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HomeMy WebLinkAboutItem 4b. 446 Dana St. (ARCH-0023-2022) CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: REVIEW OF A NEW TWO-STORY RESIDENTIAL BUILDING AND ASSOCIATED SITE IMPROVEMENTS ON PROPERTY LOCATED IN THE DOWNTOWN HISTORIC DISTRICT – ARCH-0023-2022 (446 DANA) BY: Walter Oetzell, Assistant Planner Phone Number: (805) 781-7593 Email: woetzell@slocity.org APPLICANT: James Cooley, Dana Street, LLC REPRESENTATIVE: Peter Danciart, AIA, Danciart Architecture RECOMMENDATION Provide a recommendation to the Community Development Director regarding the consistency of the proposed project with the City’s Historic Preservation Ordinance (SLOMC Ch. 14.01). 1.0 BACKGROUND The applicant is proposing a new two-story residential building (see Project Plans, Attachment A) with landscaping and new parking spaces, on property within the Downtown Historic District. As provided by the City’s Historic Preservation Ordinance (§§14.01.030(B)(7) &(C)(4)), the Cultural Heritage Committee (CHC) is tasked with providing a recommendation to the Community Development Director on whether the proposed project is consistent with historical preservation policies for alterations and additions involving properties within historic districts. 2.0 DISCUSSION 2.1 Site and Setting The project site is a half-acre residential parcel on the north side of Dana Street, at its westerly terminus, west of Nipomo Street. It is developed with two multi-unit residential buildings and associated site improvements including a parking area interior to the site and a two-car carport at the Dana Street frontage. It is within a smaller residential section of the Downtown Historic District that includes a spectrum of architectural forms and styles from the mid-19th century to the 1920s (see District description, Attachment B) representing several different periods of development in the City. Three properties in the 400 block of Dana Street are included in the City’s Inventory of Historic Resources: a Spanish Colonial Revival residence at 469 (Contributing List); the Rosa Butron Adobe at 466 (Master List); and a Craftsman residence across the street at 441 (Contributing List, formerly 465 Dana). None of the remaining properties in the immediate vicinity, including the subject property, are included in the Inventory. Meeting Date: 6/27/2022 Item Number: 4b Time Estimate: 45 minutes Page 45 of 103 Item 4b ARCH-0023-2022 (446 Dana) Cultural Heritage Committee Report – June 27, 2022 The property is developed with two apartment buildings: a single-story building along the street frontage, built in 1955; and a two-story building added at the rear corner of the property in 1965 (see Figure 1 above). Each building accommodates four apartments, for eight apartment units in total on the site. Both are constructed of concrete block, with the two-story rear building faced with wood panel siding. The buildings exhibit a functional and conventional appearance without strong expression of a particular architectural style. 