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Home My WebLink About09-27-2021 CHC Agenda Packet Cultural Heritage Committee AGENDA Monday, September 27, 2021, 5:30 p.m. Teleconference - Broadcast via Webinar Due to the number of COVID-19 cases in San Luis Obispo County, City Administration has made the difficult decision to return to a virtual meeting format. There will be no physical location for the Public to view the meeting. Below are instructions on how to view the meeting remotely and how to leave public comment. Additionally, members of the Cultural Heritage Committee are allowed to attend the meeting via teleconference and to participate in the meeting to the same extent as if they were present. Using the most rapid means of communication available at this time, members of the public are encouraged to participate in Cultural Heritage Committee meetings in the following ways: Remote Viewing - Members of the public who wish to watch the meeting can: View the Webinar (recommended for the best viewing quality): URL: https://slocity- org.zoom.us/j/86489916521?pwd=VmVZMmpoSW9yWVRHQmtVdDFMVzAvUT09 Telephone Attendee: +1 (669) 900-6833 Webinar ID: 864 8991 6521; Passcode: 506241 Note: The City utilizes Zoom Webinar for public meetings. All attendees will enter the meeting muted. An Attendee tutorial is available on YouTube; test your audio settings. Public Comment - The Cultural Heritage Committee will still be accepting public comment. Public comment can be submitted in the following ways: Mail or Email Public Comment Received by 3:00 PM on the day of meeting - Can be submitted via email to advisorybodies@slocity.org or U.S. Mail to City Clerk at 990 Palm St. San Luis Obispo, CA 93401. All emails will be archived/distributed to Committee Members, however, submissions after 3:00 p.m. on the day of the meeting may not be archived/distributed until the following day. Emails will not be read aloud during the meeting. Verbal Public Comment In Advance of the Meeting – Call (805) 781-7164; state and spell your name, the agenda item number you are calling about and leave your comment. The verbal comments must be limited to 3 minutes. All voicemails will be forwarded to the Committee Members and saved as Agenda Correspondence. Voicemails will not be played during the meeting. During the meeting – Join the webinar (instructions above). Once public comment for the item you would like to speak on is called, please raise your virtual hand, your name will be called, and your microphone will be unmuted. If you have questions, contact the office of the City Clerk at cityclerk@slocity.org or (805) 781-7100. Pages 1.CALL TO ORDER Chair Larrabee will call the Regular Meeting of the Cultural Heritage Committee to order. 2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA The public is encouraged to submit comments on any subject within the jurisdiction of the Cultural Heritage Committee that does not appear on this agenda. Although the Committee will not take action on items presented during the Public Comment Period, the Chair may direct staff to place an item on a future agenda for discussion. 3.CONSENT Matters appearing on the Consent Calendar are expected to be non- controversial and will be acted upon at one time. A member of the public may request the Cultural Heritage Committee to pull an item for discussion. The public may comment on any and all items on the Consent Agenda within the three-minute time limit. Recommendation: To approve Consent Item 3a. 3.a.CONSIDERATION OF MINUTES - JULY 26, 2021 CULTURAL HERITAGE COMMITTEE MINUTES 5 Consideration of the Culture Heritage Committee Minutes of July 26, 2021. 4.PUBLIC HEARINGS Note: The action of the Cultural Heritage Committee is a recommendation to the Community Development Director, another advisory body, or to City Council and, therefore, is not final and cannot be appealed. 4.a.1035 MADONNA (ARCH-0253-2021) REVIEW OF AGRICULTURAL HERITAGE AND LEARNING CENTER IN THE SAN LUIS RANCH SPECIFIC PLAN 9 Recommendation: Provide a recommendation to the Planning Commission regarding the consistency of the proposed work with the City’s Historical Preservation Ordinance and SOI Standards, and San Luis Ranch Specific Plan including any necessary conditions of approval to ensure such consistency. 4.b.1700 OSOS (ARCH-0145-2021) REVIEW OF THE REPAIR AND RENOVATION OF THE ALLEN HOUSE (MASTER LIST HISTORIC RESOURCE) 93 Recommendation: Recommend that the Community Development Director find the proposed work to be consistent with the City’s Historical Preservation Ordinance, with incorporation of suggested conditions of approval and any other conditions of approval necessary to ensure such consistency. 5.COMMENT AND DISCUSSION 5.a.STAFF UPDATES AND AGENDA FORECAST Receive a brief update from Senior Planner Brian Leveille. 6.ADJOURNMENT The next Regular Meeting of the Cultural Heritage Committee meeting is scheduled for October 25, 2021 at 5:30 p.m. via teleconference. LISTENING ASSISTIVE DEVICES are available -- see the Clerk The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805) 781-7410. Agenda related writings or documents provided to the Cultural Heritage Committee are available for public inspection on the City’s website: http://www.slocity.org/government/advisory-bodies. Meeting video recordings can be found on the City’s website: http://opengov.slocity.org/weblink/Browse.aspx?startid=26289&row=1&dbid=1 Minutes – Cultural Heritage Committee Meeting of July 26, 2021 Page 1 Minutes CULTURAL HERITAGE COMMITTEE Monday, July 26, 2021 Regular Meeting of the Cultural Heritage Committee CALL TO ORDER A Regular Meeting of the San Luis Obispo Cultural Heritage Committee was called to order on Monday, July 26, 2021, at 5:30 p.m. in the Council Hearing Room at City Hall, 990 Palm Street, San Luis Obispo, by Chair Shannon Larrabee. ROLL CALL Present: Committee Members John Ashbaugh, Charles Crotser, Karen Edwards, Vice Chair Eva Ulz, and Chair Shannon Larrabee (two vacant seats) Absent: None Staff: Senior Planner Brian Leveille, Assistant Planner Walter Oetzell, and Deputy City Clerk Kevin Christian PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA None --End of Public Comment-- CONSIDERATION OF MINUTES 1. Approve the minutes of the June 28, 2021, Cultural Heritage Committee meeting. ACTION: UPON MOTION BY COMMITTEE MEMBER ASHBAUGH, SECONDED BY VICE CHAIR ULZ, CARRIED 5-0-0, to approve the minutes of the June 28, 2021, Cultural Heritage Committee meeting, with spelling corrections. Page 5 of 131 Minutes – Cultural Heritage Committee Meeting of July 26, 2021 Page 2 PUBLIC HEARING ITEMS Vice Chair Ulz recused herself due to a conflict of interest and left the meeting prior to the staff presentation. 2. Review of a request to designate four properties as Master List Resources and to include the properties in the City’s Inventory of Historic Resources (categorically exempt from CEQA environmental review). (Walter Oetzell)  “The Pimentel-Orth House”; Project Address: 198 Paso Robles; Zone: R-1; Case #: HIST-0083-2021; Pamela Orth, applicant.  “The Kenneth and Martha Schwartz House”; Project Address: 201 Buena Vista; Zone: R-1; Case #: HIST-0084-2021; Lorraine Schwartz, applicant.  “The Page-Selkirk House”; Project Address: 2424 Sunset; Zone: R-1; Case #: HIST-0085-2021; Shirley Selkirk, applicant.  “The Peter and Carol Andre House”; Project Address: 1801 Woodland Dr.; Zone: R-1; Case #: HIST-0475-2021 - This property has been withdrawn from consideration on this agenda, to allow time for compilation of associated application materials. Assistant Planner Walter Oetzell presented the staff report and responded to Committee inquiries. Applicant representative, James Papp, provided a PowerPoint presentation detailing the history and influences of the listed single-family dwellings designed by Kenneth Schwartz, and responded to Committee inquiries. Public Comment None --End of Public Comment-- ACTION: UPON MOTION BY COMMITTEE MEMBER ASHBAUGH, SECONDED BY COMMITTEE MEMBER CROTSER, CARRIED 4-0-1 (Vice Chair Ulz recused) to designate the following three properties as Master List Resources and to include the properties in the City’s Inventory of Historic Resources:  “The Pimentel-Orth House”; 198 Paso Robles Drive; Case #: HIST-0083-2021  “The Kenneth and Martha Schwartz House”; 201 Buena Vista Drive; Case #: HIST-0084-2021  “The Page-Selkirk House”; 2424 Sunset Drive; Case #: HIST-0085-2021 Page 6 of 131 Minutes – Cultural Heritage Committee Meeting of July 26, 2021 Page 3 COMMENT AND DISCUSSION Senior Planner Leveille provided an agenda forecast. ADJOURNMENT The meeting was adjourned at 6:19 p.m. The next Regular Meeting of the Cultural Heritage Committee is scheduled for Monday, August 23, 2021 at 5:30 p.m. in the Council Chambers, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE CULTURAL HERITAGE COMMITTEE: XX/XX/2021 Page 7 of 131 Page 8 of 131 CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: AGRICULTURAL HERITAGE AND LEARNING CENTER IN THE SAN LUIS RANCH SPECIFIC PLAN, WHICH CONSISTS OF THE REHABILITATION OF TWO HISTORICALLY SIGNIFICANT STRUCTURES, THE PRESERVATION OF REMNANTS OF THE GRANDSTAND VIEWING BARN, AND FOUR NEW STRUCTURES INCLUDING PROJECT ADDRESS: 1035 Madonna Road BY: John Rickenbach, Contract Planner Phone Number: 805-610-1109 Email: jfrickenbach@aol.com FILE NUMBER: ARCH-0253-2021 FROM: Brian Leveille, Senior Planner 1.0 RECOMMENDATION Provide a recommendation to the Planning Commission regarding the consistency of the proposed work with the City’s Historical Preservation Ordinance and SOI Standards, and San Luis Ranch Specific Plan including any necessary conditions of approval to ensure such consistency. 2.0 BACKGROUND The project is the “Agricultural Heritage and Learning Center” as envisioned in the San Luis Ranch Specific Plan, which was adopted in 2017. The applicant calls the proposed development the San Luis Farms and Marketplace, but it is often more commonly referred to as the “Ag Heritage Center”. Consistent with what is described in the specific plan, the project consists of a farm market, restaurant, general retail and agricultural processing buildings (Attachment A, project plans). Pursuant to mitigation requirements in the Final EIR, the project was originally intended to relocate and incorporate three historic structures from the Dalidio Ranch, but one of those structures—a grandstand viewing barn—was severely damaged in a fire in February 2019. Consequently, the project now will incorporate the two intact relocated historic buildings, including the ranch house and barn, which will be rehabilitated and used as pa rt of the development. Meeting Date: 9/27/2021 Item Number: 4a Time Estimate: 60 Minutes Figure 1: Subject Property Page 9 of 131 Item 4a ARCH-0253-2021 Cultural Heritage Committee Report – September 27, 2021 The project also includes the stabilized remains of the damaged historic grandstand viewing barn, which is an important visual and historic component of the project. The balance of the AG zoned area within the specific plan will be maintained as a working farm with associated ag support structures and farm roads. For more background on the Cultural Resources assessment in the San Luis Ranch Specific Plan EIR, please see the following link for the January 23, 2017, CHC Agenda Packet: https://opengov.slocity.org/WebLink/DocView.aspx?id=63020&dbid=0&repo=CityClerk For more background information on the Cultural Resources component of the Specific plan and the approach to treatment of the historic resources on the site, please see the following link for the May 15, 2017, CHC Agenda Packet: https://opengov.slocity.org/WebLink/DocView.aspx?id=64731&dbid=0&repo=CityClerk 2.0 SITE AND PROJECT CONTEXT 2.1 Ag Heritage Center Project Location and Concept The subject site is the AG-zoned portion of the San Luis Ranch Specific Plan, which encompasses 53.5 acres within the southern half of the 131-acre Specific Plan area. The Specific Plan calls for an Agricultural Heritage and Learning Center within a small portion of the AG zone, which is the focus of this application. Figure 2 (below) shows the location of proposed development in the context of surrounding development, both existing and planned within San Luis Ranch. Figure 2: Ag Heritage Center in Surrounding Context Page 10 of 131 Item 4a ARCH-0253-2021 Cultural Heritage Committee Report – September 27, 2021 Figure 3 (below) shows the proposed layout of the Ag Heritage Center in more detail, including the location of three historic structures associated with the San Luis Ranch complex, which is described in detail in Section 4.5 of the Final EIR for the San Luis Ranch project. The original complex included a variety of structures, some dating to the early 20th century. The nine structures included three single-family residences, a garage/shed, a smaller shed, the main barn, a large equipment storage building, a warehouse, and the former spectators’ barn/viewing stand, which was converted to farm use. Consistent with the intent of the required mitigation measures included in the EIR, three of the most significant structures have been relocated to the project site, including a residence, the hay barn, and a surviving wall of the racetrack viewing stand, which was destroyed in a fire in February 2019. Two memoranda prepared by SWCA (dated March 11 and July 22, 2021, Attachments B & C) describe how the relocation of the fire-damaged structure complies with required mitigation, which remains unchanged from what was included in the Final EIR. 2.2 Dalidio Ranch – Historic Ranch Complex Dating back to the turn of the 20th century, the Dalidio Ranch (now known as “San Luis Ranch”) included a collection of structures: the Wood Residence (Dalidio home), Laguna Racetrack viewing stand, barn, water tower, and other buildings supporting the farming of the ranch. Some buildings within the complex, most notably the Wood Residence, Hay Barn and the Laguna Racetrack viewing stand, were found historically significant based on State and local criteria in the FEIR prepared for the San Luis Ranch Specific Plan. Figure 3: Ag Heritage Center Proposed Layout Page 11 of 131 Item 4a ARCH-0253-2021 Cultural Heritage Committee Report – September 27, 2021 The February 2019 fire at San Luis Ranch severely damaged the former 16th District Agricultural Association’s racetrack grandstand which had been planned for relocation to the Ag Heritage Center along with the Main Barn, and Wood Residence (Dalidio home). The racetrack grandstand was a rare architectural type and a significant historical resource both locally and statewide. As planning for the Agricultural Heritage Center continues in the aftermath of the fire, the applicant team developed a post -fire approach to meeting the mitigation measures sp ecified in the certified Final EIR for the San Luis Ranch project, the results of which are summarized in the memoranda dated March 11 and July 22, 2021 (Attachments B & C). Figure 4: Historic Residence showing rehabilitation concept Figure 5: Historic Barn showing rehabilitation concept Page 12 of 131 Item 4a ARCH-0253-2021 Cultural Heritage Committee Report – September 27, 2021 3.0 FOCUS OF REVIEW New construction, additions, or alterations on historically listed properties are subject to review by the Cultural Heritage Committee,1 who will make a recommendation to the decision-making body for the project (Planning Commission) as to the consistency of the proposed work with applicable historical preservation policies and standards and may recommend related conditions of project approval. This evaluation is focused on the proposal for rehabilitation and adaptive reuse of the remaining historically significant structures and preservation of the remaining viewing stand remnants in the context of the approved Specific Plan and certified FEIR. 4.0 PREVIOUS CHC REVIEW The CHC previously reviewed the project on two occasions in 2017 to consider the conceptual plan for what is now under consideration. In May 2017, CHC formally provided recommendations to the Planning Commission for the project that were considered in the approval of the Specific Plan in July 2017. Consequently, the approved Specific Plan includes policy guidance that had the benefit of previous CHC review. 5.0 PROPOSED WORK The Agricultural Heritage and Learning Center is intended to be a destination for residents and tourists alike and will provide the community with local food, education, and a connection to agriculture. The relocation and rehabilitation of historic structures integrated into this site is a crucial part of the development concept. 1 Historic Preservation Ordinance § 14.01.030 (C) Figure 6: Fire-damaged Racetrack Grandstand Wall Figure 6: Fire-damaged Racetrack Grandstand Wall Page 13 of 131 Item 4a ARCH-0253-2021 Cultural Heritage Committee Report – September 27, 2021 Three historically significant buildings in the area, the Dalidio Home (or Wood Residence), the Hay Barn, and the Laguna Racetrack Viewing Stand remnants have already been relocated from their previous location closer to Madonna Road to a temporary location on the Ag Heritage Center site, where they will be repositioned and permanently preserved as part of development of the site. The preservation and rehabilitation concept for each structure in the context of future development is described below. Wood Residence. The first floor of the Wood Residence (or “Main Residence” as described in the Final EIR; also known as the “Dalidio Home”), with its wrap-around porch, craftsman cabinetry, leaded glass, and other historic features, will be used in the Agricultural Heritage Center as an education hub and display area, with interpretive signage and historic artifacts from the site. The second floor will be used as farm offices. The structure will be available for educational events featuring everything from sustainable farming practices to traditional crafts such as quilting. Hay Barn. The Hay Barn (or “Main Barn” as described in the F inal EIR), with its corrugated metal roof, original lichen-stained wood siding, hay-fork and other features, will be incorporated into the Ag Heritage Center as retail space, adorned with historic signage and adjoined by a glass atrium exhibition corridor filled with exhibits and photos from the 16th District Agricultural Association horse races and fairs. Laguna Racetrack Viewing Grandstand Wall. The fire-damaged Grandstand Wall (part of the “Spectator’s Barn/Viewing Stand” as described in the Final EIR), the only surviving portion of that structure, will be positioned as it was at the turn of the 19 th century, overlooking the agricultural field as once did the racetrack. Its redwood timbers and hand - wrought iron nails will become a focal point of the entire Ag Heritage Center, with interpretive signage, mounted on the adjacent patio wall. All signage, displays and exhibit are being developed in conjunction with a qualified architectural historian (Paula Carr of SWCA). The proposed layout, exhibits and u ses are intended to meet all applicable Specific Plan standards and required mitigation measures. Figure 7 illustrates the development concept showing these three structures in the overall project context. Page 14 of 131 Item 4a ARCH-0253-2021 Cultural Heritage Committee Report – September 27, 2021 All historic rehabilitation is intended to comply with the Secretary of Interior’s Guidelines for Treatment of Historic Structures, and with cultural resource mitigation measures CR- 1(a) and CR-1(c) of the Final EIR. For additional details regarding mitigation compliance, please refer to the attached memorandum dated July 22, 2021 (Attachment C). 6.0 DISCUSSION ITEMS Relevant guidance is provided mainly in the approved Specific Plan, which was informed to some extent by the previous CHC review in May 2017. Additional guidance is provided in the Secretary of the Interior’s Standards for the Treatment of Historic Properties.2 Selected applicable guidelines, standards, and recommendations from these documents are outlined below. 6.1 San Luis Ranch Specific Plan The approved Specific Plan includes guidance for the relocation and reuse of historic structures that will become part of the project. It also includes related narratives to clarify intent of the relevant policies and programs, which include the following: 2 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. Washington, D.C.: U.S. Department of the Interior National Park Service; Technical Preservation Services, 2017 Figure 7: Development rendering showing historic structures. View is south. Page 15 of 131 Item 4a ARCH-0253-2021 Cultural Heritage Committee Report – September 27, 2021 San Luis Ranch Specific Plan Policy Framework 3.7.3. Agricultural Heritage Facilities and Learning Center Design Guidelines Agricultural Heritage Facilities and Learning Center Concept. Historic structures identified on-site will be integrated into the site plan design as part of the Agricultural Heritage Facilities and Learning Center, as directed by a qualified Historic Architect, then through a Historical Structure Relocation Plan, as specified in Mitigation Measure CR-1. Archival documentation of the historic structures on-site and informational displays of historic resources will also be completed and included in the site plan when appropriate. 8.1.2 Goals, Policies, and Programs Policy 2.5 Protect associated structures such as the Dalidio Home, Laguna Race Track viewing stand, barn, and water tower. Program 2.5.1 Evaluate historic structures on the site for purposes of preservation and protective reuse. Policy. 