HomeMy WebLinkAbout06-23-2014 CHC MinutesSAN LUIS OBISPO
CULTURAL HERITAGE COMMITTEE MINUTES
June 23, 2014
ROLL CALL:
Present: Committee Members Sandy Baer, Thom Brajkovich, Hugh Platt, Patti
Taylor, Victoria Wood, and Chair Bob Pavlik
Absent: Vice -Chair Jaime Hill
Staff: Senior Planner Phil Dunsmore, Senior Planner Pam Ricci, Assistant Planner
Walter Oetzell, Planning Technician Kyle Bell, and Recording Secretary
Diane Clement
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES:
Minutes of April 28, 2014, were approved as amended.
Minutes of May 27, 2014, were approved as presented.
PUBLIC COMMENTS ON NON - AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARING ITEMS:
1. 1327 Osos Street. ARC 96 -13; Review plans for a mixed -use project including
nine (9) condominium units and 8,000- square feet of office space in the Old Town
Historic District; R -3 -H zone; Mission Medical, LLC, applicant. (Pam Ricci)
Senior Planner Ricci presented the staff report, recommending adoption of the Draft
Resolution, which recommends denial of the project to the Architectural Review
Commission, based on a finding that the project is inconsistent with the Historic
Preservation Program Guidelines because its massing and architectural design are not
compatible with neighboring buildings in the Old Town Historic District.
PUBLIC COMMENTS:
Carol Florence, Principal Planner, Oasis Associates, stated that substantial changes
have been made in the project design since it was last before the CHC. She noted that
the design is not an attempt to create an historical structure but to respect the adjacent
historical buildings. She stated she feels the architects have complied with the concept
of compatibility. She stated that she had asked Robert Chattel, a foremost California
preservation architect, to review the project. She noted that he had positive things to
say. She stated that there has been a 20% change in the volume of the project with a
substantial increase in open space.
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June 23, 2014
Page 2
Jonathan Watts, architect, stated that, unlike Santa Barbara and Santa Monica, the City
has no prevailing style but is an eclectic town with a great deal of style variation. He
stated that mimicry would demean the adjacent church. The project complies with the
City's guidelines almost to the letter, the height and scale are compatible with the
church, and the project will create an edge to the church courtyard by replacing the ugly
parking lot. He noted that the width of the building features, including windows, were
designed to match those of the church and to continue the rhythm of the architecture
along Osos Street, and that this is a very porous project with large voids that also
continue the same rhythm. He stated that facing Morro Street, a more deliberately
historical compatible approach was used, bringing the three -story building down to two
stories adjacent to the street. He noted that he does not think this site needs a unified
architecture and that the design deliberately splits the building in two because the
streets are different. He stated that he wanted to create interest on the street and show
how modern, contemporary design can be respectful and adhere to the guidelines.
Hamish Marshall, with the architect team, noted that the original design was changed
due to the economic downturn and the expense involved in building an underground
garage. He stated that he has listened to input from the City Commissions and the City
Council, and he believes in this design.
Diane Jenkins, SLO, lives directly adjacent to the project on Morro Street. She stated
that she supports infill and development downtown, and she supported the 2008 plan
but that this plan is such a departure and does not contribute to the Old Town historical
character. She stated that it looks like a 1970s apartment building. She noted that the
2008 design had less mass and more pitched roofs that fit in better with the many
Victorians and bungalows. She stated that she hopes the project is denied.
Stew Jenkins, SLO, noted the boxiness and flatness of the design. He stated that his
house is actually much smaller than shown in the applicant's presentation and that open
space is where you can hike and not a place on a roof. He noted that the First
American Title building across the street was built to look like a one -story building, as
was Jefferson's Monticello. He stated that the Morro Street side should be restricted to
two - stories, the rooftop gardens should be eliminated, and the size and massing should
be consistent with the two houses, including his own, right next to the project. He
continued that, as a resident who lives adjacent to the project, he has a slightly different
status than other City residents.
Elisabeth Abrahams, SLO, stated that a podium building is inappropriate in an historic
area, the bright colors and masses make the project dominant, parking for adjacent
homes is a problem, residential units should be emphasized, and open space and
limited heights must be maintained so important historical buildings retain their
dominance.
David Brodie, SLO, stated that any project that is considered good takes into account
the entire surrounding context and, if that is not the case, the decisions made are
arbitrary. He stated that the culture, history, and identity of the community are at stake
and that anchor buildings must be protected visually and physically. He noted that a
building that does not host special activities does not earn the right to be an anchor
building and must be a background building. He stated that wayfinding is important and
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June 23, 2014
Page 3
when you diminish or destroy part of that, you destroy navigating through the City. He
applauded the model but noted that it should encompass the surrounding area.
Cody George, SLO, stated that he cares about the view shed, enjoys the mixed use of
this building, and sees the existing parking lot as underutilized space. He noted that
this project would provide the opportunity to live and work downtown.
Bryan Ridley, SLO, stated that he has been exposed to different urbanisms and that it is
key to remember this project is appropriate based on zoning and the City's promotion of
mixed use. He applauded the applicant's statement about mimicry and noted that, if
restricted to previous styles and trends, we would lose sight of where we are now. He
stated that the use of white was a very intelligent choice because it allows light and
shadow to provide the predominant details. He noted that scale and ambiance are not
well defined in the code, and he really appreciated the explanation of how the applicant
team understands both.
James Lopes, SLO, Save Our Downtown, stated that this block, within the Old Town
Historic District, is not being respected by the current design. He stated that the Historic
District was developed to avoid these kinds of buildings and that the Bauhaus style is
out of context here. He referred to 3.2.2 in the City Guidelines which states that new
development should not sharply contrast with existing adjacent buildings. He stated
that the project is a large mass on Osos Street, it is under - parked, and the applicant is
seeking a reduction in the required parking. He noted that, if the building size was
reduced to match parking, the office structure would have about 3,000 fewer square
feet. He stated that the CHC should recommend reduction in the mass facing Osos
Street to the ARC.
Dixie Cliff, SLO, stated that the applicant should analyze the surrounding designs and
be complementary to them. She noted that the Bauhaus style is at odds with
surrounding buildings and, even though the office portion would be the same height as
the church, it still creates a delusion that the project is taller. She supported using
subtle colors and textures because projects in historical districts should be just slipped
in and subtly designed.
Rachael Drake, SLO, stated that she understands Mr. Jenkins' concerns, and that this
project does contrast and detract from the historical district and would be more
appropriate in other parts of the City. She noted that the popout portion in wood on the
left looks like a VCR and that the drawings were not accurate because they made the
Jenkins home look huge.
David Drake, SLO, stated that although the changing demographic in the City might be
thought to appreciate this kind of project, it is not true because new, young residents
drool over the old houses and want the City to look like it always has. He noted that
young architects want contemporary designs and this project mimics everything else
built in California. He stated he does not want a sellout for profit that means a loss in
charm.
Christine Fazio, SLO, stated that she likes it when things get shaken up and that she
celebrates the colors in SLO and likes things that are different. She noted that if we do
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June 23, 2014
Page 4
not have a sprinkling of projects like this, we will miss out on bringing young business
people into the downtown. She stated that we should not deny the young, who cannot
afford the Victorian homes, but want to live downtown, and that this project offers these
little spaces for them where the rooftop becomes their community.
There were no further comments made from the public
COMMITTEE COMMENTS:
Member Taylor stated that the project is really good but in the wrong spot. She noted
that an historic sign will be in front of this new building which creates incongruence.
She stated the City's historic context statement says that the Historic District is there to
create a strong sense of time and place.
Member Baer stated that this structure does not fit here. She noted the strong
community reaction to this project.
Member Platt stated that this property is not attractive now and there is no possibility of
moving something like a Victorian house onto the property. He stated that this design is
about the best that can happen in this location and it has merit and promise.
Member Brajkovich applauded the architect team and noted that this is a hard project.
He stated that he likes the Railroad Square and Monterey Mix projects. He noted that
the problem here is that this project is in the middle of an historical area but that he
admires this solution for this complicated site. He stated that the building has some
dominant features that could be softened and that it clashes with the church. He noted
that the model does not show adjacent buildings and should perhaps include the entire
block, that the big boxiness of the condo that sticks out between the Craftsmen houses
is a concern, that the project does not have a sense of an entry; that the heavy
cantilevering clashes with everything else in the neighborhood, and that the first
residence along Morro Street needs to relate more to the street and should not have a
roof deck. He stated that this design is much better than the last. He concluded that it
might better fit in other places and applauded the contemporary architecture.
Member Wood stated that this design just does not feel quite right but that she likes it
better than the last one. She stated that she likes the mimicry of heights and windows
but that it does not blend enough into the neighborhood. She noted that the City does
need to use land in a more dense way to accommodate growth.
Member Pavlik applauded the architect and stated he likes the porosity and the
breaking up'of the mass and scale on Osos side. He noted that, on the Morro side, it is
a little overwhelming for the existing bungalows and interrupts the flow even though the
code allows the height. He suggested using screening vegetation for softening the
effect. He noted that infill is important to the City
There were no further comments made from the Committee.
On motion by Committee Member Baer, seconded by Committee Member Wood, to
approve the adoption of the Draft Resolution, which recommends denial of the project to
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June 23, 2014
Page 5
the Architectural Review Commission, based on a finding that the project is inconsistent
with the Historic Preservation Program Guidelines because its massing and
architectural design are not compatible with neighboring buildings in the Old Town
Historic District.
AYES: Committee Members Baer, Brajkovich, Pavlik, Taylor, and Wood
NOES: Committee Member Platt
RECUSED: None
ABSENT: Vice -Chair Jaime Hill
The motion passed on a 5:1 vote.