2.2 Project Description As depicted in the Project Plans (see Attachment A) the applicant proposes to further develop the property by constructing a new two-story residential structure, accommodating an Accessory Dwelling Unit and a two -bedroom dwelling, at the southeast corner of the property, along with landscape improvements around the new building and expansion of the parking area to provide additional parking spaces. Fiber - cement siding in a horizontal orientation and plaster siding are the dominant exterior materials used in the design, complemented by wood fascia, trim board, an d stairs. The new building is rectangular in form with a pitched roof of asphalt shingle with “kicker” brackets decorating the front gable. Windows are rectangular in form, with vertically - oriented sash windows used on the street elevation and “sliders” on the less visible portions of the building. Figure 1: Subject Property (430-446 Dana) Figure 2: Proposed new residential building Page 46 of 103 Item 4b ARCH-0023-2022 (446 Dana) Cultural Heritage Committee Report – June 27, 2022 3.0 EVALUATION General Plan policies for preservation and protection of historical resources are implemented by the City’s Historic Preservation Ordinance and its supporting Historic Preservation Program Guidelines (HPPG). New structures in historic districts are to be designed to be architecturally compatible with the district’s prevailing historic character and with nearby historic resources (Historical Preservation Program Guidelines §3.2.1 & 3.2.2), and proposed new construction must be consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties1 (HPPG §3.1.1). 3.1 Historic Preservation Ordinance and Program Guidelines2 Construction in Historic Districts § 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. 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. 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. The proposed project is set back 10 feet from the front property line, consistent with development standards applicable to the Medium-High Density (R-3) Residential Zone and does not block views of any adjac ent historic resource. The front façade is oriented toward the street, presenting a front entry accessed by steps through a decorative porch. It is two stories in height, comparable to that of buildings adjacent to, and across the street from, the subject property, and compatible with the one- and two-story building height prevailing in the District. The new building is of a conventional residential form and style, utilizing traditional window patterns, stucco siding materials, and wood trim and decoration around windows, under the front gable, and around the body of the building. Project plans depicting these elements provide a basis for finding the proposed project to be architecturally compatible with nearby historic resources and with the character of th e residential features of the Downtown Historic District, without sharply contrasting with, or visually detracting from their historic character. 1 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. Washington, D.C.: U.S. Department of the Interior National Park Service; Technical Preservation Services, 2017 2 The Ordinance and Guidelines are available at: https://www.slocity.org/government/department- directory/community-development/historic-and-archeological-preservation/historic-preservation Page 47 of 103 Item 4b ARCH-0023-2022 (446 Dana) Cultural Heritage Committee Report – June 27, 2022 3.2 Secretary of the Interior’s Standards The Secretary of Interior’s Standards provide guidance on preservation, rehabilitation, and preservation of historic