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Home My WebLink About10-25-2021 CHC Agenda Packet Cultural Heritage Committee AGENDA Monday, October 25, 2021, 5:30 p.m. Teleconference - Broadcast via Webinar Pursuant to Executive Orders N-60-20 and N-08-21 executed by the Governor of California, and subsequently Assembly Bill 361, enacted in response to the state of emergency relating to novel coronavirus disease 2019 (COVID-19) and enabling teleconferencing accommodations by suspending or waiving specified provisions in the Ralph M. Brown Act (Government Code § 54950 et seq.), commissioners and members of the public may participate in this regular meeting by teleconference. 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: URL: https://slocity- org.zoom.us/j/86539676039?pwd=bFVlMjlQK0dNNWlraUhUSHdDOHcxUT09 Telephone Attendee: +1 (669) 900-6833 Webinar ID: 865 3967 6039; Passcode: 859158 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 - 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 - SEPTEMBER 27, 2021 CULTURAL HERITAGE COMMITTEE MINUTES 5 Consideration of the Culture Heritage Committee Minutes of September 27, 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.531 DANA ST. (HIST-0572-2021) REVIEW OF A MILLS ACT HISTORICAL PROPERTY CONTRACT FOR THE DANA/BARNEBERG HOUSE 9 Recommendation: Recommend to the City Council that the City enter into a Mills Act Historic Property Contract with the property owners, to encourage maintenance and restoration of the historic property at 531 Dana Street (Dana/Barneberg House). 4.b.1156 PEACH ST. (ARCH-0541-2021) CONSTRUCTION OF A NEW SINGLE-UNIT DWELLING ON PROPERTY WITHIN THE MILL STREET HISTORIC DISTRICT 53 Recommendation: Provide a recommendation to the Community Development Director regarding the consistency of the proposed new construction with the City’s Historic Preservation Ordinance (SLOMC Ch. 14.01). 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 January 24, 2022 at 5:30 p.m. via teleconference. The Regular Meetings on November 22, 2021 and December 27, 2021 have been cancelled. 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 1 Cultural Heritage Committee Minutes September 27, 2021, 5:30 p.m. Teleconference - Broadcast via Webinar Cultural Heritage Committee Members Present: Committee Member John Ashbaugh, Committee Member Chuck Crotser, Committee Member Karen Edwards, Vice Chair Eva Ulz, Chair Shannon Larrabee City Staff Present: Deputy City Clerk Kevin Christian, Assistant Planner Walter Oetzell, Senior Planner Brian Leveille, Contract Planner John Rickenbach ______________________________________________________________________ 1. CALL TO ORDER A Regular Meeting of the San Luis Obispo Cultural Heritage Committee was called to order on September 27, 2021, at 5:36 p.m. by Chair Larrabee with Members present via teleconference. 2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA Public Comment: None --End of Public Comment-- 3. CONSENT 3.a CONSIDERATION OF MINUTES - JULY 26, 2021 CULTURAL HERITAGE COMMITTEE MINUTES Approve the Cultural Heritage Committee Minutes of July 26, 2021. Motion By Member Crotser Second By Member Ashbaugh Vice-Chair Ulz recused on July 26, 2021 due to employment conflict. Ayes (4): Member Ashbaugh, Member Crotser, Member Edwards, and Chair Larrabee Abstained (1): Vice Chair Ulz CARRIED (4 to 0) Page 5 of 75 2 4. PUBLIC HEARINGS 4.a 1035 MADONNA (ARCH-0253-2021) REVIEW OF AGRICULTURAL HERITAGE AND LEARNING CENTER IN THE SAN LUIS RANCH SPECIFIC PLAN Contract Planner John Rickenbach presented the staff report and responded to Commission inquiries. Applicant representatives, Scott Martin, Paula Carr and Jacob Grossman provided an overview of the project and site use history and responded to questions raised. Chair Larrabee opened the public hearing. Public Comments: None --End of Public Comment-- Chair Larrabee closed the public hearing. Motion By Vice Chair Ulz Second By Member Crotser Recommending the Planning Commission approve the Addendum to the FEIR, and find the project consistent with the Historic Preservation Ordinance, Secretary of Interior Standards, and historic policies and programs of the San Luis Ranch Specific Plan. Ayes (5): Member Ashbaugh, Member Crotser, Member Edwards, Vice Chair Ulz, and Chair Larrabee CARRIED (5 to 0) 4.b 1700 OSOS (ARCH-0145-2021) REVIEW OF THE REPAIR AND RENOVATION OF THE ALLEN HOUSE (MASTER LIST HISTORIC RESOURCE) Assistant Planner Walter Oetzell presented the staff report and responded to Committee inquiries. Applicant representative, Andrew Goodwin, Architect, and Karl Lee, owner, provided a brief overview of the project, reviewed challenges presented by the deteriorated condition of the property, and responded to questions and concerns voiced by the committee. Page 6 of 75 3 Chair Larrabee opened the public hearing. Public Comments: None --End of Public Comment-- Chair Larrabee closed the public hearing. Motion By Member Ashbaugh Second By Vice Chair Ulz 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 as presented in the staff report. Ayes (5): Member Ashbaugh, Member Crotser, Member Edwards, Vice Chair Ulz, and Chair Larrabee CARRIED (5 to 0) 5. COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Senior Planner Brian Leveille provided an update of upcoming projects. 6. ADJOURNMENT The meeting was adjourned at 7:52 p.m. The next Regular Meeting of the Cultural Heritage Committee is scheduled for October 25, 2021 at 5:30 p.m. via teleconference. _________________________ APPROVED BY CULTURAL HERITAGE COMMITTEE: XX/XX/202X Page 7 of 75 Page 8 of 75 CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: REVIEW OF A MILLS ACT HISTORICAL PROPERTY CONTRACT FOR 531 DANA STREET (THE DANA/BARNEBERG HOUSE) PROJECT ADDRESS: 531 Dana Street BY: Walter Oetzell Phone Number: 781-7593 Email: woetzell@slocity.org FILE NUMBER: HIST-0572-2021 FROM: Brian Leveille, Senior Planner RECOMMENDATION Recommend to the City Council that the City enter into a Mills Act historic property contract with the property owners, to encourage maintenance and restoration of the historic property at 531 Dana Street (Dana/Barneberg House). 1.0 BACKGROUND The owner of the Dana/Barneberg House at 531 Dana Street (Figure 1) submitted an application to enter into a Mills Act historical property contract with the City. The Committee will make a recommendation to the City Council about the request, as provided in § 14.01.030(B) (8) of the City’s Historical Preservation Ordinance 2.0 SITE AND SETTING The property is on the south side of Dana Street, about 400 feet west of Nipomo Street, in a Medium High Density Residential (R 3) Zone, within a residential section the Downtown Historic District characterized by single family dwellings. Several properties in the vicinity are included in the City’s Inventory of Historic Resources. It is developed with the Dana/Barneberg House, a single-family dwelling originally constructed in the late 19th Century (from about 1887), on property across Dana Street (at 550), and moved to the subject site in 1914. The property (531 Dana) was designa ted as a “Master List Resource” by the City Council in June 2021 (by Resolution No. 11255). 