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HomeMy WebLinkAboutItem 3 ARCH-1118-2017 (1815 Monterey) CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: Review of the proposed rehabilitation of the Master List Monday Club property including new restroom facilities, office addition, and landscape renovation, with a categorical exemption from environmental review PROJECT ADDRESS: 1815 Monterey Street BY: Kip Morais, Planning Technician Phone: (805) 781-7101 E-mail: kmorais@slocity.org FILE NUMBER: ARCH-1118-2017 FROM: Brian Leveille, Senior Planner RECOMMENDATION: Recommend the Community Development Director find the project consistent with the City’s Historic Preservation Ordinance and Secretary of the Interior’s Standards. SITE DATA Applicant Monday Club Conservancy Complete Date April 18, 2018 Historic Status Master List General Plan Tourist Commercial Zoning C-T-S, C/OS - 5 Site Area ~0.16 acres Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15331 (Historical Resource Restoration/Rehabilitation) SUMMARY The proposed rehabilitation consists of several elements including an addition with two ADA accessible bathrooms, an office, storage space, and modifications to the existing clubhouse. Modifications to the master list resource include removal of the 1960’s portico, addition of awnings, re-painting, and new doors based on the original design. Other modifications include the replacement of the existing pergola behind the building and renovation of landscaping. 1.0 PROJECT INFORMATION 1.1 Site Information/Setting The Monday Club is located on the northeast corner of Monterey and Andrews streets in the Tourist-Commercial zone with special considerations overlay (C-T-S). San Luis Obispo Creek runs along the rear of the property, which is zoned C/OS – 5. The Monday Club is a 1-1/2 story stucco-clad wood framed building completed in 1934. The Monday Club has functioned continuously as a social center since its construction. Meeting Date: May 21, 2018 Item Number: 3 CHC 3 - 1 Packet Page 3 1815 Monterey Street ARCH-1118-2017 Page 2 The Monday club has an eclectic architectural style. While the structure has elements of the Spanish Colonial style with stucco and clay tile, the building can also be described as having characteristics of the Colonial Revival style with Palladian overtones since it includes a centered gable, semi-circular fan lights over the doors, and a broken pediment. The clubhouse is notably significant as a representative work of Julia Morgan and is one of only two projects by Julia Morgan in San Luis Obispo County, the other being Hearst Castle and associated buildings on the San Simeon property. Significant features include the roof with exposed redwood trusses and terra cotta tile, arched windows above the North and West Entrances, exposed chimney stone, painted wood trusses in the assembly room, decorative mural paintings in the west dressing room and assembly room, red oak herringbone flooring, and the fireplace in the Sun Room. Additions and repairs have been made over the years, including the 1951 kitchen addition at the rear of the building. The doors on the front and side entrances were replaced in 1956, and a concrete ramp and wrought-iron portico were added to the Andrews Street entrance in the 1960s. In addition, a gazebo was constructed to commemorate the Club’s 50th anniversary in 1983. 1.2 Project Description The project consists of an 813 square foot addition with an office, two ADA accessible restrooms, and storage space attached to the 1951 kitchen addition. The addition is designed to reflect the architecture of the existing and historically non-significant kitchen addition, with a flat roof, solid wood and wood lited doors, and lighting to match existing light fixtures on the Monterey entrance. The proposed addition is stepped down and recessed from the original historic structure as visible from the public right of way (Figure 1). Figure 1: Andrews street elevation The applicant also proposes to remove the 1960’s portico above the Andrew’s street entrance and replace it with a canvas awning over the entrance (Attachment 4: Project Plans). Awnings are also proposed over the windows on either side of the Andrews Street entrance to re-create those seen in the historical photo (Attachment 6: Historic Photo). The transom windows on the Andrews Street elevation are to be cleared and restored to original transparent windows. The 1956 doors on Andrew and Monterey streets are also to be replaced with doors that match CHC 3 - 2 Packet Page 4 1815 Monterey Street ARCH-1118-2017 Page 3 the original wood design (Attachment 5: Historic Plans). The applicant is proposing re- painting the entire clubhouse with the color Sherman Williams Crescent Cream. Changes to the landscaping are also proposed. The applicant is proposing to re-build the wood pergola, which was presumed to have been built in 1951 during the kitchen addition. The re- built pergola would be supported by 12-inch round stucco columns. The project also proposes ADA upgrades to the site including re-grading Andrews street to allow for two new, ADA compliant parking spaces, new ADA compliant walkways, and two new ADA compliant restrooms in the new building. Changes proposed to landscaping include new drought tolerant landscaping and replacement of the irrigation system. 