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Item 4 - ARCH-0017-2019 (545 Higuera 486 Marsh)
Meeting Date: September 9, 2019 Item Number: ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING The proposed project is a four‐story mixed‐use project consisting of approximately 5,209 square feet of commercial use on the ground floor and 56 residential units above, including provision of ten percent low‐income affordable units, an associated 19 percent density bonus, and a request for a standard incentive to apply affordable housing parking standards to the whole project, as identified in Zoning Regulations Section 17.140.040.K. The project includes a request for a mechanical parking lift, and construction of parking, landscaping, and site improvements. General Location: The 0.79‐acre (34,382‐square foot) project site is located within Downtown, bound by Higuera Street to the northwest and by Marsh Street to the southeast. Present Use: Offices Zoning: Downtown‐Commercial (C‐D) General Plan: General Retail Surrounding Uses and Zoning: East: Commercial, offices, bank / C‐D West: Commercial, residential, offices / C‐R North: Residential, commercial/ C‐R and C‐D South: Senior living, commercial / C‐R 2.0 PROPOSED DESIGN Architecture: Contemporary Design details: Two buildings (19,724 and 28,930 square feet each) connected by enclosed walkways on the second and third floors and an open walkway on the fourth floor, ground level public plazas, recessed balconies, upper story decks, storefronts on the ground level, wood screen wall and landscaping between the project and adjacent historic building (residence) Materials: Stone veneer, wood siding, steel, glass, smooth stucco Colors: Dark bronze, creams and tans FROM: Shawna Scott, Senior Planner PROJECT ADDRESS: 545 Higuera/486 Marsh Streets FILE NUMBERS: ARCH‐0017‐2019 APPLICANT: Marsh Higuera Mixed Use, LLC REPRESENTATIVE: Jessie Skidmore ____________________________________________________________________________________________________ For more information contact: Shawna Scott at 781‐7176 or sscott@slocity.org Figure 1: Subject Property ARCH‐0017‐2019 545 Higuera, 486 Marsh Page 2 3.0 FOCUS OF REVIEW The ARC’s role is to 1) review the proposed mixed‐use project in terms of its consistency with the Community Design Guidelines (CDG) and applicable City Standards and 2) provide comments and recommendations to the Planning Commission. 4.0 PROJECT STATISTICS Site Details Proposed Allowed/Required Setbacks – Front (Street) 7 feet (min) 0 feet Setbacks ‐ Side 6 feet (min) 0 feet Maximum Height of Structures 50 feet 50 feet Floor Area Ratio (FAR) 1.5 3.0 Max Building Coverage (footprint) 57 % 100 % Required Parking Spaces* 55 55 Environmental Status Class 32 (Infill Development) Exemption * Pursuant to Zoning Regulations Section 17.140.040.K Figure 1: View from Marsh (looking east) ARCH‐0017‐2019 545 Higuera, 486 Marsh Page 3 5.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS1 Highlighted Sections Discussion Items Chapter 3, Section 3.1 – Commercial Project Design Guidelines §3.1.B.2. Neighborhood compatibility Surrounding development consists of buildings of varying height and scale. Development on proximate properties include historic ranch houses with horizontal siding, the Jack House (approximately 150 feet to the northeast), and contemporary commercial and residential buildings. The ARC should discuss the project’s compatibility with the surrounding neighborhood, and identify if the project should incorporate additional step‐backs, modifications to the massing, and/or textures and building materials. §3.1.B.4. Form and mass This guideline notes that a “building’s design should provide a sense of human scale and proportion”. The project provides storefronts on the ground level, recessed balconies on the upper levels, and approximately five to ten‐foot step‐backs at the fourth floor. Public plazas would be located at the ground level, with seating and landscaping to provide pedestrian scale amenities. The ARC should discuss if additional horizontal and/or vertical wall articulation should be provided. Chapter 4 – Downtown Design Guidelines §4.2.B. Height, scale The proposed project is a four‐story structure that provides residential units on the upper floors, consistent with this guideline. Step‐backs are provided at the fourth level (approximately five to ten feet), and wall off‐sets are shown 1 Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 Figure 2: View from Higuera (looking south) ARCH‐0017‐2019 545 Higuera, 486 Marsh Page 4 on street‐facing and internal‐facing elevations. The two connected buildings are off‐set to provide articulation and visual interest. Surrounding development consists of buildings of varying heights, including commercial buildings approximately 28 to 36 feet in height, and a historic residential building 18.5 feet in height. An Historic Preservation Report for the proposed project was prepared to assess the project’s potential indirect effect on proximate historic structures (Attachment 2). The report concluded that the project would not result in any indirect impacts to proximate historic structures such that their eligibility as a significant historic resource would be affected (SWCA, 2019). As shown on the proposed plans, the proposed project is set‐back from the adjacent historic Pollard House located to the east on Higuera Street by approximately 40 feet, and landscaping and a plaza are shown to help provide visual transition between the two properties. The ARC should discuss if appropriate visual transitions are provided, relative to the height and scale of existing surrounding development. §4.2.C. Façade, design The proposed façade shows the use of storefront windows at the ground, street‐facing level (on Higuera and Marsh), with flat awnings extending over the doorways. Concrete bulkheads, landscaping, and street furniture are shown at the street‐level, and the wall face is broken up by doorways and windows. The doorways are recessed behind the adjacent columns; the ARC should discuss if additional depth should be incorporated into the first floor, street‐front doorways. §4.2.D. Materials and architectural details The proposed project incorporates the use of stone veneer, wood siding, steel, glass, smooth stucco. The ARC should review the proposed colors and materials board provided during the public meeting, and identify if any modifications to the materials and associated use on the structure should be provided. 6.0 ACTION ALTERNATIVES 6.1 Recommend approval of the project, which may include specific conditions of approval to be considered by the Planning Commission. 6.2 Continue the project. An action continuing the application should include direction to the applicant and staff on pertinent issues. 6.3 Recommend denial the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS 7.1 Project Plans 7.2 Historic Preservation Report ENTITLEMENTS PACKAGE, 08/29/19 545 HIGUERA MIXED-USE 545 Higuera \foecl-Use 1s brmgmg 56 ne'# residential unrls as well as ground-lloor relad on bolh Marsh & H1g�era Streel in downtown San Luis Obispo. The unique lhrough-lot alloW5 lor a pe destllan connecllon lo energize lhe soulh eno of the downtot1111. Contemporary matenals large windows, an expansive rooflop deck space w1lh ertraordmary Y1ews are al l key lac,ors in creallng lh1s beautiful and aulhentic building Prep11rtd by TEN OYF.R STUf>TO ATTACHMENT 1 CONTACTS CLIENT 63 CONCEPTS 486 MARSH STREET , SAN WIS OBISPO, CA 93401 CONTACT. TAYLOR JUDKINS taylorjudkins@g3realeslate com ARCHITECT TEN OVER STUDIO 539 MARSH ST., SAN WIS OBISPO, CA 93401 805.541 1010 CONTACT JESSIE SKIDMORE 1essies@tenove1sludio.com INDEX PROJECT INFO & DATA DOWNTOWN DESIGN GUIDELIN[S SUMMARY OF CONTEXT VISUAL STUDY SOLAR SHADING STUDIES TOPOGRAPHIC MAP rnTITLEMENT MAP TITLE SHEET NOTES SHEET GRADING PLAN TREE REMOVAL PlAN PLANTING PLAN PLANTING PALETTE WATER CALCS LANDSCAPE FURNISHING & LIGHTING SITE PLAN SITE SECTIONS SITE ELEVATION FIRST FLOOR PLAN SECOND FLOOR PLAN. THIRD SIM FOURTH FLOOR PLAN ROOF PLAN UNIT HOOR PLANS BUILDING ELEVATIONS BUILDING ELEVATIONS MATERIAL BOARD PROJECT IMAGES Tl O -Tl 2 Tl.3 T2.0 T2.1 -12 3 T24-T26 T3 0 TJ 1 C-0 1 C-02 C-2 1 L1 0 l1 1 LI 2 LI 3 LI 4 Al O Al I Al.2 A2.0 A2.I A2.2 A2 3 A2 4 A3 0 A3 1 A3 2 A4 0TOM5 ATTACHMENT 1 PARKING CALCULATIONS TOTAL FIE<URED 12 "" 1111 CllllT (<II Sf) P.IJIIDSFM'Tal ....... _ SllOO 2" I ... 1 B1IAOC11 30 I JO 2 llf!RlOII 2 2 • TOTAL 50 R£TMl l<(SS, 1/200' 26 ·11,wa Fa. F£Sl<IEIM. USE. TBWl1S 180 RE.01l�DfDTM rotM. WJ C.-0 ZUIIIG AEDUlt1DI G W). l'Otll WJ fm.lW& IKARHI PAIIHtG MiREEJIOfT PBfflDED lUTAI.. _,.. CDllllll:W. RESIOOflllt !HOIOTAl PflfflOBI TOTAi.. ADA S,ACES lifCXHD ADA YAII SPMU 1EOtJffD AllA n SPACES li&U1EI ADA.YYA'� JfOCffD •OF SPACH 11 21 ICU 1 1 CFI BICYCLE PARKING CALCULATIONS INT CCIJIITORSf TOTAi. IIC'rCU 511 2Ult+SST -usoosr REll9 TOTAL P1l<fflllBITOTAl EY .... TCII 11·15.RMGE 20+fUH.!•Ulll SltORTTEMi 123 l:SLNTS 11 10 '"' • , .... ... 21 .. .. .. .. ............. 2 3 5 5 LOll<i1'M ZLIIT "" 112 2 ... 114 LAND USE REQUIREMENTS ...,... ...... ZOIIIMG CMII.ATU.S SPECIFIC AREA DCSBI &UIDWNES -... PADPOSmDSE AU.OWlOUSE•Z<IIE omru.:irrs.4Jst P£Ml RE.CJ.RD LGTSIZE 11.U SITE CCWEMGE Al.l./NINJU fAR Al.l.tNINH PROJECT DESCRIPTION 5'511GW!A Ol>-511-C33[5'5HGEIAS1)&<03,511-437(�"'1i!SHS1) C-000.W� .... -OESOI G.1CW1ti � ll)ti)US[CXIMJICJIL&flESIIOOW. • MC.�COWIISSIOII _,, 79MJ£ ""' _,SW 3.0.(103_UISI) -,SW 36'ACAE • 21.-CA'*' /ffJFOSB) 341ld.lYlJBCNJS 50 /ffJFOSB) -c.11 fASt C-0 StJtJIH c.11 Wf.51 c.11 -0 .'lll! 0 -0 sn., 19,.505,Sf 15,'53.517) na 50 15" WU: Rae UTUTYUSEIIOT CIII MARSH STREfT 1 ct WO:: SIREfT TREE EA:SOelT ON MNtSlt SIREfT 23CXIMJIIOAMWAV� FIECFROC.M. N::CESS EASEMENI BEM91 IUltSH & I-IGI..E\A. 545 � M-U,,, PfUIXl'2S a new 4-lkrt. 56-lllil apa1Jllllll bulldlflll •-San LmsCbspo Ille pope,tyspm liom Mal!IISll!Ol ilvooohlo�SI-llleV11Ug...ii.-lJlrouOll.amedioo tom ......,,1o1tg.,...,."""""1ed lbeQIOUlld-""' lt'ld,stalll)f1Se<lol mldai suios..-.i """'1ls MalSIIDI Hp,. Sb!el. rill'°"""IApaobng mld-blod<.andand D!iJOOal 25 ""91U l"'U90lalls 1.., l!Sd!nliale,1<ytl!Jbysnaoces,edofflhtlm!bloctlXllltdlon llle5eallllllraJghlotrlll!MbareSl!ldlll$, 1- bedmomn2-bednxallllls P'IMllr,;i l0$._. __ le.lllej11Jje:1w,llpcn,e.,.a- llO!tllow1«P"'D'9- The luld,ng-ol hlo ---llliloil logellef ........ .-halal .... oeoon:I an:l ... d lloofs. and'"' 1111011dooed tr�.i.,. br1h llocl 1lRs gap n,spandslo � !ilnxturesandlle mldblodc p,lll lllendodlo COOIOd llo<9' ID San llllSSquare bdlal lhe.ba Hoo,egwens. TlR pmpo,ed -,ng'A' adioce,,IIOlheldorl<al-a,Hivu,,;, "_ .. llemed-lil<t,r2t'"10 PfO"d!S • gellOfOUS inlsc,pe bull!r lln<tly ad]Dlll lo lhe teSiln:t The popooel Sllfoce pa,b'Q on lhe ID1II so, DI lhe p,q,erty, jllJWles•.......,, 55' Sf1)0'll!)on 1oac1iaa,ni n,oghbcn, DI .....is shading llei<-ltleS. &Jildmg malenats a:kdt stne ....... wood oo:hng. sle!t glas.s DI ..-i llucco The lOII noo, sl!jls baci lo "'1lce OIISSlllg-lle pede9lln P,,,pe<lJ\e llle tmlmg llnellralD lllims l!eep-,gs, de<ls. laige �nl '311Jiewssloreduo! sotargan. Oper,llle-wilbe pro,lded al ill""""111Jif OOllsb 1empm11n regulaloon DI tes11 aa. Tiie rool ,s de3,grled 1o accommodale 9llar panels 111a1 can be ........i m-•'llll•ll'Al'EI. ATTACHMENT 1 FLOOR AREAS • BLDG A .... -� RETM 100 ll9ICNl1U RETM.101 -LO!IBYllll Jt;CSJtRla LOCIZR 103 Jt;CSJtRla 1l1ASH '°' Jt;CSJtRla UTU!YIOS -PNl:lG 106 flOOA IIITJI.: NUS. ·-20) -""' fl6Ull11Jl 202 -203 RESIOOfTW. 200 � 20S P.ESOOl1l.tl 206 RES1l911\H. lJJ1 R.OC.TOTIIL:: MEAS. fO.JlD! A.OOA P.ESll8lllll. ... PESll8lllll. ... PESll8lllll. 402 PESll8lllll. "" PESll8lllll. 404 PESll8lllll. ... -... RIXRTOIM.: OIIEAS. BUILDING AREA • BLDG A lflSlfl.OOfl !ECOIIOR.OOfl 1HIIIROOA F0.111\tfl.OOfl catllllf<l[Sf = m m D , .... .... acc. .. 4563 SS36 SS36 '115 ltl11 .... act.Sf •CXO:TMSf ........... "" '""' ... ... 211 154 ,,, .... • • ·-o.cm ... ... ... 55' m 742 ... 11,0 .... • • o.cm ·-.,,. 330 Pl Pl fl! Cl 677 .... • • ·-O.OOI\ IIIClOIIIIMSf .......... .. ILDli.lOIAI. 0 0 • 0 0 0 • 0 • a ..... FLOOR AREAS • BLDG B Fl!SIA.OOA SfCOlill/UlOR lllRO ""°" F0.11111/UlOR "" ""'-'Ge PE!IOO<llM. ACa:SS1lflY ACa:SS1lflY ACa:SS1lflY IIEJICAN1U IIEll&ANlU ROallVUl; NlfAS. -............... ----....,.,,,.._ ---- RDCll 10TAI.: JaAS. RESOOf1Ut. ft£SUJf1IJl RESOOf1Ut. PESUJrnJl PESUJfllJl PESUJrnJl .. otenw. PESll8lllll. PESll8lllll. PESll8lllll. PESll8lllll. ROl';IITVIM: OIIEAS. ..... 6'111>GE101 lD88I' ,co lOCKER 1CII UTUIY110 UTLIIY 110 AETM..112 RETM.113 206 200 210 211 212 213 21, 215 216 217 "' 11112 ¥11 QI .,. ... .., 412 .., ... "' ... .,, - BUILDING AREA • BLDG B ARSffl.o::R SEC<N)fl.Ollfl l>IRl)flOOA RllllHfUKII CW'ODRl.:s:F ,.m '°' '°' 0 •.sst .... oa:. .. ..,, 1931 1931 525' ,.,.. ....oa:. .. -· ..""' ... '"" 147 14.1 .... las& ..,, • ·- l'6 ,.. l'6 452 ... 4J< .., 190 760 711 ... 1111 • o.oor. ... .,. <2! 385 m m 3'2 '211 '211 '211 4IO 525' I ·- aaDEJITAI. Sf MXl$SOR'I Sf • • •0 0 0 0 0 I I -.ccESSCll'l':sF • o.cm • o.oor. I o.cm llDlt TOTAL ,,,., BUILDING INFO "' BUILDING AREA • BLDG A & BLDG B CllCISF IMIIOCC.SF .a>erTAI.Sf MXEtsarrSf 191510 0 ,.,,. ..... IIDG. toTM.. TE NOVER 545 HIGUERA MIXED-USE Tl 1 145 H16U!U STRHT Slk LUIS OBISPO Cl -l!T[ 08 29 1019 • ATTACHMENT 1 UNIT TYPES · BLDGS A & B 111r• SECONlRODR 200 1111 2112 2113 ,,,. 10> 200 2117 2IIO 200 110 111 ... 21> 214 ... ... 2l7 "' TOTAL " TOIM..LNTSf: TOIAl.• LNlS.. �VERIGElNTSf- SIZl flfl <IIIXI ... 45< • '61 x ... x 716 1q ... x 11111 ,.. 118 1116 m x -... x .. 1 i'!IS 766 11• ... .. .,. • 1-80 2-80 3'11) --• x x x x • x x x x x x x 12 1 • • -·· SIZl(1f] <0:0 """'Fl.OOR 300 !Ill JOI 384 x 302 ... x :m ... x 304 11li 306 1"1 306 ... x 302 1190 3(8 ,.. ""' n• 310 766 311 m x 312 .... 313 ... x 314 .., 31S i'!IS 315 ,.. 317 710 311 ... TOBI. .. ..... • ...,. SIZlflfl <(,Ill) HUITHRODR "" 729 401 33) x � Ill) <Cl Ill) -.,, x -405 431 x .,.. 611 ..,, '81) x ..,. 428 x ,009 428 x 410 381 x 411 m 412 m 413 3"' x 414 428 x 415 428 x 415 421 x 417 '81) x ·1or.tit. 11 .... .. TODI. 56 ..... .. DENSITY CALCULATIONS tOTM. ouarrr wowm 1-80 ,.eo :>BO -·x DEl'IITYCM.C u•r= Sn.a:vlE < eo> 11!6DR!XM 2ellJIIOCII x 3'8lAIXM x 4,!SlAIXM TOTAL x x DE1$1Tl ICIHJS x x .... x .,,, 202 x 211 x Jl)1 x xt> x .., x TODI. ' 1Z ' • • l-80 2,111) 3'11) -·x x x x x x • • • I 30 2 I I UlTSUL OENSi1V UCil'.lt M.LOW IUSllY- UISICIUIT ?< 30 2 0 0 ""flfl <0:0 384 • ... • MO an x 142 342 x .... • 19J,ICl'ES 3t,IKS£ 21.44 • 2Cl'SBCNJS•J.l.U .,,, LO'I.WNINXMflAOWlED DUFAC!Oll oesm Q5 12 0Ji6 .... 1 2 15 0 2 0 .... 1-10 ,-ao 3'11) x x x •I • -· • TE NOVER 545 HIGUERA MIXED-USE Tl 2 ,�5 Hl6Ul<4 STREET Slh lUIS OBIS�O Cl -DATE 08 19, 1019 • ATTACHMENT 1 DOWNTOWN DESIGN GUIDELINES 4.2.C I Dlflnl dllrcltf .. � � -..:iUVl! ..... OI � S.-AJ..O..A! 1, .4.2-D,4 �Wlrconb*'9�bsee...,KINhl....,lhl SeoAJD..131 ·� iM1p,ll'1plb.,«JJ�lllt....-..l't*-.m.o:1a ·--P'Mtoo'stlCl:JIMUMn� ... �-......... -- ........ a..o�o..o,-.._ ........... 