3.0 MILLS ACT CONTRACTS The Mills Act Program is a property tax reduction program for protection of cultural resources that encourages their maintenance and restoration (§ 3.6.2 of the General Plan Conservation and Open Space Element). Participation in the program is limited to M aster Meeting Date: 10/25/2021 Item Number: 4a Time Estimate: 30 Minutes Figure 1: The Dana/Barneberg House Page 9 of 75 Item 4a HIST-0572-2021 (531 Dana) Cultural Heritage Committee Report – October 25, 2021 List Resources; the most unique and important historic resources in terms of age, architectural or historical significance, rarity, or association with important persons or events in the City’s past (HPO § 14.01.050 (A)). The City and owners of a Master List Resource enter into an historical property contract under which the owners agree to restore, maintain, and protect the property in accordance with historical preservation standards. Owners may qualify for property tax relief, potentially realizing tax savings of between 40% and 60% per year. Contracts have a minimum term of ten years, and contain standard elements set out in the Mills Act (Govt. Code §§ 50280 – 50290), including: a provision for preservation (or, where necessary, restoration and rehabilitation) of the property in conformance with state historic preservation guidelines; periodic examination of the property for compliance with the contract; and a provision binding the contract upon successive owners. Automatic one - year extensions are provided, unless either party gives notice of non-renewal of the contract. On acceptance and recordation of the contract, the property is assessed using an “income approach” that values the property by an income capitalization method, following guidelines provided by the State Board of Equalization. 4.0 PROPOSED IMPROVEMENTS Several improvements and maintenance items are identified by the applicant (Attachment 1) for completion during the term of the proposed contract. All of the items discussed appear to be relevant to the preservation and maintenance of this property and are included in Exhibit A of the proposed contract (Attachment 2). Additionally, any work undertaken on the property must, under the terms of the contract, be carried out in a manner consistent with the City’s historical preservation standards and guidelines and with the Secretary of the Interior’s Standards for Treatment of Historic Properties, so as to retain and preserve original, character-defining architectural features and the historical character of the property. 5.0 ACTION ALTERNATIVES 1. Staff Recommendation: Recommend to the City Council that the City enter into a Mills Act historic property contract with the property owners, to encourage maintenance and restoration of the historic property at 531 Dana Street. 2. Continue consideration of the request with direction to the applicant and staff. 3. Recommend to the City Council that the City not enter into the proposed historical property contract. This action is not recommended because the City participates in incentive programs that encourage maintenance and restoration of historic properties, (General Plan Conservation and Open Space Element, Program 3.6.2), and as a Master List Resource, this property is eligible for this program. 6.0 ATTACHMENTS A – Applicant Request Letter and List of Improvements (Aug 23, 2021) B – Historic Property Contract (531 Dana – Draft) C – Historic Background (531 Dana – from Applicant) Page 10 of 75 Page 11 of 75 Page 12 of 75 Page 13 of 75 Page 14 of 75 Page 15 of 75 Page 16 of 75 Page 17 of 75 Page 18 of 75 Page 19 of 75 Page 20 of 75 Page 21 of 75 Page 22 of 75 Page 23 of 75 Page 24 of 75 Page 25 of 75 Page 26 of 75 Page 27 of 75 Page 28 of 75 HISTORIC PROPERTY PRESERVATION AGREEMENT BETWEEN THE CITY OF SAN LUIS OBISPO AND THE OWNER OF THE HISTORIC PROPERTY LOCATED AT 531 DANA STREET, IN THE CITY OF SAN LUIS OBISPO, SAN LUIS OBISPO COUNTY, STATE OF CALIFORNIA. THIS AGREEMENT is made and entered into this ________ day of ________ , 2021, by and between the City of San Luis Obispo, a municipal corporation (hereinafter referred to as the “City”), and Brian Tuohy (hereinafter referred to as “Owner”), and collectively referred to as the “parties.” WHEREAS, Owner is the owner of that certain real property commonly known as 531 Dana Street (APN 002-402-008), and legally described as shown in the attached “Exhibit B” (“Owner’s Property”); and WHEREAS, Owner has agreed to enter into an Historical Property Contract with the City for the preservation, maintenance, restoration, or rehabilitation of Owner’s Property, an historic resource within the City; NOW, THEREFORE, in consideration of the above recitals and in further consideration of the mutual benefits, promises, and agreements set out herein, the parties agree as follows: Section 1. Description of Preservation Measures. The Owner, his heirs, or assigns hereby agree to undertake and complete, at their expense, the preservation, maintenance, and improvements measures described in “Exhibit A” attached hereto. Section 2. Effective Date and Term of Agreement. This agreement shall be effective and commence upon recordation and shall remain in effect for an initial term of ten (10) years thereafter. Each year upon the anniversary of the agreement’s effective date, such initial term will automatically be extended as provided in California Government Code Section 50280 through 50290 and in Section 3, below. Section 3. Agreement Renewal and Non-renewal. a. Each year on the anniversary of the effective date of this agreement (hereinafter referred to as “annual renewal date”), a year shall automatically be added to the initial term of this agreement unless written notice of non-renewal is served as provided herein. b. If the Owner or the City desire in any year not to renew the agreement, the Owner or the City shall serve written notice of non-renewal of the agreement on the other party. Unless such notice is served by the Owner to the City at least ninety (90) days prior to the annual renewal date, or served by the City to the Owner at least sixty (60) days prior to the annual renewal date, one (1) year shall automatically be added to the term of the agreement as provided herein. Page 29 of 75 Historic Property Preservation Agreement 531 Dana Street Page 2 c. The Owner may make a written protest of the notice. The City may, at any time prior to the annual renewal date, withdraw its notice to the Owner of non-renewal. d. If either the City or the Owner serves notice to the other party of non-renewal in any year, the agreement shall remain in effect for the balance of the term then remaining. Section 4. Standards and Conditions. During the term of this agreement, the historic property shall be subject to the following conditions: a. Owner agrees to preserve, maintain, and, where necessary, restore or rehabilitate the building and its character-defining features, including: the building’s general architectural form, style, materials, design, scale, proportions, organization of windows, doors, and other openings; interior architectural elements that are integral to the building’s historic character or significance; exterior materials, coatings, textures, details, mass, roof line, porch, and other aspects of the appearance of the building’s exterior, as described in Exhibit A, to the satisfaction of the Community Development Director or his designee. b. All building changes shall comply with applicable City specific plans, City regulations and guidelines, and conform to the rules and regulations of the Office of Historic Preservation of the California Department of Parks and Recreation, namely the U.S. Secretary of the Interior’s Standards for Rehabilitation and Standards and Guidelines for Historic Preservation Projects. Interior remodeling shall retain original, character-defining architectural features such as oak and mahogany details, pillars and arches, special tile work, or architectural ornamentation to the greatest extent possible. c. The Community Development Director shall be notified