7.1 Ensure that buildings are designed in a manner consistent with the character of the Plan Area. Program 7.1.1 Establish guidelines for: building facades, orientation and form, and materials that reflect and convey human scale and the historic traditions of the Plan Area. Discussion: The relocation and repurposing of the historic structures in question will comply with the requirements of the San Luis Ranch Specific Plan. Treatment of the structures to be integrated into new development will follow required mitigation measures from the Final EIR and be designed in a manner to promote and celebrate their historic context, while providing educational oppo rtunities regarding the City’s agricultural heritage. See additional discussion in Section 6.2, which describes how all reconstruction and rehabilitation efforts will comply with the Secretary of the Interior’s Standards. Page 16 of 131 Item 4a ARCH-0253-2021 Cultural Heritage Committee Report – September 27, 2021 6.2 Secretary of the Interior’s Standards (Rehabilitation) Standards for Rehabilitation 1: A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces and spatial relationships. 2: The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces and spatial relationships that characterize a property will be avoided. 3: Each property will be recognized as a physical record of its time, place and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. 4: Changes to a property that have acquired historic significance in their own right will be retained and preserved. 5: Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 6: Deteriorated historic features will be rep aired 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. 7: Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 8: Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. [not applicable to this project] 9: New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will 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. 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. Page 17 of 131 Item 4a ARCH-0253-2021 Cultural Heritage Committee Report – September 27, 2021 Discussion: The Secretary of Interior’s Standards provide guidance on rehabilitation 3 of historic buildings, including approaches to work treatments and techniques that are either consistent (“Recommended”) or inconsistent (“Not Recommended”) with the Standards, specific to various features of historic buildings and sites. The July 22, 2021 memorandum (Attachment C) describes in detail how the project addresses the SOI standards, outlining the compliance approach associated with each of the three structures included in the project. Please refer to that memo for this detailed discussion. Based on City staff’s review of the analysis included in the memorandum, the project appears to comply with all applicable SOI standards. Key aspects related to this determination are discussed below. The existing structures are unsafe in their current condition and not habitable. Existing materials will be preserved and incorporated into the rehabilitated structures where feasible consistent with SOI standards and under the direction of a qualified historic consultant and will maintain the original exterior visual appearance of the residence and barn, while restoring the interior in the context of appropriate building code requirements. In the case of the Hay Barn, it will be repurposed as retail space, adorned with historic signage and adjoined by a glass atrium exhibition corridor filled with memorabilia from the 16th District Agricultural Association horse races and fairs. The residence will be used as an education hub and display area, with interpretive signage and historic artifacts from the site. In both cases, the intent is to increase public awareness of the history of the ranch and the City’s agricultural heritage. The fire-damaged Grandstand Wall will not be a habitable structure but will be positioned as it was at the turn of the 19th century, overlooking the agricultural field as once did the racetrack. It will become a focal point of the entire Ag Heritage Center, with interpretive signage, mounted on a low, protective perimeter wall, that describes the historic activities linked to this important site. 6.3 California Environmental Quality Act (CEQA) Compliance On July 18, 2017, the City of San Luis Obispo (City) adopted a Final Environmental Impact Report (FEIR; SCH #2015101083) for the proposed San Luis Ranch Specific Plan (San Luis Ranch Project) and approved the requested project entitlements, including a proposed Specific Plan, General Plan Amendment/Pre -zoning, Development Plan/Vesting Tentative Tract Map, and application for annexation of the site into the city of San Luis Obispo. The FEIR addressed proposed development of the entire site and contemplated the relocation and rehabilitation of historic structures into the Ag Heritage Center portion of the Specific Plan. The document included mitigation measures to ensure that this aspect of the project was mitigated to the extent feasible, as the impact was not considered fully mitigable to a less than significant level. 3 Rehabilitation is defined as the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values. The Rehabilitation Standards acknowledge the need to alter or add to a historic building to meet continuing or new uses while retaining the building’s historic character. (SOI Standards, pg. 3) Page 18 of 131 Item 4a ARCH-0253-2021 Cultural Heritage Committee Report – September 27, 2021 Subsequent to certification of the FEIR, additional information regarding the 16 th District Agricultural Association racetrack grandstand (also referred to as the spectator’s barn/viewing stand) was identified that altered the previous eligibility findings of the resource as described in the adopted FEIR. Consequently, an Addendum to the certified FEIR was prepared to address this updated information, specifically to document the revised status of the grandstand and associated racetrack, and to confirm the change of mitigation strategy for the grandstand would not result in any new or more severe significant environmental effects not previously analyzed in the FEIR. The Addendum containing the updated information and analysis is included as Attachment D. It concludes that no new significant impacts are identified, and no changes to existing mitigation measures are required. Consistent with CEQA requirements, the Addendum does not require circulation because it does not provide significant new information that changes the adopted FEIR in a way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such an effect. The City will consider the Addendum with the adopted FEIR as part of the basis for potential approval of the Agricultural Heritage Center portion of the San Luis Ranch Project. 7.0 SUMMARY The proposed Agricultural Heritage Center is intended to function as a focal point for not only the new San Luis Ranch community, but act as a significant resource for residents throughout the City. Consistent with the San Luis Ranch Specific Plan, its purpose is to celebrate the agricultural heritage of the area in a variety of ways —not only through retail sales of locally grown products, but through fun and interactive educational opportunities. A key aspect of the educational goal is the integration of three historic structures into the development, which in the case of the historic residence and barn, be functional structures that facilitate agricultural sales, farm offices, and public education opportunities. The integration of these historic features into the project will increase public awareness of the City’s rich agricultural history, and in that way, promote public stewardship of other agricultural and historical resources within the region. 8.0 ALTERNATIVES 1. Provide a recommendation to the Planning Commission regarding the consistency of the proposed work with the City’s Historical Preservation Ordinance and SOI Standards, and San Luis Ranch Specific Plan including any necessary conditions of approval to ensure such consistency. 2. Continue review to another date with direction to staff and applicant. 9.0 ATTACHMENTS A – Project Plans B – Memorandum of March 11, 2021 (prepared by SWCA) C – Memorandum of July 22, 2021 (prepared by SWCA) D – Addendum to the Final EIR Page 19 of 131 Page 20 of 131 SLO RANCH FARMS AND MARKETPLACE11046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACETITLE SHEETSLO RANCH FARMS AND MARKETPLACEPROJECT DIRECTORYOWNER:COASTAL COMMUNITY BUILDERS, INC.330 JAMES WAY, SUITE 270PISMO BEACH, CA 93448CONTACT: JACOB GROSSMANEMAIL: JACOB@CCB1.NETPHONE: (805)-556-3060 x 109ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: RANDY RUSSOM PHONE: (805)-543-1794EMAIL: RWRUSSOM@RRMDESIGN.COMPROJECT ADDRESS:FROOM RANCH ROADAPN:053-153-010PROJECT DESCRIPTIONAGRICULTURAL HERITAGE AND LEARNING CENTER AS ENVISIONED IN THE SAN LUIS SPECIFIC PLAN. PER THE SPECIFIC PLAN, THE PROJECT CONSISTS OF A FARM MARKET, RESTAURANT, GENERAL RETAIL AND AG PROCESSING BUILDINGS. PER SPECIFIC PLAN CLUTURAL RESOURCE MITIGATION MEASURE, CR-1 (A), AND (C) THE PROJECT ALSO INCORPORATED REHABILITATION OF TWO RELOCATED HISTORIC BUILDINGS, THE WOOD HOUSE AND THE WOOD BARN. THE PROJECT STABILIZES AND MAINTAINS FOR VIEWING, THE REMAINS OF THE HISTORIC GRANDSTAND VIEWING BARN. AS A WHOLE, THESE THREE COMPONENTS REPRESENT THE CULTURAL LEARNING CENTER PORTION OF THE PROJECT. THE BALANCE OF THE AG ZONED AREA WILL BE MAINTAINED AS A WORKING FARM WITH ASSOCIATED AG SUPPORT STRUCTURES AND FARM ROADS. THE FARM PLAN WILL BE A SEPARATE DOCUMENT SUBMITTED PRIOR TO OCCUPANCY.NO VARIANCES OR EXCEPTIONS ARE REQUESTED.ALL HISTORIC REHABILITATION TO BE IN COMPLIANCE WITH THE SECRETARY OF INTERIORS GUIDELINES FOR TREATMENT OF HISTORIC STRUCTURES. A FINAL REHABILITATION PLAN WILL BE DEVELOPED WITH PAULA CARR / SWCA IN COMPLIANCE WITH CULTURAL RESOURCE MITIGATION MEASURES CR-1 (A), AND (C). REFER TO THE ATTACHED SWCA SOIS CONFORMITY MEMORANDUM DATED JUNE 2, 2021 FOR ADDITIONAL PROPOSED REHABILITATION INFORMATION. THE ATTACHED SWCA POST FIRE APPROACH MEMORANDUM DATED MARCH 11, 2021 ADDRESSES THE REVISED MITIGATION MEASURES TO ADDRESS COMPLIANCE WITH THE PROJECT EIR.THE CENTER MEETS ALL PARKING REQUIREMENTS AND IS ACCESSED FROM FROOM RANCH ROAD INCLUDING A CONNECTION TO THE CLASS-1 BIKE PATHSHEET INDEX1 TITLE SHEET2 CONFORMANCE MATRIX3 OVERALL SITE PLAN4 BIRDSEYE VIEW5 ILLUSTRATIVE SITE PLAN6 COURTYARD VIEW 1 7 COURTYARD VIEW 28 WALL VIEW9 ARCHITECTURAL SITE PLAN10 SITE SECTION11 MARKET - BUILDING ELEVATIONS12 MARKET - COLOR & MATERIALS13 MARKET - FLOOR PLANS14 RESTAURANT- BUILDING ELEVATIONS15 RESTAURANT - COLOR AND MATERIALS16 RESTAURANT - FLOOR PLANS17 AG PROCESSING - BUILDING ELEVATIONS18 AG PROCESSING - COLOR AND MATERIALS19 AG PROCESSING - FLOOR PLANS20 RETAIL AND HISTORIC BARN - BUILDING ELEVATIONS21 RETAIL AND HISTORIC BARN- COLOR AND MATERIALS22 RETAIL AND HISTORIC BARN- FLOOR PLANS23 HISTORIC FARM RELATIONSHIP PLAN24 CULTURAL HERITAGE LEARNING CENTER 25 HISTORIC HOUSE - COLOR AND MATERIALS26 HOMAGE TO HISTORIC VIEWING BARN27 AGRICULTURE CONSERVATION28 ACCESSORY AGRICULTURE STRUCTURES29 LANDSCAPE INSPIRATION IMAGES30 LANDSCAPE INSPIRATION IMAGES31 LANDSCAPE SITE PLAN32 CONCEPTUAL PLANT SCHEDULE33 SITE FURNISHINGS INSPIRATION BOARD34 TRASH ENCLOSURE AND WATER CALCULATIONS35 SIGNAGE SITE PLAN36 BUILDING SIGNAGE ELEVATIONS37 BUILDING SIGNAGE ELEVATIONS38 HISTORIC HOUSE SIGNAGE39 SITE SIGNAGE40 BUILDING SIGNAGE41 GRADING AND DRAINAGE42 SITE IMPROVEMENTS AND UTILITIES43 STORM WATER CONTROL PLANPROJECT STATISTICSZONINGAG PER SPECIFIC PLAN TABLE 3-9PARCEL SIZE:52.53 ACRESBUILDING GROSS AREA31,236 SFMARKET BUILDING4,529 SF TOTALPRODUCE MARKET 2,591 SFRETAIL/HARD PRODUCE 1,938 SFRESTAURANT BUILDING4,695 SFCONDITIONED SPACE 3,317 SFCOVERED OUTDOOR 1,378 SFAG PROCESSING BUILDING9,841 SFRETAIL/HISTORIC BARN9,469 SF TOTALNEW RETAIL BUILDING 6,531 SFGLASS ATRIUM 600 SFREHABILITATED HISTORIC BARN2,338 SFHISTORIC WOOD HOUSE2,608 SFFIRST FLOOR 1,898 SFSECOND FLOOR 710 SFPLAZA AREA38,987 SFPERMEABLE 10,777 SFIMPERMEABLE 28,210 SFLANDSCAPE AREA38,089 SFIMPERVIOUS SURFACE:74,684 SFMAX. ALLOWED HEIGHT:35 FT.MAX. PROPOSED HEIGHT:35 FT.YARD SETBACKS REQUIRED PROPOSEDFRONT20’ >20’SIDE10’ 10’REAR20’ 20’CONSTRUCTION TYPE:VBALLOWED PROPOSEDLEARNING CENTER:3,000 SFWOOD HOUSE 1,898 SFATRIUM 600 SFTOTAL PROPOSED:2,498 SFMARKET FARM STAND:3,000 SFMARKET BUILDING:2,591 SFFOOD SERVICES:5,000 SFRESTAURANT BUILDING:4,695 SFAG PROCESSING CENTER:10,000 SFAG PROCESSING BUILDING:9,841 SFAG ACCESSORY BUIDLINGS:10,000 SF10,000 SFGENERAL RETAIL:15,000 SFMARKET BUILDING: 1,938 SFWOOD BARN 1,344 SFRETAIL BUILDING 7,113 SFTOTAL PROPOSED:10,395 SFVICINITY MAPZONING MAPPARKINGAUTO PARKINGCALCULATION SPACE COUNTPARKING REQUIRED1/500SF PER SPECIFIC PLAN 61PARKING PROVIDED78EV REQUIRED# 0F TOTAL SPACES (76-100) 5EV PROVIDEDPER CALGREEN 5.106.5.3.35MOTORCYCLE PARKINGCALCULATION SPACE COUNTPARKING REQUIRED:PER MUNICIPAL CODE:1/20 AUTO PARKING REQUIRED 4PARKING PROVIDED:4BICYCLE PARKINGPARKING REQUIRED:PER MUNICIPAL CODE: 17.72.070 B TABLE 3.6SHOPPING CENTER USE 20% OF REQUIRED VEHICLE PARKING61 SPACES X 20%= 12SHORT TERM PROVIDED:75% PER MUNICIPAL CODE: 12LONG TERM PROVIDED:25% PER MUNICIPAL CODE: 3TOTAL PROVIDED:15MADONNA RDOCEANAIRE DRDALIDIO DRSITESITEHWY 1AG SITESITESITESSITEFIRE DEPARTMENT1. EXTERIOR CONSTRUCTION MATERIALS SHALL COMPLY WITH CBC CHAPTER 7A FOR EXPOSURE TO WILDLIFE “IGNITION RESISTANT”. ANY REUSE OF WOOD MATERIALS FOR EXTERIOR APPLICATION SHALL HAVE “1-HOUR FIRE RATED” UNDERLAYMENT.2. PROVIDE FIRE SPRINKLERS FOR ALL STRUCTURES INCLUDING EXISTING WOOD BARN THAT IS ATTACHED TO THE NEW STRUCTURE.3. PROVIDE FIRE HYDRANTS WITHIN 300 FEET OF ALL EXTERIOR WALLS OF STRUCTURES.Page 21 of 131 SLO RANCH FARMS AND MARKETPLACE21046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACECONFORMANCE MATRIXUSE PERMIT REQUIREMENTS USE REGULATIONSAgricultural EventsAIncludedAgricultural heritage & learning centerAIncludedAgricultural retail salesAIncludedAnimal keepingAIncludedBeer/wine/spirits production facilityAIncludedCaretaker quartersAConsidered (possible)Catering serviceAIncludedCommercial recreation facility - outdoorAIncludedCommunity gardenAIncludedCrop production and processingAIncludedGeneral retail - 15,000 sf or lessAIncludedGrazingAConsidered (possible)Greenhouse/plant nursery, commercialAConsidered (possible)Library, museums (Heritage Learning Center)AIncludedLiquor store/alcohol salesAIncludedOutdoor/BBQ/grill, accessory to restaurantAIncludedOutdoor/temporary/seasonal salesAIncludedParking facility - temporaryAConsidered (possible)Produce standAIncludedPublic assembly facilityAConsidered (possible)Farm to table restaurantAIncludedSpecial eventAConsidered (possible)Wine/local beer tasting roomAIncludedTable 3-9 Agricultural (AG) Allowed UsesUSEZone AGAll buildings and proposed uses (tenants) conform with allowable uses in Table 3-9Allowable Uses See Table 3-9All buildings and proposed uses (tenants) conform with allowable uses in Table 3-9DEVELOPMENT POTENTIALLearning Center3,000 sf maximumProposed building square footages are at or below allowed maximum.Market/Farm Stand3,000 sf maximumProposed building square footages are at or below allowed maximum.Ag Processing Center10,000 sf maximumProposed building square footages are at or below allowed maximum.Food Services 5,000 sf maximumProposed building square footages are at or below allowed maximum.Ag Accessory Structures10,000 sf maximum with no structure greater than 1,500 sfProposed building square footages are at or below allowed maximum.General Retail 15,000 sf maximumProposed building square footages are at or below allowed maximum.BUILDING HEIGHTBuilding Height35' maximum; Historical structures may exceed height limit up to 45' max.Max proposed building height is 35'SETBACKSStreet Front20' minimumBuildings conform to SP setbacksSide10' minimumBuildings conform to SP setbacksRear20' minimumBuildings conform to SP setbacksOTHERAutomobile Parking1 space per 500 sf Min.Bicycle ParkingSee SLOMC Section 17.16.060 IncludedLandscapingSee Table 3-12 IncludedLightingAll lighting shall be downward focused except for ambient string-style patio lightsIncludedSignsSee Table 3-11 IncludedFences/Walls/HedgesSee SLOMC Section 17.16.050 Considered (possible)ArchitectureShall conform with design guidelines in Section 3.73 herinIncludedTable 3-10 Agriculture Development StandardsSITE PLANNING AND DESIGNSite design should consider the highly visible character of this site and place loading/ delivery/back of house uses in various inconspicuous locations.Achieved, deliveries are in non-visable parking lot areas & behind restaurant. Particular attention paid to view from freeway.Buildings should be aesthetically pleasing from all angles, especially for buildings that have high visibility from Highway 101.Achieved. Four-sided architecture incorporatedSite design should incorporate pedestrian walkways, outdoor seating, and landscape areas.Achieved. Site plan is based on indoor-outdoor design with permanent outdoor seating and fire pits.Outdoor spaces should reflect careful planning and provide plaza spaces with defined edges, benches, and lighting that establish a sense of place.Achieved, plaza designed for distinct sense of placeBuilding forms, materials, and finishes should reflect the agrarian heritage of the site.AchievedMurals, trellises, or vines should be placed on large expanses of walls at the rear or sides of buildings to soften the apearance and create visual interest.Achieved, see rear of Market and Retail buildingA series of pedestrian promenades and plazas should link the various structures placed on-site for the Agricultural Heritage Facilities and Learning Center. Achieved, Agricultural Heritage Facilities and Learning Center is forefront, prominent and connected.A variety of outdoor seating areas should be incorporated to encourage formal and informal on-site dining.Achieved, permanent benches, tables, picnic area, fire pits and shade structures are proposed.Site amenities, including benches, drinking fountains, provisions for bicyclists, water features, and public art, should be utilized and should complement the project's architectural character.Achieved, provisions for bicyclists and public art are proposed.Flexible spacing for use by food trucks, formal and informal events, live music, and other agricultural related activities should be incorporated adjacent to the planned Agricultural Heritage Facilities and Learning Center.Achieved, central plaza stage located in front of Agricultural Heritage CenterLighting should be designed to provide ambiance, saftey, and security without unnecessary spillover or glare onto adjacent properties.Achieved, lighting is focused downwardBuilding light fixtures, such as barn style or gooseneck, should be designed or selected to be architecturally compatible with the main structures, which should complement the agrarian theme of the site.Achieved, barn lighting and gooseneck lighting proposed on buildingsSigns should be in scale with and in proportion to the primary building façade so that the signs do not dominate the apperance.Achieved, signs are in scale and in style per specific planTable 3.7.3 Agricultural Heritage Facilities and Learning Center Design GuidelinesBuilding materials should consist of authentic materials commonly associated wit the architectural style of the building. Highly reflective or tinted glass, imitation stone or brick, corrugated fiberglass, plastic roof tiles, and undecorated concrete block should be avoided.Achieved, building material is conistent with farm and agrarian styleExterior colors should be consistent with the architectural style of the building. Color schemes that involve a minimum of three (3) colors should be utilized.Achieved, color schemes are consistent with farm and agrarian styleDifferent colors accentuating different aspects and details of the building architecture should be utilized. Except for accenting different aspects and details of a building, bright colors should be avoided. Achieved, different colors utilizedLandscaping will be comprised of the plants listed in Table 3-12.Achieved, plant palette conforms to table 3-12Fencing should reflect an agrarian theme with wood and metal materials. Wood fecnces with metal mesh (hog wire) and split rail fences are encouraged. Barbed wire fencing should not be used.Achieved, wood, hog wire, and split rail fencing used. No barbed wire fencing proposed.Trees and shrubs should be located and spaced to allow for mature and long-term growth.Achieved, noted on landscape plansTrees should be selected based on performace basis with the objective of producing fruit, minimizing water use, providing shade, minimizing hazardous litter, Achieved, drought tolerant trees, fruiting trees, shade trees used. Focused on color and contrast and minimizing liter.Vines and potted plants should be incorporated to provide wall, column, and post texture and color as well as for accentuating entryways, courtyards, and sidewalks.Achieved, vines on buildings and fencing included. Planting used to accentuate pathways and entrywaysPlantings should be used to screen or separate less desirable areas from public view, such as trash enclosures, parking areas, storage areas, loading areas, and public utilities.Achieved, less desirable areas are turcked away from public view and screened with plantingNOTE: SUPPLEMENTAL CONDITIONS MATRIX PROVIDEDPage 22 of 131 SLO RANCH FARMS AND MARKETPLACE31046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEOVERALL SITE PLANPROJECT SITESEE AG HERITAGE SITE PLAN SHEET 9AG ACCESSORY BUILDINGSREFERENCE SHEET 28REFER TO ON-SITE AND OFF-SITE AG CONSERVATION EASEMENT, ON AGRICULTURE CONSERVATION SHEET 27EXISTING AG ROAD EASEMENT. FINAL FARM PLAN WITH CITY FARM TO BE SUBMITTED PRIOR TO OCCUPANCYBIO SWALE EASEMENTPage 23 of 131 SLO RANCH FARMS AND MARKETPLACE41046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEBIRDSEYE VIEWPage 24 of 131 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE5ILLUSTRATIVE SITE PLAN01020 401” = 20’-0” 24X36 SHEETRESTAURANT BUILDINGMARKET BUILDINGHISTORIC HOUSECOMMUNITY GARDENPLOTSAG PROCESSINGRETAILATRIUM GALLERYGRAVEL PATH / LOADINGANIMAL PENSHISTORIC WOOD BARNHOA MAINTAINED COMMUNITY GARDEN21,780 SFAG LANDAG LANDSMALL OWNER PLOTSAG LANDHISTORIC VIEWING BARN WALLPage 25 of 131 SLO RANCH FARMS AND MARKETPLACE61046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACECOURTYARD VIEW 1 1SITE PLANNTSPage 26 of 131 SLO RANCH FARMS AND MARKETPLACE71046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACESITE PLANNTSCOURTYARD VIEW 22Page 27 of 131 SLO RANCH FARMS AND MARKETPLACE81046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEWALL VIEW3SITE PLANNTSPage 28 of 131 SLO RANCH FARMS AND MARKETPLACE91046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEAG LANDAG LANDCENTRAL PLAZAVIEW PLAZARAMP AND STAIRSAG PROCESSING9,841 SFRETAIL7,113 SFHISTORIC WOOD BARN2,287 SFRESTAURANT4,695 SFMARKET4,529 SFHISTORIC HOUSE1,898 SFTRASH ENCLOSUREEXISTING SITE IMPROVEMENTS BEYOND LINECROSSWALK TO CLASS ONE BIKE PATHTRASH ENCLOSUREBIKE PARKINGFIRE HYDRANTSHORT TERM DELIVERY PARKINGEV PARKINGPARKING37 SPACESPARKING43 SPACESARCHITECTURAL SITE PLAN01020 401” = 20’-0” 24X36 SHEETBERM AND GRADE CHANGEBUILDING SETBACK LINEBARN FACADESERVICE AREAGRAVEL PATH / AG LANDANIMAL PENSHISTORIC VIEWING BARN WALLSMALL OWNER PLOTSBIKE PARKINGLONG-TERM BIKE STORAGERKIRKINGNGEV PEV PARARRESTAURANT DELIVERYPEDESTRIAN CONNECTION TO HOTEL221COMMUNITY GARDENPLOTS40,000 SFHOA MAINTAINED COMMUNITY GARDEN21,780 SFATRIUM /LEARNING CENTER600 SF1PG. 10PUBLIC ARTOPPORTUNITYPUBLIC ART OPPORTUNITYPUBLIC ART OPPORTUNITYPG. 