HomeMy WebLinkAbout12/3/2018 Item 2, Grady
Goodwin, Heather
From:John Grady <johngrady5@yahoo.com>
Sent:Thursday,
To:Advisory Bodies
Subject:ARC Meeting - Dec. 3, 2018 - Item #2 - 1144 Chorro Street
Dear Chairman Root and ARC Commission Members:
I most strongly oppose the proposal for a six story, 75 feet tall building at 1144 Chorro Street in the heart of our City's
Downtown Historic District. It seems every developer in recent years is content with nothing less than building to the 75
feet height that the city may allow. This, as you know, requires an exception to build 50% taller than what city guidelines
allow in our Downtown Historic District. Just because something may be allowed does not mean it should be allowed or
that it is appropriate to allow. In this case, the fact that this building would be in our city's Downtown Historic District must
be a major consideration in your deliberations and directions to the applicant. More is not always better when it comes to
building height and mass. Nor is less always better when it comes to parking (as is also being asked for).
Of utmost concern to me is the location of this building - immediately adjacent to the Master List Historic Resource Hotel
Wineman - and across the street and 1/2 block away from the Master List Masonic Temple and the Master List
Commercial Bank Building. It would tower above these historic buildings and completely dwarf the adjacent California
Pizza Kitchen and other neighboring buildings. The Historic Hotel Wineman is only 47 feet tall and other adjacent
structures are a mere 30 feet (or less) in height.
City staff recommends in your Discussion Items that you consider Chapter 4.2B of our Community Design Guidelines,
titled 'Downtown Design Guidelines', as you address the proposed height and scale of this building, as well as its
proposed facade design and material details.
These Downtown Design Guidelines state (Chapter 4.2B):
1. "The height and scale of new buildings and alterations to existing buildings shall fit within the context and vertical scale
of existing development and provide human scale and proportion."
-and-
1(c). "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 significant buildings."
Clearly the adjacent Historic Hotel Wineman negates your consideration of a 75 feet tall building (or anything close to this
height) being approved at this location.
The Community Design Guidelines also state (Sec 1.4):
"All development should be designed to accomplish the following" ...
A.4. "Design with consideration of the site context in terms of the best nearby examples of massing, scale, and land uses
when the site is located in a notable area of the city (for example, the Downtown, Old Town)."
This proposed building also violates several provisions of our City's Historical Preservation Guidelines (sections 3.2.1
and 3.2.2) which state:
"New structures shall be designed to be architecturally compatible with the district's prevailing historic character as
measured by their consistency with scale, massing, (and) rhythm"
-and-
"New development should not sharply contrast with ... the historic architectural character of historically designated
structures located adjacent to the property."
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As for the parking exemption requested, with city zoning regulations requiring 93 parking spaces the applicant should
never be allowed to provide only 11 parking spaces. Even a project 1/2 of this mass and height should not be allowed to
provide only 11 parking spaces, particularly if the project includes housing units. There needs to be at a minimum
sufficient parking for the residents as well as a reasonable amount for the patrons of the businesses who will occupy the
building.
On a positive note, I do like the concept of the brick design from ground level to the third and (if approved) fourth floor and
the proposed awnings. However, I also agree with the CHC's findings that the windows are not compatible with the pattern
that prevails in the historic district, particularly having floor-to-ceiling windows on the second story. I believe these would
more appropriately be shorter in height and match those on the third and (if approved) fourth story.
Please don't fall prey to the line "but the project won't pencil out if it's not this tall." This is a specious argument! No one
forced the developer to buy the property nor asked them to build a 75 feet tall structure in a district where 50 feet is the
normal maximum allowed. If a project does not comply with our City's Community Design Guidelines, and General Plan
Land Use Policy and also 'pencil out' for the developer, then it should not be built. It's not your concern whether a proposal
does or does not 'pencil out' for a developer. I'm certain countless developments can occur at this site, comply with our
city's guidelines, respect the surrounding historic buildings and historic downtown district and also make the developer a
reasonable return on his or her investment.
The Historic Hotel Wineman and our Downtown Historic District must be respected and protected. This project is not in
compliance with our City's Community Design Guidelines. I believe any structure adjacent to the Historic Hotel Wineman
and located within our Downtown Historic District must be no taller than 50 feet - as per our City's maximum height
guidelines for this location - and preferably shorter than the adjacent Historic Hotel Wineman. I urge that you approve
nothing taller than 3 to 4 stories, at or below the 50 feet maximum height allowed per the CDGs, and with further setbacks
on the third and (if approved) fourth stories, and require additional sufficient parking.
Thank you.
John Grady
San Luis Obispo
Downtown Business Owner & 25 Year Resident
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