2. 1152 Buchon Street. CHC 51 -14; Request to add a Contributing property to the
Master List of Historic Resources; R -2 -H zone; Ann Robinson, applicant. (Walter
Oetzell)
Assistant Planner Oetzell presented the staff report, recommending the CHC forward a
recommendation to the City Council supporting the addition of the property to the City's
Master List of Historic Resources.
PUBLIC COMMENTS:
Bob Vessely, SLO, stated he looked at the siding and that the plaster was the original
material. He noted the concept in city planning referred to as "gift to the street" and
stated that the work the owners did was courageous and more than a gift to the street.
Dean Miller, SLO, stated that the two corner windows on the front elevation magically
light up the rooms inside and are the most impressive features of this house and should
be seen by everyone.
Lou Robinson, SLO, owner of the house, invited everyone to knock on his door and
come inside to see what has been done.
Stew Jenkins, SLO, stated he watched the rehabilitation of this house by the Robinsons.
He noted that the previous houses they have renovated show that they do everything
right and this house will last for generations.
There were no further comments made from the public.
COMMITTEE COMMENTS:
Member Brajkovich stated that this is a great restoration job and supports the
recommendation.
Mr. Robinson noted that people love the mailbox which is a replica of the house.
Member Wood stated that, when a property is added to the Master List of Historic
Resources, it gets added almost automatically to the Mills Act Preservation Program
and that she does not think the City wants or can support the continuing expansion of
the Mills Act Preservation Program, because it is a huge tax burden.
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June 23, 2014
Page 6
Senior Planner Dunsmore stated that the City encourages the program but that Staff is
taking a much closer look at properties and providing a much more detailed financial
report. He noted that the State and the County also encourage additions to the Mills Act
Preservation Program. He stated that the State has noted that the City might be
discouraging the addition of properties because it has one of the highest Mills Act fees
in the State.
There were no further comments made from the Committee
On motion by Committee Member Platt. seconded by Committee Member Tavlor, to
forward a recommendation to the City Council supporting the addition of the property to
the City's Master List of Historic Resources.
AYES: Committee Members Baer, Brajkovich, Pavlik, Platt, and Taylor
NOES: Committee Member Wood
RECUSED: None
ABSENT: Vice -Chair Jaime Hill
The motion passed on a 5:1 vote.
3. 1265 Mill Street. SDU 74 -14; Request to convert garage into a secondary dwelling
unit on a Contributing historic property in the R -2 -H zone; Sky Bergman, applicant,
(Kyle Bell)
Planning Technician Bell presented the staff report, recommending the Community
Development Director approve the project based on findings, and subject to conditions.
PUBLIC COMMENTS:
Applicant Sky Bergman stated she is building the secondary dwelling unit for her mother
and is pleased to be able to replace the flat roof of the garage which will make the
addition look more like a house with an attached garage and look more like it is related
to her own house on the property. She noted that only one bathroom window with
obscure glass will overlook an adjacent home.
Architect Enrica Lovaglio stated that she rotated the roof of the addition to make it more
interesting and make the two buildings relate to each other.
Russ Berg, SLO, stated that, as a neighbor, he is giving his full support to this project.
He noted that in the three blocks of Johnson Avenue from Monterey to Peach, about ten
homes have been renovated.
There were no further comments made from the public.
COMMITTEE COMMENTS:
Member Baer stated that turning the roof makes the house.
Member Wood stated that she really likes the project which is adding some needed
density and it complements the house.
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June 23, 2014
Page 7
Member Brajkovich asked if there was a concern about the attic being used as a
sleeping space.
Ms. Bergman stated that the attic will be for storage.
Planning Technician Bell proposed the addition of a condition restricting the attic from
being used as a living space.
Member Brajkovich asked if the roof is a hip or gable.
Ms. Lovaglio stated it is a hip roof so it relates to the house.
There were no further comments made from the Committee.
On motion by Committee Member Platt, seconded by Committee Member Baer, to
recommend the Community Development Director approve the project based on
findings, and subject to conditions, including the restriction that the attic cannot be used
as living space.
AYES: Committee Members Baer, Brajkovich, Pavlik, Platt, Taylor, and Wood
NOES: None
RECUSED: None
ABSENT: Vice -Chair Jaime Hill
The motion passed on a 6:0 vote.
COMMENT AND DISCUSSION:
4. Staff
a. Agenda Forecast by Senior Planner Dunsmore: July 28, 2014 — 774 Marsh for
Mill's Act consideration; 1136 Iris Street for consideration as an historical
property; and an application to put the La Loma adobe on the historical list.
5. Committee — no comments
ADJOURNMENT: The meeting was adjourned at 8:29 p.m.
Respectfully submitted by,
Diane Clement
Recording Secretary
Approved by the Cultural Heritage Committee on July 28, 2014
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Cau,rk Thomas
Administrative Assistant III