10PG. 10PG. 10LEGEND:EV CAPABLE PARKINGEV READY PARKINGACCESSIBLE PARKING300’-0” FROM FIRE HYDRANT “ Page 29 of 131 SLO RANCH FARMS AND MARKETPLACE101046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE3/16” = 1’-0” (24X36 SHEET)048 16SITE SECTIONRETAIL BUILDINGBURNT WALL VIEWING PLATFORM MAIN ENTRYMARKET BUILDINGRESTAURANT BUILDINGAG PROCESSING BUILDINGMARKET BUILDINGCENTRAL PLAZACENTRAL PLAZARESTAURANT BUILDINGSECTION 1SECTION 234’-3”0’-0”MAX HEIGHTFINISH FLOOR0’-0”MAX HEIGHTFINISH FLOOR35’-0”Page 30 of 131 SLO RANCH FARMS AND MARKETPLACE111046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEMARKET - BUILDING ELEVATIONS35’-0”35’-0”MAX HEIGHTMAX HEIGHT35’-0”35’-0”MAX HEIGHTMAX HEIGHTFRONT/ NORTH ELEVATIONBACK/SOUTH ELEVATIONSIDE/ WEST ELEVATIONSIDE/EAST ELEVATIONPage 31 of 131 Image LocationFGWINDOWBLACK STEEL-LOOKDOORSBLACK OVERHEAD DOORSSLO RANCH FARMS AND MARKETPLACE121046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEMARKET - COLOR & MATERIALSAAAABBCBGFD1D2D1D2EECLIGHTINGBLACK GOOSENECKBARNLIGHT ELECTRICDARK SKY COMPLIANTSIGNAGESW 7069 IRON ORETRIMCLEAR COAT WOOD-LOOKSIGNAGESW 3503 WHITE BIRCHFIBER CEMENT SIDINGSHERWIN WILLIAMSSW 7102 WHITE FLOURROOFOLD TOWN GRAY AEP STANDING SEAMCNOTE:EXTERIOR CONSTRUCTION MATERIALS SHALL COMPLY WITH CBC CHAPTER 7A.Page 32 of 131 2498 SFBACK OFHOUSE98994 SFAHAARDOPROODUCE#1915 SFHARDPRODUCE#250' - 6"100' - 0"2' - 0"40' - 0"8' - 6"23' - 8"52' - 0"24' - 4"SLO RANCH FARMS AND MARKETPLACE131046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEMARKET - FLOOR PLANSPRODUCE MARKET: RETAIL /HARD PRODUCE: TOTAL GROSS SQUARE FEET: 2,591SF1,9384,529 SFPRODUCE MARKET 2,591 SFRETAIL/ HARD PRODUCE #1942 SFRETAIL/HARD PRODUCE #2996 SFPage 33 of 131 SLO RANCH FARMS AND MARKETPLACE141046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACERESTAURANT- BUILDING ELEVATIONS34’-3”34’-3”34’-3”34’-3”MAX HEIGHTMAX HEIGHTMAX HEIGHTMAX HEIGHTFRONT/ NORTH ELEVATIONBACK/ SOUTH ELEVATIONSIDE/ WEST ELEVATIONSIDE/ EAST ELEVATIONPage 34 of 131 SLO RANCH FARMS AND MARKETPLACE151046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEABCEFGABCCGDEFRESTAURANT - COLOR AND MATERIALSAFWINDOWBLACK STEEL-LOOKLIGHTINGBLACK GOOSENECKBARNLIGHT ELECTRICDARK SKY COMPLIANTTRIMCLEAR COAT WOOD-LOOKVERTICAL FIBER CEMENT SIDINGSHERWIN WILLIAMSSW 2819 DOWNING SLATEROOFZINCALUMEAEP STANDING SEAMDOORSBLACK OVERHEAD DOORSSIGNAGESW 7069 IRON OREDNOTE:EXTERIOR CONSTRUCTION MATERIALS SHALL COMPLY WITH CBC CHAPTER 7A.Page 35 of 131 COLD STOR.KEGWOMENMENDRY STOR.ELEC.RISERKITCHENHOSTBARDINING AREADINING AREAOOUTSIDE DINING1' - 2"6' - 0"12' - 0"20' - 0"12' - 0"6' - 0"57' - 2"50' - 0"36' - 0"12' - 0"98' - 0"SLO RANCH FARMS AND MARKETPLACE161046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACERESTAURANT - FLOOR PLANSGROSS SQUARE FEET: 4,695NOTE: PROPOSED CONCEPTUAL LAYOUTDINING AREA DINING AREA HOSTBAR KEG OUTSIDE DINING KITCHENCOLD STOR. DRY STOR. WOMEN MEN ELEC. RISERPage 36 of 131 SLO RANCH FARMS AND MARKETPLACE171046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEAG PROCESSING - BUILDING ELEVATIONS35’-0”35’-0”MAX HEIGHTMAX HEIGHT35’-0”35’-0”MAX HEIGHTMAX HEIGHTFRONT/ NORTH ELEVATIONBACK/SOUTH ELEVATIONSIDE/ WEST ELEVATIONSIDE/EAST ELEVATIONSIGN TO BE DETERMINED AND SUBMITTED FOR REVIEW AT A LATER DATEPOTENTIAL FOR BACK ROLL-UP DOORS TO BECOME WINDOWS Page 37 of 131 ABCDEFGWINDOWBLACK STEEL-LOOKLIGHTINGBLACK GOOSENECKBARNLIGHT ELECTRICDARK SKY COMPLIANTSIDINGRECLAIMED WOOD-LOOKTRIMCLEAR COAT WOOD-LOOKVERTICAL FIBER CEMENT SIDINGSHERWIN WILLIAMSSW 2844 ROYCROFT MIST GRAYROOFZINCALUMEAEP STANDING SEAMDOORSBLACK OVERHEAD DOORSSLO RANCH FARMS AND MARKETPLACE181046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEDFABCGBAG PROCESSING - COLOR AND MATERIALSAEGNOTE:EXTERIOR CONSTRUCTION MATERIALS SHALL COMPLY WITH CBC CHAPTER 7A.Page 38 of 131 633 SFWINE BARS1741 SFBREWERY19' - 6"26' - 0"94' - 10"140' - 4"3' - 0"2' - 0"73' - 0"2' - 0"80' - 0"65' - 0"6' 0"75' - 4"'4"17' - 8"60' - 4"1574 SFCIDERMAKER920 SFCOFFEEROASTER316 SFVENDOR316 SFVENDORSLO RANCH FARMS AND MARKETPLACE191046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEAG PROCESSING - FLOOR PLANSGROSS SQUARE FEET: 9,481 SFNOTE: USES ARE CONCEPTUAL PER ALLOWED USES DEFINED IN SPECIFIC PLAN, REFER TO SHEET 2COFFEE ROASTER 920 SFCIDER MAKER 1,574 SFBREWERY 1,741 SFWINE BARS 633 SFVENDOR 316 SFVENDOR 316 SFPage 39 of 131 SLO RANCH FARMS AND MARKETPLACE201046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACE35’-0”35’-0”MAX HEIGHTMAX HEIGHTRETAIL AND HISTORIC BARN - BUILDING ELEVATIONS35’-0”35’-0”MAX HEIGHTMAX HEIGHTHISTORIC VIEWING BARN WALLHISTORIC BARNFRONT/ NORTH ELEVATIONBACK/SOUTH ELEVATIONSIDE/ WEST ELEVATIONSIDE/EAST ELEVATIONPage 40 of 131 A1A2BCDEFHG1G2WINDOWBLACK STEEL-LOOKNO GRIDS ON BACK WINDOWSCONCRETE BASEBOARD FORM CONCRETELIGHTINGBLACK GOOSENECKBARNLIGHT ELECTRICDARK SKY COMPLIANTVERTICAL FIBER CEMENT SIDINGSHERWIN WILLIAMSSW 7102 WHITE FLOURBARN WOOD SIDING RECLAIMED HAY BARN MATERIAL ACCENT METALSHERWIN WILLIAMSSW 7069 IRON OREROOFZINCALUMEAEP STANDING SEAMROOFCORRUGATED METALDOORSBLACK OVERHEAD DOORSDOORSBYPASS GLASS DOORSSLO RANCH FARMS AND MARKETPLACE211046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEDDDEFRETAIL AND HISTORIC BARN- COLOR AND MATERIALSBBHG2CA1A1A1A2A2G1NOTE:EXTERIOR CONSTRUCTION MATERIALS SHALL COMPLY WITH CBC CHAPTER 7A. REUSE OF WOOD MATERIALS FOR EXTERIOR APPLICATION SHALL HAVE 1-HOUR FIRE RATED UNDERLAYMENT.Page 41 of 131 63 SFLONGTERM BIKESTORAGE20 SFRISER1377 SFRETAIL 51346 SFRETAIL 4720 SFRETAIL 3860 SFRETAIL 21344 SFRETAIL 1724 SFRETAIL 7742 SFRETAIL 641' - 8"28' - 0"67' - 0"74' - 6"11' - 4"303 SFMEN302 SFWOMENEQEQ10' - 0"56' - 0"8' - 6"EQEQ600 SFHALL429 SFHALL52 SFELEC.148' - 0"74' - 6"8' - 6"55' - 0"11' - 0"SLO RANCH FARMS AND MARKETPLACE221046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACETOTAL GROSS SQUARE FEET: NEW RETAIL BUILDING:GLASS ATRIUM:RELOCATED & REHABILITATED HISTORIC WOOD BARN: RETAIL:GLASS ATRIUM:PUBLIC RESTROOMS:MECHANICAL AND STORAGE:9,469 SF6,531 SF600 SF2,338 SF7,600 SF600 SF605 SF135 SFRETAIL AND HISTORIC BARN- FLOOR PLANSRETAIL 41,346 SFRETAIL 2860 SFGLASS ATRIUM CONNECTION600 SFVIEWING DECK FOR HISTORIC BARN WALLINTERPRETIVE DISPLAYINTERPRETIVE DISPLAYRETAIL 11,344 SFMEN303 SFWOMEN302 SFELEC.52 SFRISERRETAIL 3720 SFRETAIL 51,377 SFRETAIL 6742 SFRETAIL 724 SFGLASS ATRIUM TRANSITION PER SWCA RECOMMENDATIONS AND CONSISTENT WITH STATE STANDARDSGALLERY DISPLAY IN ATRIUMNEW RETAIL BUILDINGBUILDING AREAUSE AREARELOCATED AND REHABILITATED HISTORIC BARNLONG TERM BIKE STORAGEPage 42 of 131 SLO RANCH FARMS AND MARKETPLACE231046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEHISTORIC FARM RELATIONSHIP PLANRELOCATED AND REHABILITATED RELOCATED HISTORIC WOOD BARN PER MITIGATION MEASURE SWCA CR-1(A).NATURALIZED LANDSCAPE SURROUNDING HISTORIC STRUCTURES PER SWCA RECOMMENDATIONS PER MITIGATION MEASURE CR-1WALL VIEWING TERRACE WITH INTERPRETIVE DISPLAYSNOTE:BUILDING DOCUMENTATION, RELOCATION, AND REHABILITATION TO BE CONDUCTED IN COMPLIANCE WITH CULTURAL RESOURCE MITIGATION MEASURE CR-1 (A), CR-(B), AND CR-1(C) AS MODIFIED THROUGH SWCA POST FIRE MITIGATION APPROACH MEMORANDUM DATED MARCH 11, 2021. REFER TO THE ATTACHED SWCA SOIS CONFORMITY MEMORANDUM DATED JUNE 2, 2021 FOR ADDITIONAL PROPOSED REHABILITATION INFORMATION. REMAINING FIRE DAMAGED WALL OF HISTORIC VIEWING BARNRELOCATED AND REHABILITATED HISTORICAL WOOD HOUSE TO SERVE AS LEANING AND INTERPRETIVE CENTER PER MITIGATION MEASURE SWCA CR-1(A).MAINTAIN HISTORIC HOUSE ORIENTATIONCULTURAL HERITAGE LEARNING CENTERPROPOSED PLANSCALE: NTSHISTORIC PLANSCALE: NTSCONNECTING GLASS ATRIUM; DISPLAY GALLERY PER MITIGATION MEASURE SWCA CR-1(C).NOTE: ORIGINAL HISTORIC BUILDING ORIENTATION PER SAN LUIS RANCH MAP SURVEYPage 43 of 131 223 SFCLASSROOM52' - 0"8' - 0"14' - 0"14' - 8"15' - 4"2' - 5"11' - 0"1' - 2"16' - 10"7' - 8"2' - 0"2' - 0"14' - 1"7' - 0"192 SFSTORE/INFORMATION239 SFRECEPT./OFFICE415 SFEXHIBITS85 SFVESTIBULEPORCH225 SFMEETING/SECONDARYCLASSROOMC.C.7 SFC.142 SFHALL63 SFR.R.FLOOR PLANSCALE: 1/8” = 1’-0”CLASSROOMRECEPTION/ OFFICEEXHIBITSLOUNGEBUILDING AREANOTE: FINAL INTERPRETIVE DISPLAY DETAILING THE HISTORY OF SAN LUIS RANCH COMPLEX TO BE DEVELOPED. DISPLAY TO INCLUDE IMAGES AND DETAILS FROM THE HABS DOCUMENTATION AND ANY COLLECTED RESEARCH PERTAINING TO THE HISTORY OF THE PROPERTY. THE CONTENT SHALL BE PREPARED BY A QUALIFIED ARCHITECTURAL HISTORIAN OR HISTORIAN WHO MEETS THE SECRETARY OF THE INTERIOR’S PROFESSIONAL QUALIFICATION STANDARDS FOR HISTORY.INTERIOR TO BE REHAVILITATED PER SCWA CR-1 (A).INFORMATIONAL DISPLAYS TO BE INCORPORATED PER CULTURAL RESOURCE MITIGATION MEASURE CR-1(C) AS MODIFIED PER SWCA POST FIRE MITIGATION APPROACH MEMORANDUM DATED MARCH 11, 2021. ADDITIONAL REHABILITATION INFORMATION FOUND IN THE ATTACHED SWCA SOIS CONFORMITY MEMORANDUM DATED JUNE 2, 2021.PORCH: 134 SFRECEPTION/OFFICE: 239 SFSTORE/INFORMATION: 192 SFEXHIBITS: 415 SFCLASSROOM: 223 SFMEETING/SECONDARY: 225 SFRESTROOM: 63 SFVESTIBULE: 85 SFSLO RANCH FARMS AND MARKETPLACE241046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACECULTURAL HERITAGE LEARNING CENTER Page 44 of 131 SLO RANCH FARMS AND MARKETPLACE251046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACETRIMSHERWIN WILLIAMSSW 7102 WHITE FLOURACCENTSHERWIN WILLIAMSSW 6502 LOCH BLUEWALL LIGHTURBAN AMBIANCEUHP1153SIDINGCOLOR TO BE DETERMINED AT TIME OF EXPLORATORY SANDING AND FURTHER RESEARCHSHERWIN WILLIAMSSW 6673 BANANA CREAMROOFTIMBERLINE WEATHERED WOODGAF ASPHALT SHINGLESHISTORIC HOUSE - COLOR AND MATERIALSABCDCBCBBAACCEDEPage 45 of 131 SLO RANCH FARMS AND MARKETPLACE261046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEHOMAGE TO HISTORIC VIEWING BARNRELOCATED AND REHABILITATED WHITE BARNATRIUM GALLERYRELOCATED AND REHABILITATED WHITE BARNREUSED EXISTING “BURNT WALL” ATRIUM GALLERY ENTRANCEATRIUM GALLERYEXAMPLES OF INTERPRETIVE DISPLAY IMAGERYINTERPRETIVE DISPLAYSREUSE OF EXISTING “BURNT WALL” FACADE OF VIEWING BARN FOR INTERPRETIVE DISPLAY.Page 46 of 131 /HJHQG+DELWDWV)DUPODQGDFUHV5LSDULDQDFUHV5RDGVDFUHV5XGHUDODFUHV2IIVLWH0LWLJDWLRQ3DUFHO'UDLQDJHm6DQ/XLV5DQFK2IIVLWH$JULFXOWXUDO&RQVHUYDWLRQ(DVHPHQW0DS&HQWHU:16DQ/XLV2ELVSR&DOLIRUQLD%LRORJLFDO6XUYH\'DWH )HHW/RV2VRV9DOOH\5RDGLEGEND:ON-SITE AGRICULTURAL CONSERVATION AREA: 48.85 ACRESAG CONSERVATION AREA DEDICATED PRIME FARMLANDTOTAL ON-SITE CONSERVATION AREA 48.85 ACRESCAL TRAN DEDICATIONS#1 4.91 ACRES#2 1.08 ACRES#3 .30 ACRESLOT 10 (42.56 ACRES)AG. ACCESSORY BUILDING AREA 0.5 ACRESPRIME FARMLAND 42.06 ACRESPROVIDEDON-SITE 42.06 ACRESOFF-SITE 24.50 ACRESTOTAL PRIME FARMLAND PROVIDED66.56 ACRESSLO RANCH FARMS AND MARKETPLACE271046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEAGRICULTURE CONSERVATIONVVEXISTING AG ROAD EASEMENTBIO SWALE EASEMENTAGRICULTURE EASEMENT; 1/2 ACRE MAX. FINAL STRUCTURE LOCATIONS TO BE SUBMITTED WITH FARM PLANAGRICULTURE CONSERVATION EASEMENTREQUIRED MITIGATION MEASURE AG-1: 59.356 ACRESNOTE:REFERENCED FROM BASE LINE DOCUMENTATION REPORT FOR SAN LUIS RANCH ONSITE AGRICULTURAL EASEMENT BY ALTHOUSE AND MEADE, INC DATED NOV 2019 FOR SAN LUIS RANCH OFFSITE PARCEL APN 067-121-022FARMLANDNOT TO SCALENOT TO SCALEOFF-SITE AGRICULTURAL CONSERVATIONON-SITE AGRICULTURAL CONSERVATIONNOTE:REFERENCED FROM BASE LINE DOCUMENTATION REPORT FOR SAN LUIS RANCH OFFSITE AGRICULTURAL EASEMENT BY ALTHOUSE AND MEADE, INC DATED OCT 2018 FOR SAN LUIS RANCH OFFSITE PARCEL APN 067-181-101ADDITIONAL 30 ACRES OF PRESERVED AGRICULTURAL OPEN SPACE HAS PREVIOUSLY BEEN PROVIDED THROUGH AN OPEN-SPACE EASEMENT IN FAVOR OF THE CITY OF SAN LUIS OBISPO RECORDED ON 11-29-2018, DOCUMENT 2018049254 AND DESCRIBED AS EXHIBIT “B·1” LEGAL DESCRIPTION AGRICULTURE AND CONSERVATION EASEMENT AREA THAT REAL PROPERTY IN THE UNINCORPORATED AREA OF THE COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA BEING THE NORTHEASTERLY 30.00 ACRES OF THE PROPERTY DESCRIBED IN THE DEED TO GARY ESAJIAN RECORDED JANUARY 18, 2006, AS DOCUMENT NUMBER 2006-003672 IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, THE NORTHEASTERLY LINE OF SAID 30.00 ACRES TO BE THE SOUTHWESTERLY LINE OF THE PROPERTY DESCRIBED IN THE DEED TO THE COUNTY OF SAN LUIS OBISPO RECORDED APRIL 19, 1979, IN VOLUME 2147, AT PAGE 788, OF OFFICIAL RECORDS OF SAN LUIS OBISPO COUNTY, CALIFORNIA AND THE SOUTHWESTERLY LINE OF SAID 30.00 ACRES TO BE PARALLEL WITH SAID NORTHEASTERLY LINE.ADDITADDITADDITIOIOIONNNAL 30AL 30AL 30ACRACRACREEESOFSOFSOFPRPRPREEESSSEEERVRVRVEEEDDADAADDITIONAL OPEN SPACE NOTE: NO MORE THAN SIX ACRES TO BE USED FOR COMMUNITY GARDEN PLOTS, INTERACTIVE SEASON FARMING, TENANT FARM TO TABLE, ANIMAL PENS, AND EDUCATIONAL CROPS.Page 47 of 131 SLO RANCH FARMS AND MARKETPLACE281046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEACCESSORY AGRICULTURE STRUCTURES01020 401” = 20’-0” 24X36 SHEETAGRICULTURE BUILDINGS10,000 SF TOTALEXISTING AG ROADAGRICULTURE EASEMENT; 1/2 ACRE MAX. FARM ROAD LOCATION IS APROXIMATE AND WILL BE IDENTIFIED IN FINAL FARM PLAN TO BE SUBMITTED NOTE: IMAGES REPRESENT EXAMPLES, FINAL DESIGNS TO BE SUBMITTED Page 48 of 131 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE29LANDSCAPE INSPIRATION IMAGESPage 49 of 131 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE30LANDSCAPE INSPIRATION IMAGESPage 50 of 131 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE31LANDSCAPE SITE PLAN01020 401” = 20’-0” 24X36 SHEETPERMEABLE PEDESTRIAN PAVERSTRASH ENCLOSUREPEAK BIKE RACKS SINGLE SIDED 6- BIKE CAMPUS RACKPEDESTRIAN SITE LIGHTINGRAISED PLANTERELEVATED WOODEN STAGE WITH OVERHEAD PERGOLA STRUCTURE AND CURRENT EVENTS SIGN35’ TALL WINDMILLVINTAGE TRACTOR OR FARM THEMED SCULPTUREPOSSIBLE LOCATION FOR A PUBLIC ART FEATURE PAINTED STEEL OVERHEAD STRUCTURE WITH GLULAM BEAMS AND STRING LIGHTINGPAINTED STEEL OPEN-AIR GREENHOUSE STRUCTURE WITH DINING SEATING AND STRING LIGHTING OVER A DECORATIVE CONCRETE PATIOGALVANIZED STEEL WATER TOWEROUTDOOR WRAP AROUND BARHOGWIRE FENCE WITH VINESMONUMENT SIGNAGEPEDESTRIAN CONNECTION TO HOTELCONCRETE SEAT WALL13’ X 76’ BOCCE COURT WITH OYSTER SHELL PLAYING SURFACESITE BENCHCONCERT PATIO WITH DECOMPOSED GRANITE SURFACING, RAISED PLANTERS, POLE MOUNTED STRING LIGHTING, AND FIRE PITS5’ X 8’ KIOSK LOCATION, TYPICAL OF 5STAIRS AND ACCESSIBLE RAMP FOR ACCESS TO AGRICULTURAL FIELDS AND WALKING PATH TO CONNECT THE VIEW PATIOS WITH THE ANIMAL PENS AND COMMUNITY GARDEN AREAMONUMENT STAIR ACCESS TO BURNT BARN WALL AND RACETRACK HOMAGE AREAHOA COMMUNITY GARDEN PLOTS AND RESTAURANT FARM-TO-TABLE GARDEN PLOTSPICNIC AREAANIMAL PEN, TYPICAL OF 4FENCED SYNTHETIC TURF PLAY AREA WITH NATURAL LOG AND BOULDER FEATURES PERMEABLE VEHICULAR PAVERSASPHALT PAVINGCOLORED CONCRETE PAVINGSYNTHETIC TURFGRAVEL PATH1h1h1h1h1i2i1a1a1a1s1p2p2p3p3p1s2s1p3s3s4s5s6s6s2s5s4s2a2a2i2i1i1i2h2h2h2h3h3h3h4h4h4h4h5h5h5h6h6h6h6h6hDESIGN KEYHARDSCAPESITE INFRASTRUCTURESITE AMENITIESSITE STRUCTURESPUBLIC ART OPPORTUNITIES3a3a4a4a4a5a6a6a6a7a7a8a9a10a10a11a12a13a14a13a14a12a12a11a9a8a5a3p3pPage 51 of 131 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE32CONCEPTUAL PLANT SCHEDULETREES ARBUTUS X `MARINA` / ARBUTUS STANDARD 24” BOX CITRUS SPP. 15GALDIOSPYROS KAKI ‘FUYU’ / FUYU PERSIMMON 15 GALERIOBOTRYA DEFLEXA / BRONZE LOQUAT 24”BOXFEIJOA SELLOWIANA / PINEAPPLE GUAVA 15 GALGINKGO BILOBA / MAIDENHAIR TREE 24” BOXOLEA EUROPAEA / OLIVE 24” BOXPISTACIA CHINENSIS / CHINESE PISTACHE 24”BOXPLATANUS ACERIFOLIA / LONDON PLANE TREE 24” BOXPUNICA GRANATUM ‘ANGEL RED’/ POMEGRANATE 15 GALPYRUS CALLERYANA ‘ARISTOCRAT’ / FLOWERING PEAR 24” BOXQUERCUS AGRIFOLIA / COAST LIVE OAK 24” BOXULMUS PARVIFOLIA / CHINESE ELM 24” BOX SHRUBSACHILLEA MILLEFOLIUM / COMMON YARROW 5 GAL AEONIUM CANARIENSE / AEONIUM 3 GALAGAVE ATTENUATA `NOVA` / BLUE CLONE 5 GALAGAVE X `BLUE FLAME` / BLUE FLAME AGAVE 5 GALALYOGYNE HUEGELII `SANTA CRUZ` / BLUE HIBISCUS 15 GALANIGOZANTHOS X `BIG RED` / KANGAROO PAW 1 GALANIGOZANTHOS X `YELLOW GEM` / KANGAROO PAW 1 GALCALLISTEMON VIMINALIS `LITTLE JOHN` / DWARF BOTTLEBRUSH 5 GALCHONDROPETALUM TECTORUM `EL CAMPO`/ CAPE RUSH 1 GALDIETES BICOLOR / FORTNIGHT LILY 1 GAL DODONAEA VISCOSA `PURPUREA` / PURPLE HOPSEED BUSH 5 GAL LANTANA CAMARA `RADIATION` / RADIATION LANTANA 5 GAL LAVANDULA ANGUSTIFOLIA `HIDCOTE` / HIDCOTE LAVENDER 1 GALLEUCADENDRON X `SAFARI SUNSET` / CONEBUSH 5 GALLOMANDRA LONGIFOLIA `BREEZE` / DWARF MAT RUSH 1 GALMUHLENBERGIA RIGENS / DEER GRASS 5 GALNEPETA X FAASSENII `WALKERS LOW` / WALKERS LOW CATMINT 1 GAL OLEA EUROPAEA `LITTLE OLLIE` / LITTLE OLLIE OLIVE 5 GALPENSTEMON `MARGARITA BOP` / BEARD TONGUE 1 GAL PHLOMIS FRUTICOSA / JERUSALEM SAGE 5 GALPHORMIUM X `MARGARET JONES` / MARGARET JONES FLAX 5 GALRHAPHIOLEPIS INDICA `BALLERINA` / INDIAN HAWTHORN 1 GALROSMARINUS OFFICINALIS `TUSCAN BLUE` / ROSEMARY 5 GALTHYMUS VULGARIS / CREEPING THYME 1 GAL VINE BOUGAINVILLEA X `BARBARA KARST` / BOUGAINVILLEA 15 GAL VITIS CALIFORNICA `ROGERS RED` / CALIFORNIA GRAPE 15 GALVITIS VINIFERA / WINE GRAPE 15 GALCONCEPTUAL PLANT SCHEDULE Page 52 of 131 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE33SITE FURNISHINGS INSPIRATION BOARDPEDESTRIAN/PARKING LOT LIGHTSPEAK BIKE RACKS - CAMPUS RACKBOLLARD LIGHTSSIGN LIGHTSEXTERIOR LIGHTING: Outdoor lighting systems shall be designed and installed to comply with CalGreen section 5.106.8. Refer to Landscape Site Plan (Sheet 31) for locations.Page 53 of 131 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE34TRASH ENCLOSURE AND WATER CALCULATIONS1RQ5HVLGHQWLDO 5HF\FOHG:DWHU(7RLQFKHV\HDU2YHUKHDG/DQGVFDSH$UHDIW'ULS/DQGVFDSH$UHDIW6/$IWIW+\GUR]RQH3ODQW:DWHU8VH7\SHORZPRGHUDWHKLJK=RQH /RZ=RQH 0RGHUDWH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH0$:$ (7:8 5HF\FOHG:DWHU3URMHFW$OORZHG)XOO0$:$+&)+XQGUHG&XELF)HHWSHU\HDU$FUHIHHWSHU\HDU*DOORQV+$7RWDO/$6DQ/XLV2ELVSR0D[LPXP$SSOLHG:DWHU$OORZDQFH(VWLPDWHG7RWDO:DWHU8VH3)[+$IW,((QWHU,UULJDWLRQ7\SH6/$6/$3ODQW)DFWRU3)+\GUR]RQH$UHD+$IWWATER CALCULATIONSPLANTING DESIGN CRITERIA:THE PLANT PALETTE ABOVE IS COMPRISED OF MEDITERRANEAN PLANT MATERIAL KNOWN TO THRIVE IN THE LOCAL CLIMATE AND SOIL CONDITIONS. 