HomeMy WebLinkAbout11-13-2017 - Item PH2 (Belsher)1
Purrington, Teresa
From:Cohen, Rachel
Sent:Thursday, November 09, 2017 4:30 PM
To:Purrington, Teresa
Subject:FW: San Luis Square
Attachments:Foote Jack House ltr to Belsher.pdf
Importance:High
Hi Teresa-
Can you please forward the email and attachment to the ARC? Can you confirm if it will be sent out today?
Thank you,
Rachel Cohen
Associate Planner
Community Development
919 Palm Street, San Luis Obispo, CA 93401-3218
E rcohen@slocity.org
T 805.781.7574
slocity.org
From: John Belsher [
Sent: Thursday, November 09, 2017 4:07 PM
To: Cohen, Rachel <rcohen@slocity.org>
Subject: San Luis Square
Importance: High
Rachel, are you able to forward this communication to the ARC Commissioners today? Please confirm you can do this.
Please be sure to include the newest Council‐confirmed commissioner Micah Smith.
Best,
John Belsher
Dear Commissioner:
As the proponent of the San Luis Square project coming before the Commission the Monday evening
of November 13, I wanted to bring to your attention some information in the substantial record before
you. This email is sent with the intentions of assisting you in sifting through the voluminous materials connected with
the project as well as shortening our applicant presentation during the hearing of November 13.
1.Zoning history. This project was designed to mesh with the vision and requirements of the
Downtown Concept Plan, Community Design Guidelines as well as the zoning for mixed-use
residential buildings in the Downtown Commercial zoning district. It is important to note that no
variances or exceptions are requested, while meeting the City’s 2017-19 Major Goal of "all types
Agenda Item: PH2
2
of housing" in alignment with the Climate Action Plan. The Project exemplifies this Major Goal
with housing units averaging well below 1,000 square feet and closer to 600 square feet.
We have compiled a lengthy history of how and why the City adopted the present development
standards for the Downtown zoning, including its height. In 2007, the City adopted the current
development standards for Downtown, after conducting an extensive review of goals for downtown
residential development. It was agreed by all advisory commissions and the council (including the
CHC) that a four-story plan would be necessary to encourage downtown residential
development. Much of these endorsements were secured by efforts of the present Planning Director
Michael Codron, under the leadership of then Planning Director John Mandeville. Among those
endorsing the four-story approach were Ken Schwartz (former mayor and co-author of the original
Downtown Concept Plan) and Jamie Lopes (a CHC member at that time). These records are
contained in the San Luis Square Project Statement that is in the record and can be found at the site
below (see link). The Project Statement Executive Summary tells the story in a more concise
fashion (see link).
https://www.dropbox.com/sh/wgz7cbd68bqlrlb/AAABjrY3PyzNrkEo2hvAYzw-a?dl=0
2. Urban Parks Video. We have compiled a photo essay examining parks in urban settings. This
addresses the fear that a four-story building will negatively impact the Jack House or its
gardens. Contrary to this fear is the fact that the Project leaves intact the 70-foot tall row of redwood
trees along the border of the Jack House gardens and the Project (this includes adjusting the
subterranean parking structure to feature a buffer zone to protect the trees' roots even though
it sacrifices much needed parking spaces).
Moreover, the 570 Marsh Street building is set back nearly 20 feet in order to provide additional
buffers, as well as further setbacks from the Jack House property at the 3rd and 4th floors as well as
moving the entrance to underground parking onto Nipomo Street. All these design elements
incorporated into the Project were a direct result of feedback we received through our ongoing
dialogue with the Jack House Committee. The link to the Vimeo of urban parks appears below. We
firmly believe the properties can co-exist and in fact will promote the revitalization fervently sought
by Jack House supporters and City taxpayers as a result from an active use due to an increased
residential presence.
https://vimeo.com/239344932
3. Jack House Gardens. There have been references by some to a need to protect the historic gardens
associated with the Jack House. These gardens are in fact already protected by the 70-foot redwood
trees and the numerous project setbacks previously discussed. Additionally, the Jack House gardens
are not in any form or fashion historical in nature. The gardens were not included in the application
for the Jack House historic designation. Attached is a letter from landscape architect David Foote
who installed the gardens after the City’s purchase. He clearly and emphatically states the gardens
were not historical when installed and should not be considered so now.
[David Foote letter attached]
4. Greenscape. The project has substantial greenscape and pedestrian and bike friendly features,
notably on the 570 Marsh and 581 Higuera buildings which faces the Jack House gardens. Attached
are a couple graphics to illustrate these features, which help the project blend with its environment,
reduce its carbon footprint and act as a living buffer -all of which are in line with the 2017-2019
Major City Goal of Climate Action endeavoring to achieve a "net-zero carbon City".
3
https://drive.google.com/open?id=0B94gRJ0uZLldajZyYmpxb3Z2RUk
If you wish to discuss any of this please feel free to call at the number below. Otherwise I look forward to
seeing you Monday night.
John Belsher
3480 South Higuera Street, Suite 130
(805) 540-2522 direct
(805) 540-3330 office
(805) 550-5848 cell
John@TheObispoCompany.com
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540-3330.