by the Owner of changes to character-defining exterior features prior to their execution, such as major landscaping projects and tree removals, exterior door or window replacement, repainting, remodeling, or other exterior alterations requiring a building permit. The Owner agrees to secure all necessary City approvals and/or permits prior to changing the building’s use or commencing construction work. d. Owner agrees that property tax savings resulting from this agreement shall be used for property maintenance and improvements as described in Exhibit A. e. The following are prohibited: demolition or partial demolition of the historic building; exterior alterations or additions not in keeping with the standard s listed above; dilapidated, deteriorating, or unrepaired structures such as fences, roofs, doors, walls, windows; outdoor storage of junk, trash, debris, appliances, or furniture visible from a public way; or any device, decoration, structure, or vegetation which is unsightly due to lack of maintenance or because such feature adversely affects, or is visually incompatible with, the property’s recognized Page 30 of 75 Historic Property Preservation Agreement 531 Dana Street Page 3 historic character, significance, and design as determined by the Community Development Director. f. Owner shall allow reasonable periodic examination, by prior appointment, of the interior and exterior of the historic property by representatives of the County Assessor, the State Department of Parks and Recreation, the State Board of Equalization, and the City as may be necessary to determine the Owner’ compliance with the terms and provisions of this agreement. Section 5. Furnishing of Information. The Owner hereby agrees to furnish any and all information requested by the City which may be necessary or advisable to determine compliance with the terms and provisions of this agreement. Section 6. Cancellation. a. The City, following a duly-noticed public hearing by the City Council as set forth in Government Code Section 50285, may cancel this agreement if it determines that the Owner has breached any of the conditions of this agreement or has allowed the property to deteriorate to the point that it no longer meets the standards for a qualified historic property; or if the City determines that the Owner has failed to preserve, maintain, or rehabilitate the property in the manner specified in Section 4 of this agreement. If a contract is cancelled because of failure of the Owner to preserve, maintain, and rehabilitate the historic property as specified above, the Owner shall pay a cancellation fee to the State Controller as set forth in Government Code Section 50286, which states that the fee shall be 12 ½% of the full value of the property at the time of cancellation without regard to any restriction imposed with this agreement. b. If the historic building is acquired by eminent domain and the City Council determines that the acquisition frustrates the purpose of the agreement, the agreement shall be cancelled and no fee imposed, as specified in Government Code Section 50288. Section 7. Enforcement of Agreement. a. In lieu of and/or in addition to any provisions to cancel the agreement as referenced herein, the City may specifically enforce, or enjoin the breach of, the terms of the agreement. In the event of a default, under the provisions to cancel the agreement by the Owner, the City shall give written notice of violation to the Owner by registered or certified mail addressed to the address stated in this agreement. If such a violation is not corrected to the reasonable satisfaction of the Community Development Director or designee within thirty (30) days thereafter; or if not corrected within such a reasonable time as may be required to cure the breach or default of said breach; or if the default cannot be cured within thirty (30) days (provided that acts to cure the breach or default may be commenced within thirty (30) days and shall thereafter be diligently pursued to completion by the Owner); Page 31 of 75 Historic Property Preservation Agreement 531 Dana Street Page 4 then the City may, without further notice, declare a default under the terms of this agreement and may bring any action necessary to specifically enforce the obligations of the Owner growing out of the terms of this agreement, apply to any court, state or federal, for injunctive relief against any violation by the Owner or apply for such relief as may be appropriate. b. The City does not waive any claim of default by the Owner if the City does not enforce or cancel this agreement. All other remedies at law or in equity which are not otherwise provided for in this agreement or in the City’s regulations governing historic properties are available to the City to pursue in the event that there is a breach or default under this agreement. No waiver by the City of any breach or default under this agreement shall be deemed to be a waiver of any other subsequent breach thereof or default herein under. c. By mutual agreement, City and Owner may enter into mediation or binding arbitration to resolve disputes or grievances growing out of this contract. Section 8. Binding Effect of Agreement. The Owner hereby subjects the historic building located at 531 Dana Street, San Luis Obispo, California, Assessor’s Parcel Number 002-402-008, and legally described as shown in the attached “Exhibit B”, to the covenants, reservations, and restrictions as set forth in this agreement. The City and Owner hereby declare their specific intent that the covenants, reservations, and restrictions as set forth herein shall be deemed covenants running with the land and shall pass to and be binding upon the Owner’s successors and assigns in title or interest to the historic property. Every contract, deed, or other instrument hereinafter executed, covering or conveying the historic property or any portion thereof, shall conclusively be held to have been executed, delivered, and accepted subject to the covenants, reservations, and restrictions expressed in this agreement regardless of whether such covenants, restrictions, and reservations are set forth in such contract, deed, or other instrument. Section 9. Notice. Any notice required by the terms of this agreement shall be sent to the address of the respective parties as specified below or at other addresses that may be later specified by the parties hereto. To City: Community Development Director City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 To Owner: Brian Tuohy 531 Dana St San Luis Obispo CA 93401 Section 10. General Provisions. a. None of the terms, provisions, or conditions of this agreement shall be deemed to create a partnership between the parties hereto and any of their heirs, successors, or Page 32 of 75 Historic Property Preservation Agreement 531 Dana Street Page 5 assigns, nor shall such terms, provisions, or conditions cause them to be considered joint ventures or members of any joint enterprise. b. The Owner agrees to hold the City and its elected and appointed officials, officers, agents, and employees harmless from liability for damage or from claims for damage for personal injuries, including death, and claims for property damage which may arise from the direct or indirect use or activities of the Owner, or from those of his contractor, subcontractor, agent, employee, or other person acting on the Owner’s behalf which relates to the use, operation, maintenance, or improvement of the historic property. The Owner hereby agrees to and shall defend the City and its elected and appointed officials, officers, agents, and employees