr. Brodie also spoke on behalf of Joe Koura.kis who felt the buildings should be saved and adaptively reused. Boz Schrage,1167 Marsh Street, owner of an historic residence and former CHC member, urged the CHC to be very deliberate and base its decisions on historic significance and not on economic feasibility. He indicated that the vitality of Downtown and its sense of historic character are interrelated and asked the Committee to preserve Downtown's historic character. Allan Cooper, 756 Broad Street, noted ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes, November 26, 2007 Meeting Page 6 that he had restored a house in worse condition than shown in the slides of the historic buildings, and on a very limited budget. He felt the lifecycle costs of preservation vs. demolition were not being considered. He emphasized that historic preservation is a "Green Building" strategy in that it saves energy and materials and reduces pollution and waste. Pete Evans questioned the accuracy of the applicant's reports, and noted that although he didn't support the Chinatown Project, he wanted to see the historic buildings preserved either way. He agreed with Allan .Cooper. He felt the City was becoming "Wal-Mart style" and was losing its unique character. Elizabeth Abrahams, 335 San Miguel, said that although the CHC had asked for a detailed rehabilitation study at its last meeting, she saw no evidence that that study had been provided. She asked why the City appeared to be rushing to take an action. Bruno Giberti, 3981 Hollyhock, architectural historian and former CHC member, observed that the two buildings' historical significance was not under debate. The main question was whether it was structurally or financially feasible to rehabilitate them. However the questions of structural or economic feasibility had not been adequately addressed by the applicant.. No pro forma was provided to allow a rational evaluation. He felt the City needs to "raise the bar" on documentation required to evaluate demolition vs. adaptive reuse. He added that he supports the Chinatown project, but felt it should build on the Downtown's "tom historic fabric." These buildings are part of the City's urban character. Christopher Yip, architectural. historian with expertise in Chinese-American history, said that based on the pictures and reports provided by the applicant, one must assume that the historic buildings are restorable. Their size and scale represent the historic development and urban fabric of Downtown. Joe Abrahams, 335 San Miguel, felt that preserving cultural integrity is critical to maintaining Downtown's economic integrity. These two buildings can serve as anchors for the revitalization of Downtown's character. Bob Vessely, 743 Pacific Street, noted that the "detailed feasibility analysis" requested by the Committee had not been provided. He added that past structural reports on the buildings had determined they were feasible to rehabilitate. He noted that some of the holes in floors and walls shown in the slides of the Blackstone Hotel were ones he had made to do a previous structural evaluation. Paula Carr noted that the Copelands had purchased these properties knowing they were un -reinforced masonry buildings and subject to seismic retrofit requirements. She felt one of the her biggest regrets as a former CHC member is allowing the demolition of the historic Loobliner Building and urged the Committee not to repeat that mistake. She felt the buildings could be preserved. She also noted that the applicant could take advantage of the Historic Building Code to address some of the concerns being expressed with adaptive reuse of the buildings. Hearing no further comment, Chairperson Breska closed the public meeting. Committee member Landwehr said she was convinced the buildings could and should be saved. We should not repeat the Loobliner Building mistake. Committee member Wheeler agreed with Committee member Landwehr and added that the information provided was not adequate to determine rehabilitation feasibility. Committee member Pavlik felt these structures possessed historic significance and that based on the Secretary of the Interior Standards, these buildings should be adaptively reused. This is what the City's General Plan calls for. Committee member Miller can't support the findings in the staff report to allow building demolition. He felt the Committee's charge was to preserve historically significant buildings, and that it's not a question of cost, but rather a question of value. Committee member Crotser appreciated the public comments and noted that he had a dilemma in determining how much historic fabric was left in these buildings to enable adaptive reuse. He felt more thorough analysis of the feasibility to rehabilitate these buildings was ® The. City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes, November 26, 2007 Meeting Page 7 needed before the CHC took action. He felt the Blackstone Hotel building might need "reconstruction" to preserve it. Chairperson Breska felt the CHC did not get sufficient information to complete its review of the demolition request of these two buildings. Committee member Pavlik explained that as part of his motion, he anticipated that the applicant would do a detailed structural and economic feasibility analysis and that the CHC would eventually see the results. Consequently, he did not feel it was necessary to continue the project for more information. On a motion by Committee member Pavlik, seconded by Committee member Wheeler, the Committee supported the preservation and rehabilitation of the Blackstone Hotel building and the historic Sauer Bakery building, their adaptive reuse and incorporation into the Chinatown Project. The motion carried, 5-1 (Crotser), with Committee member Fowler absent. Committee member Fowler returned to the meeting. COMMUNICATIONS: A. Agenda Forecast — Staff Staff gave a brief agenda forecast for the December 17, 2007 CHC meeting. Staff asked the Committee to consider several possible dates for a CHC retreat early next year. Committee members felt February 11 th or March 10th, 2008 would be suitable dates. Due to the lateness of the hour, the Committee decided to continue the remaining agenda