HomeMy WebLinkAbout09-26-2016 CHC Correspondence - Item 5 (Cooper)Lomeli, Monique
Subject: Monday, September 26, 2016 5:00 P.M. Cultural Heritage Committee
From: Allan Cooper <
Date: Fri, Sep 23, 2016 at 12:18 PM
Subject: Monday, September 26, 2016 5:00 P.M. Cultural Heritage Committee
To: advisorybodies�]a,slocity.ort
To: Cultural Heritage Committee
Re: Agenda Item #5 1027 Nipomo Street
From: Allan Cooper, Secretary Save Our Downtown
Date: September 23, 2016
Honorable Chair and Committee Members -
RECEIVED
CITY OF SAN LUIS OBISPO
SEP 2 6 2016
COMMUNITY DEVELOPMENT
Meeting:ASA DSI
Item:,._..___
This project is located within the Downtown Historic District and therefore should conform to not
only the Community Design Guidelines with specific emphasis on the Downtown Design Guidelines
but it should also conform to the Historic Preservation Program Guidelines. Staff's
recommendation is as follows: "Recommend to the Architectural Review Commission that the
project is consistent with the Historic Preservation Program Guidelines. " This could not be further
from the truth. Allow me to point out how this project not only deviates from the Historic
Preservation Program Guidelines but also from the SLO General Plan, the Community Design
Guidelines, the Downtown Design Guidelines and the Conceptual Physical Plan for the City's
Center.
Historic Preservation Praeram Guidelines
3.2.2 Architectural Compatibility
New development should not sharply contrast with, significantly block public views of, or visually
detract from, the historic architectural character of historically designated structures located
adjacent to the property to be developed, or detract from the prevailing historic architectural
character of the historic district.
Figure 5 - Commercial In -Fill in Historic District - Details
• Upper levels step back from street
• Stepped parapet to lessen mass
• Horizontal alignment of new facade relates to existing facade
• Rhythm and scale of new windows relates to existing
• Proportional vertical massing and scale relates to existing
• Proportional vertical height relates to existing
Response: This project sharply contrasts with and visually detracts from the prevailing historic
architectural character of the designated historic structures (the Soda Water Works building and
the Ciopinot Seafood Grille building) located immediately adjacent to the property to be developed.
There are no upper level step backs above the second or third floors from Nipomo Street. The
proportional vertical massing and height does not relate to the existing structures nor does the
proposed rhythm and scale of the new windows relate to the existing historical structures.
SLO Community Desikn,Guidelines
Chaoter 4.2: Design and Development Guidelines B. Height, Scale.
All buildings in the downtown should be at least two stories or 30 feet in height, particularly within
the interiors of the blocks, and should generally not exceed three stories. Multi- story buildings
should be set back above the second or third level to maintain a street fagade that is consistent with
the historic pattern of development, maintaining the general similarity of building heights at the
sidewalk edge.
3. New buildings should fit in with the existing vertical scale. They should respect street -level views
of the hills, allow sunlight to reach public opens spaces, and defer to a few tall "landmark"
buildings. Where necessary to protect significant views, sunlight and street character, new
buildings should be limited to two stories and a maximum height of 35 feet. A few taller, landmark
buildings may be developed where they will not obstruct views or sunlight for public spaces.
Response: This project is not set back above the second or third level and does not maintain the
general similarity of adjoining building heights at the sidewalk edge. This building does not qualify
as a "landmark building" and as such should not be significantly taller than the Creamery or the
Children's Museum. Per staff report, even the Monterey Street Project has step backs from
Monterey Street.
SLO General Plan
4.13 in Chanter 1: Land Use: Downtown: New Buildings & Views: "New buildings nearby
publicly -owned gathering spaces such as Mission Plaza...shall respect views of the hills, framing
rather than obscuring them.
Response: The developer has placed a 48.5 foot tall building immediately adjacent to Nipomo St.
thereby blocking views from the public right of way of San Luis Mountain (see perspective included
in your packet).
SLO General Plan
8.3.2 in Chapter 6: Conservation cue Open Space: Open Space Buffers: " Buffers associated with
new development shall be on the site of the development, rather than on neighboring land
containing the open space resource... Buffers shall be required... between urban development... and
natural habitats such as creeks and wetlands... adjacent buildings shall be designed to allow
sunlight to reach these open spaces.
Response: Afternoon solar access along the creek walk will be blocked during most of the summer
months.
SLO General Plan
4.11 in Chapter 1: Land Use: Downtown: The Creek: "As properties that have been redeveloped,
the City should enforce a reasonable building setback from the riparian zone.
2
Response: Meeting the minimum setbackfrom the top of bluff (immediately adjoining the Creek) is
no assurance that this is a "reasonable " setback.
SLO General Plan
6.5.1 B in Chapter 1: Land Use: Resource Protection: Creeks and Flooding Programs:
Preyiousl'E Developed Areas:
"Require new infill buildings to have greater setbacks than their older neighbors, when necessary
to achieve the purposes of this section. "
Response: The setback from the Creek of the proposed project is no greater than that of the
existing Creamery building.
The Downtown Design Guidelines
4.2 B: "All buildings in the downtown should be at least two stories or 30 feet in height,
particularly within the interiors of blocks, and should generally not exceed three stories ".
Response: This project exceeds three stories in height both on the Creek side and on the Nipomo
Street side.
Conceptual Physical Plan for the City's Center:
"Key Concepts Expanded - A City in a Park" "Preserve in general, the existing building height
patterns of two and three stories; identify opportunities for higher buildings as architectural
accents and define where upper story setbacks should be required".
Response: This project exceeds three stories in height both on the Creek side and on the Nipomo
Street side. Moreover, the creek side elevation is continuouslyf `our stories in height... there can be
no interpretation here that those portions of the building exceeding three stories in height are
"architectural accents "! The Court Street Project (which does not adjoin a Creek or a major
public open space) has step backs of 8 feet above the first floor (18 feet above grade) and 12 feet
above the second floor (32, feet above grade). This project, by contrast, provides no step back
above the second floor and no step back above the third floor.
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