2.0 PROJECT ANALYSIS The proposed project will be reviewed and evaluated by the Community Development Director. The below evaluation includes staff analysis of the Secretary of Interior Standards for Rehabilitation of a historic property and Historic Preservation Program Guidelines for construction on historic properties within historic districts. 2.1 Secretary of Interior Standards (SOI) The most appropriate treatment standard to consider in the evaluation of the project is SOI Standards for Rehabilitation. Rehabilitation Standards are intended to make possible a compatible use for a property through repair, alterations, and additions, while preserving those portions of features which concern its historical, cultural, or architectural values. SOI Rehabilitation Standard #5: Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved… SOI Rehabilitation Standard #7: Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. SOI Rehabilitation Standard #9: New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. Staff Analysis: The SOI Standards for Historic Rehabilitation recommends constructing new alterations so that there is the least possible loss of historic materials, and so that character-defining features are not obscured, damaged, or destroyed 1. The proposed addition is compatible with the historic features of the building and does not appear to detract from the essential form and architectural integrity of the historic building. The 1 Secretary of Interior Standards Additions/Alterations: Some exterior and interior alterations to a historic building are generally needed to assure its continued use, but it is most important that such alteration do not radically change, obscure, or destroy character defining spaces, materials, features, or finishes. CHC 3 - 3 Packet Page 5 1815 Monterey Street ARCH-1118-2017 Page 4 addition matches the architecture of the kitchen addition by employing the same low, flat roof profile and wood fascia, while including elements from the original building, such as wood lited and solid wood doors and new light fixtures to match the existing Monterey Street fixtures. The addition is differentiated from the original building by its low, flat roof profile, and the fact that it is attached to, and stepped back from, the kitchen addition as visible from Andrews Street. The addition does not interfere visually with significant features such as the arched windows or the exposed chimney stone, because the view of these features remains unobstructed from the public right of way. The proposed exterior alterations to the Master List structure will not destroy historic materials or features, because the pergola, portico, and doors are later additions, and the proposed changes to the doors, portico, and pergola are more consistent with the original design of the building. The proposed doors are designed based on the doors shown in the original project plans, while the non-original portico is to be removed. The replacement pergola to be constructed at the rear of the building will incorporate the columns similar to the original historic columns at the rear of the building. These columns are complimentary but differentiated by their smaller diameter. Staff recommends Condition #1 to ensure all proposed modifications follow required treatments: Plans submitted for a building permit shall clearly detail all proposed modifications to the existing historic structure and include details, notes, and callouts in order to demonstrate consistency with Secretary of Interior’s Standards and to ensure required treatments are followed during construction phases. It is important that the proposed re-painting of the clubhouse and attachment of the awnings are undertaken in such a way that it does not cause damage to the historic materials. Staff recommends Condition #2: Plans submitted for Director Review shall include a photo and/or paint analysis showing the proposed colors reflect their appearance from the period of significance and shall demonstrate a method of installation/application for the paint and awnings that does not damage the essential form and architectural integrity of the building. SOI Rehabilitation Standard #10: New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Staff Analysis: The proposed addition attaches to the 1951 kitchen addition and will not affect the essential form and integrity of the original clubhouse if it were to be removed in the future. The proposed landscaping, grading, and ADA parking relocation will not affect the essential form and integrity of the historic property, nor its environment, as the proposed landscaping as conditioned will be planted and maintained in such a way that will not obscure character defining features. Staff recommends Condition #3: Replacement landscaping shall be planted and maintained in such a way as to prevent the obstruction of character defining features to the satisfaction of the Community Development Director. 2.2 Historic Preservation Program Guidelines The Historic Preservation Guidelines provide criteria to evaluate alterations to historic CHC 3 - 4 Packet Page 6 1815 Monterey Street ARCH-1118-2017 Page 5 resources and compatibility for new development within Historic Districts. 3.4.3 Retention of character-defining features: Alterations of historically-listed buildings shall retain character defining features. New features on primary and secondary building facades, or features visible from a public area, should be completed in a manner that preserves the original architectural character, form, scale, and appearance of the building. 