with respect to any and all claims or actions for damages caused by, or alleged to have been caused by, reason of the Owner’s activities in connection with the historic property, excepting however any such claims or actions which are the result of the sole negligence or willful misconduct of City, its officers, agents, or employees. c. This hold harmless provision applies to all damages and claims for damages suffered, or alleged to have been suffered, and costs of defense incurred, by reason of the operations referred to in this agreement regardless of whether or not the City prepared, supplied, or approved the plans, specifications, or other documents for the historic property. d. All of the agreements, rights, covenants, reservations, and restrictions contained in this agreement shall be binding upon and shall inure to the benefit of the parties herein, their heirs, successors, legal representatives, assigns, and all persons acquiring any part or portion of the historic property, whether by operation of law or in any manner whatsoever. e. In the event legal proceedings are brought by any party or parties to enforce or restrain a violation of any of the covenants, reservations, or restrictions contained herein, or to determine the rights and duties of any party hereunder, the prevailing party in such proceeding may recover all reasonable attorney’s fees to be fixed by the court, in addition to court costs and other relief ordered by the court. f. In the event that any of the provisions of this agreement are held to be unenforceable or invalid by any court of competent jurisdiction, or by subsequent preemptive legislation, the validity and enforceability of the remaining provisions, or portions thereof, shall not be affected thereby. g. This agreement shall be construed and governed in accordance with the laws of the State of California. Section 11. Amendments. This agreement may be amended, in whole or in part, only by a written recorded instrument executed by the parties hereto. Page 33 of 75 Historic Property Preservation Agreement 531 Dana Street Page 6 Section 12. Recordation and Fees. No later than twenty (20) days after the parties enter into this agreement, the City shall cause this agreement to be recorded in the office of the County Recorder of the County of San Luis Obispo. Participation in the program shall be at no cost to the Owner; however, the City may charge reasonable and necessary fees to recover direct costs of executing, recording, and administering the historical property contracts. IN WITNESS WHEREOF, the City and Owner have executed this agreement on the day and year written above. OWNER ____________________________________ ______________________________ Brian Tuohy Date CITY OF SAN LUIS OBISPO ____________________________________ ______________________________ Mayor Erica A. Stewart Date Pursuant to authority conferred by Resolution No. NNNNN (2021 Series) ATTEST: ______________________________ Teresa Purrington City Clerk APPROVED AS TO FORM: ______________________________ J. Christine Dietrick City Attorney ALL SIGNATURES MUST BE NOTARIZED Page 34 of 75 Historic Property Preservation Agreement 531 Dana Street Page 7 EXHIBIT “A” MAINTENANCE AND IMPROVEMENT MEASURES FOR THE DANA//BARNEBERG HOUSE LOCATED AT 531 DANA STREET, SAN LUIS OBISPO, CALIFORNIA Owner shall preserve, maintain, and repair the historic building, including its character-defining architectural features in good condition, to the satisfaction of the Community Development Director or designee, pursuant to a Mills Act Preservation Contract with the City of San Luis Obispo for property located at 531 Dana Street. Character-defining features shall include, but are not limited to: roof, eaves, dormers, trim, porches, walls and siding, architectural detailing, doors and windows, window screens and shutters, balustrades and railings, foundations, and surface treatments. Owner agrees to make the following improvements or repairs during the term of this contract but in no case later than ten (10) years from the contract date. All changes or repairs shall be consistent with the City’s Historic Preservation Ordinance and the Secretary of the Interior’s Standards for the Treatment of Historic Properties:  Repair of damage to attic from rodents and unprotected exterior openings;  Replacement of roofing materials, to repair deterioration and damage;  Replacement of missing rain gutters;  Repair of failing portion of retaining walls (at creek boundary); replacement of terrace stairs;  Plumbing repairs including replacement of private sewer line;  Exterior paint and trim maintenance Page 35 of 75 Historic Property Preservation Agreement 531 Dana Street Page 8 EXHIBIT “B” Legal Description For APN/Parcel ID(s): 002-402-008 THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF SAN LUIS OBISPO, COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: [FINAL LEGAL DESCRIPTION PENDING]. APN: 002-402-008 Page 36 of 75 Historic Property Preservation Agreement 531 Dana Street Page 9 State of California } County of San Luis Obispo } On________________, before me __________________________________________, Date Name and Title of the Officer personally appeared, _____________________________________________________, Name of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature __________________________________ Signature of Notary Public Place Notary Seal Above State of California } County of San Luis Obispo } On________________, before me __________________________________________, Date Name and Title of the Officer personally appeared, _____________________________________________________, Name of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature __________________________________ Signature of Notary Public Place Notary Seal Above A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached and not the truthfulness, accuracy, or validity of that document. A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached and not the truthfulness, accuracy, or validity of that document. Page 37 of 75 Historic Property Preservation Agreement 531 Dana Street Page 10 State of California } County of San Luis Obispo } On________________, before me __________________________________________, Date Name and Title of the Officer personally appeared, _____________________________________________________, Name of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature __________________________________ Signature of Notary Public Place Notary Seal Above State of California } County of San Luis Obispo } On________________, before me __________________________________________, Date Name and Title of the Officer personally appeared, _____________________________________________________, Name of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature __________________________________ Signature of Notary Public Place Notary Seal Above A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached and not the truthfulness, accuracy, or validity of that document. A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached and not the truthfulness, accuracy, or validity of that document. Page 38 of 75 Page 39 of 75 Page 40 of 75 Page 41 of 75 Page 42 of 75 Page 43 of 75 Page 44 of 75 Page 45 of 75 Page 46 of 75 Page 47 of 75 Page 48 of 75 Page 49 of 75 Page 50 of 75 Page 51 of 75 Page 52 of 75 CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: CONSTRUCTION OF A NEW SINGLE-UNIT DWELLING ON PROPERTY WITHIN THE MILL STREET HISTORIC DISTRICT PROJECT ADDRESS: 1156 Peach Street BY: Walter Oetzell, Assistant Planner Phone Number: 781-7593 Email: woetzell@slocity.org FILE NUMBER: ARCH-0541-2021 FROM: Brian Leveille, Senior Planner RECOMMENDATION Provide a recommendation to the Community Development Director regarding the consistency of the proposed new construction with the City’s Historic Preservation Ordinance (SLOMC Ch. 14.01). 