HomeMy WebLinkAbout05-22-2017 CHC Correspondence - Item 2 (Ashbaugh)[FETING:
ITEM NO.: Q__
To: Leveille, Brian
Subject: RE: San Luis Square project SLQ CITY CLERK
From: John Ashbaugh [
Sent: Monday, May 22, 2017 12:00 PM
To: Leveille, Brian <bleveille@slocity.or>
Cc: James Papp < ; Thom Brajkovich< ; Craig Kincaid
< ; Sandy Baer - Kiwanis < ; Glen Matteson <
Subject: San Luis Square project
To: Members and Staff, Cultural Heritage Committee, City of San Luis Obispo
From: John Ashbaugh
I have been. asked by John Belsher to supply a few comments to you with my views about the compatibility of
the proposed San Luis Square project with the adjacent Jack House property, a Master List Historic Structure,
as well as the adjacent garden that is a candidate for listing as well.
The integrity of this structure and its adjoining garden is of vital importance for the continued appreciation and
enjoyment of our City's 19th century history. It's essential that the CHC assure that the San Luis Square project
respects the historic character -defining features of this property, including wherever possible the gardens that
adjoin the Master -listed structure(s) on the property.
When the CHC and ARC jointly met in July, 2015 to give direction to the project applicants, the relationship to
the Jack House property was a primary topic of your concerns as stated in the written report that followed that
meeting. The guidelines and direction provided to the developer at that time focused on three concerns that are
of immediate concern to the CHC, in your role as advising the ARC on whether to approve or deny this project:
* Evaluate potential impacts to cultural resources, including the potential effects to the historical significance of the
Master List Jack House property.
This evaluation has been completed and is in your staff report and attachments. The 570 Marsh building is
set back 16' from the property line with the Jack House. Both this building and 581 Higuera will be
substantially screened from view by people in the Jack House gardens by the existing redwoods, and by the
black walnut tree; all are to be preserved, although the project's landscape plans SHOULD be modified to
provide for long-term replacement of this screen..
With respect to the buildings' height: Both buildings (581 Higuera and 570 Marsh) are imposing in the
fagade that faces the Jack House property, but not overwhelming in my view: 570 Marsh is proposed to be
only 42' in height at the 16' setback; a 4th floor is provided but that floor is stepped back 24.5' to the north,
away from the Jack House. That 4th floor reaches to 54.5'. 581 Higuera is a significantly larger building in
its horizontal massing, but even here the total height of the 3 -story portion right at the 5' setback is 48'. A
fourth floor rises to 57.5', but that floor is also stepped back by the width of the deckfor those upper floor
units (apparently about 8-10' in depth). The rear portion of 581 Higuera is within 5' of the northwest
corner of the Jack House property; the "extended -stay" hotel units in this building would overlook the Jack
House gardens but the building is essentially consistent with the scale that is now developing in the
Downtown core.
• Provide a solar/shading study for the overall project and specifically focusing on the adjacent Jack House Gardens
area during at different day times and all seasons. The Jack House gardens and outdoor areas used for events shall
not be affected by building shadows during any times the garden areas may be in use.
These shade studies show that the buildings as designed appear to comply with this standard, assuming that
garden events are not conducted prior to 10 am.
• Provide a study/analysis of any potential impacts from the project and related construction focused on the redwood
trees along the Jack House property and include evaluation of the California Black Oak (actually a black walnut)
The project as conditioned would safeguard the redwoods trees by providing the 16' ground floor setback,
and the black walnut is also proposed to be retained, although it will be substantially pruned.
There were a couple of other stated concerns from the July 2015 meeting about "high quality, long lasting
materials, " and about desired balcony/deck design modifications. There may be some issue among CHC
members as to how well the new plans comply with these directions, and changes may well be negotiated to
improve compatibility with the Jack House and gardens.
In my opinion, both of these buildings (570 Marsh and 581 Higuera) have been designed to respect the Jack
House property, while also fulfilling the City's general vision for a vibrant downtown with significant new
housing opportunities above ground -floor retail and dining facilities. The site plan enables, but does not require,
completion of a mid -block pedestrian connection to the Jack House gardens from the interior of this project. A
mid -block connection may well be desirable, especially in light of the proposed use of the 581 Higuera building
for an extended -stay hotel. Any such connection must be planned carefully, however, in collaboration with the
Jack House Committee and it must respect the historic character of the gardens.
In summary, based on the evidence that is before us, I believe that the San Luis Square project will not
significantly adversely affect the Jack House and its garden. More generally, this proposed complex of
buildings would reinforce the concept of a "West End Historic District" as a vital part of the downtown,
bringing more visitors to this fascinating but yet -little-known part of our community.
Thanks for considering my views.
John B. Ashbaugh