Historic Preservation Commission Meeting

MINUTES HISTORIC PRESERVATION COMMISSION Thursday, March 19, 2015 SPECIAL MEETING 4:00 pm - 7:00 pm FEW MEMORIAL HALL OF RECORDS, COUNCIL CHAMBERS MONTEREY, CALIFORNIA Commissioners Present: Barlow, O'Neil, Fletcher, Hawley (4:02 p.m.), O'Brien, Petty Commissioners Absent: None Staff Members Present: Principal Planner Caraker, Senior Planner Hopper, Recording Secretary Leinen CALL TO ORDER Chair Barlow called the meeting to order at 4:00 pm. CONSENT ITEMS Commissioner Fletcher made a motion to approve the Consent Items. Vice Chair O’Neil seconded the motion. On a motion by Commissioner Fletcher, seconded by Commissioner O'Neil, and carried by the following vote, the Historic Preservation Commission approved the CONSENT ITEMS: AYES: 5 COMMISSIONERS: Fletcher, Barlow, O'Brien, O'Neil, Petty NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Hawley ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None Approval of Minutes 1. March 5, 2015 ACTION: Approved as submitted. ***End of Consent Agenda*** PUBLIC COMMENTS Bill McCrone, secretary of the Old Monterey Foundation, said development has begun on the Neighborhood Improvement Program (NIP) project for trails, pathways, removal of the cyclone fence, and adequate signage at the Lower Presidio Historic Park. Mr. McCrone asked for the HPC’s and the community’s support for the spectacular site that has been described as “the most historically significant site on the west coast.”  Historic Preservation Commission Minutes Thursday, March 19, 2015 PUBLIC HEARING 2. Consider 290 Figueroa Street; Sign Permit 15-110 to Amend Sign Permit 13-403 and Historic Permit 15-093 to Amend Historic Permit 14-113 for Alterations to an Existing Vehicle-Oriented Freestanding Sign; Applicant Frank Garcia of the Wharf Marketplace; Owner City of Monterey; O-H1 Zoning District; Exempt from CEQA Requirements ACTION: Adopted a Resolution denying Sign Permit 15-110 and Historic Permit 15-093 for alterations to an existing vehicle-oriented freestanding sign at 290 Figueroa Street. Staff Presentation/Commissioner Questions Christy Hopper presented the Agenda Report and answered Commissioners’ questions. Applicant Rob Torrise, Robbie’s Fresh Fish and Wharf Marketplace, said the wording added to the base of the sign was mainly to describe what the marketplace sells and what “Bounty of the County” means, and also to help identify the marketplace when car shows and other events block the view of the store. He also said he does not believe the addition to the sign is a distraction for drivers. Mr. Torrise said the lettering affixed to the sign is nice and will be a great contribution to the Wharf Marketplace. In response to Commissioner Fletcher’s question, Mr. Torrise said he does not know why the landscaping requirement of the prior sign permit has not been completed. Mike Antle, owner of the Wharf Marketplace, said to date over one million dollars has been lost on the Wharf Marketplace project, but he is still confident that the business can be successful during the 10 year lease. He also said the wording on the base of the sign will help bring in more customers and clarify “Bounty of the County”. Mr. Antle said he is willing to use other types of non-permanent signage, but would prefer to have something classier. He also said he is more than happy to rectify the outstanding landscaping issue. Public Comments Tom Cassis, Tanimura and Antle, said a painstaking approach was taken by Tanimura and Antle to restore the building and the project cost over one million dollars. Mr. Cassis said he is proud of what Tanimura and Antle did to the building and that it is sad not enough people are visiting the Wharf Marketplace. He also said Tanimura and Antle is trying to let people know what is going on inside the building and about the 24 minute parking. Commissioner Comments Vice Chair O’Neil said the exception to the height limit of the sign was approved so the sign could be seen, not as a backdrop for additional signage. Commissioner Fletcher said it is disrespectful when a Condition of Approval is not met, and that the current application should not have been accepted without the prior conditions being met. He said because the conditions have not been met he does not support the proposal, although he is open to the additional sign changes. Ms. Hopper said the City is responsible for not enforcing the landscaping condition. Vice Chair O’Neil said if the approved sign does not describe the nature of the business, Historic Preservation Commission Meeting Draft Minutes Thursday, March 19, 2015 2  Historic Preservation Commission Minutes Thursday, March 19, 2015 maybe it should be changed to be more descriptive of the goods sold by the business. Commissioner Hawley said because the Sign Ordinance is not hard-and-fast she does not see an issue with the proposal and that she supports the application. Commissioner Petty said it is troubling to him that the previous condition has not been met, especially with the other exceptions given to the project. He also said he would support the proposal if it was for soft, white lettering similar to what was added to the sign already, but he does not support the proposal shown in the staff report because it has a larger