buildings, including approaches to work treatments and techniques that are either consistent (“Recommended”) or inconsistent (“Not Recommended”) with the Standards, specific to various features of historic buildings and sites. In this case, as the property itself is not a listed historic resource, guidance from this document is limited mainly to that regarding “Setting,” relevant to the relationship of new construction to a district or neighborhood. Setting (District / Neighborhood) Recommended Not Recommended Designing adjacent new construction that is 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 features. As discussed above, the proposed project appears to be architecturally compatible with the character of the Downtown Historic District and with listed historic resources in the vicinity. It is not expected to have any effect on historic relationships within the district or on important landscape features. 4.0 ENVIRONMENTAL REVIEW The proposed new, two-story residential building is categorically exempt from CEQA environmental review, as Infill Development (Guidelines § 15332). The proposed development is consistent with the Medium -High Density Residential designation of the property, applicable General Plan policies, and with the standards and land use limitations set out in Zoning Regulations for the Medium-High Density Residential (R-3) Zone. The site measures less than five acres in area, is located within City limits, s ubstantially surrounded by urban uses, and has no value as habitat for endangered, rare or threatened species. Approval of the multi-family residential project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and the site can be adequately served by all required utilities and public services. 5.0 ACTION ALTERNATIVES 5.1. Recommend that the Community Development Director find the project consistent with the City's historical preservation policies, with a ny suggested conditions of approval necessary to achieve such consistency. 5.2. Continue review to another date with direction to staff and applicant. 5.3. Recommend that the Community Development Director find the project inconsistent with historical preservation policies, citing specific areas of inconsistency. Page 48 of 103 Item 4b ARCH-0023-2022 (446 Dana) Cultural Heritage Committee Report – June 27, 2022 6.0 ATTACHMENTS A - Project Plans (ARCH-0023-2022) B - Downtown Historic District (HPPG) Page 49 of 103 Page 50 of 103 These drawings are instruments of service and are the property of Peter Danciart, AIA. All designsand other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Peter Danciart, AIA. 1 7 5 0 P R E F U M O C Y N. R D. # 4 6S A N L U I S O B I S P OC A L I F O R N I A 9 3 4 0 58 0 5 . 7 0 4 . 5 1 4 2 P E T E R @ D A N C I A R T . C O MW W W . D A N C I A R T. C O MDANA ST. PROJECT446 DANA STREETSAN LUIS OBIPSO, CA 934012102© 2022D A N C I A R TA R C H I T E C T U R ET-1.0PLANNING SUBMITTAL04 JAN 22P R O J E C T N U M B E RS H E E T N U M B E RD A T E S S H E E T N A M E PLANNING SUBMITTAL #231MAR 22 APN:002-401--001TITLE SHEET33D U P L E X - A . D . U . VICINITY MAPSITEAGENCIES & UTILITIESCITY OF SLO BUILDING990 PALM STREETSAN LUIS OBISPO, CA805-781-7170CITY OF SLO PLANNING990 PALM STREETSAN LUIS OBISPO, CA805-781-7172COUNTY HEALTHP.O. BOX 1486, SLO805-781-5500CITY OF SLO POLICE DEPT.1042 WALNUT AVE.SAN LUIS