HomeMy WebLinkAbout05-22-2017 CHC Correspondence - Item 2 (Cooper)MEETING: (CIL
ITEM NO., MAY 2 22.01%
To: SLO Cultural Heritage Committee
Re: 570, 578, 590 Marsh & 581 Higuera Street SLO CITY CLERK
From: Allan Cooper, San Luis Obispo
Date: May 21, 2017
Honorable Chair and Committee Members -
I would like to register my concern with the mixed-use project proposed to be located at 570, 578
& 590 Marsh and 581 Higuera Street. With regards to 570,578 & 590 Marsh:
The preamble to the Community Design Guidelines has an over-riding goal stating: "Each
development proposal should demonstrate consideration for the existing conditions on and off
the site including... the architectural style, and the shape and massing of neighboring
structures." Now, how can these three buildings fit more appropriately into our Downtown? Staff
should be commended in their December 1, 2014 review of 581 Higuera Street for providing you
with direction in this matter. Specifically, staff recommended that the developer keep the
building height to 50 feet or under and eliminate the fourth,Jli oor and that the developer include
bulkheads along all storefront windows. But going beyond staff's recommendations, the
developer should eliminate those architectural features that are not found anywhere else in the
Downtown Core (including, by the way, the Government Center). Features to be eliminated
include the glass curtain walls on the 2nd, 3rd and 4th floors and the Bauhaus style projecting
eaves on the 3rd and 4th floors.
Moreover, this project should conform to the following Downtown Design Guidelines:
1) This project should maintain the distinction between the first and upper floors by having a
more transparent ground floor. On upper floors, consider using windows or other architectural
features that will reinforce the typical rhythm of upper story windows found on traditional
commercial buildings and provide architectural interest on all four sides the buildings.
2) Because the buildings proposed are much wider than the existing characteristic facades on the
street, they should be divided into a series of bays or components defined by columns or
masonry piers that frame windows, doors and bulkheads.
3) Materials should complement those on significant adjacent buildings. The preponderance of
red brick on these three buildings is out of character with adjacent buildings.
4) Finally, the developer should incorporate more step backs in the building massing,
particularly with regards to those buildings adjacent to the Jack House.
With regards to 581 Higuera Street:
First of all, this project is entirely too boxy. The City's Design Guidelines discourage "boxy"
structures with large, flat wall planes.
Secondly, the Guidelines state that colors should be compatible with existing colors of the
surrounding area. This structure does not include an appropriate range and type of colors and
materials. The structures to the left and right are clad in off-white stucco as well as Sandy's
Liquor Store on the corner. Even the Creamery has stucco on it. That portion of the brick facade
visible from Higuera Street should incorporate some stucco which would also further break
down the mass and scale of this building.
Thirdly, with regards to height and scale, this project should maintain similarity to the adjoining
building heights (two stories) at the sidewalk edge. In order to accomplish this, an additional
setback should be made above the second floor.
Overall this building needs to better address its immediate context. I am including below the
relevant passages (the underlines are mine) from the Community Design Guidelines which
support these comments.
Thank you for your time and consideration in this matter.
Allan Cooper, San Luis Obispo, CA