3.4.4 Exterior building changes: Exterior changes to historically-listed building’s or resources should not introduce new or conflicting architectural elements and should be architecturally compatible with the original and/or prevailing architectural character of the building, its setting and architectural context… Staff Analysis: The proposed alterations retain the essential character defining features of the architecture, while removing or replacing later additions with elements that are more consistent with the original design. The proposed addition and new features are located in ways and utilize materials and colors that do not detract from the original architectural character integrity of the building. The replacement of the doors, new awnings, and rebuilt pergola are more consistent with the original architectural character of the building than the elements that they propose to replace. 3.0 ENVIRONMENTAL REVIEW The project is categorically exempt under the following: Section 15331 (Historical resource restoration/rehabilitation), because the proposed project consists of the rehabilitation of a historical resource in a manner consistent with the SOI standards. 4.0 ALTERNATIVES 1. Continue the item with direction to the applicant and staff on pertinent issues. 2. Recommend that the project be denied based on inconsistency with the City’s Historic Preservation Program Guidelines or the Secretary of Interior Standards. 5.0 ATTACHMENTS 1. Draft Resolution 2. Historic Inventory Report 3. Project Description 4. Project Plans 5. Historic Plans 6. Historic Photo CHC 3 - 5 Packet Page 7 RESOLUTION NO. XXXX-18 A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE RECOMMENDING THE COMMUNITY DEVELOPMENT DIRECTOR APPROVE THE PROPOSED REHABILITATION OF THE MONDAY CLUB INCLUDING AN ADDITION AND MINOR MODIFICATIONS TO THE MASTER LIST HISTORIC STRUCTURE, C-T-S, C/OS-5 ZONE, AT 1815 MONTEREY STREET, ARCH-1118-2017 WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on May 21, 2018, pursuant to a proceeding instituted under ARCH-1118-2017, Monday Club Conservancy, applicant; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Cultural Heritage Committee has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. BE IT RESOLVED, by the Cultural Heritage Committee of the City of San Luis Obispo as follows: Section 1. Findings. 1. The project is consistent with relevant Secretary of Interior Standards for Rehabilitation and Historic Preservation Program Guidelines, because the addition will be compatible with, and differentiated from, the original historic structure and will preserve character defining features and historic integrity. 2. The project is consistent with the Historic Preservation Guidelines since the proposed alterations to a historic structure retain character defining features, do not introduce new or conflicting architectural elements, and are compatible with the original and/or prevailing architectural character of the building, its setting and architectural context. Section 2. Environmental Review. The project is categorically exempt under the following: Section 15331 (Historical resource restoration/rehabilitation), because the proposed project consists of the rehabilitation of a historical resource in a manner consistent with the SOI standards. Section 3. Action. The Committee hereby recommends approval of application ARCH- 1118-2017 allowing the proposed rehabilitation of the Monday Clubhouse including an addition and modifications to the Master List historic structure: Attachment 1 CHC 3 - 6 Packet Page 8 Resolution No. XXXX-17 1815 Monterey Street (ARCH-1118-2017) Page 2 Recommended Conditions 1. Plans submitted for a building permit shall clearly detail all proposed modifications to the existing historic structure and include details, notes, and callouts in order to demonstrate consistency with Secretary of Interior’s Standards and to ensure required treatments are followed during construction phases. 2. Plans submitted for Director Review shall include a photo and/or paint analysis showing the proposed colors reflect their appearance from the period of significance and shall demonstrate a method of installation/application for the paint and awnings that does not damage the essential form and architectural integrity of the building. 3. Replacement landscaping shall be planted and maintained in such a way as to prevent the obstruction of character defining features to the satisfaction of the Community Development Director. On motion by Committee member _________, seconded by Committee member _______, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 21st day of May, 2018. _____________________________ Brian Leveille, Secretary Cultural Heritage Committee Attachment 1 CHC 3 - 7 Packet Page 9 Attachment 2 CHC 3 - 8 Packet Page 10 Attachment 2 CHC 3 - 9 Packet Page 11 Attachment 3 CHC 3 - 10 Packet Page 12 Attachment 3 CHC 3 - 11 Packet Page 13 Attachment 4 CHC 3 - 12 Packet Page 14 Attachment 4 CHC 3 - 13 Packet Page 15 Attachment 4 CHC 3 - 14 Packet Page 16 Attachment 4 CHC 3 - 15 Packet Page 17 Attachment 4 CHC 3 - 16 Packet Page 18 Attachment 4 CHC 3 - 17 Packet Page 19 Attachment 4 CHC 3 - 18 Packet Page 20 Attachment 4 CHC 3 - 19 Packet Page 21 Attachment 4 CHC 3 - 20 Packet Page 22 Attachment 4 CHC 3 - 21 Packet Page 23 Attachment 4 CHC 3 - 22 Packet Page 24 Attachment 5CHC 3 - 23Packet Page 25 Attachment 5CHC 3 - 24Packet Page 26 Attachment 5CHC 3 - 25Packet Page 27 Attachment 5CHC 3 - 26Packet Page 28 Attachment 5CHC 3 - 27Packet Page 29 Attachment 5CHC 3 - 28Packet Page 30 Attachment 6 CHC 3 - 29 Packet Page 31