OBISPO, CA805-781-7317UNDERGROUNDSERVICES1-800-642-2444CITY OF SLO PUBLIC WORKS955 MORRO SAN LUIS OBISPO, CA805-781-7200PG & E406 HIGUERA STREETSAN LUIS OBISPO, CA805-546-5210CITY OF SLO FIRE DEPT.2160 SANTA BARBARASAN LUIS OBISPO, CA805-781-7380AT&T196 SUBURBAN ROADSAN LUIS OBISPO, CA805-546-7003THE GAS COMPANY833 MARSH STREETSAN LUIS OBISPO,CACHARTER COMMUNICATIONS270 BRIDGE STREETSAN LUIS OBISPO, CA805-544-2688D A N A S T R E E T P R O J E C T446 DANA STREET SAN LUIS OBISPO, CA 93401PROJECT DIRECTORYDANCIART ARCHITECTURE1750 PREFUMO CANYON ROAD #46SAN LUIS OBISPO, CA 93405CONTACT: PETER DANCIART, AIA, LEED APPH: 805-704-5142E-MAIL: PETER@DANCIART.COMCA LIC #: C32076ARCHITECTOWNERDANA STREET, LLC6407 PORTOLAATASCADERO, CA 93422CONTACT: JAMES COOLEYPH: 805-674-3584LANDSCAPE ARCHITECTFIRMA CONSULTANTS, INC187 TANK FARM ROAD, SUITE 230 SAN LUIS OBISPO, CA 93401CONTACT: LINDSAY CORICA ASLA CA NO. 6359PH: 805.781.9800E-MAIL: LINDSAY@FIRMACONSULTANTS .COMABBREVIATIONSN(N) NEWN.G. NATURAL GRADEN.I.C. NOT IN CONTRACTNTS NOT TO SCALEOO/ BOARDO.C. ON CENTERO.D. OUTSIDE DIAMETEROPNG. OPENINGORIG. ORIGINALOZ. OUNCEPPERP. PERPENDICULARPL. PLATEP. LAM. PLASTIC LAMINATEPLY. WD. PLYWOODPR. PAIRPROJ. PROJECTP.S.F. POUNDS PER SQUARE FOOTP.S.I. POUNDS PER SQUARE INCHPVMT. PAVEMENTP.T.D.F. PRESSURE TREATED DOUG FIRQQT. QUARTQTY. QUANTITYRR. RISERRAD. RADIUSRD. ROADREF. REFRIGERATORREINF. REINFORMENTREQ. REQUIREDRM. ROOMR.O. ROUGH OPENINGR.T.S. REFER TO STRUCTURALSSCHED. SCHEDULES.C. SOLID CORESECT. SECTIONSHWR. SHOWERSNG CYL DB SINGLE CYLINDER DEADBOLTSHT. SHEETSIMM. SIMILARSPEC(S). SPECIFICATION(S)SQ. SQUARESQ. FT. SQUARE FEETS.S. STAINLESS STEELST. STREETSTD. STANDARDSTL. STEELSTOR. STORAGESTRUCT. STRUCTURESYM. SYMBOLTT. TREADT.O.C TOP OF CONCRETE/CURBTO.C.B. TOP OF CATCH BASINTEL. TELEPHONETEMO. TEMPERATURET&G TONGUE AND GROOVETHK. THICKTOIL. TOILETT.O.P. TOP OF PAVEMENTT.O.S. TOP OF SLABT.O.W. TOP OF WALLTV TELEVISIONTYP. TYPICALUUNFIN. UNFINISHEDU.N.O. UNLESS NOTED OTHERWISEUR. URINALVV. VENTV.C.T. VINYL COMPOSITION TILEVENT. VENTILATE, VENTILATINGVERT. VERTICALV.G.D.F. VERTICAL GRAIN DOUG FIRV.I.F. VERIFY IN FIELDV.T.R. VENT THRU ROOFWW.C. WATER CLOSETWD. WOODW.H. WATER HEATERW.I. WROUGHT IRONWOM. WOMENW.P. WATERPROOFINGWSCT. WAINSCOTW/ WITHW/O WITHOUTWV WATER VALVEACRONYMSA.N.S.I. AMERICAN NATIONALSTANDARDS INSTITUTEA.S.T.M. AMERICAN SOCIETY FORTESTING AND MATERIALSC.B.C. CALIFORNIA BUILDING CODEI.C.B.O. INTERNATIONAL CONFERENCEOF BUILDING OFFICIALSN.F.P.A. NATIONAL FIRE PROTECTIONASSOCATIONO.S.H.P.D. OCCUPATIONAL SAFETYAND HEALTH ACTU.F.C. UNIFORM FIRE CODEW.I.C. WOODWORK INSTITUTEOF CALIFORNIAAA/C AIR CONDITIONINGA.F.F. ABOVE FINISH FLOORALT. ALTERNATEAMT. AMOUNTAPPROX. APPROXIMATEAVG. AVERAGEBBD. BOARDBTWN. BETWEENBLDG. BUILDINGBLK. / BLKG. BLOCK / BLOCKINGCC.F.M. CUBIC FEET PER MINUTECHG. CHANGEC.I. CAST IRONCLR. CLEAR/CLEARANCECLG. CEILINGCENTERLINEC.M.U. CONCRETE MASONRY UNITCOL. COLUMNCONC. CONCRETECONSTRCONSTRUCTIONC.O.T.G. CLEAN OUT TO GRADECTR.CENTERCU. FT. CUBIC FOOTCU. IN. CUBIC INCHCU. YD. CUBIC YARDDDBL.DOUBLEDEG. DEGREEDEPT. DEPARTMENTDIAG. DIAGONALDIA.DIAMETERDIM.DIMENSIONDIV.DIVISIOND.S.DOWNSPOUTDW.DUMBWAITER / DOWNSPOUTE(E)EXISTINGEA.EACHELEC. ELECTRICELEV. ELEVATION / ELEVATORENCL. ENCLOSUREEQ.EQUALEQUIP. EQUIPMENTEXIST. EXISTINGEXT.EXTERIORFF.DFLOOR DRAINF.B.O. FURNISHED BY OWNERF.GFINISH GRADEF.H.FIRE HYDRANTFIN.FINISHFLR.FLOORFLUOR. FLUORESCENTF.O.C. FACE OF CONCRETEF.O.F. FACE OF FINISHF.O.M. FACE OF MASONRYF.O.S. FACE OF STUDFS.FINISH SURFACEFT.FOOTFTG.FOOTINGGGA.GAUGEGAL.GALLONGALV. GALVANIZEDGYP.GYPSUMHH.B.HOSE BIBBHDR. HEADERHRDW. HARDWAREHORIZ. HORIZONTALHP.HORSE POWERHT.HEIGHTII.D.INSIDE DIAMETERIN.INCHINFO. INFORMATIONINSUL. INSULATIONINT.INTERIORJJAN.JANITORJCT.JUNCTIONJT.JOINTKKIT.KITCHENLLAV.LAVATORYLB,POUNDL.F.LINEAL FOOTLIN.LINEARLT.LIGHTLT.WT. LIGHT WEIGHTMMAX. MAXIMUMM.B.MACHINE BOLTM.C.MEDICINE CABINETMECH. MECHANICALMED. MEDIUMMEZZ, MEZZANINEMFR. / MFGR. MANUFACTURERMIN.MINIMUMMISC. MISCELLANEOUSMTL.METALCLCODE COMPLIANCECODES: ALL CONSTRUCTION SHALL CONFORM TO THE FOLLOWING CODES: 2019 CALIFORNIA BUILDING CODE (CBC)2019 CALIFORNIA RESIDENTIAL CODE (CRC2019 CALIFORNIA MECHANICAL CODE (CMC)2019 CALIFORNIA PLUMBING CODE (CPC)2019 CALIFORNIA ELECTRICAL CODE (CEC)2019 CALIFORNIA GREEN CODE2019 CALIFORNIA ENERGY CODETITLE 24 OF THE CALIFORNIA ADMINISTRATIVE CODE NFPA NATIONAL FIRE CODESORDINANCES OF THE CITY OF SAN LUIS OBISPOALL OTHER CODES ADOPTED BY THE AGENCIES HAVING JURISDICTION OVERTHIS PROJECTSAN LUIS OBISPON.T.S.SHEET INDEXTITLE SHEET / NOTEST-1.0GROUND FLOOR PLANA-1.09 SHEETSTOTALARCHITECTURALUPPER FLOOR PLAN A-1.1NEW EXTERIOR ELEVATIONS A-9.1NEW EXTERIOR ELEVATIONS A-9.0EXISTING SITE PLAN C-0.0SITENEW SITE PLAN C-1.0GRADING PLAN C-2.0LANDSCAPE PLAN L-1LANDSCAPESITE SUMMARY ________________BUILDING SUMMARY ________ ________PROJECT STATISTICSLOCATION:434 DANA STREETSAN LUIS OBISPO, CA 93401ZONE:APN:SITE AREA:OCCUPANCY:CONSTRUCTION:NUMBER OF STORIES:R-3-H002-401-001± 23,140 SQ FT (.48 ACRES)R-3TYPE V-B, SPRINKLERED TWOBUILDING AREA:NEW USE:MULTI-FAMILY - (2) UNITS: 2 BEDROOM - 1 BATHGROUND LEVEL UNIT IS AN ACCESSORY DWELLING UNIT (A.D.U.)60% MAX. 13,884 SQ.FT. MAX. SITE COVERAGE:BUILDING COVERAGE:A.D.U. APARTMENT UNITAPARTMENT UNITDECKTOTAL (N) CONDITIONED SPACE:846 SQ. FT.894 SQ. FT.165 SQ. FT.6,657 SQ.FT. (48% COVERAGE)(E) ONE STORY BUILDING:2,760 SQ. FT.(E) TWO STORY BUILDING:1,109 SQ. FT.(E) BALCONY & STAIRS (+30 A.N.G.): 239 SQ. FT.(E) STORAGE STRUCTURE: 422 SQ. FT.(E) CARPORTS:1,002 SQ. FT.(N) TWO STORY DUPLEX: 846 SQ. FT.(N) PORCH & STAIR (+30 A.N.G.): 36 SQ. FT.(N) STAIR (+30 A.N.G.): 78 SQ. FT.(N) UPPER LEVEL DECK: 165 SQ. FT.1,740 SQ. FT.LEGAL DESCRIPTION: CY SLO PTN BL 60EXISTING USE:MULTI-FAMILY - (2) UNITS: 2 BEDROOM - 1 BATH(6) UNITS: 1 BEDROOM - 1 BATH24.5% 5,671 SQ.FT. (EXCLUDING SETBACK AREA) LANDSCAPE COVERAGE:PROJECT DESCRIPTIONTHE PROJECT CONSISTS OF A NEW TWO STORY DUPLEX IN AN EXISTING MULTI-FAMILY COMPLEX OF THREE STRUCTURES. A ONE STORY BUILDING WHICH INCLUDES TWO (2) BEDROOOM UNITS AND TWO (1) BEDROOM UNITS. A TWO STORY BUILDING WITH FOUR (1) BEDROOM UNITS. THERE IS ALSO AN EXISTING STORAGE STRUCTURE AND TWO CARPORTS.THE NEW DUPLEX BUILDING CONSISTS OF A 846 SQUARE FOOT (2) BEDROOM A.D.U. UNIT ON THE GROUND FLOOR AND A 894 SQUARE FOOT (2) BEDROOM UNIT WITH AN 165 SQUARE FOOT DECK ON THE UPPER LOWER. THE PROJECT ALSO CONSISTS OF NEW PARKING SPACES WHICH REQUIRES THE DEMOLITION AND RE-CONFIGURATION OF AN EXISTING LAUNDRY AREA.DENSITY20 UNITS PER ACRE20 X .53 = 10.6 DENSITY UNITS ALLOWED1 BEDROOM < 600 SQ.FT. = .5 DU1 BEDROOM > 600 SQ.FT. = .5 DU2 BEDROOM = 1 DUEXISTING DENSITY(6) 1 BEDROOM < 500 SQ.FT. = 3 DENSITY UNITS(2) 2 BEDROOM > 600 SQ.FT. = 2 