Cultural Heritage Committee Action Update

September 25, 2006                       Monday                                5:30p.m. 

ROLL CALL:      Committee Members Sandy Baer, Dan Carpenter, Robert Pavlik, Lynne Landwehr, Tom Wheeler,  Vice Chair Barbara Breska and Chairperson Chuck Crotser  

Committee Members Breska and Landwehr were absent.  

STAFF:   

Deputy Director Kim Murry, Associate Planners Phil Dunsmore and Michael Codron, Planning Intern Jamie Tuckey, and Senior Planner Jeff Hook were present.  

PUBLIC COMMENT:   

There were no public comments on items not on the agenda. 

MINUTES: Minutes of August 28, 2006 regular meeting. Approve or amend.  

The minutes of August 28, 2006 were approved on a 5-0 vote.  

PUBLIC HEARING ITEMS:

1.   1266 Mill Street and 777 Johnson Ave.  ARC MI 116-06; Review of a proposed demolition of metal garage and construction of unenclosed parking; R-2-H zone; Mike Shipsey, applicant.   

Committee members discussed the accessory structure and the fact that it represents a change to the automobile era in SLO’s history. Although the majority of the committee agreed that the structure did not contribute to the historic character of the vicinity, Committee members Wheeler and Pavlik disagreed and felt that the structure did contribute to the historic character. Several members of the public spoke in favor of allowing the structure to be demolished. Dan Krieger, former CHC member spoke as a private citizen in support of the request.  On a motion by Dan Carpenter, seconded by Chuck Crotser, the Committee voted 3-2 to find that the structure is not a contributing historic structure and to allow the demolition to proceed, subject to photo documentation and public advertising requirements related to the City’s demolition code. 

2.   800 Palm Street. ARC 187-05; Review of a multi-story retail and office building on the site of, and attach to, the historic Ah Louis store; C-D-H zone; Dr. William Watson, applicant.

Following a staff presentation regarding the changes to the design since the last review, the CHC discussed the project and how it relates to the Chinatown historic district and the Ah Louis Store. Committee members expressed concern regarding potential archeology and impacts to the Ah Louis Store. Also discussed were concerns regarding scale and mass and logical transition between the Ah Louis Store and the new building. Public testimony spoke in support of the new project. Several Committee members expressed support for the changes in design that were in response to the direction given in January by the CHC and the ARC.  On a motion by Pavlik, seconded by Carpenter, the committee voted 3-2 to adopt action alternative 1, finding that the new building design is consistent with the Chinatown historic district and forwarding the project to the ARC for action.  

3.   800 Palm Street. O115-06; Request for Mills Act Contract for the historic Ah Louis Store; C-D-H zone; Dr. William Watson, applicant.  

Jeff Hook presented the staff report and Dr. William Watson explained that he was interested in participating in the Mills Act Program to help defray costs of rehabilitating and maintaining the Ah Louis Store to ensure it continues to be a community historic resource.   

Committee members felt the Ah Louis Store was a good candidate for the Mills Act Program and had no concerns with the request.  On a motion by Committee member Wheeler, seconded by Committee member Baer, the Committee voted 5-0 to recommend the City Council approve a Mills Act contract for the historic Ah Louis Store, as described in the draft contract attached to the staff report in the Committee’s September 25, 2006 agenda packet. 

4.   Citywide. Historic Survey: Review historic documentation for properties in the Monterey Heights area, located at 285, 405, 455 and 495 Buena Vista; 2102, 2122, 2140 2160 and 2190 Loomis; 398 San Miguel; 326 Santa Maria; and 2243 Santa Ynez.   

Jamie Tuckey, Panning Intern, presented the staff report and a PowerPoint presentation showing 12 properties in the Monterey Heights neighborhood.  She noted that these properties were identified as having potential historical and/or architectural significance and asked Committee members to identify those properties meriting further study and possible historic designation.  After reviewing photos and descriptions of the properties, and on a motion by Committee member Pavlik, seconded by Committee member Baer, the Committee voted 5-0 to direct staff to schedule the following properties for possible historic nomination at a public hearing: 

285, 405 and 495 Buena Vista; 2102, 2122, 2140, 2160 and 2190 Loomis; 326 Santa Maria; 398 San Miguel; and 2243 Santa Ynez. 

The following property was not designated for further study due to extensive exterior changes to its original architectural design: 

455 Buena Vista. 

DISCUSSION ITEMS: 

5.   Citywide.  GPA/ER 50-06; Discussion of possible General Plan amendments to revise policies and programs relating to Downtown building height and intensity limits; City of San Luis Obispo, applicant.  (Michael Codron)  

The CHC held a second public hearing for the Downtown Building Height and Intensity Limits discussion.  Five CHC members were present during the staff review of the issues and public comment portion of the meeting, but one member (Baer) had to leave prior to the Committee finalizing their recommendations. 

      Committee member Baer left the meeting.  

On a 4-0 vote, the CHC provided the following direction and feedback to staff: 

A.  The CHC supports a moderate increase in the base building height limit, specifically to accommodate four story buildings, consistent with Council direction to consider alternatives for a moderate increase to downtown building height and intensity limits to achieve General Plan goals, including housing, retail floor area and design amenities. 

B.  The CHC supports a use permit process for buildings taller than the base height that would involve special requirements such as affordable housing, energy efficiency, pedestrian connections, plazas, public access to upper level views, and historic preservation.  The term “landmark” should not be used to describe this process because landmarks, such as the Mission or the Fremont Theatre, are not normally defined by building height.  There should not be a limit on the number of these tall buildings – there could be three in one block and none in other blocks.  Stories are not a useful standard, but the Community Design Guidelines should provide guidance for the height of the first story, which is typically 12 to 16 feet downtown. 

C.  The CHC recommends that any ordinance allowing taller buildings include the following mandatory finding for approval, which implements Conservation and Open Space Element Policy 3.21.2: 

The proposed project is consistent with the General Plan because historic resources on the project site will be retained and  either preserved or rehabilitated in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties, unless demolition is necessary to remove a threat to health and safety and other means to eliminate or reduce the threat to acceptable levels are infeasible. 

D.  The CHC recommends that LUE Policy 4.13 and 4.16.4 be amended as follows to clarify the following land use strategy for the downtown core: 

Use building design, street furniture and landscaping to provide a comfortable sense of enclosure for pedestrians on the sidewalk, while preserving hillside views from carefully located public open places, and encouraging public access to “new views.”  Tree selection in these public, open places should be consistent with maintaining views, and trees with a dense canopy should be avoided.

E.  The CHC recommends that the Community Design Guidelines be updated to include guidelines on architectural transitions between existing development and new buildings. 

6.        Goal Setting and the Budget Process:  Identify CHC goals and programs for 2007 - 2009. 

Due to the lateness of the hour, the Committee voted unanimously to continue this item to the October 23, 2006 meeting. 

Communications 

There were no staff or Committee communications.      

The meeting adjourned at 9:30 p..m. to the regular meeting on Monday, October 23, 2006, at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo.