HomeMy WebLinkAboutItem 4b. 1156 Peach St. (ARCH-0541-2021)
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
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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
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ECILSTA TEOFCALIFORNISISITE 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 STSANTA ROSA S T OSO S STJOHNSON AVE101PROJECTLOCATION 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
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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
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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
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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
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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. DATEI
NEATCETICRADESN
ECILSTA TEOFCALIFORNISI8'-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
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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
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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
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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
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***
1262 Mill Street; 1261 Mill Street; 1143, 1137 and 1127 Peach Street;
Righetti House, 1314 Palm Street
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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
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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
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Figure 3 - Examples of Massing of New Development in Historic Districts
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