25% OR LESS OF THE PLANT MATERIAL WILL REQUIRE MODERATE WATER, AND THE REMAINDER WILL REQUIRE LOW TO VERY LOW WATER ONCE ESTABLISHED. THIS PLANT PALETTE COUPLE WITH THE IRRIGATION SYSTEM WILL MEET OR EXCEED THE STATE AND LOCAL STANDARDS FOR WATER CONSERVATION THROUGH WATER EFFICIENT LANDSCAPE IRRIGATION DESIGN. A COMPLETED WORKSHEET FOR MAXIMUM APPLIED WATER ALLOWANCE AND ESTIMATED TOTAL WATER USE CALCULATIONS IS PROVIDED ABOVE.ALL ABOVE GROUND UTILITIES WILL BE SCREENED WITH VEGETATION.IRRIGATION AND PLANTING DESIGN CRITERIA:A WEATHER SENSING, 'SMART CONTROLLER' WILL BE USED TO MONITOR THE IRRIGATION WATER AND MANAGE DAILY WATER CONSUMPTION TO THE MINIMUM REQUIREMENTS FOR EACH HYDROZONE. ALL TREES, SHRUBS AND GROUNDCOVER AREAS WILL BE IRRIGATED ON SEPARATE HYDROZONES WITH DRIP OR BUBBLER IRRIGATION, SO THAT ONCE ESTABLISHED, WATER CAN BE REGULATED IN A MORE EFFICIENT MANNER.THIS PLANT PALETTE COUPLED WITH THE IRRIGATION SYSTEM DESCRIBED ABOVE WILL MEET OR EXCEED THE STATE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO).IRRIGATION PLAN WILL USE RECYCLED WATER PURPLE PIPE.PLANTING & IRRIGATION DESIGN STATEMENTSIDE ELEVATION - TRASH ENCLOSUREFRONT ELEVATION - TRASH ENCLOSURESLIDE BOLT AND SLEEVEDROP BOLT AND SLEEVE8'-0"PRECAST CONCRETE CAPWOOD POST AND BEAM SIZEDPER STRUCTURAL. PAINT ALLEXPOSED WOOD KELLYMOORE BROWN BEAR TOMATCH ARCHITECTURECORRUGATEDMETAL ROOFCMU BLOCK WALLRECYCLING4 CYSTEEL GATE FRAMEBARREL HINGEWOOD PANELS. PAINT TOMATCH ARCHITECTUREORGANICS18'-5"ROOF POSTPLAN VIEW - TRASH ENCLOSURE (SIDE ACCESS OPTION)CMU WALLROOF OUTLINEPLAN VIEW - TRASH ENCLOSURE (F.O.G. STORAGE OPTION)8'-0"(2) DOUBLESWING GATESGATE POSTTRASH4 CYORGANICSRECYCLING4 CYTRASH4 CYF.O.G.STORAGE(2) DOUBLESWING GATESROOF POSTCMU WALLROOF OUTLINEGATE POST25'-6"(2) SINGLESWING GATESAIRVOL BLOCK (A) 60B620CAIRVOL BLOCK (B)20-101TRASH ENCLOSURESSSSSSBIKE RACK SPECIFICATIONSPage 54 of 131 SLO RANCH FARMS AND MARKETPLACE351046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACESIGNAGE SITE PLANRESTAURANT BUILDINGMARKET BUILDINGHISTORIC HOUSEAG PROCESSINGRETAILHISTORIC WOOD BARNB2B3B4B5B6B1B1A3A2A1A3C1C1C1C1C1C1C1C1C1C1C1C1C1C1C1C1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1C2C2C2C2C2C2C2C2C2C2D2D2D2D2D2D2D2D2D2D1D1NOTE:POTENTIAL SIGNAGE PLACEMENT SUGGESTIONS SHOWN, NOT ALL LOCATIONS ARE ANTICIPATED TO BE USED. ACTUAL LOCATIONS TO BE DETERMINED BASED ON TENANT MIX. Page 55 of 131 RETAIL AND HISTORIC BARN - BUILDING ELEVATIONSB4SLO RANCH FARMS AND MARKETPLACE361046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEBUILDING SIGNAGE ELEVATIONSMARKET - BUILDING ELEVATIONSB1B1C1C1C1C1C1C1C1C1C1C1C1C1NOTE:POTENTIAL SIGNAGE PLACEMENT SUGGESTIONS SHOWN, NOT ALL LOCATIONS ARE ANTICIPATED TO BE USED. ACTUAL LOCATIONS TO BE DETERMINED BASED ON TENANT MIX. C2C2C2C2C2D2D2D2D2D2D2D2D2D2D2D2B6SIGN TO BE DETERMINED AND SUBMITTED FOR REVIEW AT A LATER DATED2Page 56 of 131 AG PROCESSING BUILDINGB3SLO RANCH FARMS AND MARKETPLACE371046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEBUILDING SIGNAGE ELEVATIONSSIGN TO BE DETERMINED AND SUBMITTED FOR REVIEW AT A LATER DATEC2D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1C2C2C2C2C2C2NOTE:POTENTIAL SIGNAGE PLACEMENT SUGGESTIONS SHOWN, NOT ALL LOCATIONS ARE ANTICIPATED TO BE USED. ACTUAL LOCATIONS TO BE DETERMINED BASED ON TENANT MIX. RESTAURANT- BUILDING ELEVATIONSC1B2D1D1Page 57 of 131 SLO RANCH FARMS AND MARKETPLACE381046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEHISTORIC HOUSE SIGNAGEMAIN CULTURAL HERITAGE LEARNING CENTER SIGNAGEBLADE SIGNAGEPage 58 of 131 SLO RANCH FARMS AND MARKETPLACE391046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEA1A2A3A3SITE SIGNAGE2’-6” W6’-6” W5’-0” H3’-0” HDIRECTIONAL SIGNAGERESIDENTIAL (NG-10, NG-23, NG-30) SUBDIVISION ENTRY MONUMENT: 1 per street frontage, 20SF, max height as approved by ARC. Shall be located in a landscaped planter typically at neighborhood entrance. Monument sign illumination shall be in compliance with City of San Luis Obispo Municipal Code Sections 15.40.430 and 15.40.470. DIRECTORY SIGN: 1 each per street frontage, 20SF, no applicable maximum height. Wall signs shall be located over building entrances. Directory sign illumination shall be in compliance with City of San Luis Obispo Municipal Code Sections 15.40.430 and 15.40.470.RECLAIMED WOODMETAL LETTERINGNOT TO SCALENOT TO SCALENOT TO SCALERECLAIMED WOODSIGN LIGHTSSTONE BASEENTRY MONUMENT SIGNAGESIGNAGE LEGENDSIGNAGE KEY MAPSIGN AND MONUMENT DEVELOPMENT STANDARDSMETAL LETTERINGSTONE BASE10’-0” W1’-6” HRECLAIMED WOODMETAL LETTERING STONE BASENEIGHBORHOOD SIGNAGEENTRY MONUMENTDIRECTIONAL SIGNAGENEIGHBORHOOD SIGNAGENOTES:1. ALL SIGNAGE IS LOCATED OUTSIDE OF VEHICULAR SITE LINES2. SIGNS ARE CONSISTENT WITH SAN LUIS RANCH MASTER DEVELOPER PLANSA1A2A3Page 59 of 131 SLO RANCH FARMS AND MARKETPLACE401046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEBUILDING SIGNAGEBUILDING SIGNAGEREFER TO BUILDING COLOR MATERIALS FOR PROPOSED FINISHESMARKET BUILDING: TOTAL SFRESTAURANT BUILDING: TOTAL SFRETAIL & HISTORIC BARN BUILDING: TOTAL SFTENANT BLADE SIGNAGESIGNS SHALL BE LOCATED OVER OR ADJACENT TO BUILDING ENTRANCES.LED LIGHTING MAY BE INCORPORATED INTO SIGNS. SIGNS MAY NOT EXCEED 9” DTENANT SIGNAGESIGNS SHALL BE LOCATED OVER BUILDING ENTRANCES.DARK SKY COMPLIANT LED SIGNAGE LIGHTINGMARKET BUILDING SIGNAGEWOOD AND STEELDIMENSIONS: 5’-6”H x 14’W77 SF (QTY 2)COLOR: BLACK OR WHITERESTAURANT BUILDING SIGNAGETEXT SIZE: 12” HDIMENSIONS: 1’H x 15’L15 SFCOLOR: BLACK OR WHITEAG PROCESSING BUILDING SIGNAGEDIMENSIONS: 6’H x 16’L96 SFRETAIL & HISTORIC BARN BUILDING SIGNAGETEXT SIZE: 2’-6”DIMENSIONS: 2’6”H x 25’L63 SFCOLOR: BLACK OR WHITEROUND OR RECTANGULAR BLADE SIGNAGERECTANGLE DIMENSIONS: 28”H x 46”L, 8 SFROUND DIMENSIONS: 24” DIA., 4 SFSTOREFRONT SIGNAGETEXT SIZE: 12” MAX.DIMENSIONS: 1’6”H x 10’L, 15 SFAWNING SIGNAGE8” TEXT SIZEDIMENSIONS: 8”H x 10’L, 7.5 SFCOLOR: BLACK OR WHITEVERTICAL BLADE SIGNAGEDIMENSIONS: 1’ W x 5’H, 5 SFIF USED, MUST MEET ACCESSIBLE REQUIREMENTSRETAIL & HISTORIC BARN BUILDING SIGNAGETEXT SIZE: 8”HDIMENSIONS: 8” x 12’-6”9 SFCOLOR: BLACK OR WHITERETAIL & HISTORIC BARN BUILDING SIGNAGEDIMENSIONS: XX’ H x XX’ LXX SFSIGN TO BE DETERMINED AND SUBMITTED FOR REVIEW AT A LATER DATEB1B2B3B4B5B6C1D1D2C2TYPE BUILDING SQUARE FEETB1 MARKET BUILDING 154 SFB2 RESTAURANT BUILDING 15 SFB3 AG PROCESSING BUILDING 96 SFB4 RETAIL & HISTORIC BARN BUILDING63 SFB5 HISTORIC HOUSE 9 SFTOTAL SF 337 SFSIGN TO BE DETERMINED AND SUBMITTED FOR REVIEW AT A LATER DATETYPE QTY SQUARE FEETC1 13 104 MAX SFC2 10 50 SFTOTAL SF 154 MAX SFTYPE QTY SQUARE FEETD1 10 150 SFD2 7 52.5 SFTOTAL SF 152.5 SFPage 60 of 131 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE411” = 30’-0” (24X36 SHEET)01530 600 30 60 1201” = 60’-0” (12X18 SHEET)GRADING AND DRAINAGEPage 61 of 131 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE42SITE IMPROVEMENTS AND UTILITIESNOTE: SHADED AREA REPRESENT EXISTING IMPROVEMENTS FROM APPROVED TRACT 3096 IMPROVEMENT PLANS.Page 62 of 131 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE43STORM WATER CONTROL PLANNOTE: EROSION CONTROL PLAN TO BE SUBMITTED WITH CONSTRUCTION DOCUMENTSPage 63 of 131 Page 64 of 131 MEMORANDUM To: Michael Codron, City of San Luis Obispo Community Development Director Brian Leveille, City of San Luis Obispo Senior Planner, CHC Liaison cc: Jacob Grossman, Coastal Community Builders Rachel Kovesdi, Kovesdi Consulting Randall W. Russom, RRM Design Group Scott A. Martin, RRM Design Group Leonard (Lenny) J. Grant, RRM Design From: Paula Juelke Carr, SWCA Environmental Consultants Leroy Laurie, SWCA Environmental Consultants Date: March 11, 2021 Re: Post-Fire Approach to Meeting Mitigation Measures Specified in the Approved EIR for the San Luis Ranch Project, San Luis Obispo County, California / SWCA Project No. 45969 SUMMARY The February 8–9, 2019, fire at San Luis Ranch severely damaged the former 16th District Agricultural Association’s racetrack grandstand, a rare architectural type and a significant historical resource both locally and statewide. As planning for the Agricultural Heritage Center continues in the aftermath of the fire, Coastal Community Builders (CCB) has continued to work with Kovesdi Consulting, RRM Design, and SWCA Environmental Consultants (SWCA) to develop a post-fire approach to meeting the mitigation measures specified in the certified Environmental Impact Report (EIR) for the San Luis Ranch project. This memorandum, along with the accompanying March 9, 2021, Overall Site Plan and Illustrative Architectural Site Plan (Appendix A), presents the results of our team effort, including the initial treatment plans for the relocated residence, hay barn, and surviving wall of the racetrack viewing stand within and adjacent to the Agricultural Heritage Center site. BACKGROUND On the night of February 8–9, 2019, a human-caused fire destroyed most of the historic 16th District Agricultural Association’s racetrack viewing stand; only the lower portion of the north wall survived the blaze. (The San Luis Obispo City Fire Marshall Roger Maggio stated that a warming fire started by a person was the most likely cause of the blaze [KSBY interview 9/9/2019]). The surviving wall was successfully braced and relocated to its current (temporary) location, waiting final disposition as part of the San Luis Ranch Agricultural Heritage Center. Also awaiting final disposition—as part of the same mitigation package required under the California Environmental Quality Act (CEQA) by the City of San Luis Obispo—are the temporarily relocated Wood residence and hay barn. The other, non-historic Page 65 of 131 San Luis Ranch Post-Fire Approach to Meeting Mitigation Measures 2 buildings formerly located on the San Luis Ranch property have been demolished, as previously scheduled under the approved mitigation plan. Long sections of original redwood siding taken from the viewing stand in c1900 and used by the Wood family to build a secondary residence were salvaged when that ineligible residence was demolished. Following the fire, hand-wrought iron nails and short sections of burned siding revealing saw cuts were also salvaged for use in the planned interpretive exhibits. RRM Design Group, retained by CCB recently prepared a proposed site plan for the San Luis Ranch Agricultural Heritage Center site, which will include uses allowed by the Specific Plan, including approximately 2,500 square feet for the historic components, as well as 10,000 square feet of general retail space, 5,000 square feet of food service, and 13,000 square feet of market and agricultural processing space (see Appendix A). EIR MITIGATION MEASURES As specified in the City of San Luis Obispo’s 2016 Draft San Luis Ranch Project EIR and 2017 Final San Luis Ranch Project EIR, Section 4.5 Cultural Resources, pp. 4.5-22 and 4.5-23, “The following mitigation measures would reduce project impacts on historical resources to the maximum extent practicable”: CR-1(a) Historical Structure Relocation and Reconstruction Plan. In order to implement Specific Plan Policy 2.5, a relocation and reconstruction plan for the former spectator’s barn/viewing stand and main residence shall be developed by a qualified historic architect. The plans shall include a structural/architectural report documenting existing integrity and conditions and include detailed treatment methods and measures to ensure that historic integrity is retained and that all identified character defining features will be preserved. CR-1(b) Archival Documentation of Historic Buildings. The applicant shall provide archival documentation of the San Luis Ranch Complex in as-built and as-found condition in the form of a Historic American Building Survey (HABS) Level II documentation. The documentation shall comply with the Secretary of the Interior’s Standards for Architectural and Engineering Documentation (NPS 1990), and shall include large- format photographic recordation, detailed historic narrative report, and compilation of historic research. The documentation shall be completed by a qualified architectural historian or historian who meets the Secretary of the Interior’s Professional Qualification Standards for History and/or Architectural History (NPS 1983). The original archival- quality documentation shall be offered as donated material to the History Center of San Luis Obispo County. Archival copies of the documentation shall also be submitted to the San Luis Obispo County Library. CR-1(c) Informational Display of Historic Resources. A retrospective interpretive display detailing the history of the San Luis Ranch Complex and the project site, its significance, and its important details and features should be developed by the applicant. The information should be incorporated into a publicly accessed building on the project site, such as the proposed Agricultural Heritage Facilities and Learning Center, or a publicly- accessed outdoor location. The display shall include images and details of the HABS documentation described in Mitigation Measure CR-1(b) and any collected research pertaining to the historic property. The content shall be prepared by a qualified architectural historian or historian who meets the Secretary of the Interior’s Professional Qualification Standards in Architectural History and/or History (NPS 1983). Page 66 of 131 San Luis Ranch Post-Fire Approach to Meeting Mitigation Measures 3 2018 Findings In late 2017, CCB retained SWCA to carry out Mitigation Measures CR-1(b) and CR-1(c). In the course of carrying out measure CR-1(b), SWCA identified additional information that altered the previous eligibility findings that had been developed in connection with the EIR. The “spectator’s barn/viewing shed,” used since c1900 as a storage barn, was found to have significant historical links to the beginnings of the San Luis Obispo County Mid-State Fair; was also found to be the earliest surviving building constructed with funding from the State of California’s 16th District Agricultural Association; and was identified as a rare building type—a late 19th-century grandstand associated with a horseracing track. The viewing stand (grandstand) was constructed in 1887 and remained in use for the annual 16th District Agricultural Fair until 1900 when the new property owner, William Wood, plowed up the race track to plant barley and moved the grandstand on log rollers to the west side of the parcel, where the Wood residence and hay barn were also located. The new information required a change in scope and mitigation strategy: although the Wood residence and barn were seen to be historically related, the grandstand had an entirely different historical context and much greater significance than the other resources. SWCA’s 2018 Mitigation Report had the following recommendations: Revised Findings of Significance In the 2017 Environmental Impact Report prepared for the San Luis Ranch project, the 1887 Race Track Grandstand was previously determined eligible for listing in the National Register of Historic Places, at the local level of significance, as a contributing resource (modified barn) associated with the ranch complex on site. This present architectural evaluation finds that the 1887 Race Track Grandstand extant on the San Luis Ranch property is a significant historic property eligible for listing on the National Register of Historic Places under Criterion A, at the state and local levels, for its association with the 16th District Agricultural Association and for its role in the development of San Luis Obispo’s county fair. It is also eligible for listing under Criterion C, at the state and local levels, as a rare surviving example of a scarce resource type – a nineteenth century race track grandstand. The revised finding and the revised period of significance are intended to supersede the finding and period of significance stated in the 2017 Environmental Impact Report. As a result of this revised finding of significance and the revised period of significance, the treatment plan for the grandstand will be modified to better demonstrate its connection to its racetrack origins and to its revised period of significance,1887-1900, when it was an important, prominent, and architecturally distinctive element of the racetrack grounds, designed to cater to the spectators who came to view the “speed programme” elements of the fair. After William Otterbein Wood acquired the racetrack property in 1900, he plowed up the race course, moved the grandstand to its present location, removed several lengths of the redwood drop-siding from the front of the building, and converted it to a barn. He re- used the wood siding to clad a house he built (Residence #2) shortly thereafter. Residence #2 is slated for demolition as part of the proposed redevelopment project; the original drop-siding from the grandstand will be carefully removed and used for restoration of the grandstand building. Elements associated with the grandstand’s use as Page 67 of 131 San Luis Ranch Post-Fire Approach to Meeting Mitigation Measures 4 a barn will be removed, as they obscure the significance of the building as a racetrack grandstand. There are several positive results that stem from the revised finding of significance: x The grandstand will be more properly understood for its important connections to the 16th District Agricultural Association and the development of the San Luis Obispo County Fair; x A rare building type will be freed from later, inconsistent additions and will be partially restored using its own reclaimed original materials; x The grandstand will be relocated to a place more consistent with its original location (with a similar viewshed, which it currently lacks); and x The grandstand gains the potential for re-use as a viewing stand. This report also recommends contacting the California Mid-State Fair Heritage Foundation, whose mission statement is: To preserve and enrich the heritage of the 16th District Agricultural Association (http://www.thecmsfheritagefoundation.org/). Mitigation Work Completed in 2018 Before the fire occurred, SWCA provided advice on coordinating the sequence of vegetation removal, demolition of ineligible resources, and architectural salvage to assure that both “as-found” and “as-built” photographs could be taken and that the original lumber from the secondary residence was reserved for later use on the grandstand. Meetings were held to discuss preliminary conceptual designs for the Agricultural Heritage Center. Removal of the non-historic additions to the grandstand was still pending when the fire occurred. POST-FIRE APPROACH Following the fire, SWCA was called on to help assess the extent of the damage to the grandstand, and to confer about the temporary relocation of the surviving wall. The residence, hay barn, and surviving grandstand wall have all been successfully moved to their temporary locations. The following steps will now be taken to meet the mitigation measures specified in the 2017 EIR. CR-1(a) Historical Structure Relocation and Reconstruction Plan. Residence. SWCA will assist CCB in developing a detailed treatment plan for the lower (main) floor of the Wood residence that meets the Secretary of the Interior’s Standards for Rehabilitation of the existing building for new uses. The existing character-defining interior woodwork, masonry fireplace, and architectural features on the ground floor will be retained as essential elements of the original design, materials, and workmanship of the residence; the ground floor will also be rehabilitated to include office, classroom, retail and/or other uses allowed by the Specific Plan, as well as restrooms. The second floor (which will not be open to the general public or used for interpretive exhibits) will be repurposed for uses allowed by the Specific Plan. The exterior of the residence will be repaired and refurbished, and the brick chimney will be re-built (re-using as many of the salvaged original bricks as possible) according to Secretary of the Interior Standards (SOIS). Hay Barn. SWCA will continue to assist CCB in developing a treatment plan for the Wood barn that meets the Secretary of the Interior’s Standards for Rehabilitation of the Page 68 of 131 San Luis Ranch Post-Fire Approach to Meeting Mitigation Measures 5 existing structure for new uses. It is understood that the barn will require structural bracing to meet current code requirements. A raised foundation will also be required; visually unobtrusive board-formed concrete is proposed for those portions of the foundation that can be seen by the public. Character-defining features such as original board siding, the overhead hayfork and track will be retained and secured in place. The haymow doors will be secured in an open position (with a recessed window) to allow natural light to fall across the voluminous interior of the barn. This interior space can be used for Specific Plan approved uses. As depicted on the Illustrative Architectural Site Plan, the contextual relationship between the Wood residence and the Wood hay barn will be recognized through design features of the Agricultural Heritage Site and through interpretive exhibits. One side of the barn may be connected to a new building, using approved SOIS for differentiation of structures (for example, connected by a recessed corridor or vestibule, as shown on the site plan). Surviving Racetrack Grandstand Wall. The original 16th District Agricultural Association racetrack grandstand was almost entirely destroyed in the February 2019 fire. The surviving wall, however, has considerable character and is still able to convey a strong sense of its significance and original purpose. Unfortunately, the siding salvaged from Residence #2 is not sufficient to reconstruct the grandstand using original materials. The fire damage so visible on the surviving wall suggests that the most meaningful way to interpret it is to stabilize it in its current condition and display it--at close range and in a more protected setting--so that the general public can see it and have a personal reaction to what has been lost. The SOIS Treatment Approach for the surviving wall is therefore proposed as Preservation, rather than Reconstruction. As shown on the Illustrative Architectural Site Plan, the stabilized grandstand wall will be displayed in association with two other planned features: a flight of steps (also useful for informal seating and viewing) leading from the Marketplace terrace to the community garden plots below; and a “racetrack oval” around the circumference of the garden plots. CR-1(b) Archival Documentation of Historic Buildings. As-found photographs were taken of all three of the historic buildings, as well as of the non-historic buildings slated for demolition. As-built photographs were also taken of the Wood residence and Wood barn. The fire in February 2019 forestalled as-built photographs of the grandstand, which were planned to be taken after the additions built by Wood, when he converted the grandstand to a barn, had been removed. The applicant shall provide archival documentation of the San Luis Ranch Complex in as-built and as-found condition in the form of large-format black and white photos that meet professional standards for archival photographic recordation. SWCA will produce four sets (including one mounted set) of selected photographic prints taken by SWCA in 2018 and 2019 for distribution to the History Center of San Luis Obispo County, the City of San Luis Obispo Community Development Department, Cal Poly Special Collections (Mid-State Fair Collection), and CCB. In 2018, a detailed historic narrative report was completed by SWCA’s Senior architectural historian, who meets the Secretary of the Interior’s Professional Qualification Standards for both