impact on the area. Commissioner O’Brien said she would be supportive of an addition to the sign informing visitors of the free parking, but would not support the project as proposed because it is too cluttered. Chair Barlow said the current proposal does not reflect the great amount of thought that went into the original sign and that he also has issues with the landscaping condition not being met. Vice Chair O’Neil made a motion to adopt a Resolution denying Sign Permit 15-110 and Historic Permit 15-093 for alterations to an existing vehicle-oriented freestanding sign at 290 Figueroa Street. Commissioner O’Brien seconded the motion. On a motion by Commissioner O'Neil, seconded by Commissioner O'Brien, and carried by the following vote, the Historic Preservation Commission adopted a Resolution denying Sign Permit 15-110 and Historic Permit 15-093 for alterations to an existing vehicle-oriented freestanding sign at 290 Figueroa Street: AYES: 5 COMMISSIONERS: Fletcher, Barlow, O'Brien, O'Neil, Petty NOES: 1 COMMISSIONERS: Hawley ABSENT: 0 COMMISSIONERS: None ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None 3. Consider 502 Munras Avenue & 525 Polk Street (Cooper-Molera Adobe); Historic Permit 15-077 for Exterior Alterations, Site Improvements and Rehabilitation of Existing Structures and Adoption of a Historic Preservation Report; Applicant/Owner Katherine Malone-France for the National Trust for Historic Preservation in the United States; PC-D-H1 Zoning District; Exempt from CEQA Requirements ACTION: Adopted a Resolution approving the Historic Permit and adopting the Historic Preservation Report with Conditions of Approval. Staff Presentation/Commissioner Questions Ms. Hopper presented the Agenda Report and answered Commissioners’ questions. Applicant Catherine Malone France, Vice President of Historic Sites at National Trust for Historic Preservation, acknowledged the Monterey community and all the stakeholders for their role in refining the project concept over the past 2 years. Ms. Malone France gave an Historic Preservation Commission Meeting Draft Minutes Thursday, March 19, 2015 3 Historic Preservation Commission Minutes Thursday, March 19, 2015 overview of the project and said it aims to retain the character of the Cooper-Molera while reintroducing compatible commercial uses to expand adobe’s audience and income streams, and also to contribute to downtown Monterey. Naomi Miroglio, principal at Architectural Resources Group, gave a presentation on the design process and the proposed changes to the buildings and uses of the site. She also said all the work on the project has been designed according to Secretary of the Interior Standards. Ms. Miroglio said quite a bit of discussion was had regarding kitchen infill and a hipped roof was decided on. Regarding landscape and drainage, Ms. Miroglio said significant trees and character designing features will be retained and the drainage will be re-examined to prevent puddles and threats to adobe walls. Ms. Miroglio also discussed opening the gates at Polk Street, Munras Avenue and at the Trader Joe’s parking lot. In response to Chair Barlow’s question, Ms. Malone France said the site would need to be closed entirely to the public during the construction period for safety reasons, but that the National Trust is very committed to making sure the Cooper-Molera Adobe does not disappear during the 12-18 month process. Ms. Hopper concluded the presentation and provided staff’s analysis. Public Comments Patrick O’Dowd, resident and former Historian for the City of Santa Barbara, said the project is very exciting and the history of the building will be rich and interesting. Mr. O’Dowd said in the case of Casa de la Guerra in Santa Barbara, an incredible amount of discoveries inside the building were made that changed the project daily, and he suggested an above ground archeology study and the recording of all findings and information. Mike Dawson, AMAP president, said he has met with the National Trust and contractors a dozen times since June 2013 and that the project has come a long way since the first meeting. Mr. Dawson said interests of the stakeholders are evident in the final drawings and the project is worthy of being approved tonight. Nancy Runion, member of the National Trust for Historic Preservation for 35 years, said she was distressed by the initial plan presented, but is much happier with the plan today. She also said a commercial establishment inside the Cooper-Molera Adobe is not ideal, but may be necessary to maintain funding for the property. Ms. Runion stressed that preservation instead of rehabilitation should be used for the majority of the property and said the corner store should remain a museum, gift shop, and ticket counter. She also requested that a tree be planted inside the garden to block the view of the neighboring Trader Joe’s sign. Ms. Runion asked the HPC to consider carefully the plans submitted. Marissa Mercado, retail manager of the Cooper-Molera Store, said there may be unforeseen consequences due to a rush to action without proper planning. She also expressed concern regarding the 4th grade history program being moved into a corner to not interfere with the proposed dining crowd in the vegetable garden. Ms. Mercado