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SICNd �°' .. ptaflclblugt • ., tac.g ll1ld. --.,...., dnQ IINl ldn;:P*tnl. --(2.f.< 9"...-lrtl!S QI M'tnllC:llni ..a &M Jl'OG. std8" co,., hn S-UI ·�ODat .::I d)ot19S 1'EI mNill:s� be� ......... dltd�Shc::ddblP'� �ED£--ClOlol'lWIClE -......�ttln3.ci .. Pl'*'Snalb1dhilnt� <N.• �Slf'Dlltd�b;ll!nd,tp�INU·6'M-1a�law S.U 1.,AlO UC lftw Sl."lldln$ m(I I� ft)Jid pllllMJl-a:nfnr1 MdJws. d:J«s, S.Al.2.Sil �.,.... cmaf'IXI., ............ -'Iii in.:bcl','CUdowarJl*lg --... .. --.. --... -...... Wldwood�n�t� -..... ---� ....... ant:e"*-b¥1JCNI"� - fflt.rtsll'ill � -ang*-*ra.�(1Wftt-<U.• __ ........ _ S-ll I --<.UJ _._ ......... _ 'Sell11.A1.0 ATTACHMENT 1 SUMMARY OF CONTEXT Our site 1s surrounded by a large variety of building sizes and materials. Oireclly across Marsh Streel 1s a 4-slory stucco building lhal matches our proposed height of 50'(1 ). A new 43', 4-slory (3-slory, 33' rail al back ol sidewa lk) 1111xed-us e proiect 1s under conslruction at Maish & Carmel (3) A new 40', 4-sr ory (3-story, 35' tall al back of s1dewalt) residential condo project 1s neat completion at 460 Marsh (2). The materials ol lhe surrounding buildings are: br ick, stucco. wood siding and block CD THE MANSE ON MARSH (D BANX OF THE SIERRA @ PROJECT SITE (D 460 MARSH @ ACHIEVEMENT HOUSE @ MARSH & CARMEL © HISTORIC RESIO.-POLLARO HOUSE 0 RETAIL CONTEXTUAL SITE PLAN SCALE, N. T.S. TENOVER 545 HIGUERA MIXED-USE T2 0 I 54: �IGUERI SUEil SI� .UIS 061SPO Cl -Oil! 08 19 1019 • ATTACHMENT 1 CD VIEW FROM BEACH ST. TOWAROS Hill @ SIMULATED VIEW FROM BEACH ST. TOWARDS Hill VISUAL STUDY Ptssuarn lo Zoong reg,,lations Seclioo 17.32.030 F, a Yisual stucly Slla! determine wllethef the prnjecl wil marenaly obstruct 'liews Of cfistari hils aoNor create an adfflse visual inpact oo existin;i or planned publicly owned gatherin;i sites by materially obslruciing Yiews Of nearby ptAllc open spaces, historic resotICeS, City lan«tnar1<s, or pc elected nabnl resouroes; allC({cr create adverse shade and shadow etteas d\Jmg the tines ol day� a gathering sie is aoocipaled lo be most used. For the proposed projecl at 545 Higuera Sl, tile pclblicly owned gathering spaces Iha! exist willi1 the Yiewshed ol tile hilside are tile publicly awned sidewalks immedia!ely adjacert oo Marsh Street and Beach Slreet These are represented by Views 1 · 6. � 7 & 8 show tllat lllere are no lillside Yiews looking towaro tile proposed project's pcoperty from sidewalks oo Higuera. The Jack House and Jacl< House Gardens, located two-ooors oorth on M� Slreet does not have \iewsheds affected by the proposed pcoject, nor is l wittin any shadows casl by the proposed pcoject (See Sl13de Studies oo 12.4 • 12.6.) � 2, 3 5 & 6, laken from the sidewalk at Ille intersection of Beach and Marsh ,eveal '-Ille lillside view is blocked by existing trees. \few 4 irl:licates the ooe gtmpse of Ille hillSide along the soulherty sidewalk Of Marsli. Howevef, ltlis is a bnel mid-block Yiew. The most prorr*1ent, existing Yiew Of the llilside is sl1own in \few 1. TI-is viewirl1uncec! oordecisionlo keep the ooildilg to the Souttiwest rroperty line and boog Ille heigh down to 50'. V..ew X sllows the simJaled view where the project makes the greatest �ct oo the Yiewshed. FISIIB � from !tis point. the hi comes into view over the top ol the proposed buiding. fU1her down the� lawalds Marsh, tile view is screened by the existing stree1 lree in front ol the bank ('flew 2) -�fiJ ...... 1,__ ___ ....... @:.,....-- HIGUERA ST ,t (!) KEY PLAN VISUAL STUDY SCALE,N.T.S. TENOVER 545 HIGUERA MIXED-USE T2 1 515 H16U£R! STREET Slh LUIS OBISPO C! -UTE oa·z9,1019 • ATTACHMENT 1 HIGUERA ST 0 VIEW FROM MARSH & BEACH TOWAROS HILL �;r I �, (9 KEY PLAN G)VIEW FROM MARSH TOWARDS Hill CD VIEW FROM MARSH & BEACH TOWAJIDS HILL @ VIEW FROM MARSH TOWARDS Hill VISUAL STUDY SCALE:N.T.S. TENOVER 545 HIGUERA MIXED-USE T2 2 -541 HIGU[R! mm S!�K!�t��.�;���o�: • ATTACHMENT 1 HIGUERA ST @ VIEW FROM SIDEWALK ON MARSH 1r .,.. @ KEY PLAN @ VIEW OF SITE FROM HIGUERA LOOKING WEST CD VIEW OF SITE FROM HIGUERA LOOKING EAST VISUAL STUDY SCALE,N.T.S. TENOVER 545 HIGUERA MIXED-USE T2 3 545 HIGHP.I STREET SH lllS OBISPO Cl -,1TE oa,1912019 • ATTACHMENT 1 SUMMER SOLSTICE - 1 OAM SUMMER SOLSTICE - 1 IAM SUMMER SOLSTICE -12PM SUMMER SOLSTICE · 1 PM SUMMER SOLSTICE -2PM SUMMER SOLSTICE -JPM E9 SOLAR SHADING SCALE,N.T.S. ATTACHMENT 1 VERNAL EOlllNOX -10AM VERNAL EQUINOX -11AM VERNAL EQUINOX -12PM N VERNAL EOUINOX - 1PM VERNAL EQUINOX -2PM VERNAL EOUINOX -3PM SOLAR SHADING SCALE, N. T.S. ATTACHMENT 1 WINTER SOLSnCE • IOAM WINTER SOLSTICE -11AM WINTER SOLSTICE • 12PM N WINTER SOLSTICE - 1PM WINTER SOLSTICE • 2PM WINTER SOLSTICE -3PM SOLAR SHADING SCALE,N.T.S. ATTACHMENT 1 • t • --..--111 .: '-: '�CD --· _,.__ ----:II� mo D �:r r----· / e--c --Ya•_..-::'...;. .,. :..::.:::;;,.:;:..:.._ :..� ---� ... c:!:"'--�·:...-- _:: -·�-:-=-..:-�. �-�--::;�-=-==--�c:" .c,,oc ... _ -:-:··;,�-:r::";:-=::.. --0,�=:-.... ;-;,�� ... ·.":""'..:: SlTC °"-T"-_._n, .. --------·-·- TOPOGRAPHIC MAP "'"=·--�--.:.: ·--·--TOPOGRAPHIC MAP SCALE, N. T.S. ATTACHMENT 1 HIGUERA STREET ..• .. / --�- ...._.:w_. �-1:.1 -LL.�-·--·-..... .... �-·· .. ..::.:..-:o ::--":::: -----·--· :.: :.:._ .. -:: -. :.:.: : ;:�=�-: :.:-:::=:=-: ...... _ ... ___ -� .. ·.; .... �"":��.=!i-. �--� -.... --...� ... ·----·· =::-.-:=�-=-.. :..�:..:....-�� -...":"..;'- .... ,,-....... ·----.. �-.: 9CHCH ............. , :?:=a"=,�":;"=.:.i-�;:.. -�----..-;;--·----""'-� ....... _ . ..._ ..... _ -------·- ENTITLEMENT MAP '.t-i .. _. __ !.,.:-� ENTITLEMENT MAP SCALE: N.T.S. ATTACHMENT 1 HIGUERA MIXED USE 545 HIGUERA STREET SAN LUIS OBISPO, CA 93401 -Ol,U.,.._ _____ _ ..... \. -...,o,�_.-.._......,..�r.a....-Y-"::::;.�IIP'UCXI.AIIG�----JOI t. =---�-u..u;oc:ocsn.,_-..n_ ...._IOM&.lMI�-----� �CCIWTIIOL .otU,,COt!IIDI.COCIDIMlllLAl«l.....,CJlU fi!m'...,,..,. !"!Q1K!O!t �....,�.PUCI.M;J,.......,....._,.. __ --.:1. OCl-ot�.:.C..09:IIILOCA!l�OI �.nonTM11..-.--�-... IIQJIQ' -��ftll�-� .... CC*nwc.. �COllffRotCIMl)llloua.lO� JOllt.....-..U..:..--= lS-...Q:Oll lll90l'IIL. ... 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I• S,:W,.&M pp --...-----�---� ------------====--�-=--==-�--::=:==- I--·-�·-...._ _____ ,... ------------------�--_ .... --·--------_ _,._.,. ____ _ . -...-...-�------_ __________ ...... __ --·-----. -------------........ -------·--;;;;;*=-==:=.:.:a� . ____ ..... _____ ... __ _--·---.... -------_____ , _________ _ ------·-.... ._--.. __ _._....._... ________ _ �I������ �--· .. _.. ___ <, �-----·----.,�---,.-----·..--______ ..... __ _ --- ·------·---.,_,,,___ __ r ________ _ ---·--------------·· ...�---------------=-·---------. ---------------------�-------�---�.=.=...--ll't-·------ ·-�---Oii-·-----�----....... --------------- -----�--..--·--·�-..... ________ ,., __ .c: ____ ,...._ ______ 11>� ------------ ------------- =-�-----·-- !!l'Vl'!ii!W?K........,*?!'Jl ..... ------------� ______ """ __ _ . ===-.=:-�..::--=:.=-�:��==��_:� 1 ----.. -------·· ---------------·-·--. __ ... _______ _ --.c.w.L----�---. ------...---. .. .,..---.------------�----·-------·----�==���-=-=· . -·--·.-----�--�----- ,. ,, I• .... ._ ---.------�..---c-. __ ._... .... ,...�-ao-..----• -.-..---------·----�-,._ .. _____ _ -·--------!:------=-·----... --- � --.c:oo�·------------·---·---- �===-=------........ ��--�------··----------.. --. ::.:�-:..--=-�=-..:::...-====""QOI'.�-...... ----�---------------.. -.------------ -.__ ... _... .... __ . -------..-MJ.-S,�-_........,. .. _ ---------------· �-=--=-��=--, --·---�-.... -------------------..... �-.... - r!PffP!"'9!9'.!!I --·---------�-... ---IIDIII. I.------------. =-----'°-------. ______ ,_,,, ___ . ___ _,, -.. ---------..-..----_, ___________ , __ _ _,, ________ , __ __,_ __ _ ---·--c---. . .--""" ---------· --·1_ .. ___ _ _______ ""_.,.. __ _ --.. -.. -----·-- ' _ _.._._._�----r-•....-.i.• ·--�--·----- �����:,, '�--·-·------ . ----.---�-----·--�-------· ---. --------------------------. ----·--·--------------- • _____ u ____ _ . ------·--�------==-�::.�=====-�. ------------·- I• .. . --------------i=-.:..-.-�-==-·-----· I..-------�--.. --------------.. -----�---.-a��-=--:=:-,�--=== . :a.:-�-:=.,�=:..-.=::.::- . ·--------'<Q--.C:_____ .:i_......., __ • .,......___._ __ w ___ .. _... :::.:=.:.::..--=-.-::.::::.-:..�� . ---..----------...·-·----------------------- 1 ...._----�-..-----..--·------jZ-----------------------------�--_, . �-===-��--=--= . :=.'=9.::--".:!'rn!�-=== . �-==--:-::.-=-=.:=..�==-..::ca .. ---...---�----_ _.. --.c-r---�--... ----�------·----.. -·--. �--==----===:.:...--=--==--===::---. ____ , _____ .,,_ ... ____ _------.. ---.. ���===� • ==---:.:.?==--.=.-=:--� -:E�=i:S=:a:--:!:S::a..�-=-===--=--=-.._-..::::::=.r.::::.:-_ .. ��-===�.:.-::..,�..:.= ... -Ol"'l:-•A0tt......-..-:: .. ------------------------___________ ,.. __ _ -.::.. ____ .,,_._ .. __ _-"'�---�-- ·--.. --.-------· --�.,...--------... _..,_ ...... _____ _ ·=�--�-...... ---- •• --·----..... -·-·-----.... -----------_ __,_ _____ .,. ___ _ ---------·---. _________ ,__ ___ .-y -----------------------� ... ·---------·--------.. -------____ __,, ... _______ _ -----.. ---.-·- ----------------·-----,..--... -...-------·-----------------------·-,..-----·------ ---·-------· -------·--�.-���==:.� _____ _,._..__ ... ___ .. __ --·-·----....__ _____ __ ________ ., _____ _ __________ ll&f" ___ _ --------.--______ .,. ____ __ ·--------------·-·-·-------·--· -----.--··---------------------··--,--·�-----�----.:-------·-----.. -----------------· ----------·--- ,, i i .... _,. __ .. _ -------==��=·· -··-·--------·--=--�-==-"':...-:::: A A A.. _ NOTES SHEET C-0.2 ATTACHMENT 1 .. 1!1i ··1 ��;II '1 •I :11. �o • () C) I I\.) C) � i HIGUERA 8TRl:eT ., ' II ·= I L 1, f ;)JJ l ' ·:il11'/l/17llmllllfl111'1/17f!ll ,, •1 fr, I -;;-I iij i �g11 h it 'l� � . � tt I� � � � �! QI/=--- HIGUERA MIXED USE f 11'11111' -·-� i 11 1 r 1 l Ashlev,vance e,.5111oueRA SlREET SAN �UIS OBISPO. l;A.83401 11l 1lln 0 ENO IN EE RI N 0, f NC, 1,,1,r11'il ... ,-..... •• ,. f t,11u,,10tt,w,o�f)IO'I if Hit, -··h ...... ,n(.Ot,111 ,·,�·· ,,n,toM.001, OIYIL •ITIIUCTUIIAL >;- ATTACHMENT 1 (II) IHXEIMISE • IUIG A IIIJ2>0Sf jN) MIXED-USE • BLDG I 211,1IIOSf KEY PROPOSED BUILDING FOOTPRNT LE 6 END 1 (E) TREES NOT IN PROJECT SCOPE 2 (E) JACARAtlDA TO BE REMOVEO 3 (El CHl�ESE PISTACHE TO REMA1'4 4 (E) CHINESE ELM TO BE REMOVED 5 ({) CARROT WOOD TREE TO BE REMOVED 6 (E) METROSIDERDS EXCELSA TREES TO REMi\JN 1 (E) BOTILEBRUSli lRE E TO BE REMOVEO 8. (El PYRl/S TRff TO BE RE!,'OVED TREE REMOVAL PLAN SCALE: 1·. J0'-'1" ATTACHMENT 1 0 (N) IIIXED-IJSE • BlD6 A 1i.724'5f {N) IIIXED-USE • BLDG I 28.Sl30Sf 0 KEY ADJACENT PROPERT Y LEGEND I (4J EXISTING METROSIOEROS EXCELSA lREES TO REMAIN 2 (2J msnt1G CHINESE PISTACHE TREES TO REMAIN 3 (N) DECORATIVE PAVER WALK ANO PATIO 4 (N) ARTIFICIAL TURF PLAY LAWN 5 (NJ PEA GRAVEL PATIO 6 (NJ WRAP AROUND SEAT BENCH 7 (N) 6' .Q" MAX TALL WOOD SCREEN WALL. SEE DETAIL 1 BELOW 8 (N) CROSSWALK 9 (N) FUTURE PATHWAY CONNECTION TO EXISTING JACK HOUSE & GARDENS 10 (N) ASPHALT DRIVE MlO PARKltlG 11 PUBLI C RIGHT OF WAY 12.EXISTING PAVING ANO LOT TO REMAIN DETAIL 1 HORIZONTAL WOOD SCRHN WALL PLANTING PLAN SCill.E.-J" • 30·-r r TENOVER 54' H16UER! IIP.EET SI� LUIS OBISPO Cl 545 HIGUERA MIXED-USE Ll 1 -O!l! OB 1, 1019 • ATTACHMENT 1 PLANTING PALETTE PLANTING PALETTE TREES OlY BOTAHICAI. I COM MOH NAME CONT REMARKS 19 �us tJOEdo I SIR!oileny Tree MLli-Tn.ik 241'0il: Size: 10·-15· tlllandwicle WUCOLS Pf = .1 · .3 0 B c.«:is canadensis . fo<est Pansy. TM I foresl Pansy Retl>ud 24'boot Size: 20 · tal aro wide \WCOLSPf = .4 ·.6 STA.'ll13ERRY TREE Bl�CON Pistacia ctiinensiS I Qii1ese Pislacile 24"1m Sile: zs.35· tllland wide \WCOlS Pf = .1-.3 SHRUBS lllY BOTANICAL/ COMMON NAME SIZE REMARKS ,... 20 Agave atteouata • Nova. / Blue Clooe 15gal Size: 3· -4 · lal and wide WUCOI.S Pf: .1 -.3 •3 CeaoolllJs gnseus llofizOrOliS ·vank!e Poinl · I Callornia Lilac Size:2·.3· taland8"-10wide CHINES£ l'ISTAClfi CAl.fORNIA I.IAC 15gal WUOOI.S Pf= .I· .3 G 76 � sempemrens / Blue Oal Grass 5 gal Size: 1 . -2" taH and wide WUCOLS Pf= .1-.3 40 Miscaraius sinensis • Momilg l91r / Etmia Grass 5 gal Size:5" lalafll 3· -4· wile WUCOLS Pf = .4-.6 •83 MIJlllenbelgia capillaris • Yltlie Cloud'/ Yollite Awn Mu� 5 gal Size: 3. ID 4. !al and wide \\UCOLSPf = .1 -.3 El.lAUA. 9IASS WHITE AWN MlH. Y fUIMNlllRl SAGE PLANTING PALETTE TE NOVER 545 HIGUERA MIXED-USE Ll 2 54: Hl6UERI ST�EEI SI� LUIS OBISPO C! -DIIE 08·19'1019 • ATTACHMENT 1 El:!tfflf!!d 1og.1 wa• use� Elw.J,r(E.f.)x (1>62).:l(Pf x HME) ... SLA] ... --... ............. c.a. I l .... "------.,. ______ Defa*V-..e 1 ............ I ? ..... _. 50,117 --.,,.,._C•J -·-�·-,._-'--,._ ..... ETIMJo t·Ol 1111 ·06 07-10 100 -,,..tfacto, #JUl)IAJ ·-111'1 PF aHA-"" OlO .,. 251 .... 182 030 2144 020 , ..,. ·-I 0 -13511 l0.088 i..--•m ·-40 000 ,._..,...003 ,,_,..,c;-.. I Mu:imum Applied Water Allo-.nce Cllculltions for New and Reha.bl lated Landscape.s. --ln--C.-Tan Cella Show- --and Wamlnas Clck on the ti,ue-c:eU on ---to Pd ......... Name ET• of City from Appendix A EllterlOlal '-indlJdi'lo SU\ Enter Si!Jec,al land=-,.,.. ResuNs: MAWA = (ET.) x (0.62) x f(0.55 x LA)+(0.45 x SLA)] MA.WA calc:.ul&tioni inc-o tin-Effective Pteci tion ET O ol City .-om AppcndDc A land=-Plea '"""""'Ulnd-�lvea Enl ef EJ'Jeciw! Pf-.N •-...... ,u_,_. MAW�•· EAO¢ x (0.62) x ((055 •I.Ar(0.4 5 x SL/\)] I I I '�UJII -Name of -=- 0 . .,.n 4381 ET.(oncf>e*ar) 3,3590( LA It') QN SU\(ft') 50.176.74 Galons 6.70768 QJbic Feet 670II HCF 015 -005 Miions of Galons "'"' ET0 (oncl>o>l)'ear) 3,3590< LAlrl ooc SIA(lt'} Olli Total annual "'""""""""" 0. �....,. 111"VVnr.--of total aJWIUat-�� .... :..-, • Galloos Cubic Feet .fiCF .IAN-11,...feet • M-.SofGalklns WATER CALCS ATTACHMENT 1 APEX BENCH FORMS + SURFACES POWDER COAT FINISH, TBD APEX TABLE ENSEMBLE FORMS + SURFACES POWDER COAT FINISH: T6D DOUBLE BALLARD PATH LIGHT WCIFER LIGHTI NG POWDER COAT FINISH, TBD LANDSCAPE FURNISHING & LIGHTING TENOVER 545 HIGUERA MIXED-USE Ll 4 545 HIGIERI STREIT SAN LIIS OBISPO Cl -01"£ 0812911019 • ATTACHMENT 1 ' ' ' (11) IIJllD.USE -BLDG I a,nlSf ·""""' KEY ADJACENT PROPERlY • LEGEND SEE LANDSCAPE SHEETS FOR TREE INFO (N) PAVIPtG AND STRIPING PROVIDE ALlWEA THER SURF ACE 3. (N) SHORT TERM BIKE PARKING 4 (N) TRANSFORMER 5 (N) OOMNECTION TO MI D-BLOC� P"TH 6 (E) CURBCUT REVISE PER CIVIL 7 (NJ SITE FURNISHINGS AND HAROSCAPE PER LANDSCAPE ARCHITECT (N) CHECK VALVE BACKflOW DEVICE FOR FIRE WATER 9 (E) FIRE HYDRANT 10 IN) FIRE HYDRANT. ff REOUIRED 11 IN) FIRE RISER ROOM 12 IN) KNOX BOX ON EXTERIOR WALL 13 IN) ART MURAL AT FIRST FLOOR 14 IN) PUBUC PLAZA 15 IN) INSULATED OVERHEAD ROLLING StAT STEEL OOOR WITH REDUCED NOISE OPTIONS AMARR OU/ET DOOR. OR SIMILAR .... ATTACHMENT 1 -;, > { {,.. .. � BUILDING A TtPCf"PNUPEl 50-0" I ,..,�./'· ·71,!' �TtP:-��(I :Y� I� � <. SITE SECTION 1 $CAL£, 1 • • Jo·-o· ..... _....,._,. PERSl.GaJGU MA.X teQfT t1= 1t.DG 41 uca: a.: .SU.Wlt.l· a :11•2S'ca-nw111�arSTRSfl) IUJtill..L.CIWJaf te::il1T • 50'.:PllCPOSED • 4U' MAX HBQfT AJCFPEJI S1tN.S-2ca ... r) JI• 25' (R.O.Wb<BmRUNE a S1R&l) J• 1l..S-flfflltflOOA S£tB.ICI ROI P-4 MAX �LCM'MU tEOn" • 7S flll(JIOSB) • 50' ..._IMNH961ffCOWUMCEATIWl.1HS1. PERS.OCOGU WAJ:HEl9ff(f BlOG. AT BMX<I" S[R'Al.C• :b I• 2S' (R.OWIDCOflERl.111: U SlREEl) .WC.M.1.CM'._E IEMIIT• 5Cr,PRCl'OS8>• W' MAICIE&(l Al LFfER S,TtlU(S.- �t-1) Z• 2','(R.0.WID<DURLM (f � Y• 16-l'(lfftflA.O(RS£lBGFROWP.l.j WAXM.1.0llt*l t£&fT • IJN PAlP05ED • 50' lOP(l"'IIJCF17'-fl �I "' ' ,:,,T·, ' , � !;:(•1 ., .S-" / -/ IZ<t tta1:RA S TFEET BUILDING A BUILDING B / SITE SECTION 2 TENOVER 545 HIGUERA MIXED-USE Al 1 545 �IGUERA STSIIT SA� .UIS OBISPO C! -Ol!E OS11S11019 • ATTACHMENT 1 I I © ( © �� .:'I > I �{' .... �,t••orlll:lor S :_.,' � "'',...... -.c:.J''-�,.; ... "· =�·l.,.."" } r-1 �-© © .:I © .. , I MARSH ST. :i4� HIGUtKA MIX!:U-USt HIGUERA ST. KEYNOTES I PROJECT PROVIDES A I.Al!GE SflBACK TO PROPERTY LINES TO ALLOW FOR A VISUAL TRANSITION TO .WJACENT SMALLER STRUCTURES 2 CANOPIES PROVIDE VISUAL fRANSIITON TO AOJACEITT STRUCTURES FROM PEDESTRIAN VIEW 3 COMPLIMENTARY RHYTiiM OF BAYS AND VERTICAL WINOOW PROPORTIONS TO THE AOJACEITT BMlK BUILDING 4 NEW WOOD SIDING COMPLIMENTS EXISTltlG WOOD SIDING ON NEARBV STRUClURES 5 S10NE CLADDING COMPLIMENTS EXISTING BRICK AND BLOCK Of ADJACENT STRUCTURES 6 SlUCCO COMPLIMENTS EXISTltlG STUCCO ON ADJACENT STRUCTURES SITE ELEVATION SC.ALE: 1 • • Jo·..o· SITE ELEVATION SCALE:. , •• Jo·-o· ATTACHMENT 1 �0 0 ©0 0© 00®0 0 0 0 0 0 0 HP 311-17 9'-0" »-O" 31'-0' #'-0" 11t-O' �""'""" 22'-0' lll'-0" lll'-0' ,.. ·�-v '"°'31'-0" / // / / / / / / / / / / / / / / � t_fa© .,, 0"' �©� �,fa oow � ©.,, ©b, 0 .. , ©;,:. @� --; .... Cfil) 0 .. , 0 -· ' 001;' ...... SPIIICEIWWT 0 ..,©-; >< CID .. �©-· b.' ©!! --/ ©LID111M..DP. "" ©' ..BLDGB �ma �CTID0 0 -·b' 0 """0 0 .,, 0., 0t �(� I x5 d0 © 0 0 00 000 0 0 0 G @ 0 0 ATTACHMENT 1 G\0 0 0 0 00 000 0 0 0 0 0 0 0 ,-q fq 111q 31'-0" .. q , .. q 5",0' .. .(I' tt-C' ,,,,q 29'q , ... 10' ... ttq sq / / / / / / / / / / / / �0 0 © ©� ., fa.. , ·--0 .,, 0 i @ GiD 0 "' 0 .... 1• �1• 1• 0 0 �®-· 0 0 ' 0 0 ; "© -.,, 0� �0 '.. , 0,. ..��... ..0 ,. ,. ,. �0 b' Cfil) cw @ 0 '"'0 -· 0 �' 0 0 ' .,, ;-@"''-0 d0 0 0 0 0(,) 000 0 0 0 0 0 0 0 BUILDING A BUILDING B � SECOND FLOOR PLAN, THIRD SIMILAR .SCALE.: J • • 10" ATTACHMENT 1 �00 00 0 0 00 I I I 1: 0 0 0 00 l 00e 0 0 0 0 e e 0 j-. Jlt-0' �.,,. ,.,..,. 31'4)" NT llt<r 5'-0--1..(f 22,r 2B<r .,,...,,. 9-8" ,a,r 9<r 30-0' /--/ / / / /-/ / / / / / / / / � fa .,, 0 , .. fa '"" ©(!\ .... , 0 ·.,, 0 .. 1111 0 ''"" 0 ;!, •• �® it 0 SlUOIO S11III) Sl\llllO ;:.:::;: 1111 -="' � 00 ® w 0 ;;-T ... ... . ,, .. 0 . .. ' I\ 0; 0 l ·� -, ,., -S11III) 110 •' --0 �® w w c;:p I. 1 IO ... 11\IOMJ S1\JlllO ·--11;; .,, 0 QiD @::) Q!D @} �., 0 ..... .... ..... .... 0 1(0 0 0 �.,,� '"" "0 _______________________________ J . c;/0 0 0 0 00 00e 0 0 0 0 e 0 0 BUILDING A BUILDING B � FOURTH FLOOR PLAN SCALE: 1 • • 10· TE NOVER 545 HIGUERA MIXED-USE A2 2 545 HIGUERA STREET SU LUIS OBISPO C! -DITE 061191101S • ATTACHMENT 1 0\0 0 0 0 00 000 �-0' 311"-0' 11'-0' 'llJ-0' 31'-G" �-0' 1�-0' s..rr,11-tr 'r2-0' //-/-r /-/ / /- /-/-� � fa 0 .,, 0 �, ©� 0 ..0 � 0 o'\ 0 0 � •CH1JUC.M AREA POTOOW. 0 "', wmtsa!E!II SOWIMU 0 ..�0 0 ' DrG .,,0 �, 0 0 0 �d0 0 0 0 00 000 BUILDING A 0 0 @ 0 G 29'-0' """" ...,,. l(t-0' / / /-/ / POTBllW. SOWIMU 0 0 0 0 0 BUILDING B 0 11'-0' / :le-0' .......:AlMU lnlSCRWI i I 0 � 0 / 0 ., fa.. , .,, 0 "'' 0 � ' 0 .,, 0 .. , © � .,, .. , 00 "';e..... , ,s, � ROOF PLAN SCALE, I"• 20' ATTACHMENT 1 STUDIO UNIT#201 �54 SF I I --, 0 [ STUDIO UNIT#203 461 SF / J 2 BEDROOM UNIT#207 1190 SF _/ 1 BEDROOM UNIT#209 718 SF UNIT LAYOUTS SCALE: 11,·. 1·-0· ATTACHMENT 1 Tll'Cl'SlAI\ ' @) --"!>-'-"---+ 0 000 00 0 0 SS-G' tOPCl'lll.UNS BUILDl!NG B 00 IRS1R..OOR <Ht BUILDING A 0 0� ' �---+----' NORTH ELEVATION SCALE; 1· • 10·-o· MARSH STREET -EAST ELEVATlON SCALE, I"• 10·.a· TE NOVE R 545 HIGUERA MIXED-USE A3 0 545 HIGUE R, STREET SAN LUIS OEISPO Cl -011! OB 2S 101> • ATTACHMENT 1 0 0 0 00 000 �d,..,.._ra>�Of-�-�������-� ,, ...... Trl'Of!IIJl.OIOS 0 000 0 00 l' �-,---t------- BUILDING A HIGUERA STREET· WEST ELEVATION SCALE, J" • 10·-o· TCPOf--= -'!<-I j111POfPNW'ET + SOUTH ELEVATION SCALE: I" .. 20·.o• ATTACHMENT 1 LIMESTONE VENEER MAHUFACTURER: TBD COLOR TBD BUtKHEAO CONCRETE FINISH OR POUSHED PLASTER STUCCO SIDING MERtEX SBF BASE A p.701, COTTON SEED STOREFRONT (METAL ACCENTS TO MATCH) KAWNEER ANODIZED ALUM DARK BRONZE IPE WOOD SIDING ... ,...,.• ope hardwood Wutberina Cycle COLOR ATAPPLICATION: UNFINISHED COLOR OYER TIM£: SILY£RYCRA'i PATINA WALL SCONCE LUMENS URBAN INDOOR/OUTDOOR BLACK METAL ADDRESS NUMBERS NUMBERS SHALL BE A MIN OF B" HIGH BY 1 • STROKE CO.NT/UST/NC COLOR TO THE BACKCROU,VD MATERIAL BOARD ATTACHMENT 1 ATTACHMENT 1 ATTACHMENT 1 ATTACHMENT 1 ATTACHMENT 1 ATTACHMENT 1 10 TO LEAVE THE WORLD BETTER THAN WE FOUND IT. ATTACHMENT 1 Historic Preservation Report for 545 Higuera Street and 486 Marsh Street, San Luis Obispo, San Luis Obispo County, California APRIL 2019 PREPARED BY SWCA Environmental Consultants RECEIVED CITY OF SAN LUIS OBISPO APR 2 5 2019 COMMUNITY DEVELOPMENT ATTACHMENT 2 ATTACHMENT 2 HISTORIC PRESERVATION REPORT FOR 545 HIGUERA STREET AND 486 MARSH STREET, SAN LUIS OBISPO, SAN LUIS OBISPO COUNTY, CALIFORNIA Prepared for G3 Concepts 486 Marsh Street San Luis Obispo, CA 93401 Attn: Taylor Judkins Prepared by Paula Juelke Carr, M.A. SWCA Environmental Consultants 1422 Monterey Street, Suite C200 San Luis Obispo, CA 93401 (805)543-7095 www.swca.com SWCA Project No. 54083 April 2019 ATTACHMENT 2 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report CONTENTS Introduction ................................................................................................................................................. 1 Regulatory Background ............................................................................................................................. 1 Methodology ................................................................................................................................................ 2 Residential Development in San Luis Obispo ........................................................................................... 5 Characteristics of the Immediate Project Neighborhood ........................................................................ 7 History of the Project Vicinity ................................................................................................................... 8 Evaluation Criteria for Consistency with the City's Historic Preservation Guidelines ..................... 16 Evaluation Criteria for Consistency with the Secretary of the Interior's Standards for "Development Adjacent to Historic Resources" .................................................................................... 17 New Construction within the Boundaries of Historic Properties ......................................................... 17 Assessment of Indirect Effects ................................................................................................................. 18 City-Designated Adjacent Structures ................................................................................................... 19 Robert Pollard House ..................................................................................................................... 19 Norcross House .............................................................................................................................. 20 City-Designated Structures in the Project Vicinity .............................................................................. 22 R. E. Jack House ............................................................................................................................ 22 Kaetzel House ................................................................................................................................ 23 Pin ho House ................................................................................................................................... 24 Rosa Butron Adobe ........................................................................................................................ 25 Anderson House ............................................................................................................................. 25 Barne berg House ............................................................................................................................ 26 Golden State Creamery .................................................................................................................. 27 Rogers House ................................................................................................................................. 28 St. Stephen's Episcopal Church ..................................................................................................... 29 Patton House .................................................................................................................................. 29 Biddle House .................................................................................................................................. 30 McManus House ............................................................................................................................ 31 Greenfield House ........................................................................................................................... 31 Downtown Historic District ................................................................................................................. 32 Old Town Historic District ................................................................................................................... 32 Evaluation of Architectural Compatability ............................................................................................ 33 References Cited ........................................................................................................................................ 36 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figures Figure 1. The boundaries of the Downtown Historic District and the Old Town Historic District are shown in relation to the project area and in relation to the 15 properties evaluated for indirect project impacts ............................................................................................................... 3 Figure 2. Project area, superimposed on Harris and Ward's 1870 Map of the Town of San Luis Obispo, filed with the County on May 1, 1878 ........................................................................... 8 Figure 3. Detail of Town of San Luis Obispo, inset map included in corner of R. R. Harri s's 1874 Official Map of San Luis Obispo County ..................................................................................... 9 Figure 4. Carleton E. Watkins photograph of San Luis Obispo, 1876 .......................................................... 9 rigure 5. Detail of 1877 bird's-eye lithograph of San Luis Obispo, with the project neighborhood superimposed ............................................................................................................................. 10 Figure 6. The arrow indicates the two-story Norcross House, flanked by one-story frame houses ............ l O Figure 7. The arrow indicates the two-story Jack House, with one-story houses, sheds, a two-story barn, a possible adobe structure at the corner of Marsh and Nipomo, and a "Chinese wash house" and "marble yard" (mason specializing in grave monuments) at the corner ofNipomo Street and Higuera Street. ....................................................................................... 11 Figure 8. Panoramic photograph of San Luis Obispo from Cerro San Luis, circa 1885 (det;iil) ................ 11 Figure 9. Further subdivision of the southeast limits of the Higuera Tract had occurred by 1886, when H. C. Ward surveyed the area; Carmel Street is shown transecting the former cemetery parcel between Higuera and Marsh ............................................................................ 12 Figure I 0. Detail from May 1903 Sanborn map (Sheet 6), showing limited residential development in the immediate project vicinity ............................................................................................... 12 Figure 11. The Richard Janssen House, constructed c 1893, first appears on the 1903 Sanborn map ........ 13 Figure 12. The C. H. Jespersen House appears at 521 Higuera Street on the August 1905 Sanborn map ............................................................................................................................................ 13 Figure 13. Three houses at 541, 545, and 545 Higuera Street were owned by Kate T. Jasper ................... 14 Figure 14. Detail of August 1905 Sanborn map (Sheet 6), showing residences in the immediate project area ................................................................................................................................ 14 Figure 15. Hy April 1926, the Sanborn map (Sheet 3) shows that the general neighborhood was beginning to see scattered industrial development toward Lower Higuera Street .................... 15 Figure 16. By 1950, the updated 1926 Sanborn map (Sheet 3) shows no vacant lots in the immediate project area; subsequent development either repurposed existing structures, added to them, or replaced them ................................................................................................ 15 Figure 17. Six-unit apartment building constructed in 1920 at 525 Higuera Street, in the project vicinity ....................................................................................................................................... 16 Figure 18. Robert Pollard House (SWCA photograph 2019) ..................................................................... 19 Figure 19. Oblique view of Robert Pollard House, with proposed 545 Higuera Street project location immediately adjacent (S WCA photograph 2019) ........................................................ 20 Figure 20. Detail of Carleton E. Watkins 1876 photograph showing the Norcross House, at left, immediately across unpaved Higuera Street from two fenced pastures .................................... 21 Figure 21. The Norcross House was owned by James Sinclair, M.D. in 1904 ........................................... 21 Figure 22. East elevation of the Norcross House showing original fenestration, vergeboard, and triangular architectural elements in gable end ........................................................................... 21 Figure 23. The Norcross House with discordant new residential development currently under construction on same parcel (S WCA photograph 2019) ........................................................... 22 Figure 24. The Jack House retains its spacious grounds and prominent position on Marsh Street ............ 23 Figure 25. The Kaetzel House would have nearby views of the proposed development at 486 Marsh Street (City of San Luis Obispo Map of Historic Resources) ................................................... 23 ii ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 26. Fa�ade of the Pinho House, facing the Norcross House across the full width of the parcels between Marsh and Higuera .......................................................................................... 24 Figure 27. Permanent interpretive exhibit commemorating A. G. Pinho, installed in front of the Pin ho House on Marsh Street .................................................................................................... 24 Figure 28. The Rosa Butron Adobe occupies a large secluded lot on Dana Street, across San Luis Obispo Creek from the project area (Google maps, October 2017) .......................................... 25 Figure 29. The 1904 Anderson House may have views of the upper floors of the proposed project ......... 26 Figure 30. The Bameberg House is no longer a residence; it is currently occupied by the offices of the San Luis Obispo Community Foundation ........................................................................... 27 Figure 31. Golden State Creamery building (Arris Studio Architects 2019) .............................................. 27 Figure 32. Golden State Milk Products fleet and employees outside Marsh Street location, c 1945 .......... 28 Figure 33. The Rogers House is well screened from the project site .......................................................... 28 Figure 34. St. Stephen's Church anchors the Nipomo/Pismo Streets intersection across from Emerson Park ............................................................................................................................ 29 Figure 35. The Patton House occupies the Nipomo/Pismo Streets intersection cater-cornered from St. Stephen's Episcopal Church ................................................................................................ 30 Figure 36. The Biddle House occupies a prominent location on Pismo Street, with views down Beach Street toward the project area ......................................................................................... 30 Figure 37. Despite its three-story turret, the McManus House will not have unobstructed views of the project area .......................................................................................................................... 31 Figure 38. The setting of the Greenfield House is characterized by St. Stephen's Episcopal Church and by similar residences along Pismo Street. .......................................................................... 32 Figure 39. Architect's rendering of proposed development at 545 Higuera Street... .................................. 34 Figure 40. Architect's rendering of proposed development at 486 Marsh Street. ...................................... 35 Tables Table I. City-Designated Master List Properties within the Immediate Project Neighborhood (Bounded by Carmel, Higuera, Nipomo, and Marsh Streets) ...................................................... 5 Table 2. City-Designated Master List Properties Outside the Immediate Project Neighborhood but Potentially within the Viewshed of the Proposed Project ........................................................... 5 ii( ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report This page intentionally left blank. iv ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report INTRODUCTION SWCA Environmental Consultants (SWCA) has prepared this Historic Preservation Report to address City of San Luis Obispo (City) Community Development Department's Completeness Review #1: ARCH- 0017-2019 (545 Higuera & 486 Marsh) Comment #8, presented February 8, 2019. The proposed 545 Higuera Mixed-Use Project (project) is a new mixed-use project consisting of 63 residential units and approximately 4,650 square feet of commercial space (Figures l and 2). This report includes an evaluation of the proposed project's compliance with the City's Historic Preservation Guidelines and the Secretary of the Interior's Standards for development adjacent to historic resources. REGULATORY BACKGROUND The 1980 amendments to the National Historic Preservation Act (NHPA) of 1966 provided for the establishment of a Certified Local Government Program to encourage the direct participation of local governments (in partnership with the State Office of Historic Preservation [SHPO] and National Park Service [NPS]) in the identification, evaluation, registration, and preservation of historic properties within local government jurisdictions and promote the integration oflocal preservation interests and concerns into local planning and decision-making processes. The City became a Certified Local Government in 2012, thereby assuming responsibility for the following historic preservation roles: •Enforce appropriate state and local laws and regulations for the designation and protection of historic properties; •Establish a historic preservation review commission by local ordinance; •Maintain a system for the survey and inventory of historic properties; •Provide for public participation in the local preservation program; and •Satisfactorily perform responsibilities delegated to it by the state. The City has a number of interrelated resources available to assist it in carrying out its mandates as a Certified Local Government. Among these are: •The California Environmental Quality Act (CEQA) Guidelines (14 California Code of Regulations [CCR] Section 1500 et seq.); •City of San Luis Obispo Historic Preservation Ordinance (Municipal Code Chapter 14.01); •City of San Luis Obispo Historic Preservation Program Guidelines (adopted by City Council Resolution No. 10229 [2010 Series]); •City of San Luis Obispo Community Design Guidelines (adopted by City Council Resolution No. 9391 [2002 Series], amended May 2003, October 2004, March 2007, November 2007, and June 2010); •The Cultural Heritage Committee (historic preservation advisory body to the City Council); •City of San Luis Obispo Citywide Historic Context Statement (Historic Resources Group 2013); and ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report •City of San Luis Obispo General Plan, Chapter 6: Conservation and Open Space Element (adopted by City Council Resolution No. 10586 [2014 Series], last revised December 2014); Section 3: Cultural Heritage. METHODOLOGY The parcel at 545 Higuera Street (Assessor's Parcel Number [APN] 003-511-033) is currently occupied by a 3,580-square-foot office building constructed in 1985, and the parcel at 486 Marsh Street (APN 003- 511-037) is currently occupied by a 5,280-square-foot office building constructed in 1964. The City Community Development Department has confirmed that no architectural evaluations of these resources are required for this Historic Preservation Report. The proposed project therefore will have no direct impacts to historical resources. Consequently, this compliance evaluation will focus on: (1) the potential for indirect project impacts to those historical resources that are adjacent to the project site; (2) the potential for indirect impacts to those historical resources that would have the completed project within their respective viewsheds; and (3) the potential for indirect impacts on the Historic Downtown District as a whole and the Old Town Historic District as a whole. The proposed building site ut 545 Higuern/486 Marsh Street is not located within the boundaries of any of the City's designated historic districts. The proximity of both the Historic Downtown District and the Old Town Historic District, however, does mean that some of the districts' properties are within the proposed project viewshed. S WCA accordingly began its studies with a windshield and pedestrian survey of the area bounded by Nipomo Street on the north, the junction of Higuera and Marsh Streets on the south, Pacific Street on the east, and Dana Street on the west to gain a general understanding of the area's built environment and development history. Based on the City's online map of historic resources (City of San Luis Obispo 2019), SWCA Senior Architectural Historian Paula Carr identified 15 parcels occupied by historical resources that required further review to assess the potential for indirect effects (Figure 1; Tables I and 2). With the exception of the Pin ho House, all of the historical resources shown in Figure l and listed in Tables I and 2 are City designated Master List properties; the Jack House is also listed on the National Register of Historic Places (NRHP). Four properties-the Golden State Creamery on Higuera Street and the Rosa Butron Adobe, Anderson House, and Barneberg House on Dana Street-are within the boundaries of the Downtown Historic District, and six properties-St. Stephen's Episcopal Church and the Biddle, McManus, Greenfield, Patton, and Rogers Houses-are within the boundaries of the Old Town Historic District. The Pinho House and the Master List properties in Table 1 front on either Higuera Street or Marsh Street and are located within the immediate project area (bounded by Carmel, Higuera, Nipomo, and Marsh Streets). Table 2 lists City-designated Master List Properties outside the immediate project neighborhood but potentially within the viewshed of the proposed project (that is, these properties might have the completed project within their respective viewsheds ). These 15 properties were constructed between the 1850s and 1914, with the following clusters: one in the 1850s, two between 1873 and 1876, seven between 1880 and 1890, and five between 1901 and 1914. 2 ATTACHMENT 2 545 Higuera Street and 486 Marsn Sttee/ Historic Preservation Repon Downtown Historic District Old Town Historic District • Historic Resources in Survey Area ,. 73 50 .._.,. "''' ..� w'· 1·2l:Ul SWCA Historic Preservation Survey Area ENVIRONMENTAL CONSULTANTS Figure 1. The boundaries of the Downtown Historic District and the Old Town Historic District are shown in relation to the project area and in relation to the 15 properties evaluated for indirect project impacts. 3 ATTACHMENT 2 545 Higuera Street and_�.6 Marsh St,.,et Historic P"'servation Rel>()_n 1his page intentionally left blank 4 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Table 1. City-Designated Master List Properties within the Immediate Project Neighborhood (Bounded by Carmel, Higuera, Nipomo, and Marsh Streets) Name Address Construction City Resource Designations Date Number Robert Pollard House 535 Higuera c1876 185 City of SLO Master List David C. Norcross House 546 Higuera c1886-1890 184 City of SLO Master List Golden State Creamery 570 Higuera 1910 48 City of SLO Master List Downtown Historic District Pinho House 497 Marsh c1887 N/A N/A Jack House 536 Marsh 1880 88 Listed on NRHP City of SLO Master List Kaetzel House 547 Marsh c1882 81 City of SLO Master List Table 2. City-Designated Master List Properties Outside the Immediate Project Neighborhood but Potentially within the Viewshed of the Proposed Project Name Address Construction City Resource Designations Date Number Rosa Butron Adobe 466 Dana c1850s 38 City of SLO Master List Downtown Historic District Anderson House 532 Dana 1904 39 City of SLO Master List Downtown Historic District Barneberg House 550 Dana 1914 40 City of SLO Master List Downtown Historic District St. Stephen's Episcopal Church 1344 Nipomo 1873 118 City of SLO Master List Old Town Historic District Patton House 1407 Nipomo 1913 119 City of SLO Master List Old Town Historic District Rogers House 1428 Nipomo c1890 116 City of SLO Master List Old Town Historic District Biddle House 559 Pismo 1889 140 City of SLO Master List Old Town Historic District McManus House 649 Pismo 1901 141 City of SLO Master List Old Town Historic District Greenfield House 676 Pismo c1890 143 City of SLO Master List Old Town Historic District RESIDENTIAL DEVELOPMENT IN SAN LUIS OBISPO Increasing "Americanization" of the County of San Luis Obispo (County) seat followed the severe drought of the mid-1860s, which destroyed the cattle herds and economic base of the rancho era and led to the subdivision of rancho lands. The town of San Luis Obispo also made a series of land grants within its own jurisdiction. A commercial district (interspersed with frame residences) developed on either side of San Luis Obispo Creek, not far from Mission San Luis Obispo de Tolosa but nonetheless generally removed from the older cluster of adobe buildings in the immediate vicinity of the Mission compound. A series of town improvements was undertaken beginning in the latter 1860s, as reported in the San Luis Obispo Citywide Historic Context Statement (Historic Resources Group 2013): 5 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Late J<J'h-Century Americanization & Town Settlement Significant civic improvements included the construction of the first bridge across San Luis Obispo Creek in 1868, followed by bridges across Mill, Court, Morro, Chorro, Nipomo, and Broad Streets by 1871. The City also installed sidewalks and planted street trees. To meet the increased demand for housing, additional tracts of land were purchased and improved, and new subdivisions became part of the City. By the early 1880s, there were approximately 3, 000 people living within the City limits. By this time, gas and water works had been installed and a fire company organized, and several bonds had been issued to erect town buildings. In 1872, Dr. Hays, C. W Dana, and M Benrino obtained a franchise for water works; the next year A. M Loomis and Alfred Walker bought the franchise and started to work on improvements. A small reservoir was built on Murray Hill, about a mile and a half north of the town, and water was brought in a flume from the upper San Luis Creek. In 1874, the San Luis Obispo Water Company was formed. In 1876, a large reservoir was built in the Stenner Creek canyon. In the late 19th century, the City embarked on significant upgrades to the sewer system, which previously had largely been accommodated by San Luis Obispo Creek. In 1892, a sewer system was installed, which was upgraded in 1899. At the same time, the City embarked on improvements to Son l,uis Dhis[io r.rr:r:k. 0Jru:rele retuining wulls were added to help control the creek, allowing for the expansion of commercial development along Higuera Street (Historic Resources Group 2013: 36-37). Late 19th-Century Residential Development Residential properties constructed in the last decades of the 19th century represent San Luis Obispo 's establishment as a City. When the county was first organized, San Luis Obispo was the only settlement in it, with a few small adobe buildings clustered around the Mission. By the early 1850s, the main road running through the San Luis Obispo pueblo ran northeast to southwest, crossing