History and Architectural History (NPS 1983). Copies of the report shall be provided to the Central Coast Information Center, the History Center of San Luis Obispo County, the City of San Luis Obispo Community Development Page 69 of 131 San Luis Ranch Post-Fire Approach to Meeting Mitigation Measures 6 Department, Cal Poly Special Collections (Mid-State Fair Collection), and CCB. The report will also be available to the public in a redacted version suitable for a general audience. In February 2021, a panoramic photograph was identified as a c1890–1895 view of the racetrack grounds, including the grandstand, racetrack, judges’ viewing stand, elevated water tank, stables, and landscape (San Luis Obispo Tribune Souvenir Railroad Edition, May 5, 1894, republished in 1994 by the Cal Poly Library Associates) (Figure 1). CR-1(c) Informational Display of Historic Resources. SWCA will assist CCB in creating interpretive exhibits focusing on the history of the ranch property and on the historically significant link of the location to the 16th District Agricultural Association. These exhibits will include: (1) the historic buildings themselves; (2) preservation and installation of the surviving grandstand wall, with associated interpretive exhibits (including reproduction of the c1890–1895 panorama) and associated artifacts recovered from the fire rubble; (3) wall-mounted interpretive displays on the ground floor of the Wood residence; (4) wall-mounted interpretive exhibits either in the rehabilitated hay barn or in the connecting vestibule; and (5) printed copies of an original 1893 racetrack program available to the public. Exhibit content shall be prepared by SWCA’s senior architectural historian, who meets the Secretary of the Interior’s Professional Qualification Standards for both History and Architectural History (NPS 1983). More fully developed treatment plans, along with proposed text and illustrations for interpretive exhibits, will be submitted as part of the building permit submittals. Figure 1. Racetrack grounds as completed (San Luis Obispo Tribune Souvenir Railroad Edition, May 5, 1894, page 95). Page 70 of 131 APPENDIX A Site Plans Page 71 of 131 SLO RANCH FARM AND MARKETPLACE1046-18-RS2009 MARCH 20211OVERALL SITE PLANADDITIONAL 30 ACRES OF PRESERVED AGRICULTURAL OPEN SPACE HAS PREVIOUSLY BEEN PROVIDED THROUGH AN OPEN-SPACE EASEMENT IN FAVOR OF THE CITY OF SAN LUIS OBISPO RECORDED ON 11-29-2018, DOCUMENT 2018049254 AND DESCRIBED ASEXHIBIT “B·1” LEGAL DESCRIPTION AGRICULTURE AND CONSERVATION EASEMENT AREA THAT REAL PROPERTY IN THE UNINCORPORATED AREA OF THE COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA BEING THE NORTHEASTERLY 30.00 ACRES OF THE PROPERTY DESCRIBED IN THE DEED TO GARY ESAJIAN RECORDED JANUARY 18, 2006, AS DOCUMENT NUMBER 2006-003672 IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, THE NORTHEASTERLY LINE OF SAID 30.00 ACRES TO BE THE SOUTHWESTERLY LINE OF THE PROPERTY DESCRIBED IN THE DEED TO THE COUNTY OF SAN LUIS OBISPO RECORDED APRIL 19, 1979, IN VOLUME 2147, AT PAGE 788, OF OFFICIAL RECORDS OF SAN LUIS OBISPO COUNTY, CALIFORNIA AND THE SOUTHWESTERLY LINE OF SAID 30.00 ACRES TO BE PARALLEL WITH SAID NORTHEASTERLY IINE.ADDITIONAL OPEN SPACE PROJECT SITEADDITIONALAG BUILDINGSREFER TO PAGE 32Page 72 of 131 SLO RANCH FARM AND MARKETPLACE1046-18-RS2009 MARCH 2021GRAVEL PATH / LOADINGGRAVEL PEDESTRIAN PATHANIMAL PENSAG LANDSMALL OWNER PLOTSAG LANDINTERACTIVE SEASONAL FARMCENTRAL PLAZAVIEW PLAZARAMP AND STAIRSAG PROCESSING10,000 SFBREWERY, DISTILLERY, WINERETAILHISTORIC WHITE BARNHISTORIC VIEWING BARN WALLRESTAURANT3,528 SFMARKET5,000 SFHISTORIC HOUSECONNECTION TO HOTEL SITEPARKING36 SPACESPARKINGILLUSTRATIVE ARCHITECTURAL SITE PLAN01020 401” = 20’-0” 24X36 SHEETBERM AND GRADE CHANGECOVER SPACE, BUT SEE THRU2Page 73 of 131 Page 74 of 131 MEMORANDUM To: Michael Codron, City of San Luis Obispo Community Development Director Brian Leveille, City of San Luis Obispo Senior Planner, CHC Liaison cc: Rachel Kovesdi, Kovesdi Consulting Randall W. Russom, RRM Design Group Scott A. Martin, RRM Design Group Leonard J. Grant (Lenny), RRM Design Leroy Laurie, SWCA Environmental Consultants Paula Juelke Carr, SWCA Environmental Consultants From: Jacob Grossman, Coastal Community Builders Date: July 22, 2021 Re: Treatment Plans and Secretary of the Interior Conformity for the San Luis Ranch Project, San Luis Obispo County, California / SWCA Project No. 52960 This memorandum provides additional resource-specific information about the proposed Rehabilitation of the historic Hay Barn, Wood Residence, and Grandstand Wall, and their placement onsite at the San Luis Ranch Project’s Agricultural Heritage Center. All three of the historical resources—currently in temporary locations pending permanent installation—will be given new uses within the footprint of the Agricultural Heritage Center. In each instance, the character-defining features that convey the resource’s significance are being retained and protected. This review is based on the 2017 edition of The Secretary of the Interior’s (SOI) Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. There are 10 SOI Standards associated with the Rehabilitation Treatment, nine of which (Standards 1–7, 9–10) are relevant to the Wood Residence, Hay Barn, and Grandstand Wall. The SOI Guidelines for Rehabilitating historic buildings focus on identifying, retaining, and preserving the historic materials and character-defining features of a given resource. To accomplish the retention and preservation of these materials and features, the Guidelines promote protecting and maintaining the existing elements, as this approach involves the least amount of disturbance and intervention. If repairs are necessary, the Guidelines recommend using the least invasive means possible. Replacement of historic materials can be an appropriate method if repair is no longer possible, and especially if such replacements are critical to the survival of the building or its character-defining features. The following section presents each of these nine SOI Standards, followed by a discussion of appropriate treatments—based on recommendations provided in the Guidelines—for the three resources, in conformity with Mitigation Measure CR-1(a). Page 75 of 131 San Luis Ranch SOIS Rehabilitation Treatment Plan 2 _________________ SOI STANDARD 1 “A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces and spatial relationships.” HAY BARN • Historic materials: wood framing and siding, corrugated metal roofing • Character-defining features: (exterior) expansive roof planes, weathered whitewashed wide board siding attached in units or “squares,” variety of barn doors (hinged hay mow, track-mounted); (interior) filtered light, voluminous space, interior partitions, variety of barn doors (hay mow, hinged, exterior track-mounted); hay fork and overhead track The Hay Barn is currently sitting on blocks after its temporary relocation by Brandt Movers. It will need to be shifted again slightly to accommodate construction work (grading, foundation, structural steel armature) required to support the resource at its permanent installation site in the Agricultural Heritage Center. Once the foundation and structural supports are in place, the components of the Hay Barn will be carefully disassembled and reserved, and then reassembled in the same configuration on the new structural system, using the historic-period framing and siding materials and the same corrugated roofing panels. Neither the roof elements nor the board siding will be washed, chemically cleaned, or repainted, but will retain their current weathered surfaces and appearance. Repairs and replacements in kind may be made in the interest of public safety and/or the survival of the resource but will be allowed to weather naturally. The exterior will maintain the original aesthetic integrity over new structural supports and weather proofing materials. It is anticipated that the new raised concrete foundations will be beneficial to the long-term survival of the structure, historic materials, and character-defining features. The exterior wall abutting the glass-walled gallery between the Hay Barn and the new commercial building will be used for exhibit space. The Hay Barn interior will also retain character-defining features: the sense of filtered light, a high and voluminous enclosed space, and unpainted boards and structural members. Modern partitions will represent the original tripartite floor space, repurposed for the new use of the building. The hay mow track and hayfork will be reinstalled in a fixed position for interpretive purposes. WOOD RESIDENCE • Historic materials: wood framing and siding, window glass, brick masonry, metal hardware, fiber carpeting • Character-defining features: (exterior) early craftsman style, gabled roofline (but not composition shingles), brick chimney, wood siding, brackets, porch elements (floor, roof, ceiling, railings), original divided-light windows; (interior) floor plan, extensive unpainted woodwork (wainscot, window seats/storage with hinged lids and brass finger pulls, doors and door frames with brass finger pulls, window frames with brass latches, cabinetry with leaded glass, decorative wood corner guards, molding, brick masonry fireplace, light fixtures, woven patterned fiber carpet. The Wood Residence is currently sitting on blocks after its temporary relocation by Brandt Movers. It will remain at this temporary location until moved to its permanent installation site at the Agricultural Heritage Center. The house is well built and appears to have no structural deficiencies, requiring only maintenance-level repairs, especially to the porch. Once the house has been moved to its permanent location, the front stairs and metal roof gutters will need to be reconstructed, based on photos. For the time being, the existing exterior and interior paint colors will be retained, until further investigation determines the original paint scheme. The existing roof will be replaced with fire department-approved shingles replicating the original wood shingles, examples of which have survived. The brick chimney will be rebuilt using original bricks removed from the house and stockpiled prior to the relocation; the fireplace is not intended to be operable in the building’s new use as an exhibits and office space. Wood paneling and leaded glass in the dining room will be retained. Page 76 of 131 San Luis Ranch SOIS Rehabilitation Treatment Plan 3 On the interior, no structural deficiencies have been noted; minor repairs are required for small cracks in plaster ceiling, wall surfaces, and wood floorboards. Some existing decorative fiber carpeting may be original and if feasible should be retained. Further research into its fiber content and period of manufacture are required to determine appropriate treatment. The walls of the front and rear parlors will be used for the installation of interpretive exhibits on the farm families that worked the lands of the San Luis Ranch, with special emphasis on the Wood family, who built the residence and barn and repurposed the grandstand for farm use. Exhibits will also feature the Pavilion (the downtown San Luis Obispo location where agricultural produce and home arts were shown), as well as the livestock exhibited at the onsite 16th District Agricultural Association Fair from 1887 to 1900. Character-defining featured in other ground-floor rooms will be retained and co-exist with new uses as office and public spaces. Since it already plumbed, the existing kitchen area should be used for similar purposes requiring access to a modern sink and counters. The existing white painted kitchen cabinets, which are not from the period of significance, may be retained or replaced, depending on the new use intended for that area. Modern bathrooms will be part of the new use of the Wood Residence. Modern uses of the second floor should also be able to co-exist with the original floorplan and should be encouraged. Historic-period features and finishes should be protected during any nearby construction activities. A regular program of gentle cleaning and routine maintenance should be implemented for the Wood Residence. The Hay Barn and the Wood residence are contextually associated; their relationship will be emphasized by signage, hardscape features, and/or other visible but non-disruptive means. GRANDSTAND WALL • Historic materials: Wood framing and redwood drop siding; hardware; hand-wrought iron nails • Character-defining features: extensively fire-damaged, surviving portion of much larger structure, structural system, full-dimension lumber and horizontal redwood drop siding, mitered carriage doorways, raised panel door, window opening with lead sash weight, hand-wrought iron nails. The Grandstand Wall is currently braced and standing vertically at its temporary location after relocation by Brandt Movers. It will remain at this location until moved to its permanent installation site at the Agricultural Heritage Center. The installation site will be intentionally separated from the Wood Residence and Hay Barn, to emphasize its unique historical context. The surviving wall, though severely fire- damaged, is still evocative and capable of conveying its historical significance as part of the 16th District Agricultural Association racetrack grandstand. At its permanent location, the Grandstand Wall will be installed on top of a low concrete foundation and supported by steel structural bracing (attached to what was the interior wall surface), allowing it to appear “freestanding” and allowing inspection of the original framing system. The integrity of the wood members of the Grandstand Wall may also be protected by additional, smaller braces. The burned wood surfaces will be treated with chemical preservatives to arrest further deterioration. A low railing will surround the wall, providing additional protection as well as an interpretive exhibit area. Exhibits at this location will describe the 1890s view across the fields to the Pacific Coast Railway and the layout of the racetrack and the 16th District Agricultural Park. The significant connection to the modern-day San Luis Obispo County Mid-State Fair will also be a topic, along with contemporary descriptions of the grandstand and racetrack activities. _________________ SOI STANDARD 2 “The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships tat characterize the property will be avoided.” HAY BARN, WOOD RESIDENCE, AND GRANDSTAND WALL The relocation of the historical resources to the Agricultural Heritage Center, which altered the original spatial relationships that characterized the historic property, is being mitigated under the terms of the 2017 project EIR, of which this treatment plan is a part (Mitigation Measure CR-1a). Part of the Page 77 of 131 San Luis Ranch SOIS Rehabilitation Treatment Plan 4 Rehabilitation treatment entailed the removal of those parts of a building that did not reflect its significance or had been attached after the period of significance (1887-1910). In particular, additions that had been made to the former Grandstand by the Wood family, in about 1901, to repurpose it as a barn were to have been removed. The catastrophic fire of February 2019 pre-empted that action, destroying all of the additions and most of the Grandstand. No character-defining features have otherwise been removed or lost, and the retention of such features is one of the goals of this treatment plan. The Wood Residence will be situated in the same sun orientation as its original location. _________________ SOI STANDARD 3 “Each property will be recognized as a physical record of its time, place and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.” HAY BARN AND WOOD RESIDENCE The Hay Barn and Wood Residence are associated resources sharing the historical context of farming in the Laguna Lakes area, just at the outskirts of the Town of San Luis Obispo, during the late 19th and early 20th centuries. Both of these historical resources remained virtually unaltered in use well into the 1990s and remain virtually unaltered in appearance to this day. Except for the reconstruction of the front porch stairs and the chimney on the Wood Residence, there is no plan or need to reconstruct any architectural element beyond what is well documented in photos. GRANDSTAND WALL When the Grandstand was first recorded (before the fire), it was known to have been a grandstand and also known to have been moved from its original location to a site near the Wood Residence, where it was repurposed and used as another barn. Subsequent research demonstrated its greater significance as the sole surviving building associated with the 16th District Agricultural Association Park and racetrack. The resource is therefore only tangentially part of the Laguna Lake area farming historic context and did not acquire historical significance in that context. As a result, the Grandstand Wall will be interpreted within the 16th District Agricultural Association context, and as a means of showing how much information can still be gleaned from the fire-damaged resource. Removal of modern features, such as electrical wiring and the wall heater, prior to stabilization is therefore appropriate. _________________ SOI STANDARD 4 “Changes to a property that have acquired historic significance in their own right will be retained and preserved. HAY BARN AND WOOD RESIDENCE As noted above, except for their recent relocation as part of the San Luis Ranch project, both of these historical resources appear virtually unaltered. The replacement of the Hay Barn’s original corrugated iron roof with the existing corrugated steel roof on the Hay Barn was not a significant alteration; the existing roof will therefore be retained for the foreseeable future. The substitution of composition roof shingles for the underlying wood shingles on the Wood Residence has diminished the integrity of the Wood Residence to some extent; the eventual replacement of the existing roof with one simulating a wood shingle roof is therefore recommended. GRANDSTAND WALL The fire damage of the surviving Grandstand Wall has now become its most distinctive character-defining feature. This significant resource, with such a rich historical context, will be preserved as it is. Interpretation will focus not only on what it was in its heyday but on what has been lost Page 78 of 131 San Luis Ranch SOIS Rehabilitation Treatment Plan 5 _________________ SOI STANDARD 5 “Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.” HAY BARN, WOOD RESIDENCE, and GRANDSTAND WALL The character-defining aspects itemized in SOI Standard 3 will not only be preserved but emphasized in the interpretive exhibits as examples of diagnostic features and as examples of cultural expressions of a particular time and place. _________________ SOI STANDARD 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.” HAY BARN Retaining and re-installing the existing corrugated metal roof, wood framing members, and weathered siding of the Hay Barn is driven in part by the historic preservation goal of keeping the c1900-1910 historic resource clearly distinguishable from the new construction on the Agricultural Heritage Center. Because the individual components are already worn to greater or lesser extent, it is expected that repairs and limited, incremental replacement in kind will be part of “routine” maintenance. The Hay Barn incorporates a limited range of building materials, and roofing and board siding are traditionally replaced at intervals on barns, whether historic or modern. New wood members and trusses will be required for structural stability, but the incremental approach to repairs allows the Hay Barn to continue to express its authentic form and character-defining features. WOOD RESIDENCE Basic repairs to the exterior and interior Wood Residence will be part of the initial Rehabilitation of the building to prepare it for new uses at the Agricultural Heritage Site. As the residence of a well-to-do family, any necessary repairs to the Wood Residence should continue to be made quickly and not incrementally. Ongoing replacement of materials on the Wood Residence is expected to be very infrequent, as long as water damage and pest damage are curtailed. GRANDSTAND WALL Additional preservation efforts may be required in future, but no restoration or reconstruction of pre-fire features will be carried out, as the fire damage is now a character-defining feature of the resource. _________________ SOI STANDARD 7 “Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.” HAY BARN No intensive cleaning activities should be carried out on the various components of the Hay Barn. A light brushing with a foxtail brush to remove loose detritus should be sufficient, unless areas need to be more strenuously cleaned in connection with reconstruction requirements (for example, at attachment points). Page 79 of 131 San Luis Ranch SOIS Rehabilitation Treatment Plan 6 WOOD RESIDENCE The character-defining resources (in particular the interior woodwork, leaded glass, and fiber carpet) should be carefully cleaned with mild, non-toxic products and dried thoroughly before any protective treatment is applied. Adjacent areas should be protected. GRANDSTAND WALL The fire-damaged wall will require specific preservation treatments that have not yet been identified. The applicant will work with SWCA Environmental Consultants (SWCA) and a qualified historic architect to identify appropriate preservation treatment methods. _________________ SOI STANDARD 8 -- NOT APPLICABLE “Archaeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.” _________________ SOI STANDARD 9 “New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationship that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportions, and massing to protect the integrity of the property and its environment.” HAY BARN Exterior alterations to the Hay Barn will include the construction of a raised board-formed concrete foundation, the creation of deeply inset doors on the west elevation to permit public access for the new uses under Rehabilitation, and a deeply recessed window in the hay mow opening. The interior will be used for San Luis Ranch Specific Plan approved uses. WOOD RESIDENCE The planned reconstruction of the front steps, which will be based on photographs, will restore rather than diminish integrity. ADA access may require new construction, including a new side entrance leading into a small room between the front parlor and the rear parlor. A small back porch and steps at the existing rear doorway may be constructed as part of the new uses under Rehabilitation. The applicant will work with SWCA to design and install the display exhibits, pursuant to CR-1c, within the interior of the first floor. GRANDSTAND WALL Except for the structural supports necessary for the survival of the resource, no additions or alterations are planned for the Grandstand Wall. __________________ SOI 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.” HAY BARN The glass-walled gallery structure will be attached to one elevation of the Hay Barn but will not obscure views of the barn wall or remove historic materials. Neither the addition of the gallery nor its removal would alter the essential form or integrity of the Hay Barn. Page 80 of 131 San Luis Ranch SOIS Rehabilitation Treatment Plan 7 WOOD RESIDENCE Neither the addition of ADA access, a new side entrance, or a new back porch nor their removal would alter the essential form or integrity of the residence. CR-1(b) Archival Documentation of Historic Buildings. In 2018, a detailed historic narrative report was completed by SWCA’s Senior Architectural Historian, who meets the Secretary of the Interior’s Professional Qualification Standards for both History and Architectural History (NPS 1983). Copies of the report shall be provided to the Central Coast Information Center; the History Center of San Luis Obispo County; the City of San Luis Obispo Community Development Department; Cal Poly Special Collections (Mid-State Fair Collection); and CCB. The report will also be available to the public in a redacted version suitable for a general audience. The report will also supply information and images for the onsite interpretive displays. Preparation of the photographic documentation is in progress. CR-1(c) Informational Display of Historic Resources. Preparation of interpretive exhibits drafts is in progress. Final design for the exhibits will be presented to the Cultural Heritage Committee and City of San Luis Obispo for final approval. Display exhibits will be designed in coordination between SWCA, applicant, and qualified historic architect. Details of the displays including verbiage, colors and materials, and sizing will be drafted and presented to the Cultural Heritage Committee and City of San Luis Obispo for final approval. The following is an outline of the proposed exhibit’s features and locations. HAY BARN The exterior of the Hay Barn will be preserved to maintain its original aesthetics. It will be connected to new construction via a Secretary of Interior approved method of a metal and glass atrium gallery. The gallery will display exhibits and photographs pertaining to the history of the Grandstand. The interior of the Hay Barn will be used for San Luis Ranch Specific Plan approved uses. WOOD RESIDENCE The first floor of the Wood Residence will house multiple interpretive displays. The original interior woodwork and paneling shall be preserved. The fireplace will be reconstructed using as many of the original bricks as feasible. Distinct interpretive displays will be set up in three of the interior rooms dedicated to the Wood Family, Dalidio Family, and San Luis Ranch past agricultural uses, respectively. These will include wall displays and plaques, photographs, and historic narrative. Copies of the original racetrack program will also be on display. GRANDSTAND WALL The gallery will lead to a patio overlooking the Grandstand Wall. The gallery will contain wall plaques, photographs, and historic narrative of the historic racetrack and grandstand. The patio overlooking the Grandstand Wall will display interpretive display plaques. The Grandstand walls will be situated as a focal feature of the site. Page 81 of 131 Page 82 of 131 Addendum #2 to the Final Environmental Impact Report for the San Luis Ranch Specific Plan, San Luis Obispo, California JULY 2021 PREPARED FOR City of San Luis Obispo PREPARED BY SWCA Environmental Consultants Page 83 of 131 Page 84 of 131 ADDENDUM #2 TO THE FINAL ENVIRONMENTAL IMPACT REPORT FOR THE SAN LUIS RANCH SPECIFIC PLAN, SAN LUIS OBISPO, CALIFORNIA Prepared for City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 Attn: Brian Leveille, Senior Planner Prepared by SWCA Environmental Consultants 1422 Monterey Street, Suite C200 San Luis Obispo, CA 93401 (805) 543-7095 www.swca.com SWCA Project No. 52960 July 2021 Page 85 of 131 Page 86 of 131 Addendum #2 to FEIR for the San Luis Ranch Specific Plan Project i CONTENTS Introduction and Purpose of the Addendum ............................................................................................ 1 Addendum Requirements .......................................................................................................................... 1 New Information and Updated Project Elements .................................................................................... 2 1.1 Newly Discovered Information ................................................................................................. 2 1.2 Changed Baseline Conditions and Updated Project Elements .................................................. 3 Minor Technical Changes to the FEIR ..................................................................................................... 3 Determination .............................................................................................................................................. 4 Page 87 of 131 Addendum #2 to FEIR for the San Luis Ranch Specific Plan Project ii This page intentionally left blank. Page 88 of 131 Addendum #2 to FEIR for the San Luis Ranch Specific Plan Project 1 INTRODUCTION AND PURPOSE OF THE ADDENDUM On July 18, 2017, the City of San Luis Obispo (City) adopted a Final Environmental Impact Report (FEIR; SCH #2015101083) for the proposed San Luis Ranch Specific Plan (San Luis Ranch Project) and approved the requested project entitlements, including a proposed Specific Plan, General Plan Amendment/Pre-zoning, Development Plan/Vesting Tentative Tract Map, and application for annexation of the site into the city of San Luis Obispo. The project also included a Development Agreement/Memorandum of Understanding to provide a mechanism for project implementation. The project includes a mixture of residential, commercial, office, hotel, and agriculture and open space land uses on a 131-acre parcel. The Specific Plan area would be organized into six proposed zones which include Neighborhood General 1 (NG-10), Neighborhood General 2 (NG-23), Neighborhood General 3 (NG-30), Neighborhood Commercial (NC), Parks and Open Space (P-OS), and Agriculture (A). Prior to future buildout, grading permits, building permits, and further architectural review of future development within the Specific Plan area would be required. The 1st Addendum to the San Luis Ranch FEIR was prepared in June of 2018 with the purpose of addressing an updated traffic analysis prepared for the project. The 1st Addendum documented the conclusions of the updated traffic analysis, which determined that the proposed changes to the phasing of traffic improvements would not result in any changes to impact determinations or mitigation measures identified in the adopted FEIR. Subsequent to certification of the FEIR and preparation of the 1st Addendum, additional information regarding the 16th District Agricultural Association racetrack grandstand (grandstand, also referred to as the spectator’s barn/viewing stand) has been identified that altered the previous eligibility findings of the resource as described in the adopted FEIR. The purpose of this 2nd Addendum is to document the revised status of the grandstand and associated racetrack and to confirm the change of mitigation strategy for the grandstand would not result in any new or more severe significant environmental effects not previously analyzed in the FEIR. ADDENDUM REQUIREMENTS Pursuant to Section 21166 of CEQA and Section 15162 of the State CEQA Guidelines, when a lead agency has adopted an EIR for a project, a subsequent EIR does not need to be prepared for the project unless the lead agency determines that one or more of the following conditions are met: 1. Substantial project changes are proposed that will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 2. Substantial changes would occur with respect to the circumstances under which the project is undertaken that require major revisions to the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or 3. New information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was adopted shows any of the following: a. The project will have one or more significant effects not discussed in the previous EIR; Page 89 of 131 Addendum #2 to FEIR for the San Luis Ranch Specific Plan Project 2 b. Significant effects previously examined will be substantially more severe than identified in the previous EIR; c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponent declines to adopt the mitigation measures or alternatives; or d. Mitigation measures or alternatives that are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponent declines to adopt the mitigation measures or alternatives. Preparation of an addendum to an EIR is appropriate when none of the conditions specified in Section 15162 (above) are present and some minor technical changes to the previously adopted EIR are necessary. Because the new information would not result in any new or more severe significant impacts, an addendum is the appropriate CEQA document. NEW INFORMATION AND UPDATED PROJECT ELEMENTS 1.1 NEWLY DISCOVERED INFORMATION As described in Section 4.5, Cultural Resources, of the FEIR, the spectator’s barn/viewing stand (grandstand) was identified as eligible for listing in the National Register of Historic Places, at the local level of significance, as a contributing resource (modified barn) associated with the San Luis Ranch Complex on site. Further evaluation of the resource in 2018 identified additional information that altered the previous eligibility findings that had been developed in connection with the FEIR. The “spectator’s barn/viewing shed,” used since c1900 as a storage barn, was found to have significant historical links to the beginnings of the San Luis Obispo County Mid-State Fair; was also found to be the earliest surviving building constructed with funding from the State of California’s 16th District Agricultural Association; and was identified as a rare building type – a late 19th-century grandstand associated with a horseracing track. The grandstand was constructed in 1887 and remained in use for the annual 16th District Agricultural Fair until 1900 when the new property owner, William Wood, plowed up the race track to plant barley and moved the grandstand on log rollers to the west side of the parcel, where the Wood residence and barn were also located. The 2018 evaluation determined that the 1887 grandstand extant on the San Luis Ranch property is a significant historic property eligible for listing on the National Register of Historic Places under Criterion A, at the state and local levels, for its association with the 16th District Agricultural Association and for its role in the development of San Luis Obispo county fair. Further evaluation also determined the grandstand was eligible for listing under Criterion C, at the state and local levels, as a rare surviving example of a scarce resource type – a nineteenth century racetrack grandstand. As a result of this revised finding of significance and a revised period of significance, the treatment plan for the grandstand was proposed to be modified to better demonstrate its connection to its racetrack origins and to its revised period of significance (1887-1900), when it was an important, prominent, and architecturally distinctive element of the racetrack grounds at the county fair. Page 90 of 131 Addendum #2 to FEIR for the San Luis Ranch Specific Plan Project 3 1.2 CHANGED BASELINE CONDITIONS AND UPDATED PROJECT ELEMENTS The revised finding and the revised period of significance of the grandstand are proposed to supersede the finding and period of significance stated in the 2017 Environmental Impact Report and are therefore being evaluated in this 2nd Addendum. The project originally proposed the adaptive reuse and relocation of the existing main residence and the grandstand to new locations on the site within the Agricultural Heritage Center and proposed demolition or off-site relocation of the remaining structures including the main barn. The following mitigation measure was adopted in the 2017 FEIR to reduce impacts to identified historical resources to the greatest extent feasible: CR-1(a) Historical Structure Relocation and Reconstruction Plan. In order to implement Specific Plan Policy 2.5, a relocation and reconstruction plan for the former spectator’s barn/viewing stand, main residence, and main barn shall be developed by a qualified historic architect. The plans shall include a structural/architectural report documenting existing integrity and conditions and include detailed treatment methods and measures to ensure that historic integrity is retained and that all identified character-defining features will be preserved. In February 2019, a human-caused fire destroyed most of the grandstand. As a result, only the lower portion of the north wall remains, and the entirety of the grandstand is no longer able to be restored and relocated and reused within the proposed Agricultural Heritage Center as envisioned in the 2017 EIR and CR-1(a). As a result of this newly discovered information and the change in conditions described above, the proposed treatment plan for the grandstand has been modified to better demonstrate the grandstand’s connection to the origins of the racetrack and its time period of significance (1887 to 1900) and to recognize that only a small portion (a portion of the north wall) of the resource currently remains. MINOR TECHNICAL CHANGES TO THE FEIR The project revisions noted above would result in minor changes to the proposed project and FEIR and are therefore evaluated in this 2nd Addendum, below. Aesthetic Resources. Mitigation Measure CR-1(a) includes preservation of the remaining grandstand wall in the Agricultural Heritage Center, which would be located along the southeast side of Froom Ranch Way, directly southwest of the proposed commercial land use. The Agricultural Heritage and Learning Center would be visually compatible with design and other features of the Specific Plan. As a result, preservation of the grandstand wall within the Agricultural Heritage Center would not block or alter key views of the area beyond what was previously analyzed in the adopted FEIR based on consistency with design, height, lighting, and other features of the Specific Plan. Therefore, no new or more severe impacts would occur beyond what was previously analyzed in the FEIR. Agricultural Resources. The FEIR determined that impacts to Agricultural Resources would be less than significant with adopted mitigation measures, including requirements for conservation easements, fencing, agricultural buffers, and other avoidance measures. Pursuant to Mitigation Measure CR-1(a), the Agricultural Heritage Center would include preservation of the remaining grandstand wall in the Agricultural Heritage Center, which would be located within the proposed Agriculture land use designation, adjacent to the proposed Neighborhood Commercial land use designation. Preservation of the Page 91 of 131 Addendum #2 to FEIR for the San Luis Ranch Specific Plan Project 4 remaining grandstand wall would not result in interference with agricultural operations because it would be subject to adopted agricultural mitigation measures for preserving agricultural resources within the project area. In addition, preservation of the grandstand wall within the Agricultural Heritage Center would be beneficial to preserving the agricultural heritage of the site because it would be an interpretive element of City’s past agricultural setting and history. Therefore, no new or more severe impacts would occur beyond what was previously analyzed in the FEIR. Cultural Resources, Threshold (a). The FEIR determined that impacts to Historical Resources are significant and unavoidable; however, implementation of Mitigation Measure CR-1(a) would reduce impacts to the greatest extent feasible by retaining the individual integrity and character-defining features of the main residence, main barn, and grandstand. The changed baseline condition of the grandstand would not change this determination. However, the remaining wall of the grandstand will be treated differently through the implementation of CR-1(a), as the grandstand is now known to be a significant resource for its connection to the 16th District Agricultural Association rather than its connection to the San Luis Ranch Complex. Although most of the grandstand was destroyed in the 2019 fire, there is still a considerable amount of integrity retained in the remaining wall. The project now proposes to stabilize the remaining wall and display it in the Agricultural Heritage Center. Mitigation Measure CR-1(a) would be consistent with the SOI Guidelines for the Rehabilitation and Preservation of historic buildings and would be consistent with the adopted environmental determination of the San Luis Ranch FEIR. With implementation of Mitigation Measure CR-1(a), the project would continue to reduce impacts to the greatest extent feasible. Therefore, no new or more severe impacts would occur beyond what was previously analyzed in the FEIR Implementation of Mitigation Measure CR-1(a) would not change the environmental determination of the identified or other resource sections in the FEIR. Therefore, no new or more severe impacts would occur beyond what was previously analyzed in the FEIR. DETERMINATION In accordance with Section 15164 of the State CEQA Guidelines, the City of San Luis Obispo has determined that this Addendum to the adopted FEIR is necessary to document changes or additions that have occurred since the FEIR was originally certified. The changes proposed are relatively minor in nature and, as documented above, would not result in any new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Additionally, no new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the previous FEIR was adopted has been identified. The City has reviewed and considered the information contained in this Addendum and finds that the preparation of subsequent CEQA analysis that would require public circulation is not necessary. This Addendum does not require circulation because it does not provide significant new information that changes the adopted FEIR in a way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such an effect. The City shall consider this Addendum with the adopted FEIR as part of the basis for potential approval of the Agricultural Heritage portion of the San Luis Ranch Project. Page 92 of 131 CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: REVIEW OF THE REPAIR AND RENOVATION OF THE ALLEN HOUSE (MASTER LIST HISTORIC RESOURCE), INCLUDING REPLACEMENT OF WINDOW S; INSTALLATION OF SKYLIGHTS WITHIN THE BUILDING ROOF; AND REMOVAL OF A ROOF CANOPY AT THE REAR OF THE BUILDING, AND ITS REPLACEMENT WIT PROJECT ADDRESS: 1700 Osos St. BY: Walter Oetzell, Assistant Planner Phone Number: 781-7593 Email: woetzell@slocity.org FILE NUMBER: ARCH-0145-2021 FROM: Brian Leveille, Senior Planner RECOMMENDATION Recommend that the Community Development Director find the proposed work to be consistent with the City’s Historical Preservation Ordinance, with incorporation of suggested conditions of approval and any other conditions of approval necessary to ensure such consistency. 1.0 BACKGROUND The applicant proposes to rehabilitate the dwelling at 1700 Osos Street, the Allen House, a Master List Resource in the City’s Inventory of Historic Resources, as described in the applicant’s Project Description (Attachment A). 