items to the December 17th meeting. B.. Historic Survey Status C. Committee The meeting ADJOURNED at 10 pm to the next regular meeting on Monday, December 17, 2007, at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo. These minutes were approved by the Cultural Heritage Committee on December 17, 2007 g/minutes/CHC2007/I 1-26-07 ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. MINUTES SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE Regular Meeting of Monday, December 17, 2007 The meeting convened at 5:30 p.m. in the Council Hearing Room, San Luis Obispo City Hall, 990 Palm Street. ROLL CALL: Present: Committee Members Chuck Crotser, John Fowler, Dean Miller and Chairperson Barbara Breska. Absent: Committee members Wheeler, Landwehr and Pavlik. STAFF: Jeff Hook, Senior Planner MINUTES: On a motion by Committee member Miller, seconded by Committee member Crotser, the minutes of the November 26, 2007 regular meeting were approved on a 4:0 vote. DISCUSSION ITEMS: 1. City wide. Historic plaques for Contributing and Master List Historic Properties: Discussion of design and placement alternatives. (Jeff Hook) Jeff Hook presented the staff report which recommended that Committee members discuss key questions and design options for historic plaques. He noted that former CHC member Dan Carpenter had surveyed various cities for ideas on historic plaques and his findings and recommendations were attached to the staff report. Dan Carpenter, 2030 Johnson Avenue, explained his recommendation and encouraged the Committee to include Contributing Properties in the historic plaque program. Committee member Miller supported keeping the existing historic plaque design but using it for Contributing Properties, with a new bronze style plaque used for Master List properties. Chairperson Breska supported the use of bronze historic plaques for Master List properties and felt that a property's date of construction should be in the largest print on the plaque for emphasis. Committee member Fowler supported including Contributing Properties in the historic plaque program, and wanted staff to return to the Committee with standards for plaque placement and design. He felt many Master List property owners would prefer a high quality bronze plaque to the current painted aluminum plaque and would be willing to pay for the upgrade. Depending upon cost, the City might want to consider a financial incentive to offset a portion of the bronze plaque cost and encourage owners to upgrade their historic plaque. In the meantime, both Contributing and Master List plaques would look similar during a transition period. Committee member Crotser agreed with Committee member Fowler and supported the use of a simple bronze plaque for Master List properties with two or three lines. The bronze plaque would be the same size as existing plaques; plaques for Contributing properties could be slightly smaller. CHC Minutes, December 16, 2007 Meeting Page 2 Owners of Contributing properties should be expected to purchase their own plaque, following the approved City standard. Committee member Miller suggested using the current aluminum sign design for Contributing Properties and bronze plaques for Master List properties. He felt the Committee needed to address whether the historic name on the sign should be named after the original occupant, a famous subsequent occupant, or an accepted name in common usage in the neighborhood. Chairperson Breska was concerned that not all Contributing Properties were well maintained, and wondered if all Contributing properties should qualify for a historic plaque. Committee member Crotser felt that owners of Mills Act properties should be required to upgrade to the new plaque design. He felt the bronze plaque should keep the same basic size and format as the existing plaque, but that it would create and higher quality "image" for Master List properties. He felt the format of the "message" on the plaque was not as important as the material change, and agreed that the date should be the most prominent information. On a motion by Committee member Crotser, seconded by Committee member Fowler, the Committee continued the item with direction to staff to return at the January 2008 meeting with visual alternatives of two plaque designs (bronze and aluminum). The motion carried, 4-0. 2. Video Presentation. Treatment of Historic. Windows. (Jeff Hook) Jeff Hook presented a DVD entitled: "Historic Windows: Preservation Techniques," produced by the State of Illinois Historic Preservation Agency. COMMUNICATIONS: Agenda Forecast — Staff Staff provided an agenda forecast for the January 28, 2008 CHC meeting. Historic Survey Status Jeff Hook noted that staff was incorporating advisory body changes into a.revised draft South Broad Street Corridor Plan, and suggested this would be a good time to include updated historic survey information. Committee members Crotser and Miller agreed to meet between Christmas and New Year's to assemble the survey information. Contributing Properties List Maintenance Staff noted that the Contributing Properties List needed updating and that staff would be coming to the Committee with this item in January 2008. Committee ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. CHC Minutes, December 16, 2007 Meeting Page 3 Committee members were concerned about the dilapidated condition of the historic Motel Inn on upper Monterey Street. On a motion by Committee member Crotser, seconded by Committee member Miller, the Committee directed staff to send a letter to the property owner of the Motel Inn, requesting an update on the property's status and preservation methods. The motion carried, 4-0. Committee members Crotser and Miller indicated they would attend the City Council meeting on 12/18/07 regarding the Chinatown Mixed -Use Development Draft EIR. The meeting ADJOURNED at 8 pm to the next regular meeting on Monday, January 28, 2008, at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo. These minutes were approved by the Cultural Heritage Committee on January 28, 2008 g/minutes/CHC/2007/ 12- 16-07 ® The City of San Luis Obispo is committed to include the disabled in all ofits services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance.