HomeMy WebLinkAboutItem 1 - ARCH-0339-2017 (546 Higuera) Norcross House
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Review of the proposed repositioning, and rehabilitation, including an addition to the
rear of the Master List historic Norcross House; and review of a proposed construction of a two -
story structure behind the Norcross House.
PROJECT ADDRESS: 546 Higuera Street BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-0339-2017 FROM: Brian Leveille, Senior Planner
1.0 RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which recommends the
Community Development Director find the project consistent with Historic Preservation Guidelines
and Secretary of Interior Standards, based on findings, and subject to conditions.
SITE DATA
Applicant John Belsher
Representative Thom Brajkovich, Paragon Design
Historic Status Master List
Complete Date Pending
Zoning Commercial Retail (C-R) zone
General Plan General Retail
Site Area ~2.07 acres
Environmental Status Categorically Exempt from
environmental review under Section
15331 of the CEQA Guidelines
(Historical Resource Restoration/
Rehabilitation)
2.0 SUMMARY
The proposed project includes the rehabilitation and repositioning of a Master List Historic
Resource (Norcross House) and construction of a two-story detached residence. On November 18,
2014, the City Council adopted Resolution No. 10579 (2014 Series) adding the David Norcross
residence at 546 Higuera Street to the Master List of Historic Resources. The property was found to
qualify for listing under three of the significance criteria including architectural style, his toric
significance and integrity, as the structure maintains its original location, style, and character
defining features. (Attachment 5, City Council Resolution).
The proposed project has been previously reviewed by the CHC, this report and the attached
exhibits address the applicant’s responses to the prior comments made by the CHC conceptual
review held on April 27, 2015 (Attachment 6, Previous CHC Report).
Meeting Date: May 22, 2017
Item Number: 1
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3.0 PROJECT INFORMATION
Site Information/Setting
The subject property is 2.07 acres in size (90,169 sq. ft.) and is located at 546 Higuera Street mid-
block along Higuera Street between Nipomo and Carmel Streets, within the Commercial Retail (C-
R) zone. The property abuts the San Luis Creek toward the rear of the property. The 1.44 acre site
was previously utilized as a residential trailer park, all trailers have been removed for the
resurfacing of the property, subject to the review by the California Department of Housing and
Community Development.
The existing residence is no longer in habitable
condition, and over the years the property has suffered
from a lack of maintenance. Failing foundation
supports have caused the floors to be uneven, and the
structure suffers from damaged exterior and interior
details. A complete rehabilitation or partial
reconstruction of the residence is necessary to allow it
to be safely occupied.
Project Description
A summary of the significant project features is included below (Attachment 3, Project Plans):
1. Historic Preservation: See Attachment 2, Historic Preservation Report;
Demolition: Remove non-historic additions to the rear of the structure
Reposition: The historic structure will be repositioned 15-feet closer to Higuera Street
Rehabilitation: Rehabilitating the residence to its appearance during its period of
significance from 1886-1890, includes;
o Repair/replace the deteriorated foundation and materials
o Reconstruction of the front porch to include balcony, as was in 1904
o Replacing 2nd story window with new double doors to access balcony
2. Architectural Design: The project has been designed similar to the Eastlake Gothic Revival
architectural style (Attachment 4, City Council Report), without replicating or detracting
from character defining features of the original structure, designs include;
A two-story addition to the Norcross House to restore the use of the structure to a single-
family residence.
New detached two-story unit to the rear of the Norcross House with covered tandem
parking on the ground floor.
4.0 PROJECT ANALYSIS
Historic Preservation Guidelines & Secretary of Interior Standards (SOI)
The Historic Preservation Guidelines provide criteria to evaluate alterations to historic resources to
be designed a compatible with nearby historic resources, and for consistency with applicable design
and preservation policies and standards. The most appropriate treatment standard to consider is
characterized as “rehabilitation” under the SOI Standards since the project proposes a continuation
Figure 1: Norcross House (Photo 2014)
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of a compatible use for the property, proposes restoration of key elements of the building’s exterior
to approximate its appearance during the historic era, and proposes new additions to the building.
SOI Rehabilitation Standard #9: New additions, alterations, or related new construction will not
destroy historic materials, features, and spatial relationships that characterize the property. The
new work shall be differentiated from the old and will be compatible with the historic materials,
features, size, scale and proportion, and massing to protect the integrity of the property and its
environment.
SOI Rehabilitation Standard #10: New additions and adjacent or related new construction will be
undertaken in such a manner that, if removed in the future, the essential form and integrity of the
historic property and its environment would be unimpaired.
The SOI Standards for Historic Rehabilitation recommends constructing new additions so that there
is the least possible loss of historic materials and so that character-defining features are not
obscured, damaged, or destroyed. The revisions to the design of the project are consistent with the
Historic Preservation Guidelines and SOI Standards since architectural character of the existing
residence is retained1, and new construction is consistent with the existing character including site
design, roofing style, siding materials, finish, and scale2. The construction of the additional two
story unit is compatible with the scale, size, massing and architectural features of the property3.
Previous Conceptual CHC Review
After the CHC conceptual review on April 27, 2015 the applicant worked with staff to revise the
project to address directional items identified by the previous CHC report (Attachment 6). The
applicant has made the following changes to the project in response to the directional items:
Directional Item #1: Explore design alternatives to reduce the massing and height of the project by
reducing height of the new construction where it meets the historic structure so that the additions
are subordinate to the historic resource and do not detract from the architectural integrity of the
structure. Additions should be more proportional and step down from the height of the original
structure and/or step in from the edges of the building, effectively emphasizing the historic
residence in relation to the additions. The proposed additions should be designed so that there is
the least possible loss of historic materials and the character-defining features are not obscured.
Due to the small footprint of the historic structure, reduction in total floor area may be required in
addition to architectural design modifications.
1 Secretary of Interior Standards. Additions/Alterations. Some exterior and interior alterations to a historic building are
generally needed to assure its continued use, but it is most important that such alteration do not radically change,
obscure, or destroy character defining spaces, materials, features, or finishes.
2 Historic Preservation Guidelines. Additions 3.4.1(d). Additions to listed historic structures should maintain the
structure’s original architectural integrity and closely match the building’s original architecture, or match additions
that have achieved historic significance in their own right, in terms of scale, form, massing, rhythm, fenestration,
materials, color and architectural details.
3 Historic Preservation Guidelines. New Accessory Structures 3.4.1(c). New accessory structures should complement
the primary structure’s historic character through compatibility with its form, massing, color, and materials .
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Staff Evaluation: The project has been reduced in height and stepped back approximately 3-feet on
along the east and west elevations where it meets the historic structure so that the additions are
visually subordinate and do not detract from the architectural integrity of the original structure, as
seen from Higuera Street. Visibility of the historic structure is enhanced by repositioning the
structure closer to the street, further emphasizing the integrity of the historic structure at this
location without obscuring any of the character-defining features.
Directional Item #2: To reduce massing of the addition, consider a separate structure and/or
remove vehicle parking from the addition or consider providing parking in a separate parking
structure; or leave parking uncovered on the site.
Staff Evaluation: The applicant has revised the project design to provide the parking and additional
unit in a separate structure, effectively reducing the overall scale and mass of the project so that the
additional structure does not detract from the architectural integrity of the historic structure as a
single-family residence (Figure 2 & 3). Covered parking is provided for both units on the ground
floor of the additional structure.
Directional Item #3: The proposed addition should include some differentiation from the historic
building by including one or more of the following measures:
1) Include a visual break or border between the addition and historic building.
2) Incorporate architectural details which are more simplified from the historic building.
3) Include slight variation in exterior details (siding dimensions, trim, etc.) while
emphasizing complementary design between the addition and historic structure.
Figure 3: Revised East Elevation
Figure 2: Previous East Elevation
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Staff Evaluation: The architectural details and materials of the addition to the historic structure have
been simplified when compared to the historic structure including, dormers, exterior wood-lap
siding to closely match existing, a lower roof pitch, simplified detailing of the eaves and dormers,
and non-decorative wood framed double-hung windows and doors. The addition does not introduce
any conflicting elements and has been designed to be architecturally compatible with the original
architectural character of the building.
Directional Item #4: Plans submitted to include details regarding rehabilitation of historic
structure. Clearly define portions/aspects of structure to be preserved/restored versus
reconstructed. Include details regarding deconstruction of structure, repositioning, foundation,
materials to be used for reconstruction, and documentation to support features to be recreated.
Identify methods of restoration for features to be retained.
Response: The applicant has provided a historic preservation report (Attachment 2) that outlines the
methods of restoration and preservation of the historic resource4. Staff has evaluated the report and
recommends Conditions 2 through 5 to ensure that character defining features are preserved and
methods of rehabilitation and repositioning of the structure are clearly identified and consistent with
the Secretary of Interior’s Standards for Treatment of Historic Properties, to the satisfaction of the
Chief Building Official and Community Development Director.
5.0 CONCLUSION
The project is consistent with the Secretary of Interior Standards for Rehabilitation because the
proposed addition will not detract or destroy any historic character defining features of the existing
residence and is designed so that the essential form and integrity of the historic property is
preserved. The rehabilitation of the Norcross House will preserve the original residential use and
provide for the long-term preservation of a currently dilapidated and vacant structure t hat is
threatened. The removal of non-historic additions and repositioning of the structure toward Higuera
Street will enhance the historic character of the property and add to the importance of the building
as part of San Luis Obispo, as seen from the public right-of-way.
6.0 ENVIRONMENTAL REVIEW
The project is exempt from environmental review under Class 31 (Section 15331) Historical
Resource Restoration/Rehabilitation of the CEQA Guidelines because the project consists of
rehabilitation and restoration of a historical resource in a manner consistent with the Secretary of
the Interior’s Standards for the Treatment of Historic Properties. The project is also identified as an
in-fill development project (Section 15332) that is consistent with the applicable general plan
designation and all applicable general plan policies as well as with applicable zoning designation
and regulations. The project will not result in significant impacts on historic resources, traffic,
noise, air quality or water quality.
4 Secretary of Interior Standards for Rehabilitation #6. Deteriorated historic features will be repaired rather than
replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will
match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be
substantiated by documentary and physical evidence.
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7.0 ALTERNATIVES
1. Recommend that the Community Development Director find the project inconsistent with
the City’s Historic Preservation Program Guidelines and/or Secretary of Interior Standards.
2. Continue the item with specific direction for additional discussion or research.
8.0 ATTACHMENTS
1. Draft Resolution
2. Historic Preservation Report
3. Reduced scale Project Plans
4. City Council Report – November 18, 2014
5. City Council Resolution No. 10579 (2014 Series)
6. Previous CHC Report – April 27, 2015
7. CHC Meeting Minutes – April 27, 2015
Included in Commission member portfolio: Project plans
Available at CHC hearing: color/materials board
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RESOLUTION NO. CHC-XXXX-17
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE
RECOMMENDING THAT THE COMMUNITY DEVELOPMENT DIRECTOR FIND
THE REPOSITIONING, RESTORATION AND REHABILITATION OF THE MASTER
LIST HISTORIC STRUCTURE KNOWN AS NORCROSS HOUSE, INCLUDING THE
CONSTRUCTION OF AN ADDITIONAL TWO STORY UNIT CONSISTENT WITH
THE HISTORIC PRESERVATION ORDINANCE
546 HIGUERA STREET (ARCH-0339-2017)
WHEREAS, the City Council of the City of San Luis Obispo conducted a public
hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on
November 18, 2014, pursuant to a proceeding instituted under HIST-0155-2014, John Belsher,
applicant; and approved adding the David Norcross Residence to the Master List of Historic
Resources and adopted the City Council Resolution No. 10579 (2014 Series); and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted
a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on April 27, 2015, pursuant to conceptual review proceeding instituted under ARCH-
0982-2015; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted
a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on May 22, 2017, pursuant to a proceeding instituted under ARCH-0339-2017, John
Belsher, applicant; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo has duly
considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing.
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Cultural Heritage Committee of the
City of San Luis Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the Cultural Heritage Committee
makes the following findings:
1. The project is consistent with the City’s Historic Preservation Guidelines since the
architectural character of the existing residence is retained, and new construction is
consistent with the existing character including site design, roofing style, siding materials,
finish, and scale. The proposed project does not impact the scale or historical character of
the existing residence.
Attachment 1
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Resolution No. ARC-XXXX-17
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2. The project is consistent with the Secretary of Interior Standards for Rehabilitation because
the proposed addition will not detract or destroy any historic character defining features of
the existing residence and is designed so that the essential form and integrity of the historic
property is preserved.
3. The construction of the additional two story unit is consistent with Secretary of Interior
Standards for new construction on historic properties since the new construction is
compatible with the scale, size, massing and architectural features of the property and with
development in the vicinity.
4. The project is consistent with the General Plan policies for compatible development (LUE
2.3.9), and housing conservation (HE 3.5) since the project retains the scale and character of
the existing residence and maintains the existing residential use.
SECTION 2. Environmental Review. The project is exempt from environmental review
under Class 31 (Section 15331) Historical Resource Restoration/Rehabilitation of the CEQA
Guidelines because the project consists of rehabilitation and restoration of a historical resource in
a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic
Properties. The project is also identified as an in-fill development project (Section 15332) that is
consistent with the applicable general plan designation and all applicable general plan policies as
well as with applicable zoning designation and regulations. The project will not result in
significant impacts on historic resources, traffic, noise, air quality or water quality.
SECTION 3. Action. The Cultural Heritage Committee does hereby recommend that the
Community Development Director find the project consistent with the Historic Preservation
Ordinance, based on the above findings, and subject to the following conditions:
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the CHC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions of project listed as sheet number 2. Reference shall be made in the margin of
listed items as to where in plans requirements are addressed. Any change to approved
design, colors, materials, landscaping, or other conditions of approval must be approved by
the Director or Architectural Review Commission, as deemed appropriate.
2. Plans submitted for a building permit shall clearly detail all proposed modifications to the
existing historic structure and include details, notes, and callouts in order to demonstrate
consistency with Secretary of Interior Standards and to ensure follow through of required
treatments during construction phases. The detailing of the modifications shall be consistent
with the submitted Historic Preservation Plan, prepared by Thomas G. Brajkovich.
3. All historic materials, including decorative brackets, porch supports, and any other original
materials that can be reused, shall be integrated into the rebuilt porch in its original
configuration.
Attachment 1
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Resolution No. ARC-XXXX-17
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4. Plans submitted for a building permit shall include details and the procedure for removal of
the additions in compliance with Secretary of the Interior Standards for rehabilitation to
avoid damaging the original building walls. Any non-repairable or missing material shall be
replaced to match in-kind and in-alignment with the original construction.
5. Plans submitted for construction permits shall include the method and details to accomplish
the lifting of the structure, demolition of existing non-historic additions, and construction of
the addition to the historic residence. All required information shall be provided to
guarantee preservation of the historic residence and all character defining features to the
satisfaction of the Chief Building Official and Community Development Director. A
security bond shall be submitted to complete necessary reconstruction work in the event the
project is not fully completed or the historic residence incurs structural damage or character
defining details are compromised.
On motion by Commissioner , seconded by Commissioner , and on the following roll call
vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 22nd day of May, 2017.
_____________________________
Brian Leveille, Secretary
Cultural Heritage Committee
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All designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401NORCROSS HOUSE546 HIGUERA ST, SAN LUIS OBISPO, CA 93401VICINITY MAPPROJECT DATASCOPE OF WORKDIRECTORYSHEET INDEXOWNERS:JOHN BELSHER3480 S. HIGUERA ST. SUITE 130SAN LUIS OBISPO, CA 93401PH: (805)540-3330ARCHITECT:THOMAS BRAJKOVICH (C 15612)PARAGON DESIGNS1009 MORRO ST, SUITE 203SAN LUIS OBISPO, CA 93401PH: (805)541-9486 / FAX: (805)541-5705projectinfo@paragonarchitects.comSTRUCTURAL ENGINEER:CIVIL ENGINEER:TIM CRAWFORD/ PROJECT ENGINEERPB COMPANIES3480 S. HIGUERA ST. SUITE 130SAN LUIS OBISPO, CA 93401PH: (805)540-3330info@pbcompanies.coSOILS REPORT:ENERGY CALCS:TITLE SHEET & NOTES:T-1.0: TITLE SHEETT-1.1: GENERAL NOTESCIVIL:C-1: TITLE SHEETC-2: SITE & DRAINAGE PLANC-3: SITE & DRAINAGE PLANC-4: EROSION CONTROL PLANC-5: LANDSCAPE PLANC-6: STANDARD DETAILSARCHITECTURALA-SITE: ARCHITECTURAL SITE PLANA-1.0: AS-BUILT DRAWINGS & MATERIALS SALVAGE & RE-USEA-1.1: PROPOSED FIRST FLOOR PLANSA-1.2: PROPOSED SECOND FLOOR PLANSA-1.3: PROPOSED ELEVATIONS FRONT RESIDENCEA-1.4: PROPOSED ELEVATIONS REAR RESIDENCEA-5.0: SECTIONS AND ROOF PLANLANDSCAPEL-1: LANDSCAPE PLANSITE INFO:ADDRESS: 546 HIGUERA ST, SAN LUIS OBISPO, CA 93401APN #: 002-402-030LEGAL INFO: LOT 61, BLOCK 402, PARCEL MAP; P.M. BK. 69 PG. 80-82. MCDOUGALL TRACT R.M. BK A, PG. 168.OCCUPANCY: R-3ZONING: C-RBUILDING TYPE: V-B# OF STORIES: 2RELOCATION, AND ADDITION TO, EXISTING 36'-6" X 16'-0" HISTORICAL "RED HOUSE". TWOSEPARATE RESIDENCES WILL BE CONSTRUCTED.SITE AREAS:SITE AREA: 2.07 ACRES = 90,169.2 SQ FTEXISTING BUILDING AREA: ( 1462.83 SQ FT(1ST FLOOR)+ 1140.61 SQ FT(2ND FLOOR))=2603.44 SQ FTAREA OF DEMOLITION: 1607.3 SQ FTAREA OF HISTORICAL HOUSE TO REMAIN & BE RE-LOCATED: 996.14 SQ FTADDED CONDITIONED SQUARE FOOTAGE: 2113.11 SQ FTTOTAL CONDITIONED SQUARE FOOTAGE: 3109.25 SQ FTUNCONDITIONED SQUARE FOOTAGE:GARAGE: 1119.46 SQ FTCOVERED PORCHES: 130 SQ FTFOOTPRINT AREA: 1325.03 SQ FTBUILDING COVERAGE: 2% (1325.03 SQ FT/ 90,169.2 SQ FT)VIEW FROM HIGUERA ST.HISTORICAL PHOTO CIRCA 1904Attachment 3CHC1 - 22
HIGUERA STREET25'-5"(N) DRIVEWAY25'-0" MIN. WIDE30'-6"32'-6"17'-2"16'-4"77'-0"SIDEWALK & CURBREMOVE (2) TREESNEW PALM TOREPLACE EXISTING3'-0"3'-638"RE-LOCATED (E) HISTORICAL "RED HOUSE"(N) PROPOSED ADDITION8'-4"5'-0"7'-0"11'-0"6'-8"4'-4"18'-1112"11'-612"6'-0"5'-7"6'-0" HT. WOOD FENCE6'-0" HT. WOOD GATE3'-0" HT. PICKET FENCE3'-0" HT. PICKET FENCE3'-0" HT. PICKET GATE3'-0" HT. PICKETFENCE & GATEAll designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401ARCHITECTURAL SITE PLANSCALE: 316" = 1' - 0"Attachment 3CHC1 - 23
CLAWFOOTTUB8'-0" CEILING HEIGHT8'-0" CEILING HEIGHT10'-0" CEILING HEIGHT14'-2"14'-4"28'-6"12'-6"16'-4"10'-2"39'-0"2'-7"2'-7"2'-7"30'-6"16'-4"16'-4"6'-4"6'-2"10'-2"(E) DECK W/ NO ACCESSFRONT PORCH10' x 12' SHED OFF OF KITCHEN12'-0"2'-2"22'-2"19'-6"6'-2"9'-6"10'-0"6'-4"5'-8"10'-2"27'-2"30'-6"16'-4"1'-0"15'-8"7'-0"22'-2"5'-0"PORCHMATERIALSMATERIALS SALVAGE LISTKEYQ'TY SIZE24030DOUBLE HUNG WINDOWS w/ WEIGHTSDESCRIPTION12 VARIESWOOD MANTEL15016TOP OF WINDOW GRID+/- 273SQ FT T. & G. DOUGLAS FIR FLOORING1 X 4PORCH BOARDS50% OF(E)DUTCH LAP WOOD SIDING1 X 6+/- 400SQ FT50% OF(E)1 X 101 X 8DUTCH LAP WOOD SIDING18" X 36"NEWELL POST13 X 5CAST IRON CLAWFOOT TUB?2 X 4FRAMING MEMBERS (INSPECT & SALVAGE ACCORDINGLY)100%VARYINGORNAMENTAL FASCIA80%1 XCROWN MOLDING50%1 XFASCIA50%1 X 6DOOR & WINDOW CASINGMATERIALSMATERIALS REUSE LISTKEYQ'TY SIZE24030DESCRIPTIONWOOD MANTEL- CAN BE REUSED AROUND (N) GAS FIREPLACE INSERT+/- 273SQ FT T. & G. DOUGLAS FIR FLOORING- REUSE FOR NEW CONSTRUCTION ALONG WITH NEW MATERIALS1 X 4 PORCH BOARDS- REUSE FOR NEW CONSTRUCTION ALONG WITH NEW MATERIALS50% OF(E)DUTCH LAP WOOD SIDING- REUSE TO SIDE NEW CONSTRUCTION ALONG WITH (N) DUTCH LAP SIDING1 X 6+/- 400SQ FT50% OF(E)1 X 101 X 818" X 36"NEWELL POST- REUSE AT BASE OF (N) STAIR./ ADD BASE TO MEET CODE HEIGHT REQUIREMENTS13 X 5CAST IRON CLAWFOOT TUB- RESTORE & USE IN (N) MASTER BATH?2 X 4FRAMING MEMBERS- REUSE IN NEW CONSTRUCTION WHERE APPLICABLE100%VARYINGORNAMENTAL FASCIA- REUSE AT MAIN 16:12 GABLES80%1 XCROWN MOLDING- REUSE AT FASCIA ALONG WITH (N) MATERIALS TO MATCH (E) CROWN50%1 XFASCIA- REUSE FOR NEW CONSTRUCTION ALONG WITH NEW MATERIALS50%1 X 6DOOR & WINDOW CASING- REUSE FOR NEW CONSTRUCTION ALONG WITH NEW MATERIALSDUTCH LAP WOOD SIDING- REUSE TO SIDE NEW CONSTRUCTION ALONG WITH (N) DUTCH LAP SIDINGAll designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401 FIRST FLOOR PLANSCALE: 316" = 1' - 0" SECOND FLOOR PLANSCALE: 316" = 1' - 0"AS-BUILT S. ELEVATION & MAT. RE-USESCALE: 316" = 1' - 0"AS-BUILT E. ELEVATION & MAT. RE-USESCALE: 316" = 1' - 0"MATERIALS SALVAGE & RE-USE LEGENDSCALE: N.T.S.Attachment 3CHC1 - 24
DINING ROOMGAS FIREPLACEKITCHEN ISLAND w/ BAR SEATINGBATHROOMCONVECTIONOVENMICROWAVEPANTRYCABINETPORCHFAMILY ROOMPARLOUR20 RISES of 7"
19 RUNS of 11"RELOCATED "REDHOUSE" DESIGNATEDBY WALL HATCH1'-6"COVEREDUP1 CAR GARAGE2 CAR GARAGECARRIAGE STYLEOVERHEAD DOOR8'-0" x 7'-0"36'-6"32'-6"32'-6"3 CAR COVEREDCARPORT11'-4"21'-2"20'-10"15'-8"8'-0"8'-0"8'-0"D.W.WASHER / DRYER1'-6"11'-0"8'-0"3'-0"1'-9"2'-6"2'-6"1'-9"18 RISES of 6 34"
17 RUNS of 11"UP17'-2"16'-4"6'-0"33'-6"8'-2"8'-2"4'-8"3'-11"4'-8"AA-1.42'-3"26'-0"2'-3"30'-6"6'-9"8'-6"8'-6"6'-9"17'-2"16'-4"33'-6"8'-2"8'-2"2'-6"6'-10"4'-6"3'-4"27'-6"7'-1"20'-5"4'-6"5'-0"1'-10"3'-7"6'-0"6'-1"6'-814"3'-512"8'-734"1'-4"3'-4"2'-2"3'-2"1'-4"2'-2"2'-6"6'-4"5'-0"6'-0"2'-6"4'-8"3'-6"1'-2"12'-10"7'-0"3'-4"4'-4"5'-6"2'-2"3'-8"3'-0"2'-6"3'-0"6'-0"5'-4"3'-2"14'-6"6'-4"1'-9"29'-0"1'-9"3'-3"AA-1.43'-11"8'-1134"6'-1"714"6'-1"CARRIAGE STYLEOVERHEAD DOOR8'-0" x 7'-0"CARRIAGE STYLEOVERHEAD DOOR8'-0" x 7'-0"Property LineProperty LineAll designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401FIRST FLOORSCALE: 14" = 1' - 0"Attachment 3CHC1 - 25
BEDROOM 1BEDROOM 2MASTERBEDROOM20 RISES of 7"
19 RUNS of 11"DECKTUB/SHOWER
DESKMASTERCLOSETMASTERBATHROOMFOYERAA-1.417'-2"16'-4"1'-6"17'-2"16'-4"6'-0"1'-3"28'-0"1'-3"30'-6"14'-0"14'-0"6'-10"BEDROOM 1DECKBEDROOM 2BEDROOM 3BATHROOMTUB/SHOWERLIVING ROOMAA-1.4DECK12'-5"5'-8"12'-5"30'-6"11'-0"2'-0"2'-6"9'-6"13'-6"9'-6"7'-6"GAS FIREPLACEBATHROOMDESKLINEN32'-6"10'-0"11'-6"KITCHENSTACKEDWASHER / DRYERLINEN16 RISES of 6 34"
15 RUNS of 11"UP33'-6"1'-6"27'-6"9'-10"7'-6"10'-2"7'-1"2'-9"2'-012"3'-5"2'-012"5'-1"5'-1"8'-2"8'-2"4'-0"8'-8"4'-6"2'-0"33'-6"8'-2"8'-2"4'-0"8'-11"4'-3"13'-2"2'-2"6'-4"2'-6"16'-0"5'-6"6'-10"8'-5"3'-6"12'-3"6'-4"2'-6"2'-2"3'-0"8'-718"16'-8"3'-4"2'-0"3'-6"6'-578"2'-6"2'-018"3'-5"2'-6"3'-5"7'-6"15'-8"5'-0"3'-4"5'-6"4'-0"6'-9"6'-9"3'-9"5'-9"5'-6"6'-11"2'-10"2'-10"7'-212"5'-212"32'-6"5'-6"5'-6"3'-778"2'-778"3'-814"5'-9"5'-9"11'-0"5'-212"6'-612"4'-4"5'-1"10'-9"2'-11"5'-0"3'-3"3'-6"3'-3"2'-2"2'-6"2'-1"2'-6"2'-6"3'-6"3'-9"3'-7"4'-1"4'-6"3'-0"2'-6"8'-0"2'-3"8'-0"2'-538"5'-0"2'-7"2'-712"3'-1"2'-9"2'-2"7'-6"2'-2"11'-11"11'-11"4'-4"11"2'-4"4'-9"2'-0"2'-3"8'-2"1'-0"2'-6"SHOWERProperty LineProperty LineAll designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401SECOND FLOORSCALE: 14" = 1' - 0"Attachment 3CHC1 - 26
140'-0" (E) HOUSE 1ST FLOOR11'-0" PLATE HEIGHT17'-6" PLATE HEIGHT11'-8" (E) HOUSE 2ND FLOOR8'-0" HEADER HEIGHT19'-8" HEADER HEIGHT (or 8'-0" from 2nd floor)MAX HEIGHT (Verify)RESTORATION NOTES1. REPAIR AND RETAIN FASCIA DETAIL.2. MAINTAIN (E) LAP SIDINGREPAIR AS NEEDED.3. NEW WINDOWS TO MATCH EXISTING.(E) JAMB & CASING DETAILSOF ORINGINAL HOUSE TO BE RESTORED.4. ADD FRENCH DOORS & LOUVEREDSHUTTERS TO MATCH ORIGINAL HOUSE.REMOVE EXISTING WINDOW.5. MAINTAIN EXISITNG HEIGHT OFORIGINAL RAILING (32")PER PLANNING AND HISTORICAL STANDARDS.5120'-0" (E) HOUSE 1ST FLOOR11'-0" PLATE HEIGHT17'-6" PLATE HEIGHT11'-8" (E) HOUSE 2ND FLOOR8'-0" HEADER HEIGHT19'-8" HEADER HEIGHT (or 8'-0" from 2nd floor)MAX HEIGHT (Verify)0'-0" (E) HOUSE 1ST FLOOR11'-0" PLATE HEIGHT17'-6" PLATE HEIGHT11'-8" (E)HOUSE 2ND FLOOR8'-0" HEADER HEIGHT19'-8" HEADER HEIGHT (or 8'-0" from 2nd floor)MAX HEIGHT (Verify)COMP. ROOFING OVER 30#FELT TO MATCH EXISTINGMATCH EXISTING DOOR &WINDOW TRIM (TYP.)1 x 8 HORIZONTAL WOODSIDINGEXISTING NEW/REMODELED161212121335COMP. ROOFING OVER 30#FELT TO MATCH EXISTINGMATCH EXISTING DOOR &WINDOW TRIM (TYP.)1 x 8 HORIZONTAL WOODSIDING121216120'-0" (E) HOUSE 1ST FLOOR11'-0" PLATE HEIGHT17'-6" PLATE HEIGHT11'-8" (E) HOUSE 2ND FLOOR8'-0" HEADER HEIGHT19'-8" HEADER HEIGHT (or 8'-0" from 2nd floor)MAX HEIGHT (Verify)26'-0" ROOF HEIGHTAll designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401NORTH ELEVATIONSOUTH ELEVATIONWEST ELEVATIONEAST ELEVATIONSCALE: 14" = 1' - 0"SCALE: 14" = 1' - 0"SCALE: 14" = 1' - 0"SCALE: 14" = 1' - 0"Attachment 3CHC1 - 27
9'-O" PLATE HEIGHT (from garage floor)10'-O" FLOOR HEIGHT (from garage floor)18'-0" PLATE HEIGHT (from garage floor)- 0'-3" T.O.S.RESTORATION NOTES1. REPAIR AND RETAIN FASCIA DETAIL.2. MAINTAIN (E) LAP SIDINGREPAIR AS NEEDED.3. NEW WINDOWS TO MATCH EXISTING.(E) JAMB & CASING DETAILSOF ORINGINAL HOUSE TO BE RESTORED.4. ADD FRENCH DOORS & LOUVEREDSHUTTERS TO MATCH ORIGINAL HOUSE.REMOVE EXISTING WINDOW.5. MAINTAIN EXISITNG HEIGHT OFORIGINAL RAILING (32")PER PLANNING AND HISTORICAL STANDARDS.12129'-O" PLATE HEIGHT (from garage floor)10'-O" FLOOR HEIGHT (from garage floor)18'-0" PLATE HEIGHT (from garage floor)- 0'-3" T.O.S.9'-O" PLATE HEIGHT (from garage floor)10'-O" FLOOR HEIGHT (from garage floor)18'-0" PLATE HEIGHT (from garage floor)- 0'-3" T.O.S.1212NOTE: MINIMUM CLASS CROOFING MATERIAL ISREQUIRED PER SECTIONR902.1.3 OF THE 2013 CRC.COMP. ROOFING OVER 30#FELT TO MATCH EXISTING1 x 8 HORIZONTAL WOODSIDINGMATCH EXISTING DOOR &WINDOW TRIM (TYP.)1 x 8 HORIZONTAL WOODSIDINGCOMP. ROOFING OVER 30#FELT TO MATCH EXISTINGMATCH EXISTING DOOR &WINDOW TRIM (TYP.)9'-O" PLATE HEIGHT (from garage floor)10'-O" FLOOR HEIGHT (from garage floor)18'-0" PLATE HEIGHT (from garage floor)- 0'-3" T.O.S.All designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401NORTH ELEVATIONSOUTH ELEVATIONSCALE: 14" = 1' - 0"WEST ELEVATIONEAST ELEVATIONSCALE: 14" = 1' - 0"SCALE: 14" = 1' - 0"SCALE: 14" = 1' - 0"Attachment 3CHC1 - 28
9'-O" PLATE HEIGHT (from garage floor)10'-O" FLOOR HEIGHT (from garage floor)18'-0" PLATE HEIGHT (from garage floor)- 0-3" T.O.S.0'-0" (E) HOUSE 1ST FLOOR11'-0" PLATE HEIGHT18'-2" PLATE HEIGHT11'-8" (E) HOUSE 2ND FLOOR8'-0" HEADER HEIGHT19'-8" HEADER HEIGHT (or 8'-0" from 2nd floor)MAX HEIGHT (Verify)(E) 16:12 ROOF RAFTERS TOBE REPLACED AS NEEDED(N) 5:12 TRUSSGABLE ROOF(N) 11 78" TJI FLOORJOISTS @ 16" O.C.(N) PERIMETER FOUNDATION2 x 8 @ 16" O.C. w/ 34"PLYWOOD SUB-FLOORTEMPORARY FLOORING2 x 8 @ 16" O.C. w/ 34"PLYWOOD SUB-FLOORTEMPORARY FLOORINGEXISTING STRUCTURE TO REMAIN1'-6"11'-7"2'-8"878"1'-434"(N) 12:12TRUSS GABLEROOF16 : 1216 : 125 : 125 : 1216 : 1216 : 123 : 123 : 125 : 125 : 1216 : 1216 : 1216 : 1216 : 1216 : 1216 : 1216 : 1216 : 1212 : 1212 : 1212 : 1212 : 1216 : 1216 : 12All designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401ROOF PLANSCALE: 14" = 1' - 0"SECTION ASCALE: 14" = 1' - 0"Attachment 3CHC1 - 29
All designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSECLIENT: JOHN BELSHER546 HIGUERA ST.SAN LUIS OBISPO, CA 93401NORCROSS HOUSERESTORATION & ADDITION546 HIGUERA ST.SAN LUIS OBISPO,CALIFORNIAAttachment 3CHC1 - 30
HIGUERA STREET(N) DRIVEWAY25'-0" MIN. WIDESIDEWALK & CURBREMOVE (2) TREES(N) PALMRE-LOCATED (E) HISTORICAL "RED HOUSE"(N) PROPOSED ADDITION1234536473289(E) PORCH225'-0'10101010(N) LANDING(N) STAIRS25'-0"SEE DET. #2SEE DET. #1EXISTING TREE ( TWO IN FRONT TO BE REMOVED )EXISTING STREET TREEPALM TREEGROUND SHRUBPLANTGROUND COVER1. (N) 6' HT. FENCE2. (N) 3' HT. PICKET FENCE3. (N) GATE4. (N) CONCRETE WALK5. (N) FLAGSTONE PAVERS6. (N) UTILITY SERVICE7. (N) TRASH LOCATION8. (N) BRICK PLANTER9. (N) PAVERS10. (N) CONC. PILASTERS w/ PLASTER2 X 6 REDWOOD CAP2 X 2 REDWOOD PICKETS 4.5" O.C.1 X 1 REDWOOD NAILERS2 X 4 REDWOOD RAIL w/ TAPERED EDGE1 X 6 T&G REDWOOD FENCE BOARDS2 X 4 REDWOOD RAIL w/ TAPERED EDGE1 X 8 REDWOOD KICK BOARD4 X 4 REDWOOD FENCE POST 6'-0" O.C. (TYP.)12" X 18" POST HOLE FILLED w/ CONCRETE6'-0" O.C.3" SPACING6' (TYP.)1'-3"12"18"2 12" PICKETS2" SPACING3'-6" (TYP.)4 X 4 REDWOOD FENCE POST 6'-0" O.C. (TYP.)12" X 18" POST HOLE FILLED w/ CONCRETE1 X 3 REDWOOD PICKET2 X 4 REDWOOD FENCE RAILCOPPER 4 X 4 POST CAP2 X 4 REDWOOD FENCE RAIL2'-6"2'-6"All designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401LANDSCAPE PLANTING PLANSCALE: 316" = 1' - 0"PLANT LEGENDPLAN KEY NOTES6' WOOD FENCESCALE: 38" = 1' - 0"142" PICKET FENCE2SCALE: 38" = 1' - 0"Attachment 3CHC1 - 31
City of San Luis Obispo, Council Agenda Report, Meeting Date, Item Number
FROM: Derek Johnson, Community Development Director
Prepared By: Phil Dunsmore, Senior Planner
SUBJECT: HISTORIC EVALUATION OF A RESIDENCE CONSTRUCTED IN 1874
PROPOSED FOR DEMOLITION (CITY FILE NO. HIST-0155-2014).