1.0 BACKGROUND The applicant proposes to construct a new single-family dwelling (see Project Plans, Attachment 1) at 1156 Peach Street, a vacant residential property located about 50 feet west of Toro Street (a single-family dwelling that existed on the site has been demolished). The property is not included in the Inventory of Historic Resources but is located within the Mill Street Historic District 2.0 DISCUSSION Mill Street Historic District. As described in the City’s Historical Preservation Program Guidelines (HPPG, see Attachment B), the Mill Street Historic District is a residential neighborhood developed at the turn of the 20th century, with the majority of the existing buildings dating from the 1900s to 1920s, the district’s primary period of historical and architectural significance. Among the common site features and characteristics identified in the district are consistent 20-foot street yard setbacks, front building facades oriented parallel to the street, and front entries oriented toward street, with prominent walk, stairs and entry porches. Architectural Styles. The majority of historic homes are more modest residences, historically accommodating, for example, many county employee s, owing to its proximity to the courthouse (HPPG, Attachment B). The district’s residential architectural styles reflect the prosperity of its residents, with the older and more elaborate residences within the 1300 block of Palm and Mill Streets. Most buildings in this district were built by local builders, and the District encompasses many different architectural styles, including revival styles popular at the turn of the twentieth century, such as Neo-classic Row House, Victorian, Tudor Revival, Mission Revival, and Craftsman Bungalow, with many homes borrowing architectural details from more than one style. Historic Preservation Program Meeting Date: 10/25/2021 Item Number: 4b Time Estimate: 45 minutes Page 53 of 75 Item 4b ARCH-0541-2021 (1156 Peach) Cultural Heritage Committee Report – October 25, 2021 Guidelines (Attachment B) describe predominant architectural features present in the District, typical features of one- and two-story dwellings of the District’s varied styles. New construction within historic districts is subject to review by the Cultural Heritage Committee (Historic Preservation Ordinance § 14.01.030 (C)), following the City’s Historic Preservation Program Guidelines for Construction in Historic Districts (HPPG § 3.2, see Attachment C). In addition, such construction is to conform to the Secretary of the Interior’s Standards for the Treatment of Historic Properties (SOI Standards). The Committee 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 conditions of project approval as appropriate 3.0 EVALUATION As depicted in Project Plans (Attachment A), the applicant proposes to construct a new two-story single-family dwelling exhibiting a Spanish Revival style (see Figure 1). The building exhibits a characteristic stepped façade, sloped bases, corbeling at the garage doors, and half round top entry door. It employs stucco surface materials and a traditional fenestration pattern with arched doors and windows appropriate to its Spanish Revival architectural style. 3.1 Historical Preservation Program Guidelines Section Subject § 3.2.1 Architecturally compatible development within Historic Districts New structures in historic districts shall be designed to be architecturally compatible with the district’s prevailing historic character as measured by their consistency with the scale, massing, rhythm, signature architectural elements, exterior materials, siting and street yard setbacks of the district's historic structures, as described in Figures 2 and 3. New structures are not required to copy or imitate historic structures, or seek to create the illusion that a new building is historic § 3.2.2 Architectural Compatibility The CHC reviews development in historic districts for architectural compatibility with nearby historic resources, and for consistency with applicable design and preservation policies, standards, and historic district descriptions in Section 5.2. New development should not sharply contrast with, significantly block public views of, or visually detract from, the historic architectural character of historically designated structures located adjacent to the property to be developed, or detract from the prevailing historic architectural character of the historic district Figure 1: Proposed new dwelling Page 54 of 75 Item 4b ARCH-0541-2021 (1156 Peach) Cultural Heritage Committee Report – October 25, 2021 The City’s Historical Preservation Program Guidelines identify “one- and occasionally two-story houses” as a predominant architectural feature of the Mill Street Historic District. The proposed new construction exhibits a Spanish Revival style, with the characte ristic architectural elements described above. It employs stucco surface materials and a traditional fenestration pattern with arched doors and windows appropriate to its architectural style, which is identified in the Guidelines as one of the many different architectural styles encompassed by the Mill Street District. As such, it does not appear that it would visually detract from the historic character of adjacent structures or the district as a whole, and being oriented toward and parallel to the street, would not block views of any historic resources. 3.2 Secretary of Interior’s Standards Standard 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. Recommended Not Recommended Setting (District / Neighborhood) Designing new exterior additions to historic buildings or adjacent new construction that are compatible with the historic character of the setting that preserve the historic relationship between the buildings and the landscape Introducing new construction into historic districts which is visually incompatible or that destroys historic relationships within the setting, or which damages or destroys important landscape featuresr As described above, the new dwelling has been designed in a Spanish Revival style, consistent with the architectural styles prevalent in the Mill Street District, as described in Historical Preservation Program Guidelines, introduces no visually incompatible elements to the district, and is well integrated into the district’s traditional pattern of development. 3.3 Conclusion The proposed new dwelling is consistent with relevant Historical Preservation Program Guidelines and Secretary of Interior’s Standards for new construction in historic districts. With its Spanish Revival architectural style and integration into the traditi onal development pattern it exhibits a scale, massing, rhythm, signature architectural elements, exterior materials, siting and street yard setbacks that are consistent with the district’s character. 4.0 ENVIRONMENTAL REVIEW Construction of a new single-family dwelling is categorically exempt from CEQA environmental review, as New Construction of Small Structures (Guidelines § 15303 (a)). Page 55 of 75 Item 4b ARCH-0541-2021 (1156 Peach) Cultural Heritage Committee Report – October 25, 2021 5.0 ACTION ALTERNATIVES 1. Staff Recommended Action: Recommend that the Community Development Director find the proposed project consistent with the City’s Historic Preservation Ordinance, under Historical Preservation Program Guidelines for new construction in Historic Districts 2. Continue review to another date with direction to staff and applicant. 3. Recommend that the Community Development Director find the project inconsistent with historical preservation policies, citing specific areas of inconsistency. 6.0 ATTACHMENTS A – Project Plans (1156 Peach) B – Mill Street Historic District (HPPG) C – Construction in Historic Districts (HPPG) Page 56 of 75 SHEET №PROJECT: DATE:JOB:DRAWN:REV.:Rev.Date 3SHEET: P1.08/4/21LapidusCVRev.Date 1Rev.Date 2Rev.Date 4Rev.Date 5TITLE SHEETLapidus Residence1156 Peach StreetSan Luis Obispo, CA 93401Ivan Lapidus PROJECT STATISTICS: Plot Date: X/XX/XXT:\2 Projects\1_projects\residential\Lapidus Residence\Condoc - Lap\21-0803 Lapidus Res.vwx569 Higuera StreetSuite ASan Luis ObispoCA 93401Ph: 805.595.1962Puglisidesign.comARCHITECTSINCSteven PuglisiAll ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.NOT FORCONSTRUCTIONHOOOOOOOOOOOOOOC 1 2 9 3 808/31/2021VETSLGUP REN. DATEINEATCETI CRADESNECILSTATEOFCALIFORNIS IAPIPPDIIUSRESIDIIENEECE1156PEAEECHSTRTTEEEETUSSCPEACH STMILL STWALNUT STTOR O S TS AN T A R O SA ST OSOS S TJOHNS O N A VE 101PROJECTLOCATIONNCALIFORNIA CODE REFERENCESPROJECT DESCRIPTIONSCOPE OF WORKA PROPOSAL FOR A TWO-STORY, SINGLE FAMILY RESIDENCE WITH A 2-CAR GARAGE FOR THE OWNERS, IVAN AND JENNY LAPIDUS. THE PROJECT SITE IS 0.11 ACRES AND LOCATED WITHIN THE CITY OF SAN LUIS OBISPO. THE EXISTING RESIDENTIAL STRUCTURE, 950 SQFT, AND SUPPORT SHED, 275 SQFT, WILL BE DEMOLISHED FOR NEW CONSTRUCTION. THE NEW RESIDENCE WILL CONSIST OF THREE BEDROOMS, FOUR BATHROOMS, LIVING ROOM, DEN, KITCHEN, DINING ROOM, GARAGE, SITTING ROOM AND A GREENHOUSE.SHEET INDEXP1.0TITLE SHEETP2.0ARCHITECTURAL SITE PLANC1PRELIMINARY GRADING AND DRAINAGE PLANL1SCHEMATIC LANDSCAPE PLANP3.0FLOOR PLAN - LOWERP3.1FLOOR PLAN - UPPERP3.2FLOOR PLAN - ROOF DECKP4.0EXTERIOR ELEVATIONSP4.1EXTERIOR ELEVATIONSP5.0SECTIONP6.0COLOR AND MATERIALS11TOTAL SHEETSVICINITY MAPGENERAL SITE INFORMATIONPROJECT ADDRESS:1156 PEACH STREETSAN LUIS OBISPO, CA 93401ASSESSOR'S PARCEL NUMBER:002-315-016LOT SIZE:5,000 SF (0.11 ACRES)COMMUNITY & PLANNING AREA:MEDIUM DENSITY RESIDENTIAL ZONING & LAND USE ELEMENTS:R-2-HAREA OF DISTURBANCE:5,000 sqftSITE PERCENT SLOPE:5%BUILDING AREALOWER FLOOR1845square feetUPPER FLOOR1378square feetTOTAL3223square feetGARAGE459square feetCOVERED PORCH62square feetDIRECTORYOWNER OR APPLICANT:IVAN AND JENNY LAPIDUS15918 La Maida StreetEncino, CA 91436310-995-7017ARCHITECT:STEVEN PUGLISI ARCHITECTS, INC.569 Higuera Street, Ste.ASan Luis Obispo, CA 93401805-595-1962 CIVIL ENGINEERGARING, TAYLOR & ASSOCIATES, INC.OF RECORD131 S Elm StreetArroyo Grande, CA., 93420805-489-1321LANDSCAPE ARCHITECTCONTOUR LANDSCAPE ARCHITECTURE1370 Stafford Street, Apt ASan Luis Obispo, CA 93405805-748-6732GEOTECHNICAL ENGINEERTBDNTSTHIS PROJECT SHALL COMPLY WITH:2019 CALIFORNIA BUILDING CODE, VOLS 1 & 2 (2009 IBC)2019 CALIFORNIA RESIDENTIAL CODE (2009 IRC)2019 CALIFORNIA PLUMBING CODE (2009 UPC)2019 CALIFORNIA MECHANICAL CODE (2009 UMC)2019 CALIFORNIA ELECTRICAL CODE (2008 NEC)2019 CALIFORNIA ENERGY CODE (V.2008 SINCE 1/1/2010)2019 CALIFORNIA GREEN BUILDING CODE2019 CALIFORNIA FIRE CODE (2009 IFC)2019 CALIFORNIA REFERENCE STANDARDS CODE2019 CALIFORNIA HISTORICAL BUILDING CODE2019 CALIFORNIA EXISTING BUILDING CODE2013 CITY OF SAN LUIS OBISPO CONSTRUCTION & FIRE CODECITY OF SAN LUIS OBISPO ZONING ORDINANCE: TITLE 17PLANNING DATALOT COVERAGE: Max 50%BLDG. FOOTPRINT2.366 sf47%FLATWORK 138 sf%DRIVEWAY316 sf%LANDSCAPING2180 SF0%TOTAL 5,000 sf11.9%REQUIRED SETBACKS (17.18.020 Table 2-7)FRONT YARD20'RIGHT SIDE YARD5'REAR YARD5'LEFT SIDE YARD5'MAX. BUILDING HEIGHT35'DENSITY CALCULATION (17.24.020 TABLE 2-12)MAX DENSITY: 12 DENSITY UNITS PER NET ACRE12 X 0.11 (PROPERTY ACREAGES) = 1.32ADDITIONAL REGULATIONS(REGARDLESS OF THE DENSITY CALCULATION, AT LEAST TWO UNITS SHALL BE ALLOWED ON EACH PARCEL)TOTAL DENSITY: 2ALLOWABLE UNITSThree bedroom dwelling = 1.5 units Page 57 of 75 WMWMS53°43'10"W 50.00'M S36°16'50"E 100.00'MS53°43'10"W 50.00'MS36°16'50"E 100.00'MDN18R @ 6 3/4"16T @ 12"ARCHITECTURAL SITE PLANScale: 1/4" = 1'-0"PEACH STREET21564PROPOSED RESIDENCE2 STORIESF.F. = 270.50'7810396'-0"15' MAX HT. SETBACK7'-0"17' MAX HT. SET BACK5'-0"SIDE & REAR SETBACK20'-0"FRONT SETBACKROW2230' TO CENTER OF ROW411'-4" ESTIMATED DISTANCE TO ADJACENT BUILDING12'-0 ESTIMATED DISTANCE TOADJACENT STRUCTURE8'-6"ESTIMATED DISTANCE TOADJACENT STRUCTURE511111212Allowed: 281.28' (266.28' +15')Proposed: 280.53' (14.25' Abv EG)Allowed: 283.27' (266.27' +17')Proposed: 280.60' (14.33' Abv EG)Allowed: 290.28' (266.28' +24')Proposed: 289.44' (23.16' Abv EG)Allowed: 291.22' (267.22 +24')Proposed: 288.88' (21.66' Abv EG)Allowed: 282.29' (267.29 +15')Proposed: 281.29' (14' Abv EG)Allowed: 283.30' (268.30 +15')Proposed: 281.21' (12.91' Abv EG)Allowed: 292.30' (268.30 +24')Proposed: 290.96' (22.66' Abv EG)Allowed: 291.29' (267.29 +24')Proposed: 290.95' (23.66' Abv EG)Allowed: 291.29' (267.29' +24')Proposed: 290.95' (23.66' Abv EG)Allowed: 290.45' (266.45 +24')Proposed: 289.95' (23.5' Abv EG)Allowed: 280' (265 +15')Proposed: 280.66' (15.66' Abv EG)10'-0"24' MAX HT. SET BACK141516164'-0"PATHWAY6'-0"ORNAMENT FEATURE 17SETBACK5'-0"SIDE AND REAR SETBACK6'-6"Allowed: 281.90' (264.90' +17')Proposed: 280.65' (15.75' Abv EG)Allowed: 282.22' (267.22' +15')Proposed: 279.47' (12.25' Abv EG)6'-0"15' MAX HT. SETBACK5'-0"SIDE AND REAR SETBACK194Allowed: 290.97' (264.97' +26')Proposed: 290.53' (25.56' Abv EG)11'-0"26' MAX HT. SET BACK1/P4.015'-10"DRIVEWAY WIDTHSHEET №PROJECT: DATE:JOB:DRAWN:REV.:Rev.Date 3SHEET: P2.08/4/21LapidusCVRev.Date 1Rev.Date 2Rev.Date 4Rev.Date 5ARCHITECTURAL SITE PLANLapidus Residence1156 Peach StreetSan Luis Obispo, CA 93401Ivan Lapidus PROJECT STATISTICS: Plot Date: X/XX/XXT:\2 Projects\1_projects\residential\Lapidus Residence\Condoc - Lap\21-0803 Lapidus Res.vwx569 Higuera StreetSuite ASan Luis ObispoCA 93401Ph: 805.595.1962Puglisidesign.comARCHITECTSINCSteven PuglisiAll ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.NOT FORCONSTRUCTIONHOOOOOOOOOOOOOOC 1 2 9 3 808/31/2021VETSLGUP REN. DATEINEATCETI CRADESNECILSTATEOFCALIFORNIS ISITE PLAN REFERENCE NOTES1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.Property line(E) Pavement to be demolished(E) Driveway to be demolished(E) Structure to be demolished(E) Fence to be removedBuilding footprint(N) Concrete driveway and approach per Civil Plans(N) Concrete curb/gutter per Civil PlansDashed line indicates roof line(E) Power pole(N) Retaining/Garden wall, refer to Civil Plans(N) Storm drain inlets, refer to Civil Plans(E) Fire Hydrant locationsDesignated Trash locationDoorbell locationPartial height wall at +36" AFF, see 1/P4.0Iron gate patio entry doorVICINITY MAPNTSPEACH STMILL STWALNUT STTOR O STS A NT A RO S A ST OS O S STJOHNSON A VE101PROJECTLOCATION N13Page 58 of 75 WMJP269Page 59 of 75 DN18R @ 6 3/4"16T @ 12"ROOF DECKLAPIDUS PRELIMINARY LANDSCAPE PLAN1156 PEACH ST, SAN LUIS OBISPO, CASCALE: 1/4"=1'-0"024816WOODEN DECK4' WIDE GRAVEL PATH6 TIMBER STEPS TO ASSISTWITH GRADE CHANGEON-SURFACE SWALE TO FOLLOWFLOW LINES TO HISTORIC RUN-OFF LOCATIONON-SURFACE SWALE TO FOLLOWFLOW LINES TO SIDEWALK DRAINGRAVEL SIDE YARD PATHFRONT PATIO WITH SPANISH STYLEPAVERS TO ACCENT BUILDINGPEACH STREETWALL W/ POTENTIAL LOW FENCE AND VINEgreg7/14/2021 11:01 AM CONTOUR_LAPIDUS _LANDSCAPE.dwgPRELIMINARY WELO CALCULATIONS:LANDSCAPE NOTES:METHOD OF IRRIGATION: DRIP IRRIGATIONBOTANICAL NAME:COMMON NAME:ARCHONTOPHOENIX ALEXANDRAE KING PALM AGAVE ATTENUATTA GHOST AGAVEBOUGANVILLA SPP BOUGANVILLADIANELLA REVOLUTA FLAX LILYDYMONDIA MARGARITA DYMONDIACAREX FLACCA BLUE