said the site is not underutilized given the daily visitors from around the world and that it should be valued as a special tourism resource. She also said the existing retail area has plenty of space to bring in more retail options. Ms. Mercado asked the HPC to take time to review the potential losses and asked for vigilance in monitoring the approved project plans. Historic Preservation Commission Meeting Draft Minutes Thursday, March 19, 2015 4 Historic Preservation Commission Minutes Thursday, March 19, 2015 Matt Fuzie, District Superintendent for California State Parks since 2005, said he has very passionate staff and volunteers. Mr. Fuzie said that preservation has to be looked at in a different way as a way in order to accomplish things locally without depending on government funding. He also said California Parks’ staff initially expected the proposal to not work, but his staff is behind the proposal and he feels that it is forward thinking. Mr. Fuzie said he’s proud of the involvement of his staff, volunteers, and constituents who asked the tough questions, and the corner store occupants for agreeing to move to another location. Regarding the events center, Mr. Fuzie said until 2010 it was used for weddings and events. Mr. Fuzie said California State Parks supports the project. Yann Lusseau, owner of Parker Lusseau in Monterey, said his café is operated out of the Fremont Adobe and that a food establishment with an adobe is a perfect marriage. Mr. Lusseau asked the HPC to think carefully about what use goes into the historic site because it is important to have a good match for the location. Commissioner Comments In response to Vice Chair O’Neil’s question, Ms. Malone France said the project team will be sensitive to recording historical and archeological finds above ground. Ms. Hopper said it may be difficult to enforce as a Condition of Approval, but that language could be added under the Condition of Approval regarding the pre-construction meeting. Commissioner Petty said several Commissioners and audience members have expressed concern regarding finding compatible businesses and restaurants for the space and asked what the City process is for approving types of businesses. Ms. Hopper said the Downtown Specific Plan guides the uses allowed and that if a proposed use is in violation with the Plan, the project could be re-opened. Chair Barlow said the site is really the heart of Monterey in terms of all the promise for historical resources, and while unknown issues may arise, there may not be another opportunity to restore the barns. He also said it is a very exciting opportunity and his concerns are security, property protection, and ensuring that both the commercial and restoration aspects of the project are accomplished, not just the commercial. Commissioner Fletcher said he supports project and that it is nicely done. He also said that these unique situations will likely be seen more with preservation with private-public partnerships and projects that are able to pay their own way. Commissioner Hawley concurred and said this is one of the projects that makes her glad she joined the Historic Preservation Commission and that Cooper-Molera is an incredible resource that is completely under-utilized. She said her only concern is finding a home for the store, but that it sounds like this is in the works. Commissioner Hawley said she is fully in support of the project and its thoughtful design. Commissioner Hawley made a motion to adopt a Resolution approving the Historic Permit and adopting the Historic Preservation Report with Conditions of Approval. Commissioner Fletcher seconded the motion. On a motion by Commissioner Hawley, seconded by Commissioner Fletcher, and carried by the following vote, the Historic Preservation Commission adopted a Resolution approving the Historic Permit and adopting the Historic Preservation Report with Conditions of Approval: Historic Preservation Commission Meeting Draft Minutes Thursday, March 19, 2015 5 Historic Preservation Commission Minutes Thursday, March 19, 2015 AYES: 6 COMMISSIONERS: Fletcher, Barlow, Hawley, O'Brien, O'Neil, Petty NOES: 0 COMMISSIONERS: None ABSENT: 0 COMMISSIONERS: None ABSTAIN: 0 COMMISSIONERS: None RECUSED: 0 COMMISSIONERS: None COMMISSIONER COMMENTS Chair Barlow said there are many historic properties for sale within the City of Monterey and asked what kind of outreach can be done to encourage owners to apply for Mills Act contracts. Ms. Caraker said that last week Ms. Hopper gave a presentation on this subject to the Association of Realtors and that she has been brainstorming on ways to make people aware of the opportunities. Vice Chair O’Neil gave an update on former Historic Preservation Commissioner Virginia McClain. Commissioner O’Brien said the top of Alvarado Street is being revitalized with projects like the Work building. She also said walking around the Cooper-Molera adobe on the HPC field trip was very peaceful. INFORMATIONAL REPORTS & STAFF COMMENTS None. ADJOURNMENT There being no further business, the meeting adjourned at 6:05 pm. Respectfully Submitted, Approved, Elizabeth Caraker Chair Principal Planner Historic Preservation Commission Historic Preservation Commission Meeting Draft Minutes Thursday, March 19, 2015 6