RECOMMENDATION
As recommended by the Cultural Heritage Committee (CHC), adopt a resolution (Attachment 7)
adding 546 Higuera Street to the Master List of Historic Resources.
BACKGROUND
Advisory Body Recommendation
The applicant is contemplating the redevelopment of the property and the removal of the existing
residence to allow the redevelopment of the existing trailer park with the development of a new
modular home project. Staff required a historic evaluation due to the age of the structure and
subsequnetly referred the historic evaluation to the Cultural Heritage Committee (CHC) on
September 22, 2014 (Attachment 6) to determine whether the property is eligible for placement
on the City’s list of Historic Resources.
At the hearing, the CHC recommended the City Council add the property to the City’s list of
contributing historic resources and asked staff to perform additional research to determine
whether the property may be eligible for the Master List of Historic Resources. Since no
demolition application or development application has been submitted at this time, the
demolition request is not currently a part of the Council’s action.
DISCUSSION
Historic Resource Evaluation
Historic Preservation is an important goal of the City’s General Plan, as described in
Conservation and Open Space Element policies 3.3.1 - 3.3.5 and Land Use Element policy 4.12.
Although the City strives to preserve and identify its unique history, in some instances, a
building or resource may have been inadvertently left out of previous surveys. In these cases, the
property may be reviewed to ascertain whether it should be added to the City’s Historic
Resources Inventory. The City’s Historic Preservation Ordinance (MC 14.01) guides the
evaluation and listing process.
The City’s Historic Preservation Ordinance (MC 14.01.060) outlines the process for determining
the significance of a historic resource. The project applicant (John Belsher) hired LSA associates
to prepare an eligibility evaluation for the residence in July, 2014 (Attachment 3). The LSA
report concluded the property was not eligible for inclusion on the City’s Master List of Historic
November 18, 2014
2014
Attachment 4
CHC1 - 32
546 Higuera Historic Listing Page 2
Resources under the City’s criteria in Section 14.01.070 of the Municipal Code. Following the
CHC review and recommendation on August 25, 2014, Betsy Bertrando, a consultant on the
City’s list of qualified historical consultants, donated her services to research information for the
property (Attachment 4). Bertrando’s research found that the residence was constructed earlier
than originally estimated by LSA and found that the residence is associated with persons who
made significant contributions to local events. Bertrando’s research leads staff to determine that
the residence is eligible for the Master List based on Architectural and Historical significance.
Consistency with applicable listing criteria is briefly detailed below.
1. Architectural Criteria (Style, Design, and/or Architect)
When this property was originally surveyed by the City in 1983 as part of the Citywide
historic resource survey, the design, condition and style were carefully analyzed as noted in
this excerpt from the City file. Today, the façade remains unchanged from t he 1983 survey
and the structure remains an excellent example of Gothic Revival Architecture:
“Examples of Eastlake-Gothic Revival architecture are rare in in San Luis Obispo.
This style of architecture is known for its elaborate use of façade decorations; and
this building is a fine model of this style. That the façade of this building is in such
fine condition is an added bonus. By comparing the present structure with a 1904
photo it is obvious that the façade is virtually unchanged. The combination of the
rare nature of this style of architecture, the fine original condition of the façade,
and the age of the building add together to form one of the more important
architectural resources of San Luis Obispo.”
It is not known why the residence was not previously added to the City’s historic resource
inventory, since the original survey clearly found this residence to be architecturally
significant. The residence qualifies for listing based on architectural significance.
2. Historic Criteria (Person, Event, and/or Context)
David C. Norcross was the original resident in the house, beginning in 1874. Mr Norcross
was the Sheriff in San Luis Obispo from 1871 through 1877. He was also instrumental in
bringing the first narrow gauge railroad to the County as president of a company known as
the San Luis Obispo Railroad which was later sold to Port Harford and became part of the
Pacific Coast Railroad. David Norcross lived in the residence until his death in 1889. Later,
the residence was the home of Dr. James Sinclair from 1889 until approximately 1907. Dr.
Sinclair was the lead surgeon of the San Luis Obispo County Hospital from 1896 to 1902.
Both Mr. Norcross and Dr. James Sinclair are considered significant persons to the
community in accordance with MC 14.01.070 B 1.
3. Integrity: Whether a structure occupies its original site, the degree it has maintained
enough of its historic character to be recognizable, and the degree to which it has retained
its original design and workmanship.
Attachment 4
CHC1 - 33
546 Higuera Historic Listing Page 3
546 Higuera is one of few residences from the mid to late 1800’s that is still on its original
foundation, in its original location, and still maintains its original façade. The wood
detailing, exterior siding and some
of the windows are original or were
updated in a very early time. The
interior floors and walls are
original. Small additions have been
added to the rear of structure over
time. The surrounding trailer park
detracts from the context of the
property. However, the property can
be clearly recognized as the Gothic
Revival residence that was
constructed in 1874. Therefore, it
has maintained its integrity in a
manner sufficient to convey its
significance.
Property Condition
Unfortunately, the property is no
longer in habitable condition. A variety
of tenants have occupied the structure
over the years, and the property has
suffered from a lack of maintenance.
Failing foundation supports have caused
the floors to be uneven, and the property
suffers from damaged exterior and
interior details. A complete restoration
or partial reconstruction of the residence
would be necessary to allow it to be
safely occupied (see Attachment 5).
However, the condition of a property
does not affect the historic significance
unless the condition impacts the
integrity and its ability to convey
significance. (MC 14.01.070)
Development Project
The applicant has discussed with staff the intent to demolish the residence to make room for the
future development of a modular residential project that will take the place of the existing trailer
park. At this time, the applicant has not submitted plans for the new development and staff has
not seen plans for this proposal. Since the development is proposed as a “modular project”
similar to a mobile home park, much of the permitting would be handled by the State with the
City only responsible for reviewing zoning consistency and compliance with Chapter 5.45 of the
Figure 1: 1904 Photo of 546 Higuera Street
Figure 2: 2014 Photo of 546 Higuera Street
Attachment 4
CHC1 - 34
546 Higuera Historic Listing Page 4
Municipal Code dealing with mobile home park conversion requirements. Project entitlement is
not a part of the historic resource determination for this property at this time. However, the
resource determination may have an impact on the project entitlement and process.
Demolition of Historic Resources
If the Council determines that the residence does not qualify for listing in accordance with the
City’s Historic Preservation Ordinance, the demolition of the structure may be handled through a
building permit without further discretionary review. If the Council concurs with the CHC and
determines the house is eligible for either the Contributing or Master List of historic resources,
proposed demolition of the structure would need to be evaluated consistent with MC 14.01.100.
Under this section of the Historic Preservation Ordinance, the Council must make specific
findings to allow demolition, which include:
1. The property is a hazard to public health or safety, and repair or stabilization is not
structurally feasible.
2. Denial of the demolition will constitute an extreme economic hardship as defined in the
Historic Preservation Ordinance (MC 14.01.100 J).
The Historic Preservation Ordinance specifically notes that deterioration resulting from property
owner’s neglect or failure to maintain the property should not be justification for demolition.
Environmental Review
The listing of the property is categorically exempt from environmental review based on CEQA
Section 15307, “actions by regulatory agencies for protection of natural resources”. This section
allows for actions taken by regulatory agencies as authorized by state law or local ordinance to
View along Higuera Street toward downtown, circa
1900, showing 546 Higuera Street above
Attachment 4
CHC1 - 35
546 Higuera Historic Listing Page 5
assure the maintenance, restoration, or enhancement of a resource where the regulatory process
involves procedures for protection of the environment.