2.0 DISCUSSION The subject site is a residential property at the southeast corner of Leff and Santa Barbara Streets (see Figure 1) at the southern edge of the Old Town Historic District. It is within in a Medium High Density Residential (R-3-H) Zone characterized by a mix of commercial buildings, multi-family dwellings, and single-family dwellings, including many larger homes of considerable historical character within both the Old Town and Railroad Historic Districts. Meeting Date 9/27/2021 Item Number: 4b Time Estimate: 45 Minutes Figure 1: Subject Property Page 93 of 131 Item 4b ARCH-0145-2021 (1700 Osos) Cultural Heritage Committee Report – September 27, 2021 The property is developed with a two -story dwelling, estimated to have been built around 1900, of an architectural style described in the City’s Architectural Worksheet for the property (Attachment B)1 as “Railroad Vernacular with Neo-Classical influence” or “California Renaissance.” Among the building elements described are its medium-sloped belled hip roof, boxed soffit, continuous smooth frieze band, centered dormer with four 20-pane windows (visible only on rear elevation, of which three are extant), center recessed porch with straight-top arch (remnant of a larger corner porch subsequently enclosed, see Figure 2), rows of large double-hung windows on each floor, with wide flat trim and bracketed lug sills, and clapboard siding and stone base. At times called “The Foundation House,” the property was included as a Master List Resource in the City’s Inventory of Historic Resources in 19832 as the Allen House, presumably named for Nelson D. Allen, a fireman for the Southern Pacific Railroad , who lived here with his wife, Montez, in 1914 (see Attachment B). It has seen use as a boarding house, rooming house, and fraternity, experiencing cycles of dilapidation and renovation throughout its history, including fire damage in the recent past. Permitting history for the property, however, shows no record of addition or significant external modifications to the structure, apart from “Remodel Porch,” “Repair Porch,” and “Repair Fire Damage, Add Fire Escape” in the 1970s. 3.0 FOCUS OF REVIEW New construction, additions, or alterations on historically listed properties are subject to review by the Cultural Heritage Committee,3 who will make a recommendation to the Community Development Director as to the consistency of the proposed work with applicable historical preservation policies and standards and may recommend related conditions of project approval. This evaluation is focused on the proposed external changes and modifications to the existing building, and the consistency of the work with applicable historical preservation standards. 4.0 PROPOSED WORK Windows. Floor plans and building elevation drawings in project plans (A ttachment C) depict replacement of most of the existing double-hung wood windows “to be replaced for like, window frames to be solid wood with aluminum clad exterior.” New windows will be black in color, and windows that are not replaced will be painted to match the new window color. 1 Community Development Department historic property record (“yellow file”) for 1700 Osos. 2 Council Resolution 5197, adopted August 16, 1983 3 Historic Preservation Ordinance § 14.01.030 (C) Figure 2: 1700 Osos (1904) Page 94 of 131 Item 4b ARCH-0145-2021 (1700 Osos) Cultural Heritage Committee Report – September 27, 2021 A Window Schedule has been provided with plans, describing existing and replacement windows (see Attachment C, Sheet A5.1). Of note is the retention of the surviving distinctive “20-pane” windows on the rear dormer (Windows 304 A, B, C). The dimension of window openings and the existing decorative trim are depicted and described as unaltered, apart from painting of the trim in an “Alabaster” color. Patio Cover and Deck. At the rear elevation, a patio covering is proposed to be removed, to be replaced by a new second-level concrete deck structure with metal guardrails that will also provide a ground-level covered patio area (see Figure 3). Stairways and Fire Escape. The front porch and stairway are maintained in their current configuration. At the rear of the building, the existing fire escape, from the attic level, will be retained but repaired and refurbished to meet current safety codes to serve as emergency egress (see Sheet A3.3 of Plans, Attachment C). A small stairway on the north elevation (Leff Street, see Figure 4) will be replaced by a small rebuilt stairway with landing. On the other side of the building, on the south elevation, the second -floor stairway, largely out of view from the public right-of-way, will be rebuilt in an improved configuration. The new stairway has a less steep pitch and provides additional egress at a landing in front of a first-floor window (see Detail 54 on Sheet A3.3 in Project Plans, Attachment C). Roof and Skylights. Drawings depict three existing skylights in the roof of the building, to be removed and replaced with three new skylights large enough to serve as emergency egress (see Sheets A2.04 and A2.20 of Plans, Attachment C). A more detailed depiction of the skylights on Sheet A4.1 of plans show low-profile openings centered over attic spaces which have been proposed to be converted into bedrooms. They are described as “Velux” material, dark grey in color to harmonize with the windows. A more detailed explanation provided by the applicant about the selection and design of skylights t o minimize impact to the character of the building is provided in Attachment D. Figure 3: Patio cover to be demolished (left); replacement deck (right) Figure 4: Leff St. Stairs Page 95 of 131 Item 4b ARCH-0145-2021 (1700 Osos) Cultural Heritage Committee Report – September 27, 2021 Other Work. In addition to the above-described work, the applicant intends to repair and renovate the interior of the building, which has been subjected to significant wear a nd tear. The floor plan will remain largely unaltered, apart from the creation of an Accessory Dwelling Unit within a portion of the first floor and potential conversion of two attic spaces into bedrooms (see Sheets A2.11, .12, & .13 in Plans, Attachment C). Plumbing, electrical, and other utility repairs and upgrades will be made, which are not expected to impact the exterior appearance of the building, except where it may be improved by removal of external piping and conduit from building walls. A small (16 sq. ft.) “pop-out” will be added to the south elevation to accommodate fire riser equipment. And finally, the dilapidated small garage at the north side of the property will be refurbished with new fiber-cement board siding and trim, and new composition shingle roofing. The wood siding and trim of the Allen House, however, will not be altered, but will be given a fresh coat of paint, “Alabaster” in color. 5.0 DISCUSSION ITEMS Guidance is provided mainly in the City’s Historic Preservation Program Guidelines, which support the Historic Preservation Ordinance (SLOMC Ch. 14.01) in implementing General Plan policies for the protection of historical resources, and in the Secretary of the Interior’s Standards for the Treatment of Historic Properties.4 Selected applicable guidelines, standards, and recommendations from these documents are outlined below. 5.1 Historic Preservation Program Guidelines Alterations to Historic Resources § 3.4.1 (f) Consistency required Alterations to listed historic resources shall be approved only upon finding that the proposed work is consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties, […] General Plan policies, the Historic Preservation Ordinance, and these Guidelines. § 3.4.3 Retention of character- defining features Alterations of historically-listed buildings shall retain character defining features. New features […] should be completed in a manner that preserves the original architectural character, form, scale, and appearance of the building. § 3.4.4 Exterior building changes Exterior changes to historically-listed buildings 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 […]. Additions to historic buildings shall comply with the Secretary of the Interior’s Standards to complement and 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. 4 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. Washington, D.C.: U.S. Department of the Interior National Park Service; Technical Preservation Services, 2017 Page 96 of 131 Item 4b ARCH-0145-2021 (1700 Osos) Cultural Heritage Committee Report – September 27, 2021 Discussion: The proposed deck, rebuilt stairways, and “fire riser pop-out” are sited and designed in a manner intended to preserve the integrity and historical character of the building. The deck is placed at the rear elevation and is limited to a single story in height, with deck and guardrail above, in replacement of an existing patio cover. The concrete deck and stairway materials and metal guardrails are compatible in appearance with the building’s wood siding and trim materials, and the deck and stairways are well-integrated into the building form. The new “pop-out” is on the least visible elevation of the building. Windows and Porch: As depicted and described in the Window Schedule supplied by the applicant, existing windows in deteriorated condition are to be replaced “for like” with windows composed of wood frames and durable aluminum clad exterior material, double- hung in form and operation, without altering the window trim or the size of window openings. The three surviving “20-pane” windows in the rear dormer are shown to be retained. The front porch configuration and characteristic arch, a surviving remnant of a more extensive original corner porch design, is left unaltered. Siding: The horizontal wood siding of the building is unaltered, apart from a new opening on the rear elevation to provide access to the new rear deck. St aff notes that while the siding does not appear to exhibit obvious deterioration beyond repair, closer evaluation of the condition of wood features, including the siding, could uncover the need for repair or replacement of damaged or deteriorating wood fea tures. The treatment of the wood elements, with a suggested condition of approval to ensure proposed work is carried out consistent with relevant guidelines, is discussed in more detail in section 5.2 of this report below, regarding consistency with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. 5.2 Secretary of the Interior’s Standards (Rehabilitation) Standards for Rehabilitation 2: The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces and spatial relationships that characterize a property will be avoided. 5: Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 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. 9: New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will 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. Page 97 of 131 Item 4b ARCH-0145-2021 (1700 Osos) Cultural Heritage Committee Report – September 27, 2021 Discussion: The Secretary of Interior’s Standards provide guidance on rehabilitation 5 of historic buildings, including approaches to work treatments and techniques that are either consistent (“Recommended”) or inconsistent (“Not Recommended”) with the Standards, specific to various features of historic buildings and sites. New Exterior Additions Recommended Not Recommended Constructing a new addition on a secondary or non-character-defining elevation and limiting its size and scale in relationship to the historic building. Constructing a new addition on or adjacent to a primary elevation which negatively impacts the building’s historic character. As discussed earlier in this report, the proposed new deck is on the lower level of the rear building elevation, integrated with the building form and composed of compatible materials, so as to avoid negative impacts to the building’s historic character. Wood Recommended Not Recommended Identifying, retaining and preserving wood features that are important in defining the overall historic character of the building (such as siding, cornices, brackets, window and door surrounds, and steps) and their paints, finishes, and colors. Removing or substantially changing wood features which are important in defining the overall historic character of the building so that, as a result, the character is diminished. Evaluating the overall condition of the wood to determine whether more than protection and maintenance, such as repairs to wood features, will be necessary. Failing to undertake adequate measures to ensure the protection of wood features. Also mentioned earlier in this report, plans indicate that existing siding will be unaltered, and replacement of siding on the small accessory garage does not impair the historical character of the primary dwelling or the property as a whole. In order to avoid changes to wood features that are important to the primary building’s character, the Committee should consider recommending a condition of architectural review approval to require that any changes to final plans which propose repair or replacement of the primary building’s wood features as being necessary be justified by sufficient evidence of deteri oration or damage warranting such work, to the satisfaction of the Director or Cultural Heritage Committee, as appropriate. 5 Rehabilitation is defined as the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values. The Rehabilitation Standards acknowledge the need to alter or add to a historic building to meet continuing or new uses while retaining the building’s historic character. (SOI Standards, pg. 3) Page 98 of 131 Item 4b ARCH-0145-2021 (1700 Osos) Cultural Heritage Committee Report – September 27, 2021 Windows Recommended Not Recommended Identifying, retaining, and preserving windows and their functional and decorative features that are important to the overall character of the building. The window material and how the window operates […] are significant, as are its components […] and related features, such as shutters. Removing or substantially changing windows or window features which are important in defining the overall historic character of the building so that, as a result, the character is diminished. Changing the appearance of windows that contribute to the historic character of the building by replacing materials, finishes or colors which noticeably change the sash, depth of the reveal, and muntin configurations, the reflectivity and color of the glazing; or the appearance of the frame. Replacing in kind an entire window that is too deteriorated to repair […] If using the same kind of material is not feasible, then a compatible substitute material may be considered. Using substitute material for the replacement that does not convey the same appearance of the surviving components of the window or that is physically incompatible." Standards allow flexibility for window replacements where deterioration precludes repair of existing windows, and plans indicate many existing windows “to be replaced for like.” The Window Schedule in plans describes the condition of existing windows (good, fair, poor), indicating replacement of windows that are not in good condition. Replacements are largely with “clad” windows of wood materials in the interior but more durable aluminum material on the exterior. While manufacturer information suggests that the intended replacement windows are generally of a suitably high quality, the aluminum exterior material represents a substitute material and design which may have characteristics that affect the finish, profile, dimension and de tails in a manner leading to subtle mismatch in appearance with original windows. The Commission should consider whether the clad aluminum window design is a suitable substitute, or whether a wood material matching original materials is desirable for replacement windows, to achieve closer consistency with these Guidelines. In order to ensure appropriate replacement window forms and materials the Committee should also consider recommending a condition of approval requiring that, in addition to the window schedule, sufficient documentation of the condition of windows to be replaced and of proposed window replacements accompany final plans. Such documentation should include clear photographs of existing windows, of sufficient quality to depict the range of conditions of the windows, and representative drawings of existing and replacement windows describing the form, method of operation, materials, and appearance of replacement windows (including muntins, mullions, other window components). Page 99 of 131 Item 4b ARCH-0145-2021 (1700 Osos) Cultural Heritage Committee Report – September 27, 2021 Entrances and Porches Recommended Not Recommended Identifying, retaining, and preserving entrances and porches and their functional and decorative features that are important in defining the overall historic character of the building. The materials themselves (including masonry, wood, and metal) are significant, as are their features, such as doors, transoms, pilasters, columns, balustrades, stairs, roofs, and projecting canopies. "Removing or substantially changing entrances and porches which are important in defining the overall historic character of the building so that, as a result, the character is diminished. Plans also depict retention of the front porch in its current configuration, including retention of the surviving flat arch element above the entry. In order to ensure the retention and preservation of distinctive entry and porch elements, the Committee should consider recommending a condition of approval requiring that these remaining features be preserved. Any proposed replacement of the building’s front porch features would have to be justified by sufficient evidence of deterioration or damage warranting such work, to the satisfaction of the Community Development Director or Cultural Heritage Committee, as appropriate. Code-Required Work (Stairways, Fire Escapes) Recommended Not Recommended Adding a new stairway or elevator to meet life- safety code requirements in a manner that preserves adjacent character-defining features and spaces. Altering, damaging, or destroying character- defining spaces, features, or finishes when adding a new code-required stairway or elevator. Using existing openings on secondary or less- visible elevations or, if necessary, creating new openings on secondary or less-visible elevations to accommodate second egress requirements. Using a primary or other highly-visible elevation to accommodate second egress requirements without investigating other options or locations. Work proposed in plans includes modification of an existing stairway on the south elevation, provision of a new second-floor exit from the new rear deck, and refurbishment of the existing attic fire escape to improve emergency egress provisions from the building, necessary features given the unusually high bedroom count and potential occupancy of the building. These are minor alterations to existing features, except for the new deck stairway, which is limited to a secondary (rear) elevation and does not damage or destroy any character defining feature of the building. 6.0 SUMMARY Page 100 of 131 Item 4b ARCH-0145-2021 (1700 Osos) Cultural Heritage Committee Report – September 27, 2021 The applicant has placed the proposed new deck at the rear elevation of the building, which reduces its visibility and impact, and has limited remaining exterior modifications to minor alterations of an existing stairway, refurbishment of an existing fire escape, and replacement of windows “for like” with purposely selected wood clad replacement windows. The characteristic wood siding and trim of the building and its surviving porch features are preserved unaltered, with remaining work limited to interior renovations. Based on the evaluation provided in this report, staff suggests that the Committee specifically consider the suitability of the window replacements and of the new deck, as described above in this report, following the guidelines supporting the Secretary of the Interior’s Standards for the Treatment of Historic Properties, and provide appropriate conditions for final action on the a rchitectural review application to ensure that the character-defining features of the historic building are retained and preserved and, where repair or replacement may be deemed necessary, that such work is based on sufficient justification and evidence, and carried out consistent with those Standards and guidelines. 7.0 ACTION ALTERNATIVES  Continue review to another date with direction to staff and applicant.  Recommend that the Community Development Director find that the proposed work is not consistent with the City’s Historical Preservation Ordinance, providing specific findings regarding inconsistency with the City’s Historic Preservation Ordinance, Historic Preservation Program Guidelines, or Secretary of Interior’s Standards. 8.0 ATTACHMENTS A. Applicant’s Project Description (1700 Osos) B. Architectural Worksheet (1700 Osos; Allen House) C. Project Plans (ARCH-0145-2021) D. Skylight Details Figure 5: Rendering, front (Santa Barbara St.) elevation Page 101 of 131 Page 102 of 131 ANDREW GOODWIN DESIGNS DESIGN | ARCHITECTURE | PLANNING August 17, 2021 City of San Luis Obispo Community Development Department 919 Palm Street San Luis Obispo, CA 93401 Phone: (805) 781-7170 RE: Minor Use Application for Exterior Retrofit 1700 Osos Street, San Luis Obispo, CA 93401 Allen House Retrofit We are subming plans and this applicaon for a Minor Use Permit to be reviewed for work on a historic home at 1700 Osos Street - the Allen House. This applicaon would allow for the owners of the exisng home to maintain the property as a single family residence and retrofit the exterior and porons of the property. The property in queson is a large single family residence that was previously a boarding house. The applicaon IS NOT FOR A BOARDING HOUSE. It is to be reviewed by the Cultural Heritage Commiee upon direcon of the planning department (Kyle Bell). The Scope of work includes the following: ●Repair The Allen House at 1700 Osos Street. The exterior scope of work is to rehabilitate The Allen House, a house listed on the San Luis Obispo master list of historic resources. Exterior work is to include replacing select windows, replacing the roofing, removing the exisng roof canopy over the back deck and replacing with a raised occupiable deck, removing and replacing exisng skylights, removing and replacing stairs that do not meet current code standards, removing and replacing the current non-conforming fire escape landing and ladder, repainng the home, and repairing the dilapidated garage. ●The interior scope of work includes the removal and replacement of all broken and old plumbing fixtures, cabinets, electrical fixtures, and unused ulity pipes such as gas pipes. All exisng ulity lines that are being abandoned or fixed will be capped for a future permit. ●All domesc hot and cold water lines will be removed and replaced with new lines. An exisng hot water heater will be removed and replaced with an instant hot water heater. ●All electrical to be upgraded to meet current code. The exisng electrical panel will be replaced with a new 400 amp panel. PG&E applicaon to be submied. ●Some damaged interior plaster and paneling is to be replaced with new gyp board walls. New paint to be included. ●An exterior shed on the north side of the building will be repaired due to potenal dangerous condions. 