San Luis Obispo Creek below the Mission, at the end oJr lvhat is no1-v Dana Street. The pueblo became part of the earliest neighborhoods during Americanization in the late 19th century. Neighborhoods from this period are located close to the downtown commercial center, and many have already been recognized by the City as historic districts. Although adobe construction was still common, by the 1860s, wood frame construction was becoming more prevalent. Although San Luis Obispo has a collection of high style residences constructed in the late 19th century, most wood frame residences in San Luis Obispo during this period were being designed within the vernacular vocabulary. The Mission Orchard Tract, which was laid out in 1888 on land that originally belonged to the mission, is an example of a late 19th century neighborhood largely developed with more modest housing, including cottages and Folk Victorian examples. This period also saw the construction of prominent residences erected in architectural styles representative of the period (Historic Resources Group 2013: 42). Most residences constructed in San Luis Obispo during this period were examples of vernacular hipped roof cottages or Neo-classical cottages. There are also examples of more elaborate, high style residences, although they are not the most prevalent type during this period. In 1875, San Luis Obispo attorney De Guy Cooper wrote: We can boast of some very fine private residences. Heretofore, the style of architecture has been of a rather primitive nature; but latterly there has been a marked improvement in this particular area, and buildings erected within the past year have been of a better nature, 6 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report and of a more permanent character. Residents who were building more opulent homes during this period often chose styles that were popular in other parts of the country, including Queen Anne, Eastlake, and Italianate styles. These large two-and three-story homes often had elaborate scrollwork and other decorative details. They were constructed beginning in the 1870s, and these styles remained popular until the turn of the 20th century. Local architects associated with this period include William Evans, Hilamon Spencer Laird, WC. Phillips, and Alfred Walker (Historic Resources Group 2013:45).1 Early 20th Century Residential Development San Luis Obispo 's population continued to grow in the early 20 1h century. Residences from this period range from small, vernacular cottages to more elaborate two-story residences. There are a few examples of multi-family residential development in the City. Toward the end of the period there was an increasing accommodation for the automobile .... During this period, residential architecture began to shift from the Victorian-era styles imported from the east and new regional styles began to emerge. In California. the most notable new residential architecture was inspired by the Arts and Crafts movement and the development of the California bungalow, which was a simple, garden-oriented house uniquely suited for the climate and lifestyle of the region (Historic Resources Group 2013:80). Characteristics of the Immediate Project Neighborhood The immediate project neighborhood-roughly bounded by properties fronting on Carmel Street on the southwest, Nipomo Street on the northeast, Higuera Street on the northwest, and Marsh Street on the southeast-----encompasses more than 40 parcels (Figure 1 ). The Downtown Historic District overlaps the immediate project neighborhood on Higuera Street near Nipomo Street, taking in the Golden State Creamery buildings. No other part of the immediate project neighborhood lies within the boundaries of the Downtown Historic District or any other designated historic district. Five parcels in the immediate project area are occupied by buildings included on the City's Master List of Historic Resources (Table 1). Of these five, one property-the Jack House-is also listed on the NRHP. One additional property within the neighborhood-the c 1887 Pinho House-is also included as an example of early residential development typical of the neighborhood. Another nine Master List properties (six within the Old Town Historic District and three within the Downtown Historic District), although located outside the immediate project neighborhood, are still within the project viewshed and are therefore also considered for indirect effects (Table 2). I De Guy Cooper, "Resources of San Luis Obispo County," reprinted in A Vast Pictorial Domain: San Luis Obispo County in the 1870s, 1993, 17. Quoted in Robert C. Pavlik, "Historical Architectural Survey Report for the Cuesta Grade Project," California Department of Transportation, October 1994. 41 The vernacular nature of most residential development during this period indicates that most homes were designed without the use ofan architect. The architect identified in this section is based on information available in existing surveys; additional research should be conducted to identify other architects from this period. 7 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report HISTORY OF THE PROJECT VICINITY Local historian Betsy Bertrando states that "The land that would eventually hold the Norcross, Pollard, and Jack Houses was known as the Fields of Carrasco and acquired by Tomas Higuera, descendant of a De Anza Expedition family who came to San Luis in 1855 (Betsy Bertrando, "Information, as requested, for the house located at 546 Higuera Street," cited in Martin and Papp (n.d.:3), based on Bertrando 1996). In 1870, surveyors R. R. Harris and H. C. Ward undertook a series of individual property surveys that were compiled a few years later as the Map of the Town of San Luis Obispo, which became the town's official map for legal purposes (Figure 2). This early map includes the entire project neighborhood. The project site lies within the large parcel owned by Tomas Higuera, fronting on the street that bears the family name. Marsh Street ended at the northwest boundary of the Higuera parcel. By 1874, when the Official Map of San Luis Obispo County was published, Higuera had subdivided the west half of the property fronting on Higuera Street (Figure 3). The general project area was among the scenes captured by noted photographer Carleton E. Watkins during his visit to the county in 1876 (Figure 4). The project area marked the transition zone where the town merged with surrounding farmlands. The cemetery property, owned by the Diocese of Monterey, was superseded in 1877 by the Old Mission Cemetery farther down Higuera Street at Bridge Street. il': =l ' "j � If .; "' � • '; .., '" ·11::i : ... ,., • __ l _ _J -. ,· ' i !) J. "' (:) . . ·! J • -· "-:'" • ,•j � ........... - • I I ,� , I "( i"-. r-.•• 1 J --·-:--' :·· H L-::,, - --,., I -· .,Li I -·. I � I i ' • I \: Figure 2. Project area, superimposed on Harris and Ward's 1870 Map of the Town of San Luis Obispo, filed with the County on May 1, 1878 (San Luis Obispo County Maps Book A, page 168). The original 1870s surveys were made under instruction and by authority of the Board of the Trus tees of the Town of San Luis Obispo (forerunner of the City Council). 8 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 3. Detail of Town of San Luis Obispo, inset map included in corner of R.R. Harris's 1874 Official Map of San Luis Obispo County. The arrow indicates the project location on part of the lot formerly owned by Alexis Godoy (1818-1889), a former frontiersman and Fremont guide who does not appear to have developed the lot; Godoy had acquired vast ranch property in the Cuyama Valley in the 1860s and moved to Bakersfield by 1883. Figure 4. Carleton E. Watkins photograph of San Luis Obispo, 1876. From left to right, the three arrows indicate the Norcross House, the undeveloped project site, and St. Stephen's Episcopal Church. 9 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic PreseNation Report Figure 5. Detail of 1877 bird's-eye lithograph of San Luis Obispo, with the project neighborhood superimposed. From left to right, the four arrows indicate St. Stephen's Episcopal Church, the Norcross House, the project site, and the newly built Pollard House. Sanborn Fire Insurance Map Company's earliest coverage of San Luis Obispo, platted in 1874, unfortunately does not extend as far south as the project neighborhood. Coverage from the September 1888 map set depicts the project area on Sheet 7 (Figures 6 and 7). The residences depicted, including the Norcross House and Jack House, are one-and two-story frame buildings with porches . . . / H IGUERA5 Figure 6. The arrow indicates the two-story Norcross House, flanked by one-story frame houses. 10 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report i � I c( I � . � "I z MARSH Figure 7. The arrow indicates the two-story Jack House, with one-story houses, sheds, a two-story barn, a possible adobe structure at the corner of Marsh and Nipomo, and a "Chinese wash house" and "marble yard" (mason specializing in grave monuments) at the corner of Nipomo Street and Higuera Street. Figure 8. Panoramic photograph of San Luis Obispo from Cerro San Luis, circa 1885 (detail). From left to right, the arrows indicate the Jack House, the Norcross House, the vacant project site, and the Pollard House surrounded by a white picket fence (Martin and Papp n.d.:6). Carmel Street, between Higuera and Marsh Streets, was surveyed as part of H. C. Ward's September 1886 Map of the Old Mission Orchard and Higuera Tracts, the Property of Francis Mora (Figure 9). Mora, the Bishop of Monterey, held title to Mission San Luis Obispo and former mission properties, including the former cemetery that lay immediately southeast of the Higuera parcel. Photographs by San Luis Obispo photographer L. M. Fitzhugh, published as part of a Souvenir album benefitting the San Luis Obispo Fire Department in June 1904 (Tigner 1904), along with Sanborn maps from May 1903, August 1905, July 11 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report 1909, April 1926, and updates between 1942 and 1950 continue to show the development of the residential neighborhood in the immediate project vicinity (Figures 10-17). M 11"'"-·---------, ... .--------t (1 >: ,. . J: : .. r Figure 9. Further subdivision of the southeast limits of the Higuera Tract had occurred by 1886, when H. C. Ward surveyed the area; Carmel Street is shown transecting the former cemetery parcel between Higuera and Marsh. The map was filed with the County in 1896 (Ward 1888). 12 ------.-_______ .i;.._ ___ --------- ----- Figure 10. Detail from May 1903 Sanborn map (Sheet 6), showing limited residential development in the immediate project vicinity. A single one-story frame house occupies the current project area (cf. Figure 13). ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 11. The Richard Janssen House, constructed c1893, first appears on the 1903 Sanborn map (photographed by Fitzhugh for the Souvenir album (Tigner 1904:581). The style, scale, and building materials used here were typical of the project neighborhood in general in the 1880s and 1890s. Though the 486 Marsh Street address listed in the Souvenir was correct in 1904, the site now corresponds to a parcel farther southeast of the project location (cf. Figure 10). Figure 12. The C. H. Jespersen House appears at 521 Higuera Street on the August 1905 Sanborn map (photographed by Fitzhugh for the Souvenir album [Tigner 1904:59)) (Figure 15). 13 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 13. Three houses at 541, 545, and 545 Higuera Street were owned by Kate T. Jasper (photographed by Fitzhugh for the Souvenir album [Tigner 1904:59]). The residence at 541 Higuera (arrow) appears to be the extant Pollard House immediately to the west of the project site. Both the middle house, formerly at 545 Higuera, and the house on the left, formerly at 547 Higuera, occupied the current project site. 67 ,.., ._ .,,_ I-� � .. f)·� ·8 {j"-�-r, � " re ,. 62 . E::l a' E;j ·Q .. �-.fl ' � -r -"!!"' Figure 14. Detail of August 1905 Sanborn map (Sheet 6), showing residences in the immediate project area. 14 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Histodc Preservation Report Figure 15. By April 1926, the Sanborn map (Sheet 3) shows that the general neighborhood was beginning to see scattered industrial development toward Lower Higuera Street: a soda bottling works, a woodworking shop, and a small manufacturing shop. A six-unit apartment building (extant) had also been constructed just down the street (Figure 17). On Higuera Street just below Nipomo Street (not shown in this image), the Golden State Creamery building was in operation (originally constructed in 1910 as a machine shop). . ,, 81 • Q-{J-9 EJ-D Figure 16. By 1950, the updated 1926 Sanborn map (Sheet 3) shows no vacant lots in the immediate project area; subsequent development either repurposed existing structures, added to them, or replaced them. The neighborhood in general was beginning to show the signs of the heterogeneous character it has today. 15 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 17. Six-unit apartment building constructed in 1920 at 525 Higuera Street, in the project vicinity. This building first appears on the April 1926 Sanborn map (Figure 16) (SWCA photograph 2019). EVALUATION CRITERIA FOR CONSISTENCY WITH THE CITY'S HISTORIC PRESERVATION GUIDELINES The City of San Luis Obispo Historic Preservation Program Guidelines (Guidelines), as amended, is one of many documents adopted by the City to protect San Luis Obispo's myriad historic resources. Although the currentiy proposed 545 Higuera Street/486 Marsh Street project is not located within any City designated historic district, the Guidelines extend the same level of protection to any individual City designated historic resource and are therefore applicable to the project: Guidelines Section 3.3.1 Historic Resources outside Historic Districts. listed Historic Resources located outside of historic districts shall be subject to the same protection and regulations applicable to historic resources within historic districts. With this proviso in mind, the intent of the City's Guidelines is that new structures "shall be designed to be architecturally compatible" with the prevailing historic character, "as measured by their consistency with the scale, massing, rhythm, signature architectural elements, exterior materials, siting and street yard setbacks" (Section 3.2.1) of "nearby historic resources" (Section 3.2.2). "New development should not sharply contrast with, significantly block public views of, or visually detract from, the historic architectural character of historically designated structures located adjacent to the property to be developed, or detract from the prevailing historic architectural character of the historic district" (Section 3.2.2). New structures, however, "are not required to copy or imitate historic structures, or seek to create the illusion that a new building is historic" (Section 3.2.1 ). 