CONCURRENCES
The historic evaluation of the residence has been reviewed by the CHC. The CHC voted 5-2 to
place the property on the Contributing List of Historic Resources (Attachment 6, CHC Minutes).
The CHC also recommended the City Council consider additional research into the date of
construction and whether there are other significance issues that will elevate the property to
Master List status.
FISCAL IMPACT
Adding the property to the City’s List of Historic Resources has no bearing on City fiscal
resources. If the property is added to the Master List, the property would be eligible for
participation in the Mills Act program which would provide tax relief in exchange for a historic
preservation agreement. The tax relief would result in minor fiscal impacts to the Cit y and
County in anticipated tax revenue for the property. Approval of a Mills Act contract is a
discretionary act and not a component of this review.
RECOMMENDATION
Adopt the attached resolution (Attachment 7) adding the property at 546 Higuera Street to the
Master List of Historic Resources.
ALTERNATIVES
1. Add 546 Higuera Street on the City’s list of Contributing Resources instead of the Master List
of Historic Resources, based on findings consistent with Historic Preservation Program
guidelines.
2. Determine that the property is not eligible for listing due to the altered context of the site and
potential loss of integrity to the property due to the surrounding development and changes that
have occurred to the residence over time.
3. Continue the item for additional information or discussion.
ATTACHMENTS
1. Vicinity Map
2. Copy of City survey file from 1983
3. Eligibility Evaluation prepared by LSA, July 2014
4. Supplementary information prepared by Betsy Bertrando October 2014
5. Property condition reports/photo essay
6. Draft September 22, 2014 CHC Minutes
7. Draft Resolution
t:\council agenda reports\2014\2014-11-18\review of 546 higuera st (johnson-dunsmore)\council_agenda_report 1_546 higuera st.docx
Attachment 4
CHC1 - 36
RESOLUTION NO. 10579 (2014 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, ADDING THE DAVID NORCROSS RESIDENCE
AT 546 HIGUERA STREET TO THE MASTER LIST OF HISTORIC
RESOURCES (HIS- 0155 -2014)
WHEREAS, applicant John Belsher, on September 8, 2014, submitted a historic
resources report to determine the historic listing eligibility of the residence at 546 Higuera Street;
and
WHEREAS, City staff determined that the residence reflects a significant architectural
style and was constructed in 1874 and therefore may qualify as a significant historic resource in
accordance with the City's Historic Preservation Ordinance and the California Environmental
Quality Act; and
WHEREAS, The Cultural Heritage Committee of the City of San Luis Obispo conducted
a public hearing in the Council Meeting Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on June 23, 2014, for the purpose of considering adding property located at 546
Higuera Street to the Contributing or Master List of Historic Resources; and
WHEREAS, the City Council conducted a public hearing on November 18, 2014, for the
purpose of considering the property located at 546 Higuera for the Master List of Historic
Resources; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicants, interested parties, the records of the Cultural Heritage Committee hearing, and
the evaluation and recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. The Council makes the following findings of consistency with
Historic Preservation Program Ordinance eligibility criteria for the Contributing List of Historic
Resources:
Findings
a) The residential structure at 546 Higuera Street is eligible for the Master List of
Historic Resources because it satisfies at least one of the evaluation criteria for
historic resource listing described in the Historic Preservation Ordinance,
exhibits historic integrity, and is more than 50 years old.
b) The house satisfies evaluation criteria for historic resources listing, related to
architectural style and design (§ 14.01.070 A). It is a rare and unique example
of a late 19th Century owner -built residence that exhibits the Gothic Revival
R 10579
Attachment 5
CHC1 - 37
Resolution No. 10579 (2014 Series)
Page 2
style, which is a rare and unique style of architecture in the City. Its eclectic
detailing and craftsmanship is notably attractive and aesthetically appealing
and the street facing facade of the structure is in original condition.
c) The house exhibits historic integrity, and satisfies evaluation criteria for
historic resources listing related to historic integrity (§14.01.070 Q. The
structure occupies its original site and the extent of its original foundation. Its
historic character and appearance have been maintained, and materials and
workmanship retained.
d) The house is at least 140 years old and was constructed in 1874 as identified
on Sanborn Insurance maps /deed records. The house was published in the
1904 Fireman's Souvenir book as the residence of Dr. James Sinclair, the lead
physician at San Luis Obispo County Hospital. The house was the residence
of David Norcross, the Sheriff of San Luis Obispo and the president of the
San Luis Obispo Railroad organization, instrumental in linking the Pacific
Coast Railroad to San Luis Obispo.
SECTION 2. Environmental Determination. The City Council has determined that the
above actions are exempt under Class 6, Information Collection, Section 15306 of the CEQA
Guidelines because the resource evaluation does not result in a serious or major disturbance to an
environmental resource.
SECTION 3. Action. The Council of the City of San Luis Obispo does hereby add the
property located at 546 Higuera Street to the Master List of Historic Resources.
Upon motion of Council Member Ashbaugh, seconded by Vice Mayor Christianson, and on the
following roll call vote:
AYES: Council Members Ashbaugh, Carpenter and Smith,
Vice Mayor Christianson and Mayor Marx
NOES: None
ABSENT: None
Attachment 5
CHC1 - 38
Resolution No. 10579 (2014 Series)
Page 3
The foregoing resolution was adopted this 18th day of November 2014.
Mayor Jaolarx
ATTEST:
V At.' -, Ii
nnthcmy J. Me zt; a4
City Clerk
AS
J. h 1e Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this Q t- day of Q 0- Jewwkx./ , 20IL-1
4 v
lAjAfrony J.
City Clerk
Attachment 5
CHC1 - 39
Meeting Date: April 27, 2015
Item Number: 1
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Conceptual review of the proposed rehabilitation and repositioning of a Master List
Historic Resource (Norcross House) and review of a two-story addition for a residence and
covered vehicle parking.
PROJECT ADDRESS: 546 Higuera Street BY: Kyle Bell, Assistant Planner
FILE NUMBER: ARCH-0982-2015 FROM: Brian Leveille, Senior Planner
SUMMARY RECOMMENDATION
Continue the project to a date uncertain with direction to staff and the applicant on items to be
addressed in plans submitted for final design approval.
SITE DATA
Applicant John Belsher
Representative Thom Brajkovich, Paragon
Design
Historic Status Master List
Submittal Date February 25, 2015
Complete Date Incomplete status
Zoning C-R
General Plan General Retail
Site Area 1.44 acres
Environmental
Status
pending
SUMMARY
The applicant has submitted plans for the rehabilitation and repositioning of a Master List
Historic Resource (Norcross House) that includes addition of a two-story attached residence.
The property was added to the Master list of historic properties in 2014. On September 22, 2014
the Cultural Heritage Committee (CHC) evaluated the existing residence at 546 Higuera Street
and recommended the property for inclusion on the Master List of Historic Resources. On
November 18, 2014 the City Council adopted Resolution No. 10579 (2014 Series) adding the
David Norcross residence at 546 Higuera to the Master List of Historic Resources. The property
was found to qualify for listing under three of the significance criteria including architectural
Attachment 6
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546 Higuera Street
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style, historic significance and integrity, as the structure maintains its original location, style,
and character defining features. (Attachment 5, City Council Resolution).
The project requires review by the Cultural Heritage Committee pursuant to Historic
Preservation Program Guidelines Section 3.4 (Changes to Historic Resources) because the
project proposes to reposition the historic resource 15 feet forward on the same property,
demolish previous additions made to the structure, and add a two story residence to the rear of
the newly repositioned historic resource.
PROJECT INFORMATION
Site Information/Setting
The residence is located at the front of a 1.44 acre site containing a residential trailer park within
the retail district on Higuera Street, south of Nipomo Street (Attachment 1, Vicinity Map). The
property abuts San Luis Creek at the rear and Higuera Street at the front. The residence
maintains the same form and location shown on the 1886 Sanborn Map (Attachment 3, Sanborn
Map). With the exception of non-historic additions at the rear of the structure, the building
maintains its overall integrity and effectively conveys its historic and architectural significance.
The closest historic resource to the site is the Golden State Creamery, roughly 200 feet to the
east near the corner of Higuera and Nipomo Streets (570 Higuera Street), which was built in
1910.
Historic Resource Evaluation Summary
As part of the Council consideration of the CHC’s recommendation to add the property to the
list of historic resources, Betsy Bertrando, a consultant on the City’s list of qualified historical
consultants, evaluated the property for criteria described in the City’s Historic Preservation
Ordinance (MC 14.01.060). The Bertrando Report1 found the residence to be architecturally
significant as an excellent example of Eastlake-Gothic Revival architecture. The residence has
also qualified for historical significance due to the previous residents David C. Norcross (City
Sheriff from 1871 through 1877) and Dr. James Sinclair (lead surgeon of San Luis Obispo
County Hospital from 1896 to 1902). Both Mr. Norcross and Dr. James Sinclair are considered
significant persons to the community. The property was also found to have retained its historic
integrity because the residence is still on its original foundation, in its original location, and has
maintained its integrity from the mid to late 1800’s in a manner sufficient to convey its
significance.