ZINGER SEDGELANTANA SPP. LANTANASALVIA SPP SAGEPRELIMINARY PLANT LIST:PALM TREESPage 60 of 75 P5.0P5.0LIVING ROOM21'0" x 13'9"REF32X32DWQueen60"x80"UPBaldwinSF-1060"x84"DEN11'11" x 16'0"MASTER13'0" x 19'0"GARAGE21'4" x 20'0"42"x844"BATHROOM #15'6" x 10'5"MASTER BATH10'3" x 13'4"MASTER CLOSET11'9" x 6'0"COUNTRY KITCHEN23'2" x 13'7"UTILITY6'10" x 8'0"16R @ 7 5/8"14T @ 12"ENTRYFOYER73'-0"22'-3"20'-6"3'-0"6'-6"7'-6"13'-3"37'-6"2'-0"73'-0"2'-3"3'-9"5'-6"27'-4"37'-6"21'-0"6'-10"3'-6"26'-2"5'-4"3'-0"6'-3"34'-2"1'-0"FLOOR PLAN - LOWERScale: 1/4" = 1'-0"2/P4.03/P4.01/P4.12/P4.1SHEET №PROJECT: DATE:JOB:DRAWN:REV.:Rev.Date 3SHEET: P3.08/4/21LapidusCVRev.Date 1Rev.Date 2Rev.Date 4Rev.Date 5FLOOR PLANS-LOWER LEVELLapidus Residence1156 Peach StreetSan Luis Obispo, CA 93401Ivan Lapidus PROJECT STATISTICS: Plot Date: X/XX/XXT:\2 Projects\1_projects\residential\Lapidus Residence\Condoc - Lap\21-0803 Lapidus Res.vwx569 Higuera StreetSuite ASan Luis ObispoCA 93401Ph: 805.595.1962Puglisidesign.comARCHITECTSINCSteven PuglisiAll ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.NOT FORCONSTRUCTIONHOOOOOOOOOOOOOOC 1 2 9 3 808/31/2021VETSLGUP REN. DATEINEATCETI CRADESNECILSTATEOFCALIFORNIS I Page 61 of 75 SHEET №PROJECT: DATE:JOB:DRAWN:REV.:Rev.Date 3SHEET: P3.18/4/21LapidusCVRev.Date 1Rev.Date 2Rev.Date 4Rev.Date 5FLOOR PLANS-UPPER LEVELLapidus Residence1156 Peach StreetSan Luis Obispo, CA 93401Ivan Lapidus PROJECT STATISTICS: Plot Date: X/XX/XXT:\2 Projects\1_projects\residential\Lapidus Residence\Condoc - Lap\21-0803 Lapidus Res.vwx569 Higuera StreetSuite ASan Luis ObispoCA 93401Ph: 805.595.1962Puglisidesign.comARCHITECTSINCSteven PuglisiAll ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.NOT FORCONSTRUCTIONHOOOOOOOOOOOOOOC 1 2 9 3 808/31/2021VETSLGUP REN. DATEINEATCETI CRADESNECILSTATEOFCALIFORNIS IP5.0P5.0DNGUEST BEDROOM15'4" x 16'7"SITTING16'9" x 12'5"OPEN TO BELOWBEDROOM 311'9" x 12'0"GREEN HOUSE23'11" x 12'8"DECK13'2" x 9'5"BATHROOM #213'0" x 5'5"BATHROOM #35'9" x 12'5"18R @ 6 3/4"16T @ 12"BALCONYDWDECK WALK73'-0"39'-6"12'-9"7'-6"13'-3"30'-1"12'-10"30'-0"17'-6"12'-6"73'-0"11'-6"34'-0"24'-0"3'-6"3'-9"13'-6"FLOOR PLAN - UPPERScale: 1/4" = 1'-0"2/P4.03/P4.01/P4.12/P4.1Page 62 of 75 SHEET №PROJECT: DATE:JOB:DRAWN:REV.:Rev.Date 3SHEET: P3.28/4/21LapidusCVRev.Date 1Rev.Date 2Rev.Date 4Rev.Date 5FLOOR PLANS-ROOF DECKLapidus Residence1156 Peach StreetSan Luis Obispo, CA 93401Ivan Lapidus PROJECT STATISTICS: Plot Date: X/XX/XXT:\2 Projects\1_projects\residential\Lapidus Residence\Condoc - Lap\21-0803 Lapidus Res.vwx569 Higuera StreetSuite ASan Luis ObispoCA 93401Ph: 805.595.1962Puglisidesign.comARCHITECTSINCSteven PuglisiAll ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.NOT FORCONSTRUCTIONHOOOOOOOOOOOOOOC 1 2 9 3 808/31/2021VETSLGUP REN. DATEINEATCETI CRADESNECILSTATEOFCALIFORNIS IP5.0P5.0DN18R @ 6 3/4"16T @ 12"ROOF DECK12'9" x 30'0"DECKFLOOR PLAN - ROOF DECKScale: 1/4" = 1'-0"124567311111124448910ROOF PLAN REFERENCE NOTES1.2.3.4.5.6.7.8.9.10.Two-piece Mission Tile roofingFlat roof areaGlass greenhouseDeck areaChimney elementDecorative faux clay chimney potExterior staircase to roof top deckDownspoutRain gutterRailingPage 63 of 75 MAX. BLDG HEIGHT+305.5'FF+270.5'9'-1" PLATE HEIGHTFF+280.66'FF+290.83'13"8'-6" PLATE HEIGHT13"8'-0"HEADER HEIGHT7'-0"HEADER HEIGHTBLDG HEIGHT+294.33'PLPL115612567834TYP.12SOUTH ELEVATIONScale: 1/4" = 1'-0"213141516FFHDRTOPFFHDRTOPFFBLDG HT MAX BLDG HT18SHEET №PROJECT: DATE:JOB:DRAWN:REV.:Rev.Date 3SHEET: P4.08/4/21LapidusCVRev.Date 1Rev.Date 2Rev.Date 4Rev.Date 5ELEVATIONS-SOUTH AND WESTLapidus Residence1156 Peach StreetSan Luis Obispo, CA 93401Ivan Lapidus PROJECT STATISTICS: Plot Date: X/XX/XXT:\2 Projects\1_projects\residential\Lapidus Residence\Condoc - Lap\21-0803 Lapidus Res.vwx569 Higuera StreetSuite ASan Luis ObispoCA 93401Ph: 805.595.1962Puglisidesign.comARCHITECTSINCSteven PuglisiAll ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.NOT FORCONSTRUCTIONHOOOOOOOOOOOOOOC 1 2 9 3 808/31/2021VETSLGUP REN. DATEINEATCETI CRADESNECILSTATEOFCALIFORNIS I MAX. BLDG HEIGHT+305.5'FF+270.5'9'-1" PLATE HEIGHTFF+280.66'FF+290.83'13"8'-6" PLATE HEIGHT13"8'-0"HEADER HEIGHT7'-0"HEADER HEIGHTBLDG HEIGHT+294.33'FFHDRTOPFFHDRTOPFFBLDG HT MAX BLDG HTPLPLWEST ELEVATIONScale: 1/4" = 1'-0"1256789101145TYP.31614121719EXTERIOR ELEVATION REFERENCE NOTES1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.Smooth trowel cement plaster finishTwo piece Mission tileScallop plaster to roof tile edgeTerracotta faux chimney pot, for aesthetics onlyCustom shaped galvanized gutterWrought iron railing on balconyCast stone pier cap with ball finial at parapitArchitectural detail with wrought iron grillPremanufactured Green House with tempered glassCast stone window sillExisting Natural Grade, refer to Civil Plans for additional informationDark metal window trimSectional wood garage door with upper litesFireplace terminatorExterior lighting, Dark Sky compliantWood bracket shed roof supportWrought iron front patio entry gateWooden gateDoor bell location117TYP.FRONT WALL ELEVATIONScale: 1/4" = 1'-0"18'-7"9'-0" MAX. HEIGHT3'-0"MAX. HEIGHT6'-3"8'-0" MAX. WIDTH19Page 64 of 75 MAX. BLDG HEIGHT+305.5'FF+270.5'9'-1" PLATE HEIGHTFF+280.66'FF+290.83'13"8'-6" PLATE HEIGHT13"8'-0"HEADER HEIGHT7'-0"HEADER HEIGHTBLDG HEIGHT+294.33'14'-11" LANDINGPLPLNORTH ELEVATIONScale: 1/4" = 1'-0"125791034TYP.12101114158SHEET №PROJECT: DATE:JOB:DRAWN:REV.:Rev.Date 3SHEET: P4.18/4/21LapidusCVRev.Date 1Rev.Date 2Rev.Date 4Rev.Date 5ELEVATIONS-NORTH AND EASTLapidus Residence1156 Peach StreetSan Luis Obispo, CA 93401Ivan Lapidus PROJECT STATISTICS: Plot Date: X/XX/XXT:\2 Projects\1_projects\residential\Lapidus Residence\Condoc - Lap\21-0803 Lapidus Res.vwx569 Higuera StreetSuite ASan Luis ObispoCA 93401Ph: 805.595.1962Puglisidesign.comARCHITECTSINCSteven PuglisiAll ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.NOT FORCONSTRUCTIONHOOOOOOOOOOOOOOC 1 2 9 3 808/31/2021VETSLGUP REN. DATEINEATCETI CRADESNECILSTATEOFCALIFORNIS I8'-0"HEADER HEIGHT7'-0"HEADER HEIGHTFFHDRTOPFFHDRTOPFFBLDG HTPLPLEAST ELEVATIONScale: 1/4" = 1'-0"125678910114TYP.12101516171819EXTERIOR ELEVATION REFERENCE NOTES1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.Smooth trowel cement plaster finishTwo piece Mission tileScallop plaster to roof tile edgeTerracotta faux chimney pot, for aesthetics onlyCustom shaped galvanized gutterWrought iron railing on balconyCast stone pier cap with ball finial at parapitArchitectural detail with wrought iron grillPremanufactured Green House with tempered glassCast stone window sillExisting Natural Grade, refer to Civil Plans for additional informationDark metal window trimNot UsedFireplace terminatorExterior lighting, Dark Sky compliantWood bracket shed roof supportWrought iron front patio entry gateWooden gateDoor bell locationPage 65 of 75 MAX. BLDG HEIGHT+305.5'FF+270.5'9'-1" PLATE HEIGHTFF+280.66'FF+290.83'13"8'-6" PLATE HEIGHT13"8'-0"HEADER HEIGHT7'-0"HEADER HEIGHTBLDG HEIGHT+294.33'LIVING ROOMCOUNTRY KITCHENSITTING ROOMROOF DECKSECTIONScale: 1/4" = 1'-0"SHEET №PROJECT: DATE:JOB:DRAWN:REV.:Rev.Date 3SHEET: P5.08/4/21LapidusCVRev.Date 1Rev.Date 2Rev.Date 4Rev.Date 5SECTIONLapidus Residence1156 Peach StreetSan Luis Obispo, CA 93401Ivan Lapidus PROJECT STATISTICS: Plot Date: X/XX/XXT:\2 Projects\1_projects\residential\Lapidus Residence\Condoc - Lap\21-0803 Lapidus Res.vwx569 Higuera StreetSuite ASan Luis ObispoCA 93401Ph: 805.595.1962Puglisidesign.comARCHITECTSINCSteven PuglisiAll ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.NOT FORCONSTRUCTIONHOOOOOOOOOOOOOOC 1 2 9 3 808/31/2021VETSLGUP REN. DATEINEATCETI CRADESNECILSTATEOFCALIFORNIS I Page 