16 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report EVALUATION CRITERIA FOR CONSISTENCY WITH THE SECRETARY OF THE INTERIOR'S STANDARDS FOR "DEVELOPMENT ADJACENT TO HISTORIC RESOURCES" None of the Secretary of the Interior's Standards and Guidelines for the Treatment of Historic Properties are directly applicable to the proposed project's "development adjacent to historic resources," inasmuch as the project does not propose to preserve, rehabilitate, restore, or reconstruct a historic property or historic resource (defined in the NHPA (54 United States Code [U.S.C.] Section 300308) as "any prehistoric or historic district, site, building, structure, or object included in, or eligible for inclusion on, the National Register of Historic Places, including artifacts, records, and material remains related to such a property or resource ... "). The National Park Service, under the aegis of the U.S. Department of the Interior, has posted guidance on New Construction within the Boundaries of Historic Properties, which also does not directly address the potential effects of new construction taking place outside the boundaries of historic properties or districts. The evaluations for this Historic Preservation Report will rely primarily on the language of the City Guidelines-which specifically includes designated historic resources outside the boundaries of historic districts-but will also consider Secretary of the Interior's Standards and Guidance. This approach is consistent with the purpose of the Historic Preservation Report and is also consistent with the logic that, whether new construction is on an adjacent lot or the same lot, the physical relationship between the old and new buildings will be the same. This physical relationship is an inherent part of a historic property's integrity of setting, feeling, and association; it may also affect a historic property's design. Logically, the physical relationship between old and new would not affect a historic property's integrity oflocation, materials, or workmanship. The National Park Service (Technical Preservation Services) guidance is included below to show how it parallels the City's guidance for historic properties both within and outside formal district boundaries. New Construction within the Boundaries of Historic Properties The National Park Service (Technical Preservation Services) guidance is included below (National Park Service n.d.). It is possible to add new construction within the boundaries of historic properties if site conditions allow and if the design, density, and placement of the new construction respect the overall character of the site. According to the Secretary of the Interior's Standards for Rehabilitation -Standard 9 in particular -and the Guidelines for Rehabilitating Historic Buildings, new construction needs to be built in a manner that protects the integrity of the historic building(s) and the property's setting. In addition, the following must be considered: •Related new construction -including buildings, driveways, parking lots, landscape improvements and other new features -must not alter the historic character of a property. A property's historic function must be evident even if there is a change of use. •The location of new construction should be considered carefully in order to follow the setbacks of historic buildings and to avoid blocking their primary 17 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report elevations. New construction should be placed away from or at the side or rear of historic buildings and must avoid obscuring, damaging, or destroying character-defining features of these buildings or the site. •Protecting the historic setting and context of a property, including the degree of open space and building density, must always be considered when planning new construction on an historic site. This entails identifying the formal or informal arrangements of buildings on the site, and whether they have a distinctive urban, suburban, or rural character. For example, a historic building traditionally surrounded by open space must not be crowded with dense development. •In properties with multiple historic buildings, the historic relationship between buildings must also be protected. Contributing buildings must not be isolated from one another by the insertion of new construction. •As with new additions, the massing, size, scale, and architectural features of new construction on the site of a historic building must be compatible with those of the historic building. When visible and in close proximity to historic buildings, the new construction must be subordinate to these buildings. New construction should also be distinct from the old and must not attempt to replicate historic buildings elsewhere on site and to avoid creating a false sense of historic development. •The limitations on the size, scale, and design of new construction may be less critical the farther it is located from historic buildings. •As with additions, maximizing the advantage of existing site conditions, such as wooded areas or drops in grade, that limit visibility is highly recommended. Historic landscapes and significant viewsheds must be preserved. Also, .)it::,riiflL,u,i( ur L,ht::ufut5,i0L,u/ r t:;.luur L-t::..l .Jhuufd bt:: lukt:.rt i,du UL-L-uurtf vvh,:;n evaluating the placement of new rnnstruction, and, as appropriate, mitigation measures should be implemented if the archeological resources will be disturbed. " ASSESSMENT OF INDIRECT EFFECTS The proposed project will have no direct impacts on any historic built-environment resources. This evaluation focuses, therefore, on: (1) the potential for indirect project impacts to those historical resources that are adjacent to the project site; (2) the potential for indirect impacts to those historical resources that would have the completed project within their respective viewsheds; and (3) the potential for indirect impacts on the Historic Downtown District as a whole and on the Old Town Historic District as a whole. This assessment of indirect effects is an important initial step in evaluating the architectural compatibility of the proposed project under the City's Guidelines 3.2.1 and 3.2.2. 18 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report City-Designated Adjacent Structures The following are discussions of City-designated structures adjacent to the project site.2 Robert Pollard House 535 Higuera (City Historic Resource #185) The Master List Pollard House (Figures 18-19) occupies the parcel abutting the southwest boundary of 545 Higuera Street (project parcel APN 003-511-033). As reported in the associated application for Master List status, the owner and builder, Robert Pollard, served the community in a variety of capacities: as County coroner, City clerk, Secretary of St. Stephen's Episcopal Church, and officer in the local Independent Order of Odd Fellows (IOOF) lodge. Pollard also farmed on the adjacent lot immediately to the southwest, which ran the full width between Higuera and Marsh Streets. The Pollard House, "which dates from 1876, is one of a cluster of three of San Luis Obispo's oldest surviving residential wooden structures in the city's West End district" (Martin and Papp n.d.). The City's online historic map tour describes the residence as a "single-story plain ranch house sheathed in wood shiplap siding. The building is a simple rectangular and unadorned structure and a rare example of an owner-built vernacular style during the last decades of the 19111 century" (Martin and Papp n.d.). The adjacency, height, mass, and design (and, to a lesser extent, the materials) of the proposed development (especially of the building at 545 Higuera Street) would completely dominate the neighboring Pollard House and would greatly impact its integrity of setting, feeling, and association (cf. Figure 39), though not its integrity of location, design, materials, or workmanship. Because of their vastly different architectural approaches, the residential use in the mixed-use 545 Higuera Street development is not easily "read" from the street; the Pollard House, on the other hand, is readily understood to be an older residence. Figure 18. Robert Pollard House (SWCA photograph 2019). 2 The Historic Preservation Ordinance defines adjacent as "located on property which abuts the subject property on at least one point of the property line, on the same property, or located on property directly across right-of-way from subject property and able to be viewed concurrently" (14.01.020.2). 19 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 19. Oblique view of Robert Pollard House, with proposed 545 Higuera Street project location immediately adjacent (SWCA photograph 2019). Norcross House 546 Higuera Street (City Historic Resource #184) The Master List Norcross House (Figures 20-22) is considered an adjacent resource as it lies directly across Higuera Street facing the project site. Constructed c 1874, the house is one of the oldest surviving frame residences in San Luis Obispo (Bertrando 2014). The building (though moved and truncated) has the distinctive hallmarks of the Carpenter Gothic style, including a tall, attenuated, vertical form. In 1948 the Mission Trailer Court began co-occupation of the Norcross property, with 33 spaces allotted for trailers. By 2018 the mobile homes were removed and replaced as part of an infill project that has added numerous two-story, shed-roof metal residences to the Norcross House parcel (Figure 23). The house itself has been moved closer to the street, and the original long, one-story element at the rear has been demolished. Distinctive architectural embellishments and other character-defining features, such as the vergeboard and triangular elements in the gable ends, are still present; presumably the front porch and original window types and trim will be restored. The full length and height of both of the proposed four story buildings will be clearly visible from the Norcross House (cf. Figure 40). Along with the Pollard House, the Norcross House will bear the brunt of project impacts to the integrity of setting, feeling, and association. Considering that the Norcross House has already been subject to a slight loss of integrity of location (from being moved closer to Higuera Street) and a severe loss of integrity of design, materials, workmanship, setting, feeling, and association from its own on-site redevelopment project, the impacts from the proposed project will constitute additional cumulative impacts. 20 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 20. Detail of Carleton E. Watkins 1876 photograph showing the Norcross House, at left, immediately across unpaved Higuera Street from two fenced pastures; the arrow indicates the proposed project site. Figure 21. The Norcross House was owned by James Sinclair, M.D. in 1904 (photographed by Fitzhugh for the Souvenir album [Tigner 1904:68]). 21 Figure 22. East elevation of the Norcross House showing original fenestration, vergeboard, and triangular architectural elements in gable end. The upper story at the rear of the house (which appears to be a very early addition) has window openings, divided lights, and trim that match the original windows on the main portion of the house (photographed by Michael Hibma for DPR 523 recordation, June 24, 2014; on file in the City Community Development Department). ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 23. The Norcross House with discordant new residential development currently under construction on same parcel (SWCA photograph 2019). City-Designated Structures in the Project Vicinity The following are discussions of City-designated structures in the vicinity of the project site. R. E. Jack House Listed on the NRHP, 536 Marsh Street (City Historic Resource #88) Designated by the City as a Master List property, the Jack House is also listed on the NRHP.3 The Jack House is located very near the project area, on the north side of Marsh Street, just east of the Bank of the Sierra. Built in 1880, the Jack House is the only unaltered Italianate residence in San Luis Obispo. It retains its large lot to the east and is a popular public venue for tours, weddings, and other events. Although somewhat shielded from the project site by the intervening two-story bank building, at least the uppermost floor of each of the proposed four-story buildings would likely be visible from the Jack House and grounds. To the extent that these partial views introduce large-scale modern elements at very close range to the NRHP-listed historical property, the visual intrusion would constitute a loss of integrity (probably only minor) to the Jack House setting, feeling, and association but would not impair its integrity of location, design, materials, or workmanship. The principal relationship the Jack House has in terms of setting, feeling, and association is with its own grounds (and contributing buildings) and with the Kaetzel House across Marsh Street. 3 Once project designs are finalized, it is recommended that a Section 106 Finding of Effect be prepared for the Jack House property (which includes the main residence and two contributing resources) and submitted to the California State Historic Preservation Officer (SHPO) for concurrence. If a Section I 06 Finding of Adverse Effect were to be made, it is likely that the SHPO would require mitigation to resolve the adverse effect(s). It is highly unlikely, however, that the proposed project would cause an adverse effect that would render the historic property no longer eligible for listing. 22 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 24. The Jack House retains its spacious grounds and prominent position on Marsh Street. Kaetzel House 547 Marsh Street (City Historic Resource #81) Located on Marsh Street across from the Jack House, the Master List Kaetzel House was constructed c1882 in a large-scale but architecturally spare Carpenter Gothic revival style. Given the Kaetzel House's position fronting on Marsh Street, the upper stories of the development at 486 Marsh Street will be clearly visible. This view would constitute a visual intrusion that would result in a minor-to-moderate loss of integrity of setting, feeling, and association for the Kaetzel House but would not impair its integrity of location, design, materials, or workmanship. The principal relationship the Kaetzel House has in terms of setting, feeling, and association would still be the Jack House and grounds across Marsh Street. Figure 25. The Kaetzel House would have nearby views of the proposed development at 486 Marsh Street (City of San Luis Obispo Map of Historic Resources). 