Property Condition
The existing residence is no longer in habitable condition, and over the years the property has
suffered from a lack of maintenance. Failing foundation supports have caused the floors to be
uneven, and the structure suffers from damaged exterior and interior details. A complete
1 Bertrando, Betsy. Bertrando Report: Historic Evaluation of the Norcross House. October 2014.
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546 Higuera Street
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rehabilitation or partial reconstruction of the residence is necessary to allow it to be safely
occupied (Attachment 4, Photo Summary).
Project Description
The applicant has submitted plans that include
the rehabilitation and repositioning of the
structure including addition of a two-story
residence onto the rear of the structure.
The first phase of the proposed project is to
remove the non-historic additions that have
been added to the rear of the structure. These
additions can be identified by changes of
materials and alternating ceiling heights per
room and total approximately 1,600 square
feet. All that is proposed to be retained is the
original front portion of the historic structure,
which is approximately 1,000 square feet in
size.
The second phase involves lifting the remaining structure and repositioning it 15 feet forward on
the lot, closer to the street; and rehabilitating the residence to its appearance during its period of
significance from 1886-1890. The proposed rehabilitation of the residence includes repairing the
structure’s deteriorated foundation, repairing/replacing deteriorated materials, reconstructing the
front porch to include a balcony as it did in 1904, and replacing the 2nd story window with new
double doors to access the balcony above the covered porch (Attachment 2, Project Plans).
Once the structure is repositioned on the site, phase three includes an addition of a two-story
residence to the rear of the historic structure. The proposed addition is approximately 2,100
square feet in size and includes 1,120 square feet dedicated to covered parking spaces. Phase
three would increase the residence’s overall square footage to approximately 4,200 square feet
(Attachment 2, Project Plans).
The repositioning of the historic structure is intended to make room for the future development
of a modular residential project that will take the place of the existing trailer park. At this time,
the applicant has not submitted plans for the new development of the modular residences. Future
development plans will be reviewed separately and will return to the CHC for evaluation since
the proposed development is located on the Master List Historic Property.
EVALUATION
Conceptual Review
The purpose of conceptual review is to provide the applicant with early feedback which can be
incorporated into the project prior to completing final design plans and responding to all
required submittal materials identified by staff as necessary for final review. The final
Figure 1: 2014 Photo of 546 Higuera Street
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application submittal will be reviewed again by the CHC and then considered for final approval
by the Community Development Director. The project submittal is currently in an incomplete
status. It should be noted that as a conceptual review, the CHC is providing preliminary
feedback to the applicant based on available project information and standards and guidelines
initially identified by staff. The initial CHC feedback will provide input for the applicant to
consider when completing plans for the final design review process. When the project returns to
the CHC for final review, the CHC will not be solely limited to evaluating the applicant’s
responses to the conceptual review, but rather will be reviewing the full project for consistency
with the Historic Preservation Ordinance, Program Guidelines, and the Secretary of the Interior
Standards for Treatment of Historic Resources.
The following discussion is intended to inform the CHC’s evaluation, at this conceptual stage, of
the proposed project.
Historic Preservation Guidelines
The Historic Preservation Guidelines provide criteria to evaluate alterations to historic resources
and compatibility for new development within Historic Districts.
3.4.4 Exterior building changes
Exterior changes to historically-listed building’s or resources should not introduce new or
conflicting architectural elements and should be architecturally compatible with the original
and/or prevailing architectural character of the building, its setting and architectural context.
Additions to historic buildings shall comply with the Secretary of Interior’s Standards to
complement and be consistent with the original style of the structure. Building materials used to
replace character defining features shall be consistent with the original style of the structure.
Building materials used to replicate character-defining features shall be consistent with the
original materials in terms of size, shape, quality and appearance. However, original materials
are not required.
Staff Analysis (architectural elements, exterior materials): The proposed project complements
and incorporates the existing architectural details, colors, and materials of the primary
structure’s historic character, including the exterior wood siding, detailed eaves, and matching
wood framed double-hung windows and doors. Visibility of the structure is enhanced by
repositioning the structure closer to the street, further emphasizing the integrity of the historic
structure at this location. However, the proposed mass and scale of the additions do not
complement the original structure; rather the mass and scale of the proposed additions obscure
the character defining features of the historic use of the original residence2. The proposed
additions add approximately 3,100 square-feet (including enclosed parking spaces) to the
original 1,000 square-foot residence for a total area of approximately 4,200 square-feet.
2 Historic Preservation Guidelines Section 3.4.1 (d) Additions to listed historic structures should maintain the
structures original architectural integrity and closely match the buildings original architecture…in terms of
scale, form, massing, rhythm fenestration, materials, color and architectural details.
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Secretary of Interior Standards
The most appropriate treatment standard to consider is characterized as “rehabilitation” under
the SOI Standards since the project proposes a continuation of a compatible use for the property,
proposes restoration of key elements of the building’s exterior to approximate its appearance
during the historic era, and proposes new additions to the building.
SOI Rehabilitation Standard #9: New additions, alterations, or related new construction will
not destroy historic materials, features, and spatial relationships that characterize the property.
The new work shall be differentiated from the old and will be compatible with the historic
materials, features, size, scale and proportion, and massing to protect the integrity of the
property and its environment.
SOI Rehabilitation Standard #10: New additions and adjacent or related new construction
will be undertaken in such a manner that, if removed in the future, the essential form and
integrity of the historic property and its environment would be unimpaired.
Staff Analysis: The Secretary of Interior Standards for Historic Rehabilitation recommends
constructing new additions so that there is the least possible loss of historic materials and so that
character-defining features are not obscured, damaged, or destroyed3. When placing a new
addition on a non-character defining elevation, the size and scale in relationship to the historic
building should be limited. The proposed project obscures the character defining features of the
historic building in proportion to the scale and mass of the proposed addition4. Although the
proposed addition has a significant setback from Higuera Street, the structure will be visually
prominent since the site is immediately adjacent to and surrounded by lower scale development
and surface parking lots. The proposed addition appears to overwhelm the scale and rhythm of
the existing residence. In order to achieve consistency with the scale, massing, and rhythm of the
prevailing architectural character and integrity of the original structure, Staff recommends
inclusion of Directional Items #1-2, below.
Secretary of Interior Standards recommend that new additions be designed in a manner that
makes clear what is historic and what is new. The Standards do not recommend duplicating the
form, material, style and detailing of the historic building so that the new work is distinguished
from the historical building. Staff recommends Directional Item #3 to provide more
differentiation between the addition and the historic portion of the building.
The CHC recommendation will provide direction to staff and the applicant on items to be
addressed in plans submitted for final design approval regarding compatibility of the proposed
project with the existing Master List resource. The Director will incorporate this
recommendation into review of the project for compliance with other site development
3 Secretary of Interior Standards Additions/Alterations Some exterior and interior alterations to a historic building
are generally needed to assure its continued use, but it is most important that such alteration do not radically
change, obscure, or destroy character defining spaces, materials, features, or finishes.
4 Secretary of Interior Standards: New Additions to Historic Buildings. It is not recommended to design and
construct new additions that result in the diminution or loss of the historic character of the resource, included its
design, materials, workmanship, location, or setting.
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requirements such as parking, setbacks, height, and building code requirements.
RECOMMENDATION
Continue the item to a date uncertain with direction to incorporate the following items into the
project:
Directional Item #1: Explore design alternatives to reduce the massing and height of the
project by reducing height of the new construction where it meets the historic structure so that
the additions are subordinate to the historic resource and do not detract from the architectural
integrity of the structure. Additions should be more proportional and step down from the height
of the original structure and/or step in from the edges of the building, effectively emphasizing
the historic residence in relation to the additions. The proposed additions should be designed so
that there is the least possible loss of historic materials and the character-defining features are
not obscured. Due to the small footprint of the historic structure, reduction in total floor area
may be required in addition to architectural design modifications.
Directional Item #2: To reduce massing of the addition, consider a separate structure and/or
remove vehicle parking from the addition or consider providing parking in a separate parking
structure; or leave parking uncovered on the site.
Directional Item #3: The proposed addition should include some differentiation from the
historic building by including one or more of the following measures:
1) Include a visual break or border between the addition and historic building.
2) Incorporate architectural details which are more simplified from the historic building.
3) Include slight variation in exterior details (siding dimensions, trim, etc.) while
emphasizing complementary design between the addition and historic structure.
Directional Item #4: Plans submitted to include details regarding rehabilitation of historic
structure. Clearly define portions/aspects of structure to be preserved/restored versus
reconstructed. Include details regarding deconstruction of structure, repositioning, foundation,
materials to be used for reconstruction, and documentation to support features to be recreated.
Identify methods of restoration for features to be retained.
ALTERNATIVES
1. Continue the item with direction to the applicant and staff on pertinent issues.
ATTACHMENTS
1. Vicinity Map
2. Project Plans
3. Sanborn map
4. Photo Summary
5. City Council Resolution
Attachment 6
CHC1 - 45
SAN LUIS OBISPO
CULTURAL HERITAGE COMMITTEE MINUTES
April 27, 2015
ROLL CALL:
Present: Committee Members Sandy Baer, Craig Kincaid, James Papp, Victoria
Wood, 1 Position Vacant, Vice-Chair Thom Brajkovich, and Chair Jaime Hill
Absent: None
Staff: Senior Planner Brian Leveille, Associate Planner Rachel Cohen, Assistant
Planner Kyle Bell, Assistant Planner Walter Oetzell, and Recording
Secretary Erica Inderlied
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: Minutes of April 13, 2015, were accepted as amended.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no comments from the public.