2050 Parker Street, San Luis Obispo, CA 93401 – (P) 805.439.1611 – (E) andrew@andrewgoodwin.us Page 103 of 131 ●A two-bedroom 834 SF ADU will be designated within the exisng building envelope on the southwest side of the first floor. This ADU is to include two bedrooms, one office, one full bathroom, one half bathroom, a kitchen and a living room. We request that the CHC approve this retrofit at 1700 Osos Street, and that the owner be allowed to proceed to building permit applicaon Sincerely, Andrew Goodwin, AIA, LEED AP Architect Andrew Goodwin Designs 2050 Parker Street, San Luis Obispo, CA 93401 – (P) 805.439.1611 – (E) andrew@andrewgoodwin.us Page 104 of 131 Page 105 of 131 Page 106 of 131 Page 107 of 131 Page 108 of 131 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1'-0"54SITE PLAN14LEGEND - SITE PLAN5(9,6,2165(9 5(9'$7( 5(9'(6&5,37,2113KEYNOTES - SITE PLANPage 110 of 131 83836)0(&+$1,&$/6)%('52206)%('52206)+$//:$<6)',1,1*52206).,7&+(16)%$7+522206).,7&+(16)/,9,1*52206)%$7+52206)&29(5('3$7,26)(175<6)*$5$*(8383836)%$7+5220$6)/,9,1*52206))2<(56)2)),&(6)%('5220$%&'( :,1'2:72%(5(3/$&('/,.()25/,.(6((:,1'2:6&+('8/((;+,%,7$ 3/$67(572%(5(029(',17+,6/2&$7,21 20,7 (67$,5672%('(02/,6+(' 20,7 (6.</,*+7672%(5(029(' 5(029($//81(&(66$5<*$6/,1(6 5(029($//'$0$*('&$%,1(75<6,1.$1'),;785(65(3/$&(:,7+1(::25.,1*,7(06 5(029(81(&(66$5<$1'%227/(**('3/80%,1*$1'(/(&75,&$/,7(06 5(029($1'5(3/$&(+$1'5$,/720$.(,76$)(6(&85($1'8372&2'( 5(029($1'5(3/$&(:,7+1(:)81&7,21,1*,7(06 6+('72%(5(029('$1'5(3/$&(':,7+$6$)($1'6(&85(21( 83*5$'((/(&75,&6(59,&(72$036 5(&211(&7(;,67,1*3/80%,1*,12/'%$7+5220$''&(,/,1*)$1$1'(;+$867722876,'(5(029(121&21)250,1*%22.6+(/)5()5$0($1'5(&/26(:$// 5(029(&$%,1(76$1'5(3/$&($//'$0$*('$1'121)81&7,21,1*,7(065(3/$&(:,7+1(:&$%,1(76 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age 111 of 131 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5(029$/2)(;,67,1*:$7(5+($7(572%(5(3/$&('%<7$1./(66:$7(5+($7(5$1'02817('216,'(2)+286(1(;772),5((6&$3(/$''(5a727+(5,*+72)7+(/$''(5:$7(5+($7(5(1&/2685(72%(&216758&7('72&855(17)5$0,1*&2'($1'86('72(1&/26(7+(:$6+(5$1''5<(5:+,&+86('72%(/2&$7('287'2256217+(&29(5('3$7,2$5($7+(6758&785(:,//86((;,67,1**$6:$7(5$1''5$,16 5(029(.,7&+(1,6/$1'$1'5(3/$&(:,7+1(:,6/$1' 5(029(121/2$'%($5,1*:$// 5(029($1'5(3/$&(',/$3,'$7('6+('$1'5(%8,/'720$.(6$)($1'6(&85( 5(029($1'5(3/$&($//3/80%,1*%5,1*,1*,78372&2'( 029('22528772(;3$1'%$7+5220 5(029(121/2$'%($5,1*:$//72(;3$1'%$7+5220 5(029((;,67,1*,123(5$%/()/22502817('5$',$17+($7(565()5$0()/225,1*$1'&29(5:,7+3/<:22' 5(3$,5(;,67,1**$5$*(5(029($1'5(3/$&('$0$*('*$5$*(6,',1*(;,67,1*121&21)250,1*)5$0,1*522)$1'',/$3,'$7('*$5$*('225.(<127(6 6((.(<127()25(;7(172)'$0$*('3/$67(5&2175$&7257286(',6&5(7,21:+(1,'(17,)<,1*$1'5(029,1*'$0$*('3/$67(5$5&+,7(&772%(127,),('2)$1</2&$7,216%(<21'7+26('(127('213/$16*(1(5$/127(6127)25&216758&7,21352-(&76+((77,7/(6+((7180%(5352-(&70$1$*(57(&+1,&,$1'$7(-2%180%(56($/&/,(177KHVHGUDZLQJVDUHLQVWUXPHQWVRIVHUYLFHDQGDUHWKHSURSHUW\RI$QGUHZ*RRGZLQ'HVLJQV,QF7KHLQIRUPDWLRQUHSUHVHQWHGRQWKHVHGUDZLQJVDUHH[FOXVLYHO\IRUWKHSURMHFWLQGLFDWHGDQGVKDOOQRWEHWUDQVIHUUHGRURWKHUZLVHUHSURGXFHGZLWKRXWH[SUHVVZULWWHQSHUPLVVLRQRI$QGUHZ*RRGZLQ&RS\ULJKW$1'5(:*22':,1'(6,*163$5.(5676$1/8,62%,632&$WZZZDQGUHZJRRGZLQXVDUFKLWHFWDQGUHZJRRGZLQDLDDQGUHZ#DQGUHZJRRGZLQXV$1*%$&*'(023/$1/(9(/2626675((7+2/',1*//&$//(1+286(5(752),72626676$1/8,62%,632&$$31.$5/B/((#<$+22&20%/8(%211(7/181,76&27769$//(<&$1/4" = 1'-0"54LEVEL 2 - DEMO PLAN13LEGEND - DEMO PLAN12KEYNOTES - DEMO PLAN5(9,6,2165(9 5(9'$7( 5(9'(6&5,37,2111GENERAL NOTES - DEMO PLANSPage 112 of 131 '16)%('52206)%('52206)+$//:$<6)),5((6&$3(6)%('5220$77,&6)$77,&6)$%&' 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age 113 of 131 $%&'( :,1'2:72%(5(3/$&('/,.()25/,.(6((:,1'2:6&+('8/((;+,%,7$ 3/$67(572%(5(029(',17+,6/2&$7,21 20,7 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5(029(.,7&+(1,6/$1'$1'5(3/$&(:,7+1(:,6/$1' 5(029(121/2$'%($5,1*:$// 5(029($1'5(3/$&(',/$3,'$7('6+('$1'5(%8,/'720$.(6$)($1'6(&85( 5(029($1'5(3/$&($//3/80%,1*%5,1*,1*,78372&2'( 029('22528772(;3$1'%$7+5220 5(029(121/2$'%($5,1*:$//72(;3$1'%$7+5220 5(029((;,67,1*,123(5$%/()/22502817('5$',$17+($7(565()5$0()/225,1*$1'&29(5:,7+3/<:22' 5(3$,5(;,67,1**$5$*(5(029($1'5(3/$&('$0$*('*$5$*(6,',1*(;,67,1*121&21)250,1*)5$0,1*522)$1'',/$3,'$7('*$5$*('225.(<127(6/(*(1'(;,67,1*:$//'225:,1'2:25522)72%('(02/,6+('352-(&76+((77,7/(6+((7180%(5352-(&70$1$*(57(&+1,&,$1'$7(-2%180%(56($/&/,(177KHVHGUDZLQJVDUHLQVWUXPHQWVRIVHUYLFHDQGDUHWKHSURSHUW\RI$QGUHZ*RRGZLQ'HVLJQV,QF7KHLQIRUPDWLRQUHSUHVHQWHGRQWKHVHGUDZLQJVDUHH[FOXVLYHO\IRUWKHSURMHFWLQGLFDWHGDQGVKDOOQRWEHWUDQVIHUUHGRURWKHUZLVHUHSURGXFHGZLWKRXWH[SUHVVZULWWHQSHUPLVVLRQRI$QGUHZ*RRGZLQ&RS\ULJKW$1'5(:*22':,1'(6,*163$5.(5676$1/8,62%,632&$WZZZDQGUHZJRRGZLQXVDUFKLWHFWDQGUHZJRRGZLQDLDDQGUHZ#DQGUHZJRRGZLQXV$1*%$&*'(023/$1522)2626675((7+2/',1*//&$//(1+286(5(752),72626676$1/8,62%,632&$$31.$5/B/((#<$+22&20%/8(%211(7/181,76&27769$//(<&$5(9,6,2165(9 5(9'$7( 5(9'(6&5,37,211/4" = 1'-0"54ROOF - DEMO PLAN12KEYNOTES - DEMO PLAN13LEGEND - DEMO PLANPage 114 of 131 8383'183;;;;;;$$$6)0(&+$1,&$/6)%('52206)%('52206)+$//:$<6)',1,1*52206).,7&+(16)%$7+522206)/,9,1*52206)%$7+52206)&29(5('3$7,26)(175<6)*$5$*(83/,1(2)1(:'(&.$%29(6)),5(5,6(5$6)%$7+5220$6).,7&+(16)2)),&(6)%('52206))2<(51(:$&&(6625<':(//,1*81,76)7238%/,&5,*+72):$<7238%/,&5,*+72):$<7238%/,&5,*+72):$<7238%/,&5,*+72):$<6)&/26(7%$%&'( 831(::22'325&+$1'67$,5725(3/$&((;,67,1*$$%$%$$)('&%$%$$)%&'($$$ &2175$&725,65(63216,%/()25$6%8,/7&21',7,21,17(5,25:$//6$5(',$*5$00$7,&21/< 3/$1612772%(6&$/()25&216758&7,21*(1(5$/127(6 :,1'2:72%(5(3/$&('/,.()25/,.(6((6+((7$)25:,1'2:6&+('8/( 20,,7 1(*5(666.</,*+79(/8;*380.(;7(5,25&2/25'$5.*5(<,17(5,25&2/25:+,7(6(((;+,%,76%%$1'& 1),;('9(/8;6.</,*+76(;7(5,25&2/25'$5.*5(<,17(5,25&2/25 1(*5(666.</,*+79(/8;*;8).(;7(5,25&2/25'$5.*5(<,17(5,25&2/25:+,7(6(((;+,%,76%%$1'& (),5((6&$3(/$''(5$1'/$1',1*72%(5(3/$&('720((7&855(17&2'(67$1'$5'6.(<127(6/(*(1'(*5(663$7+1+285),5(3$57,7,21127)25&216758&7,21352-(&76+((77,7/(6+((7180%(5352-(&70$1$*(57(&+1,&,$1'$7(-2%180%(56($/&/,(177KHVHGUDZLQJVDUHLQVWUXPHQWVRIVHUYLFHDQGDUHWKHSURSHUW\RI$QGUHZ*RRGZLQ'HVLJQV,QF7KHLQIRUPDWLRQUHSUHVHQWHGRQWKHVHGUDZLQJVDUHH[FOXVLYHO\IRUWKHSURMHFWLQGLFDWHGDQGVKDOOQRWEHWUDQVIHUUHGRURWKHUZLVHUHSURGXFHGZLWKRXWH[SUHVVZULWWHQSHUPLVVLRQRI$QGUHZ*RRGZLQ&RS\ULJKW$1'5(:*22':,1'(6,*163$5.(5676$1/8,62%,632&$WZZZDQGUHZJRRGZLQXVDUFKLWHFWDQGUHZJRRGZLQDLDDQGUHZ#DQGUHZJRRGZLQXV$1*%$&*)/2253/$1/(9(/2626675((7+2/',1*//&$//(1+286(5(752),72626676$1/8,62%,632&$$31.$5/B/((#<$+22&20%/8(%211(7/181,76&27769$//(<&$1/4" = 1'-0"54LEVEL 1 - FLOOR PLAN11GENERAL NOTES - PLANS12KEYNOTES - PLANS13LEGEND - PLANS5(9,6,2165(9 5(9'$7( 5(9'(6&5,37,21WINDOWS TO BE REPLACEDPage 115 of 131 83$$$6)%('52206)%('52206)%('52206)%('52206)%('52206)%('52206)%('52206)%('52206)%$7+52206))851$&(5220352326(''(&.6)+$//:$<'1'1522)522)'1522)7238%/,&5,*+72):$<7238%/,&5,*+72):$<$%&'( $%$$$$$%&$$$%$%$/(*(1'(*5(663$7+1+285),5(3$57,7,21 :,1'2:72%(5(3/$&('/,.()25/,.(6((6+((7$)25:,1'2:6&+('8/( 20,,7 1(*5(666.</,*+79(/8;*380.(;7(5,25&2/25'$5.*5(<,17(5,25&2/25:+,7(6(((;+,%,76%%$1'& 1),;('9(/8;6.</,*+76(;7(5,25&2/25'$5.*5(<,17(5,25&2/25 1(*5(666.</,*+79(/8;*;8).(;7(5,25&2/25'$5.*5(<,17(5,25&2/25:+,7(6(((;+,%,76%%$1'& (),5((6&$3(/$''(5$1'/$1',1*72%(5(3/$&('720((7&855(17&2'(67$1'$5'6.(<127(6 &2175$&725,65(63216,%/()25$6%8,/7&21',7,21,17(5,25:$//6$5(',$*5$00$7,&21/< 3/$1612772%(6&$/()25&216758&7,21*(1(5$/127(6127)25&216758&7,21352-(&76+((77,7/(6+((7180%(5352-(&70$1$*(57(&+1,&,$1'$7(-2%180%(56($/&/,(177KHVHGUDZLQJVDUHLQVWUXPHQWVRIVHUYLFHDQGDUHWKHSURSHUW\RI$QGUHZ*RRGZLQ'HVLJQV,QF7KHLQIRUPDWLRQUHSUHVHQWHGRQWKHVHGUDZLQJVDUHH[FOXVLYHO\IRUWKHSURMHFWLQGLFDWHGDQGVKDOOQRWEHWUDQVIHUUHGRURWKHUZLVHUHSURGXFHGZLWKRXWH[SUHVVZULWWHQSHUPLVVLRQRI$QGUHZ*RRGZLQ&RS\ULJKW$1'5(:*22':,1'(6,*163$5.(5676$1/8,62%,632&$WZZZDQGUHZJRRGZLQXVDUFKLWHFWDQGUHZJRRGZLQDLDDQGUHZ#DQGUHZJRRGZLQXV$1*%$&*)/2253/$1/(9(/2626675((7+2/',1*//&$//(1+286(5(752),72626676$1/8,62%,632&$$31.$5/B/((#<$+22&20%/8(%211(7/181,76&27769$//(<&$1/4" = 1'-0"54LEVEL 2 - FLOOR PLAN13LEGEND - PLANS12KEYNOTES - PLANS11GENERAL NOTES - PLANS5(9,6,2165(9 5(9'$7( 5(9'(6&5,37,21WINDOWS TO BE REPLACEDPage 116 of 131 '1$$$6)%('52206)%('52206)+$//:$<6)),5((6&$3(6)%('5220$$$6)352326('%('52206)352326('%('52206)&/26(7)$%29( 6)$%29( 6)$%29( 6)$%29( 6)$%29( 6)$%29( 6)$%29( 6)$%29( 6)$%29( 6)$%29( 6)6)&/26(7*6)72,/(75220$352326('6(&21')/225'(&.%(/2:522)%(/2:522)%(/2:522)%(/2:$%&'( %&$$%$%/(*(1'(*5(663$7+1+285),5(3$57,7,21 :,1'2:72%(5(3/$&('/,.()25/,.(6((6+((7$)25:,1'2:6&+('8/( 20,,7 1(*5(666.</,*+79(/8;*380.(;7(5,25&2/25'$5.*5(<,17(5,25&2/25:+,7(6(((;+,%,76%%$1'& 1),;('9(/8;6.</,*+76(;7(5,25&2/25'$5.*5(<,17(5,25&2/25 1(*5(666.</,*+79(/8;*;8).(;7(5,25&2/25'$5.*5(<,17(5,25&2/25:+,7(6(((;+,%,76%%$1'& (),5((6&$3(/$''(5$1'/$1',1*72%(5(3/$&('720((7&855(17&2'(67$1'$5'6.(<127(6 &2175$&725,65(63216,%/()25$6%8,/7&21',7,21,17(5,25:$//6$5(',$*5$00$7,&21/< 3/$1612772%(6&$/()25&216758&7,21*(1(5$/127(6127)25&216758&7,21352-(&76+((77,7/(6+((7180%(5352-(&70$1$*(57(&+1,&,$1'$7(-2%180%(56($/&/,(177KHVHGUDZLQJVDUHLQVWUXPHQWVRIVHUYLFHDQGDUHWKHSURSHUW\RI$QGUHZ*RRGZLQ'HVLJQV,QF7KHLQIRUPDWLRQUHSUHVHQWHGRQWKHVHGUDZLQJVDUHH[FOXVLYHO\IRUWKHSURMHFWLQGLFDWHGDQGVKDOOQRWEHWUDQVIHUUHGRURWKHUZLVHUHSURGXFHGZLWKRXWH[SUHVVZULWWHQSHUPLVVLRQRI$QGUHZ*RRGZLQ&RS\ULJKW$1'5(:*22':,1'(6,*163$5.(5676$1/8,62%,632&$WZZZDQGUHZJRRGZLQXVDUFKLWHFWDQGUHZJRRGZLQDLDDQGUHZ#DQGUHZJRRGZLQXV$1*%$&*)/2253/$1/(9(/2626675((7+2/',1*//&$//(1+286(5(752),72626676$1/8,62%,632&$$31.$5/B/((#<$+22&20%/8(%211(7/181,76&27769$//(<&$1/4" = 1'-0"54LEVEL 3 - FLOOR PLAN13LEGEND - PLANS12KEYNOTES - PLANS11GENERAL NOTES - PLANS5(9,6,2165(9 5(9'$7( 5(9'(6&5,37,21WINDOWS TO BE REPLACEDPage 117 of 131 $$$$0,1&/5 0,1&/5 0,1&/5 0,1&/5 $%&'(.(<127(6 :,1'2:72%(5(3/$&('/,.()25/,.(6((:,1'2:6&+('8/((;+,%,7$ 20,,7 1(*5(666.</,*+79(/8;*380.(;7(5,25&2/25'$5.*5(<,17(5,25&2/25:+,7(6(((;+,%,76%%$1'& 1),;('9(/8;6.</,*+76(;7(5,25&2/25'$5.*5(<,17(5,25&2/25 1(*5(666.</,*+79(/8;*;8).(;7(5,25&2/25'$5.*5(<,17(5,25&2/25:+,7(6(((;+,%,76%%$1'& (),5((6&$3(/$''(5$1'/$1',1*72%(5(3/$&('720((7&855(17&2'(67$1'$5'6 1(;7(5,25(*5(6667$,5/(*(1'(*5(663$7+1+285),5(3$57,7,21 &2175$&725,65(63216,%/()25$6%8,/7&21',7,21,17(5,25:$//6$5(',$*5$00$7,&21/< 3/$1612772%(6&$/()25&216758&7,21*(1(5$/127(6127)25&216758&7,21352-(&76+((77,7/(6+((7180%(5352-(&70$1$*(57(&+1,&,$1'$7(-2%180%(56($/&/,(177KHVHGUDZLQJVDUHLQVWUXPHQWVRIVHUYLFHDQGDUHWKHSURSHUW\RI$QGUHZ*RRGZLQ'HVLJQV,QF7KHLQIRUPDWLRQUHSUHVHQWHGRQWKHVHGUDZLQJVDUHH[FOXVLYHO\IRUWKHSURMHFWLQGLFDWHGDQGVKDOOQRWEHWUDQVIHUUHGRURWKHUZLVHUHSURGXFHGZLWKRXWH[SUHVVZULWWHQSHUPLVVLRQRI$QGUHZ*RRGZLQ&RS\ULJKW$1'5(:*22':,1'(6,*163$5.(5676$1/8,62%,632&$WZZZDQGUHZJRRGZLQXVDUFKLWHFWDQGUHZJRRGZLQDLDDQGUHZ#DQGUHZJRRGZLQXV$1*%$&*522)3/$12626675((7+2/',1*//&$//(1+286(5(752),72626676$1/8,62%,632&$$31.$5/B/((#<$+22&20%/8(%211(7/181,76&27769$//(<&$1/4" = 1'-0"54ROOF PLAN5(9,6,2165(9 5(9'$7( 5(9'(6&5,37,2112KEYNOTES - PLANS13LEGEND - PLANS11GENERAL NOTES - PLANSPage 118 of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age 119 of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age 120 of 131 /(9(/ /(9(/ /HYHO /HYHO /HYHO /HYHO 522) 522) 675((7/(9(/ 675((7/(9(/ *$5$*(/(9(/ *$5$*(/(9(/ /(9(/ /(9(/ /HYHO /HYHO /HYHO /HYHO 522) 522) 675((7/(9(/ 675((7/(9(/ *$5$*(/(9(/ *$5$*(/(9(/ $%&'( (;,67,1*(;7(5,25:$//672%(3$,17('6+(5:,1:,//,$066:$/$%$67(525(48,9$/(17 127(':,1'2:672%(5(3/$&(')25/,.(:,1'2:)5$0(672%(62/,':22':,7+$/80,180&/$'(;7(5,253$,17('6:%/$&.0$*,&25(48,9$/(176$6+(67+$7:,//127%(5(3/$&('72$/62%(3$,17('6:%/$&.0$*,&25(48,9$/(17 (;,67,1*:,1'2:75,072%(3$,17('6+(5:,1:,//,$066:$/$%$67(525(48,9$/(17 5(3/$&((;,67,1*522)6+,1*/(6 :,7+6,0,/$57$%&20326,7,21$63+$/7%</$1'0$5.02,5(%/$&.&2/2525(48,9$/(17 1(*5(666.</,*+79(/8;*380.(;7(5,25&2/25'$5.*5(< ,17(5,25&2/25:+,7(6(((;+,%,76%%$1'& (;,67,1*&21&5(7(67(3672%(3$,17('6:,17(//(&78$/*5$<25(48,9$/(17127)25&216758&7,21352-(&76+((77,7/(6+((7180%(5352-(&70$1$*(57(&+1,&,$1'$7(-2%180%(56($/&/,(177KHVHGUDZLQJVDUHLQVWUXPHQWVRIVHUYLFHDQGDUHWKHSURSHUW\RI$QGUHZ*RRGZLQ'HVLJQV,QF7KHLQIRUPDWLRQUHSUHVHQWHGRQWKHVHGUDZLQJVDUHH[FOXVLYHO\IRUWKHSURMHFWLQGLFDWHGDQGVKDOOQRWEHWUDQVIHUUHGRURWKHUZLVHUHSURGXFHGZLWKRXWH[SUHVVZULWWHQSHUPLVVLRQRI$QGUHZ*RRGZLQ&RS\ULJKW$1'5(:*22':,1'(6,*163$5.(5676$1/8,62%,632&$WZZZDQGUHZJRRGZLQXVDUFKLWHFWDQGUHZJRRGZLQDLDDQGUHZ#DQGUHZJRRGZLQXV$1*%$&*352326('(;7(5,25(/(9$7,2162626675((7+2/',1*//&$//(1+286(5(752),72626676$1/8,62%,632&$$31.$5/B/((#<$+22&20%/8(%211(7/181,76&27769$//(<&$1/4" = 1'-0"54PROPOSED ELEVATION - WEST1/4" = 1'-0"52PROPOSED ELEVATION - SOUTH15KEYNOTES - ELEVATIONS5(9,6,2165(9 5(9'$7( 5(9'(6&5,37,21WINDOWS TO BE REPLACEDPage 121 of 131 /(9(/ /(9(/ /HYHO /HYHO /HYHO /HYHO 522) 522) 675((7/(9(/ 675((7/(9(/ *$5$*(/(9(/ *$5$*(/(9(/ $%&'( (;,67,1*(;7(5,25:$//672%(3$,17('6+(5:,1:,//,$066:$/$%$67(525(48,9$/(17 127(':,1'2:672%(5(3/$&(')25/,.(:,1'2:)5$0(672%(62/,':22':,7+$/80,180&/$'(;7(5,253$,17('6:%/$&.0$*,&25(48,9$/(176$6+(67+$7:,//127%(5(3/$&('72$/62%(3$,17('6:%/$&.0$*,&25(48,9$/(17 (;,67,1*:,1'2:75,072%(3$,17('6+(5:,1:,//,$066:$/$%$67(525(48,9$/(17 5(3/$&((;,67,1*522)6+,1*/(6 :,7+6,0,/$57$%&20326,7,21$63+$/7%</$1'0$5.02,5(%/$&.&2/2525(48,9$/(17 1(*5(666.</,*+79(/8;*380.(;7(5,25&2/25'$5.*5(< ,17(5,25&2/25:+,7(6(((;+,%,76%%$1'& (;,67,1*&21&5(7(67(3672%(3$,17('6:,17(//(&78$/*5$<25(48,9$/(17/(9(/ /(9(/ /HYHO /HYHO /HYHO /HYHO 522) 522) ))/(9(/ ))/(9(/ *$5$*(/(9(/ *$5$*(/(9(/ 127)25&216758&7,21352-(&76+((77,7/(6+((7180%(5352-(&70$1$*(57(&+1,&,$1'$7(-2%180%(56($/&/,(177KHVHGUDZLQJVDUHLQVWUXPHQWVRIVHUYLFHDQGDUHWKHSURSHUW\RI$QGUHZ*RRGZLQ'HVLJQV,QF7KHLQIRUPDWLRQUHSUHVHQWHGRQWKHVHGUDZLQJVDUHH[FOXVLYHO\IRUWKHSURMHFWLQGLFDWHGDQGVKDOOQRWEHWUDQVIHUUHGRURWKHUZLVHUHSURGXFHGZLWKRXWH[SUHVVZULWWHQSHUPLVVLRQRI$QGUHZ*RRGZLQ&RS\ULJKW$1'5(:*22':,1'(6,*163$5.(5676$1/8,62%,632&$WZZZDQGUHZJRRGZLQXVDUFKLWHFWDQGUHZJRRGZLQDLDDQGUHZ#DQGUHZJRRGZLQXV$1*%$&*352326('(;7(5,25(/(9$7,2162626675((7+2/',1*//&$//(1+286(5(752),72626676$1/8,62%,632&$$31.$5/B/((#<$+22&20%/8(%211(7/181,76&27769$//(<&$1/4" = 1'-0"52PROPOSED ELEVATION - NORTH15KEYNOTES - ELEVATIONS5(9,6,2165(9 5(9'$7( 5(9'(6&5,37,211/4" = 1'-0"54PROPOSED ELEVATION - EASTWINDOWS TO BE REPLACEDPage 122 of 131 /HYHO 522) 0,1&/5 0$;0$; 0,1&/5 6)%('52206)%('5220$%&'(6)352326('%('52206)352326('%('5220$$5($2)+$%,7$%/(63$&(3(5&5&0867%(6)25/$5*(5:,7+6/23('&(,/,1*29(5 352326('%('5220+$66):,7+$&(,/,1*+,*+(57+$1 $1'025(7+$16):,7+$&(,/,1*+,*+(57+$1 6)352326('%('5220$$5($2)+$%,7$%/(63$&(3(5&5&0867%(6)25/$5*(5:,7+6/23('&(,/,1*29(5 352326('%('5220+$66):,7+$&(,/,1*+,*+(57+$1 $1'025(7+$16):,7+$&(,/,1*+,*+(57+$1 6)352326('%('5220127)25&216758&7,21352-(&76+((77,7/(6+((7180%(5352-(&70$1$*(57(&+1,&,$1'$7(-2%180%(56($/&/,(177KHVHGUDZLQJVDUHLQVWUXPHQWVRIVHUYLFHDQGDUHWKHSURSHUW\RI$QGUHZ*RRGZLQ'HVLJQV,QF7KHLQIRUPDWLRQUHSUHVHQWHGRQWKHVHGUDZLQJVDUHH[FOXVLYHO\IRUWKHSURMHFWLQGLFDWHGDQGVKDOOQRWEHWUDQVIHUUHGRURWKHUZLVHUHSURGXFHGZLWKRXWH[SUHVVZULWWHQSHUPLVVLRQRI$QGUHZ*RRGZLQ&RS\ULJKW$1'5(:*22':,1'(6,*163$5.(5676$1/8,62%,632&$WZZZDQGUHZJRRGZLQXVDUFKLWHFWDQGUHZJRRGZLQDLDDQGUHZ#DQGUHZJRRGZLQXV$1*%$&*(1/$5*('6(&7,2162626675((7+2/',1*//&$//(1+286(5(752),72626676$1/8,62%,632&$$31.$5/B/((#<$+22&20%/8(%211(7/181,76&27769$//(<&$3/8" = 1'-0"54ENLARGED SECTION 015(9,6,2165(9 5(9'$7( 5(9'(6&5,37,211/2" = 1'-0"53ENLARGED PLAN1/2" = 1'-0"23ENLARGED PLANPage 123 of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age 124 of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age 125 of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age 126 of 131 Additional Information on Roof Window Proposal for Application ARCH-0145-2021 (1700 Osos) Dear Walter, I am writing this letter to you with the intent to provide more supporting information and boost my chances of having these roof windows approved by the CHC and the SLO City Planning Department. Adding these units to the roof and discarding the existing ones is a high priority for me on this project and I will support my case below on how this will benefit all. I have done a fair amount of research and information gathering that all point to benefits in aesthetics, safety and health, and consistency with SOI standards. The proposed product is the roof window manufactured by Velux USA, model number GPU MK06 and here is quick overview of the product: Page 127 of 131 • Exterior color: Dark grey (standard and one choice) • Interior color: White (standard) • Materials: Aluminum clad exterior surrounding a wood (pine) frame • Opening dimensions: 31 1/4” x 46 7/8” (rough opening, finished frame) • 3” Height profile: Top edge of frame sits 3” above the shingles • Product data: Velux emergency exit information sheet, see Exhibit B.1 • Approved for egress: See Certification Letter Exhibit B.2 • Cross Section Details: For vertical and horizontal cross section details see Exhibit C.1 Exterior aesthetics: These new roof windows will look far better than the ones that are on the roof now. Currently, 1700 Osos Street has three existing skylights, two that are fixed 20” x 20” and one that is 24”H x 48”W (top hinge casement type). All three skylights are of the curb mounted type with a faded white plastic dome on the two square ones. All three frames extend about 9 inches from the roof and the style looks very dated, plus the 24 x 48 one leaks, and all are at their ends of their useful lives. The two skylights located on the north end of the roof (the north attic space) are not centered. When looking at it from the outside, the skylights are left-aligned with the smaller one stacked on top of the larger one. When these skylights were originally installed it does not look like it was done with care or attention to how it would look from the outside. Existing condition, north end: Page 128 of 131 The proposed product is a top-hinged roof window manufactured by Velux USA, model number GPU MK06 which is 31 1/4” x 46 7/8” (rough opening, finished frame). These units will look good on the roof as it will be centered on the roof. The color of the exterior frame will blend in with the dark colored shingles to be installed after the roofing permit is approved. Further on appearance, these units will have a 66% lower profile at ~3 inches high. These units actually are set inside the roof, hence “roof window” versus being on top like a curb mounted skylight. Two new roof windows will replace the existing two on the north end and two new roof windows of all the same type will replace the single square skylight on the south end of the roof. Since the larger 24” x 48” skylight leaks, replacing it would be consistent with the Secretary of Interior’s (SOI) guideline in that it is consistent with the recommendations that: Protecting a leaking roof with a temporary waterproof membrane with a synthetic underlayment, roll roofing, plywood, or a tarpaulin until it can be repaired. And SOI is not recommended that: Leaving a leaking roof unprotected so that accelerated deterioration of historic building materials from the restoration period (such as masonry, wood, plaster, paint, and structural members) results. By not replacing that old skylight that leaks, further water damage will happen. The new roof windows will provide superior waterproofing and longevity to the historic building. Velux has a 10 year no leak warranty. Safety and Health: In terms of safety, the addition of the new roof windows will provide more, by a factor of 4, egress compliant openings, allowing occupants more ways to escape, through the roof, in the event of an emergency. The GPU MK06 models have been certified for being egress compliant by the Window & Door Manufacturers Association. Regarding health and comfort, the new units will provide far more natural light and improved ventilation and access to fresh air. These modern units also provide good energy efficiency qualities. Page 129 of 131 Recap of key points in favor of new roof windows versus leaving current skylights in place: • Looks better from the street. The roof windows will be centered and because of the lower profile and color, will blend in better with the new roof. These are high quality units. • Does not compromise the historical nature of the roof or the building. It can be argued that the current non-original skylights do compromise the look of the building as-is. • Will stop the accelerated deterioration of the historic building by replacing the leaking, outdated skylight. Velux has a 10 year no leak warranty. • Adds superior safety benefits by proving more emergency exit points on the 3rd floor. • More natural light and more fresh air • Better energy efficiency • Higher quality living experience for the occupants To recap, the addition of the Velux GPU MK06 does not harm the historic nature of the building, but rather improves the look and longevity of the building and provides for high quality living for the occupants. Existing north end of roof, aerial view and view from Osos St: Left-aligned to rafter that leads to ridge, not centered f Page 130 of 131 Existing south end of roof, aerial view and view from Osos St: Page 131 of 131