23 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Pinho House 497 Marsh Street The Pin ho House, 4 built c 1887, is now part of the senior residential Manse on Marsh property on the east side of Marsh Street, directly across from the project site. Although the Pinho House is not a City designated Master List property or a designated contributing property, it has been recognized and commemorated for its historical associations with the residential development of the Marsh Street corridor in the 1880s. While it was not occupied by a wealthy land owner like R. E. Jack, the Pinho House typifies the residences that once dotted the general project area, including the residences of small scale business owners who achieved local prominence. A. G. Pinho acquired the property for his home directly from Tomas Higuera, who was subdividing his land in the project area in 1886-1887. A barber by trade, Pinho also served as Treasurer of the town's fire department (he is pictured in the 1904 Souvenir album, page 5), was a member of the Town Board of Trustees (forerunner of today's City Council), and was state president of the I.D.E.S., the most prominent Portuguese fraternal organization in California. Like the Norcross House, the Pinho House will have an unobstructed view of the entire length and height of the proposed project from Marsh Street to the Norcross House on Higuera Street. Figure 26. Facade of the Pin ho House, facing the Norcross House across the full width of the parcels between Marsh and Higuera (Lotsa Fun Maps 2019). Figure 27. Permanent interpretive exhibit commemorating A. G. Pinho, installed in front of the Pin ho House on Marsh Street (Outgress n.d.). 4 The A. G. Pinho House, which appears in this section, is neither a City-designated Master-List property nor a designated contributing property. It is included here because it has been officially recognized and commemorated by the City, because it is a surviving example of the dominant residential type from the 1880s, and because it lies directly across from the project site. 24 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Rosa Butron Adobe 466 Dana Street (City Historic Resource #38), Downtown Historic District The Master List Rosa Butron de Canet de Simmler Adobe (Figure 28) was built on the west side of San Luis Obispo Creek c 1845-1850. It is the oldest building in the current survey area and is one of the few surviving adobe buildings within the city limits of San Luis Obispo. Like many adobe residences, the bui !ding also served in a secondary capacity: in the 1850s and early 1860s, when the settlement of San Luis Obispo was without a newspaper, official legal notices were posted on the walls of the adobe. The building occupies a large and relatively secluded parcel and is set well back from Dana Street. Despite the intervening creek vegetation and neighborhood development, it appears that the upper levels of the proposed project may be visible from the Butron Adobe. To the extent that they are visible, they would introduce a discordant modem, monolithic element into the adobe's principal viewshed from the front corridor. This visual intrusion would constitute a minor-to-moderate impact to the integrity of the adobe's setting but would not impair the property's integrity oflocation, design, materials, or workmanship. The limited views of the project would have only a negligible effect on the adobe's integrity of feeling and association, which in this modem era is mostly confined to the property itself, after having withstood numerous changes along Dana Street. The Butron Adobe, like other houses along Dana Street, occupies one of the few primarily residential areas of the Downtown Historic District, which is otherwise primarily commercial in character. Figure 28. The Rosa Butron Adobe occupies a large secluded lot on Dana Street, across San Luis Obispo Creek from the project area (Google maps, October 2017). Anderson House 532 Dana Street (City Historic Resource #39), Downtown Historic District The Master List Anderson House (Figure 29) is a late and relatively stolid two-story Queen Anne-style residence, constructed in 1904 on the west side of San Luis Obispo Creek. Despite the intervening creek vegetation and neighborhood development, it appears that the upper levels of the proposed project may be visible from the Anderson House (the Norcross House lies directly between the Anderson House and the proposed project site). To the extent that these upper floors are visible, they would introduce a discordant modem, monolithic element into the Anderson House's principal viewshed. This visual intrusion would constitute a minor-to-moderate impact on the property's integrity of setting but would not impair the property's integrity of location, design, materials, or workmanship. The limited views of the project area would have only a negligible effect on the Anderson House's integrity of feeling and association, which has already withstood numerous changes along Dana Street. The Anderson House, like other houses along Dana Street, occupies one of the few primarily residential areas of the Downtown Historic District, which is otherwise primarily commercial in character. 25 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 29. The 1904 Anderson House may have views of the upper floors of the proposed project (Source: Google maps, October 2017). Barneberg House 550 Dana Street (City Historic Resource #40), Downtown Historic District The Master List Barne berg House (Figure 30), located on the west side of San Luis Obispo Creek, is no longer a private residence but serves as the office of the San Luis Obispo Community Foundation. Constructed in 1914, the two-story building was built in the Prairie style. Despite the intervening San Luis Obispo Creek vegetation and neighborhood development, it appears that the upper levels of the proposed project may be visible from the principal elevation of the Bameberg House. To the extent that they are visible, they would introduce a discordant modem, monolithic element into the viewshed, which would nevertheless result in only a minor impact to the integrity of the property's setting. There would be no impacts to the property's integrity oflocation, design, materials, or workmanship. The limited views of the project area would have only a negligible effect on the Bameberg House's integrity of feeling and association, which has already withstood numerous changes along Dana Street. The Bameberg House, like other houses along Dana Street, occupies one of the few primarily residential areas of the Downtown Historic District, which is otherwise primarily commercial in character. 26 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 30. The Barneberg House is no longer a residence; it is currently occupied by the offices of the San Luis Obispo Community Foundation (Source: Google maps, October 2017). Golden State Creamery 570 Higuera Street (City Historic Resource #48), Downtown Historic District The Master List Golden State Creamery building (Figure 31 ), located within a southern comer of the Downtown Historic District, was constructed on the west side of Marsh Street in 1910 as a machine shop. In addition to the conversion of the property to dairy use in the 1920s, the building complex has undergone substantial alterations since the Golden State Creamery operations ceased in 1974. The significance of the property now relies to a great extent on the survival of the building's perimeter and on the survival of some of the distinctive elements of the former dairy plant (Figure 32), such as the roof mounted cooling tower, as well as freezer doors, industrial hardware, and other features from the original dai ry plant that are visible only in interior corridors. The prominent Marsh Street entrance remains, but even that has changed considerably: the distinctive awnings and tiled roof parapet are gone, a new opening has been made in the fac;ade to accommodate a street-front business, and the former commercial truck driveway is now a brick pedestrian walkway. The proposed project, even if partially visible from the Creamery , would not result in impacts to the historic property. The Creamery will retain its integrity of location; any additional project-related impacts to the already altered setting, design, materials, workmanship, feeling, and association would be negligible. Figure 31. Golden State Creamery building (Arris Studio Architects 2019). 27 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 32. Golden State Milk Products fleet and employees outside Marsh Street location, c1945 (Krieger 2014). Rogers House 1428 Nipomo Street (City Resource #116), Old Town Historic District The Master List Rogers House (Figure 33), located midway down the east side of Nipomo Street between Pismo and Buchan Streets, within the boundaries of the Downtown Historic District, is a two-story Carpenter Gothic Revival house built cl 890. Although a two-story building, its views toward the project area are well screened by mature vegetation in Emerson Park and the intervening neighborhood buildings. The proposed project would not cause any indirect impacts to the historic Rogers House or diminish either its integrity or significance. Figure 33. The Rogers House is well screened from the project site. 28 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report St. Stephen's Episcopal Church 1344 Nipomo Street (City Resource #118), Old Town Historic District The Master List St. Stephen's Episcopal Church (Figure 34), located at the north comer of the intersection ofNipomo and Pismo Streets, within the boundaries of the Downtown Historic District, is one of the iconic historic properties of San Luis Obispo. Completed in 1873, the tall, slender church, braced by wooden buttresses and surmounted by an attenuated belfry, is an excellent example of the Carpenter Gothic style and is one of the city's oldest surviving frame buildings. St. Stephen's appears in the 1876 landscape photograph taken by Carleton E. Watkins not long after it was built (see Figure 4). Views from the church across Emerson Park toward the project area are well screened by mature vegetation and the intervening neighborhood buildings. The proposed project would not cause any indirect impacts to the historic church or diminish its integrity or significance. Patton House _.- Figure 34. St. Stephen's Church anchors the Nipomo/Pismo Streets intersection across from Emerson Park. 1407 Nipomo Street (City Historic Property Map #119), Old Town Historic District The Master List Patton House (Figure 35), at the south corner of the intersection ofNipomo and Pismo Streets, within the boundaries of the Downtown Historic District, is a one-and-a-half story Craftsman bungalow built in 1913. Given the scale of the residence, its orientation toward Nipomo Street, and the screening provided by mature vegetation in adjacent Emerson Park, the proposed project would not cause any indirect impacts to the historic Patton House or dimin ish its integrity or significance. 29 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 35. The Patton House occupies the Nipomo/Pismo Streets intersection cater-cornered from St. Stephen's Episcopal Church. Biddle House 559 Pismo Street (City Historic Resource #140), Old Town Historic District The Master List Biddle House (Fig11re 16), located midway down the south side of Pismo Street between Nipomo and Beach Streets, within the boundaries of the Old Town Historic District, is a tall, multi gabled, two-story-plus attic residence built in an elaborate Stick Style in 1889. The residence faces Emerson Park but also has long views down Beach Street toward the project area. Despite the change in grade down Beach Street, it appears that the upper levels of the proposed project would be visible from the Biddle House and would introduce a discordant modem, monolithic element into its viewshed. The Biddle House is chiefly significant for its high-style and well-executed architecture, and it constitutes a prominent visual anchor in the neighborhood, much as the Jack House does for Marsh Street. Depending on the extent of the project's visibility, the visual intrusion would constitute a minor-to-moderate impact on the integrity of the Biddle House setting, feeling, and association, but would not impair the historic property's location, design, materials, or workmanship. Figure 36. The Biddle House occupies a prominent location on Pismo Street, with views down Beach Street toward the project area. 30 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report McManus House 649 Pismo Street (City Historic Resource #141), Old Town Historic District The Master List McManus House (Figure 37), located near the east corner of the intersection of Pismo and Nipomo Streets, within the boundaries of the Old Town Historic District, is a two-story Queen Anne style residence with a three-story turret and an Italianate-style addition. Built in 190 I, the residence lies directly across Pismo Street from St. Stephen's Episcopal Church. Despite the turret windows, it does not appear that the residence would have unobstructed views of the project area. The proposed project, therefore, would not cause any indirect impacts to the historic McManus House or diminish its integrity or significance. Figure 37. Despite its three-story turret, the McManus House will not have unobstructed views of the project area. Greenfield House 676 Pismo Street (City Historic Resource #143), Old Town Historic District The Master List Greenfield House (Figure 38), located on the north side of Pismo Street and just east of St. Stephen's Episcopal Church, within the boundaries of the Old Town Historic District, is a rather squat example of a multi-gabled Queen Anne style. The historic property occupies an elevated lot that would perhaps allow partial views of the upper levels of the proposed project from the upper story of the Greenfield House. From the street level, however, and from the principal elevation, the setting is dominated by the adjacent St. Stephen's Church and by other Victorian residences along Pismo Street. It does not appear that the proposed project would diminish either the integrity or significance of the Greenfield House. 