66 of 75 SHEET №PROJECT: DATE:JOB:DRAWN:REV.:Rev.Date 3SHEET: P6.08/4/21LapidusCVRev.Date 1Rev.Date 2Rev.Date 4Rev.Date 5COLOR & MATERIALSLapidus Residence1156 Peach StreetSan Luis Obispo, CA 93401Ivan Lapidus PROJECT STATISTICS: Plot Date: X/XX/XXT:\2 Projects\1_projects\residential\Lapidus Residence\Condoc - Lap\21-0803 Lapidus Res.vwx569 Higuera StreetSuite ASan Luis ObispoCA 93401Ph: 805.595.1962Puglisidesign.comARCHITECTSINCSteven PuglisiAll ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.NOT FORCONSTRUCTIONHOOOOOOOOOOOOOOC 1 2 9 3 808/31/2021VETSLGUP REN. DATEINEATCETI CRADESNECILSTATEOFCALIFORNIS IWindows and Metal trims: Dark Bronze PearlSierra Pacific WindowsWooden Accents and trims: Deep in the Jungle (LRV 11)Dunn-Edwards PaintsRoof Tile: Newport Blend Boral Decorative TileStucco Color: White Zen (LRV 80)Dunn-Edwards PaintsA physical Color and Materials board can be submitted by request of Planning staffPage 67 of 75 Page 68 of 75 47 5.2.4 Mill Street Historic District Setting Established in 1987, the Mill Street Historic District is a residential neighborhood bounded by Pepper and Toro Streets on the east and west, and Peach and Palm Streets on the north and south. The Mill Street District is part of one subdivision, The Town of San Luis Obispo, recorded in 1878, although the area informally has been referred to as Fremont Heights. For its land area, Mill Street Historic District has the highest concentration of historic structures of the City’s five Historic districts. It is a relatively small district, with an area of 20 acres or 0.03125 square miles, and as of January of 2010 had 84 listed historic properties. The Mill Street district was developed at the turn of the 20th century, with the majority of the existing buildings dating from the 1900s to 1920s, the district’s primary period of historical and architectural significance. The district was developed on high ground with originally very wide (100 ft) lots in response to both the seasonal flooding and fires that plagued early development in San Luis Obispo. A few of these wide lots remain in the 1300 block of both Mill Street and Palm Street, but the majority of them were later re-subdivided into 50-60 foot wide lots. Site Features and Characteristics Common site features and characteristics include: A. Trees spaced at regular intervals along the street (especially on Mill Street) B. Distinctive Camphor Trees lining both sides of Mill Street between Johnson and Pepper, a key entry corridor for the district C. Consistent street yard setbacks of 20 feet or more D. Coach barns (garages) recessed into rear yard E. Finish floors raised 2-3 above finish grade F. Front entries oriented toward street, with prominent walk, stairs and entry porches. G. Front building facades oriented parallel to street Architectural Character Developed during a population boom in San Luis Obispo circa 1900s-1920s, the district’s residential architectural styles reflect the prosperity of its residents. While older and more elaborate residences are located on the 1300 block of both Palm and Mill Streets, the majority of 1344 Mill Street, South Elevation Page 69 of 75 48 historic homes were more modest residences. The close proximity to the court house meant that Mill Street was home to many county employees, including county assessors, attorneys, and county clerks. The Mill Street District encompasses many different architectural styles, including revival styles popular at the turn of the twentieth century. These styles include Neo-classic Row House, Victorian (with elements of Gothic Revival, Queen Anne, Stick and Eastern Shingle), Tudor Revival, Mission Revival, and Craftsman Bungalow, with many homes borrowing architectural details from more than one style. Most buildings in this district were built by local builders, including E.D. Bray and James Maino and were influenced by architectural pattern books of the time period. Predominant architectural features include: A. One- and occasionally two-story houses B. Mostly gable and hip roof types C. Traditional fenestration, such as double-hung, wood sash windows, ornamental front doors, wood screen doors D. Ornamental roof features, including prominent fascias, bargeboards, prominent pediments or cornices E. Painted wood or stucco surface material, including siding and molding Individually Contributing Elements in the Mill Street District Not all historic resources in the Mill Street Historic District were built during the district’s period of significance. Those buildings date from the late 1800s, generally do not exhibit the signature architectural elements described above, but do contribute to the historic character of San Luis Obispo in their own right based on age, architectural style or historical association. By virtue of their significance, these resources also merit preservation. For example, the Buckley House at 777 Johnson Avenue is a converted carriage house built in the 1880s and is significant for its design, specifically the board and batten siding, of which there very few examples are left in the City. The Shipsey House at 1266 Mill Street, a National Register property, is an example of Eastern Stick and significant for both its architectural style and its association with William 1264 and 1270 Palm Street, South Elevation 777 Johnson Avenue, East Elevation Page 70 of 75 49 Shipsey, attorney and mayor of San Luis Obispo from 1898 to1901. Non-Contributing Elements in the Mill Street District Non -contributing buildings are those that both do not meet the criteria outlined above and have not achieved historical significance. Most of the post—1950 contemporary buildings in the district fall into this latter category. Non-contributing architectural styles, materials or site features include: A. Aluminum sliding windows B. Rectilinear, “boxy” shape C. Metal or other contemporary material siding, or “faux” architectural materials or features. D. Unarticulated wall surfaces E. Non-recessed or offset street entries to buildings 1243 Mill Street, North Elevation Page 71 of 75 50 *** 1262 Mill Street; 1261 Mill Street; 1143, 1137 and 1127 Peach Street; Righetti House, 1314 Palm Street Page 72 of 75 7 3.2 Construction in Historic Districts Figure 1 - Historic Districts in San Luis Obispo, 2010 3.2.1 Architecturally compatible development within Historic Districts. New structures in historic districts shall be designed to be architecturally compatible with the district’s prevailing historic character as measured by their consistency with the scale, massing, rhythm, signature architectural elements, exterior materials, siting and street yard setbacks of the district's historic structures, as described in Figures 2 and 3. New structures are not required to copy or imitate historic structures, or seek to create the illusion that a new building is historic. 3.2.2 Architectural compatibility. The CHC reviews development in historic districts for Page 73 of 75 8 architectural compatibility with nearby historic resources, and for consistency with applicable design and preservation policies, standards, and historic district descriptions in Section 5.2. New development should not sharply contrast with, significantly block public views of, or visually detract from, the historic architectural character of historically designated structures located adjacent to the property to be developed, or detract from the prevailing historic architectural character of the historic district. Figure 2- Examples of New Development in Historic Districts Page 74 of 75 9 Figure 3 - Examples of Massing of New Development in Historic Districts Page 75 of 75