PUBLIC HEARING ITEMS:
1. 546 Higuera Street. ARCH-0982-2015; Conceptual review of the proposed
rehabilitation and repositioning of a Master List Historic Resource (Norcross
House), including addition of a two-story residence attached to the rear of the
structure; C-R zone; Higuera Commons, LLC, applicant.
Senior Planner Leveille noted the recusal of Vice-Chair Brajkovich from this item due to
a professional conflict of interest.
Kyle Bell, Assistant Planner, presented the staff report, recommending continuation to a
date uncertain with direction to staff and the applicant on items to be addressed in plans
submitted for final design approval.
Brandon Roscoe, Paragon Design, and John Belsher, applicant, gave a presentation.
PUBLIC COMMENTS:
There were no comments from the public.
COMMITTEE COMMENTS:
Committee Members Wood and Kincaid noted support for the overall design of the
project.
Committee Member Papp noted for the record that City legal counsel had determined
no conflict of interest existed with relation to his personal familiarity with John Belsher,
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April 27, 2015
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applicant. Papp stated that approving removal of the existing extension and an addition
to the original structure would be premature without further information from
architectural historians, and review of the Bertrando Report which provided the basis for
the Council’s rationale to add the property to the Master List. He noted that photos from
the 1873-1876 timeframe appear to show that the extension was present on the original
building.
Committee Member Papp noted for the record that past development of Marsh and
Higuera Streets as gateways to and from the highway has had a negative impact on in
the historic character of the area.
Chair Hill and Committee Member Baer expressed disapproval for the project as
presented; noted desire to see an addition in the form of a more appropriately scaled,
detached unit instead. Committee Member Papp noted approval of the idea of multiple
structures instead of a single larger scale addition.
There were no further comments from the Committee.
On motion by Committee Member Baer, seconded by Committee Member Papp, to
continue the item to a date uncertain with direction to incorporate directional items #2
and #4 included in the staff report, with additional direction that further historical and
architectural evaluation be performed upon the portions of the home proposed for
removal.
AYES: Committee Members Baer, Hill, Kincaid, Papp, and Wood
NOES: None
RECUSED: Vice-Chair Brajkovich
ABSENT: None
The motion passed on a 5:0:1 vote.
Vice-Chair Brajkovich arrived at 6:41 p.m.
2. 1921 Santa Barbara Avenue. ARCH-0521-2014; Environmental review (Mitigated
Negative Declaration) of a new building with four live/work units and a small
commercial suite in the Railroad Historic District; C-S-H zone; Garcia Family Trust,
applicant.
Senior Planner Leveille summarized the history of the project, noting that the CHC
conducted a conceptual review of the project in December 2014, and found it to be
consistent with the Railroad District Plan in January 2015. He noted that the project was
returned to the CHC for review since the initial study found potential impacts to a
historic resource at 875 Upham; and that the CHC should focus on the adequacy of the
mitigation measure in their recommendation to the ARC.
Walter Oetzell, Assistant Planner, presented the staff report, recommending adoption of
a resolution recommending that the Architectural Review Commission approve the
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project with the incorporation of proposed mitigation measures described in the
Mitigated Negative Declaration prepared for the project.
George Garcia, applicant, summarized the status of the project, noting that the potential
to flip the building footprint would result in greater setback from neighboring residential
uses, and allow the large tree to remain.
PUBLIC COMMENTS:
Jason Browning, nearby property owner, SLO, distributed photographs of structures in
the neighborhood; expressed concern that the size and massing of the proposed project
will negatively impact neighboring residential uses.
John Grady, SLO, stated that the CHC has clearly noted its concern in the past about
the building’s mass, commented that General Plan policies dictate the prioritization of
protecting residential uses where they abut commercial zones.
Don Ray, nearby property owner, SLO, noted the “low profile” character of the
neighborhood; expressed concern about building incompatibility and lost viewshed.
Leslie Terry, nearby property owner, SLO, expressed concern that approval of the
proposed project will set a detrimental preced ent; opined that the proposed mitigation
measures, particularly relating to aesthetics, are insufficient.
Debbie Collins-Johnson, nearby property and business owner, SLO, commented that
the proposed building appears to be inconsistent with the Railroad District Plan.
There were no further comments from the public.
COMMITTEE COMMENTS:
Committee Member Papp expressed disapproval of the project based primarily on scale
and negative impacts to neighboring residential uses.
Vice-Chair Brajkovich noted concern about public comment relating to height of the
building. Committee Member Baer concurred.
Committee Member Wood expressed lack of approval of the proposed project based
primarily on the size of the structure which does not fit on the narrow lot.
Committee Member Kincaid concurred, commenting that bungalow-style architecture
could make the building more compatible.
Chair Hill stated that zoning design criteria are intended as maximums, not goals, and
that evaluation must be tailored to Historical Districts.
Senior Planner Leveille noted that the CHC previously found the project consistent with
the Railroad District Plan and Historic Preservation Guidelines on January 26, 2015,
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and that in order to remain consistent with the prior action, t he CHC should focus
direction based only on responding to condition #2 from the January 26, 2015 CHC
action relating to potentially significant impacts on adjacent neighboring historic
properties.
There were no further comments from the Committee.
On motion by Vice-Chair Brajkovich, seconded by Committee Member Baer, to continue
the project based on previous CHC conditions #1 & #2, to allow the applicant to return
with a redesigned project incorporating the following items:
Reduction in building scale
More cohesiveness with the historic neighborhood and Railroad District Plan.
Smoother transition between residential and commercial uses
Preservation of the tree onsite
Committee Member Wood noted for the record her observation that all Committee
members and all neighbors who have commented have expressed a desire for
reduction in building mass and scale and the project has not changed.
AYES: Committee Members Baer, Brajkovich, Hill, Kincaid, Papp, Wood
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 6:0 vote.
The Committee recessed at 7:45, and reconvened at 7:55 with all members present.
3. 570 Higuera Street. ARCH-0913-2015; Review of a remodel and rehabilitation of
the Historic Master List Golden State Creamery and a new mixed-use structure
within the Downtown Historic District; C-D zone; Creamery, LLC, applicant.
Rachel Cohen, Associate Planner, presented the staff report, recommending that the
Committee adopt a resolution recommending that the Architectural Review Commission
(ARC) approve the proposed remodel and the addition of a new mixed -use structure,
based on findings and subject to conditions.
Greg Wynn, project architect, and Damien Mavis, developer, summarized the evolution
of the project and the history of the project site, clarifying that parking requirements will
be satisfied by the payment of in-lieu fees.
PUBLIC COMMENTS:
Ursula Bishop, representing nearby Dana Street residents, SLO, spoke in support of the
project. She noted concern about potential noise impacts with the inclusion of proposed
windows added to the east side of building 2 and about limited parking.
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There were no further comments from the public.
COMMITTEE COMMENTS:
Committee Member Wood spoke in support of retaining brick walls. She noted concern
about the corrugated metal siding, the sawtooth roof design of the new structure, and
about reducing parking on site.
Committee Member Kincaid expressed support for the project, with the except ion of the
sawtooth roof design for the new structure and noted concern about reducing parking
on site.
Committee Member Papp spoke in support of the project’s historical sensitivity and
staff’s recommendation. He noted aesthetic concern of the sawtooth roof design of the
new structure with the existing architecture of the Creamery.
Vice-Chair Brajkovich spoke in support of the project and staff recommendation.
Chair Hill spoke in support for the project and commented that the sawtooth roof
formation will rarely be seen in profile due to its location. She also noted for the record
that landscaping could be used to minimize noise impacts upon the Dana Street
residences.
There were no further comments from the Committee.
On motion by Committee Member Papp, seconded by Committee Member Baer, to
adopt a resolution recommending that the Architectural Review Commission approve
the proposed remodel and the addition of a new mixed-use structure.
AYES: Committee Members Baer, Brajkovich, Hill, Kincaid, Papp
NOES: Committee Member Wood
RECUSED: None
ABSENT: None
The motion passed on a 5:1 vote.
COMMENT AND DISCUSSION:
4. Staff
a. Agenda Forecast
Senior Planner Leveille gave a forecast of upcoming agenda items.
b. Cultural Heritage Committee Bylaws Review
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April 27, 2015
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Senior Planner Leveille summarized the packet materials, and the CHC
discussed their role as an advisory body and review process of recommending
projects to the ARC for final action.
There were no recommended changes from the Committee.
5. Committee
ADJOURNMENT: The meeting was adjourned at 9:25 p.m.
Respectfully submitted by,
Erica Inderlied
Recording Secretary
Approved by the Cultural Heritage Committee on May 26, 2015.
Laurie Thomas
Administrative Assistant III
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