31 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 38. The setting of the Greenfield House is characterized by St. Stephen's Episcopal Church and by similar residences along Pismo Street. Downtown Historic District As described in the City's Guidelines, the Downtown Historic District "encompasses the oldest part of the city of San Luis Obispo and contains one of the City's highest concentrations of historic sites and structures" (City of San Luis Obispo 2010:38--40). The district also includes some of the City's most disparate resources in terms of construction dates, historic context, and building materials. Examples include Mission San Luis Obispo de Tolosa, Mexican-era adobes, and examples of American-period frame and brick buildings. The majority of the district's surviving buildings date to the l 870s-i 920s. Because of the heterogeneous nature of the Downtown Historic District as a whole, the proposed project will not have indirect impacts on the district or cause the district to lose either its integrity or significance. Old Town Historic District The Old Town Historic District is late nineteenth-century in its general architectural flavor. Many properties feature rather spacious town lots, with mature landscaping, and property boundaries marked by ornamental gates and fences. The properties also cluster on the higher elevations, away from potential creek flooding and sometime very prominent on the landscape. Listed residences generally have construction dates between 1890 and 1910 (about 75%), with a few outliers on either side of that range, including the c 1845-1850 Rosa Butron Adobe. About 38% of the Old Town residences were built in the first decade of the twentieth century; Buchan Street is lined with examples from this period. High-style, architect-designed homes are more common in this district than in the Downtown Historic District. Most of the Old Town District Master List properties lie to the northeast ofNipomo Street and are well out of the range of potential indirect effects from the proposed project. The proposed project would not have indirect effects on the Old Town Historic District as a whole that would cause the district to lose either its integrity or significance. 32 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report EVALUATION OF ARCHITECTURAL COMPATABILITY The issue of architectural compatibility-with individual historical resources and with adjacent historic districts-is the primary issue in determining compliance with Sections 3.2.1 and 3.2.2 of the City's Guidelines. The immediate project area, its surrounding neighborhood, and portions of the Downtown Historic District are all currently experiencing a rapid period of growth that includes numerous mixed use, multi-story development projects in all stages of planning review and construction. While this growth spurt is part of an overall trend throughout California, the compactness of downtown San Luis Obispo, the emphasis on infill projects, and the survival of scores of adjacent or nearby frame residences on their original lots present an economic development-preservation conundrum. The project area has episodically taken leaps in transitioning from one kind of residential character to another. For example, the neighborhood has seen the re-purposing of existing older housing stock to commercial use, the scattered demolition of older residences and replacement by small-scale businesses, and, more recently, the construction of multi-story commercial and residential enterprises. The proposed project falls into this last category and is what might be viewed as a "third-generation" occupation: late nineteenth century residential use, followed by \ 960s-1980s small-scale commercial use, followed by high-rise mixed use. If large-scale, multi-story projects can be deemed intrusive and controversial in the closely packed streetscapes of the Downtown Historic District, they may be all the more conspicuous and controversial when they appear as "pioneers" in more isolated and open contexts, where there are fewer similar neighbors and where the viewsheds are broader and unobstructed. In such a dynamic milieu, the perception of compatibility could be viewed as a matter of timing: the earliest projects perhaps being more likely to be seen as the least compatible. The 545 Higuera Street/486 Marsh Street project is an example of a large-scale, multi-story pioneer in the neighborhood. Its particular site places it adjacent to two Master List properties: the Pollard House next door and the Norcross House directly across Higuera Street. As noted above, the project has some potential to cause minor-to-moderate indirect impacts to the setting, feeling, and association of the Jack House, the Kaetzel House, the Pinho House, and other individual resources, but the primary impact and the primary lack of architectural compatibility focus on the 1870s Pollard and Norcross properties. These resources, as survivors from the early town-building period of San Luis Obispo's history, once occupied the transitional zone between the town and surrounding agricultural fields. The arrival of the Pacific Coast Railway at what is now South Street and Higuera Street created an industrial node to the south of the project area, with train yards, warehouses, lumber yards, and associated businesses, as well as other residences that dotted the Higuera Street corridor. Through the 1880s and 1890s the Pollard and Norcross neighborhood witnessed the construction of numerous neighboring one-story and two-story frame residences, along with a handful of showplace homes built in the prevailing high-style modes. Residential lots were subdivided, picket fences lined the unpaved streets, and the streetscape was mostly homogeneous in character. The growing popularity of automobiles made downtown livery stables and many neighborhood barns obsolete; machine shops, garages, and other commercial buildings, generally one-story concrete or metal structures, were constructed in the immediate project area in the 191 Os and l 920s-a pattern that accelerated both north and south of the project area in the \ 930s-l 960s. Many commercial buildings from the mid-century are extremely utilitarian-small blocky concrete structures, sometimes with broad storefront windows-with no apparent attempt to be otherwise. By the 1970s and 1980s, the immediate project area had become distinctly varied in architectural style, materials, and even workmanship. More recently, two-and three-story "Tuscan"-style painted stucco buildings have been added to the mix. Expansion of one of these 33 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report buildings, the Manse on Marsh, sparked controversy about the fate of the adjacent cl887 Pinho House (directly across Marsh Street from the project site); the house was finally incorporated into the expansion and commemorated with an interpretive exhibit. In terms of height, massing, architectural style, and materials, the proposed project is part of an ongoing architectural trend taking place quite rapidly across the city. Character-defining features of the proposed project include: its four-story height; its massive form and scale incorporating heavy square columns and window surrounds; flat rooflines with set-back uppermost stories featuring a mixture of solid parapets and glass railings; its strong rectilinear patterns with consistent rhythms of recessed fenestration and balconies; awnings at street level; and a neutral palette with a minimalist range of materials and finishes (Figures 39 and 40). The incongruent height and massing of the building, which stretches the full width of the block, is responsible for the incompatibility of the project as a whole. On a smaller scale, or as suggested in the Recommendations, below, many of the individual architectural components (for example, the flat rooflines, window and balcony treatments, and fixed awnings) would be far more compatible with (though obviously different from) adjacent Master List properties. While one might speculate that many older non-designated properties in the immediate neighborhood will probably be replaced over the next decade, it's not likely or desirable that either the Pollard House or the Norcross House would be supplanted. The Norcross House has just been repositioned and altered to accommodate a large redevelopment project; the Pollard House is certainly as si gn ificant as the Norcross House (and the Pinho House). The fact that these properties have already experienced and "absorbed" nearby development raises two points: (1 ) there is a potential for cumulative impacts; and (2) despite impairment of their integrity of setting, feeling, and association (and, for the Norcross House, further impairment of location, design, materials, and workmanship), the historic properties have nonetheless retained their significance as surviving examples of 1870s architectural styles and have retained their eligibility for Master List status. Though incompatible, it is not likely that the proposed project would cause any of the nearby Master List properties to lose their architectural significance or Master List status. Figure 39. Architect's rendering of proposed development at 545 Higuera Street. The arrow indicates the Pollard House location. 34 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 40. Architect's rendering of proposed development at 486 Marsh Street. The arrow indicates the Norcross House at 546 Higuera Street. RECOMMENDATIONS Recommendations to improve compatibility include the following: •Break up the solid mass of the building, which stretches the full width of the block, into two (or three) separate, offset elements that better reflect the surrounding building scale and spatial relationships. •Relocate the 545 Higuera Street building to the opposite side of the driveway to allow the Pollard House more space. Landscaping the currently proposed location would provide screening and a beneficial buffer. •Confine the four-story set-back element to the middle of the block. 35 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report REFERENCES CITED Arris Studio Architects 2019 The Creamery Marketplace. Available at: hllp://www.arrisstudioarch.com/project/the creamery/. Accessed March 20, 2019. Bertrando, Betsy 1996 Petitions for Land in the City of San Luis Obispo. Prepared by Bertrando & Bertrando Research Consultants for the City of San Luis Obispo. 2014 "Information, as requested, for the house located at 546 Higuera Street." September/October 2014. Available at: https://gis.slocity.org/docurnents/Historic/546Higuera.pdf. Accessed March 20, 2019. City of San Luis Obispo 2006 City of San Luis Obispo General Plan, Chapter 6: Conservation and Open Space Element. Adopted April 4, 2006, last revised December 9, 2014 (Council Resolution No. 10586, 2014 Series). Available at: https://www.slocity.org/home/showdocument?id=665 l. Accessed March 20, 2019. 2010 City a/San Luis Obispo Historic Preservation Program Guidelines. November 2010. Available at: https://www.slocity.org/home/showdocument?id=4144. Accessed March 20, 2019. 2019 City of San Luis Obispo Community Development Department, Historic and Archaeological Preservation. Available at: https://www .slocity.org/govern111ent/department directory/community-development/h istoric-and-archeological-pres rvation. Accessed March 20, 2019. Glovei, C. S. 1877 Bird's Eye View a/San Luis Obispo, Cal. Drawn and published by E.S. Grover; A. L. Bancroft & Co., Lith., San Francisco. Harris, R. R. and [?] Lakin 1873 Map of B. Brizzolara 's Addition to the Town of San Luis Obispo, Surveyed by Harris & Lakin, March 1872 (filed November 1, 1879, San Luis Obispo County Maps Book A, p. 45). Available at: https://slocountypwd.org/MapFiles/MB/MB OOONMB OOOA 045 00 l.pdf. Accessed March 21, 20 I 9. Harris, R.R. and H. C. Ward 1870 Map of the Town of San Luis Obispo. Filed with the County of San Luis Obispo in 1878. San Luis Obispo County Maps Book A, pg. 168. Historic Resources Group 2013 City of San Luis Obispo Citywide Historic Context Statement. Prepared for City of San Luis Obispo. September 30, 2013. Available at: https://www.slocity.org/home/showdocument?id=4042. Accessed March 19, 2019. 36 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Hoehn, Philip 2015 Union List of Sanborn & Other Fire Insurance Maps: California. UC Berkeley Earth Sciences & Map Library. Available at: http://www.lib.berkeley.edu/EART/sanbul CA SanGSo.html#San%20Gabriel. Accessed March 19, 2019. Krieger, Dan 2014 World War II brought wealth to county, but little to buy. San Luis Obispo Tribune. August 16, 2014. Available at: https://www.sanluisobisp .com/news/local/news-columns blogs/times-past/article39494064.html. Accessed March 20, 2019. Lotsa Fun Maps 2019 Downtown San Luis Obispo, The Pinho house, on Marsh St, built in 1887. Available at: https://www.Jorsafunmaps.com/gallery.php?id= 13923. Accessed March 20, 2019. Martin, Jean A., and James Papp n.d."The Robert Pollard House, 535 Higuera Street," Application for Master List Status, Owner and Applicant, Jean A. Martin. The History Center of San Luis Obispo County. Available at: http://gis.slocity.org/document /Historic/535Higuera.pdf. Accessed March 19, 2019. McAlester, Virginia Savage 2015 A Field Guide to American Houses (revised edition). Alfred A. Knopf, New York. Outgress 20 I 9 The Pinho House. Available at: https://outgress.com/portals/the-pinho-hou e.757026/. Accessed March 20, 2019. Sanborn Fire Insurance Company (map sets) 1888 San Luis Obispo (sheet 7 of9 sheets). September 1888. Available at: https://www.loc.gov/itern/sanborn00822 001/. Accessed March 19, 2019. 1903 San Luis Obispo (sheet 6 of24 sheets), May 1903. Microfilm housed at San Luis Obispo City/County Library. Accessed March 20, 2019. 1905 San Luis Obispo (sheet 6 of24 sheets), August 1905. Microfilm housed at San Luis Obispo City/County Library. Accessed March 20, 2019. I 909 San Luis Obispo (sheet 6 of 27 sheets), July 1909. Microfilm housed at San Luis Obispo City/County Library. Accessed March 20, 2019. l 926a San Luis Obispo (sheet 3 of 37 sheets), April 1926. Microfilm housed at San Luis Obispo City/County Library. Accessed March 20, 2019. l 926b San Luis Obispo (sheet 3 of 37 sheets). Microfilm housed at San Luis Obispo City/County Library. Accessed March 20, 2019.5 5 Updated periodically in 1931, 1942, and 1950 (http://www.lib.berkeley.edu/EART/sanbul_CA_SanGSo.html#San Gabriel). 37 ATTACHMENT 2 545 Higuera Street and 486 Marsh Street Historic Preservation Report Tigner, J. H. 1904 San Luis Obispo Fire Department: Souvenir of San Luis Obispo. Photographs by Fitzhugh Published in the Interest of the Relief Fund of the San Luis Obispo Fire Department. Los Angeles: J. H. Tigner. U. S. Department of the Interior, National Park Service (NPS) 2017 Secretary of the Interior Standards for the Treatment of Historic Properties, with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. Revised by Anne E. Grimmer. Available at: https://www.nps.gov/tps/standards/treatment-guidelines- 2017.pdf. Accessed March 22, 2019. n.d.New Construction within the Boundaries of Historic Properties. U.S. Department of the Interior, National Park Service Technical Preservation Services. Available at: https://www.np .gov/tps/ tandards/applying-rehabilitation/successful-rehab/new i..:onslrw.:Lion.l1Lm. Accessed March 22, 2019. Ward, H. C. 1888 Map of the Old Mission Orchard and Higuera Tracts, The Property of Francis Mora, Subdivided by H. C. Ward, Sept. 1888. Filed with the county recorder, March 13, 1896, San Luis Obispo County Maps Book 8, p. 37. Available at: https://slocountypwd.org/MapFiles/M8/MB 0008/MB 0001::3 0 '/ 00 l.pdf. Accessed March 19,2019. Watkins, Carleton E. 1876 San Luis Obispo [photograph]. Metropolitan Museum. Available at: https://www.metmuseum.org/art/collection/search/264974. Accessed March 21, 2019. 38 ATTACHMENT 2