DENSITY UNITSTOTAL = 5 DENSITY UNITS (EXISTING)10.6 - 5 = 5.6 DENSITY UNITS AVAILABLETHEREFORE 5.6 DU = 11 STUDIO OR 1 BEDROOMS < 600 SQ.FT.FLOOD ZONEFLOOD ZONE:AEFLOOD ELEVATION: 183.00'FLOOR ELEVATION: 1 FOOT ABOVE FLOOD ELEVATIONFLOOR ELEVATION: 184.00'FLOOD PROOF WALLS TO 184.00'PARKING TABULATIONREQUIRED PARKING: DWELLING UNITS: .75 SPACES PER BEDROOMGUEST SPACES: 1 PER 5 UNITSPROVIDED PARKING ON SITE:(6) 1 BEDROOM = 6 SPACES(2) 2 BEDROOM = 4 SPACESTOTAL = 10 SPACES8 UNITS = 1 GUEST SPACE REQUIRED11 SPACES REQUIREDREQUIRED PARKING: DWELLING UNITS: .75 SPACES PER BEDROOMGUEST SPACES: 1 PER 5 UNITSPROVIDED PARKING ON SITE:EXISTING PARKING(6) 1 BEDROOM = 6 SPACES(2) 2 BEDROOM = 4 SPACESSUBTOTAL = 10 SPACESNEW PARKING(1) 2 BEDROOM= 2 SPACES(1) 2 BEDROOM ADU= 0 SPACESSUBTOTAL = 12 SPACES10 UNITS = 2 GUEST SPACES14 SPACES REQUIREDPROVIDED PARKING ON SITE:15 SPACES PROVIDEDEXISTINGNEWSECTION 17.73.030SECTION 17.70.040ATTACHMENT APage 51 of 103 CWCWSSSSSSSSSSSSSSSSSSSSSSSSOT OT OT SSSSWWWWWWWHDYHDYWVWVSGVGVOP/OTOP/OTOP/OT OP/OTOP/OTWWWWWWN 39°27'16" E 370.94'-M [N37°25'50"E 370.85'-R1] [N37°25'00"E 370.87'-R2]S 52°05'03" E 151.27'-M [S54°01'00"E 151.00'-R2]D A N A S T R E E TGRASSGRASSGRASSGRASS(E) GRASS(E) GRASSEXISTINGMULTI-FAMILYSTRUCTUREEXISTING2 STORYMULTI-FAMILYSTRUCTUREEXISTINGCARPORTS T E N E R C R E E K30' 30'[258.19-Dd1][151.31'-Dd2]EXISTINGHOUSES T E N E R C R E E K3P-38"LOGATE30"TREE20"STUMP6"TREE4P-24"AVOCADO22"TREEGATE4"COELEC. PANEL WITH2 ELEC. METERSSPIGOTLATTICE FENCE4"PVCGMELEC. BOXHANDRAIL, ABOVELATTICE FENCEWMWMWM(E) 3/4" WMSPIGOTSPIGOTGAS METERS4"COMAIL BOXFENCEELEC. PANEL W/4 METERSS 50°29'36" E 15.00'-M[S52°34'10"E 15.00'-R1]4"PVCOVERHANG(E) ONE BEDROOM UNIT(1) 2 BEDROOM (1) 2 BEDROOM(E) LAUNDRY AREA430 DANA ST.432 DANA ST.434 DANA ST.438/444 DANA ST.(E) ONE BEDROOM UNIT(E) PARKING(E) CONCRETE PAVINGGRASSGRASS(E) PARKING(E) PARKING(E) PARKING(E) PARKING(E) PARKING(E) PARKINGCREEK FLOW LINETOE OF BANKTOP OF BANK(E) CONCRETE PAVING(4) 1 BEDROOM UNITS436 DANA ST.180.0'HIGH POINT1234568(E) PARKINGSPACE(E) PARKINGSPACE10910'-0"FRONT SETBACK20'-0"CREEK SETBACKEXISTINGSTORAGE(E) PARKINGSPACE7TRASH RECYCLETRASH RECYCLEOP/OTGGGGGGGGG GSS SS SS SS SS SS SS SS GGGGGG3 (N) 15 GALLON STREET TREE@ 35' LINIER OF FRONTAGE PER STANDARDS #8010 AND SS SS SSG (E) CONCRETE RETAINING WALL(E) CONCRETE RETAINING WALLDEMO PORTION OF WALL AND ROOFThese drawings are instruments of service and are the property of Peter Danciart, AIA. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Peter Danciart, AIA. 1 7 5 0 P R E F U M O C Y N. R D. # 4 6S A N L U I S O B I S P OC A L I F O R N I A 9 3 4 0 58 0 5 . 7 0 4 . 5 1 4 2 P E T E R @ D A N C I A R T . C O MW W W . D A N C I A R T . C O MDANA ST. PROJECT446 DANA STREETSAN LUIS OBIPSO, CA 934012102© 2022D A N C I A R TA R C H I T E C T U R EPLANNING SUBMITTAL04 JAN 22C-0.0P R O J E C T N U M B E RS H E E T N U M B E RD A T E S S H E E T N A M E APN:002-401--001EXISTINGSITE PLAN3EXISITING SITE PLANSCALE:1" = 10'= RETAINING WALL= SEWER MANHOLE= WATER VALVE= FIRE HYDRANT= JOINT POLEJP= GUY WIRE= POWER POLE= GAS METERGM= WATER LINE= CENTERLINE OF ROAD= SEWER LINE= TREE DRIP LINESS= OVERHEAD TELEPHONE LINE= OVERHEAD ELECTRIC & TELEPHONE LINE= FENCE LINE= EDGE OF PAVEMENT= GAS LINEGPP= ASPHALT CONCRETE= BOTTOM OF CURB AT DRIVEWAY OPENING = CONCRETE EDGE= DROP INLET= EDGE OF PAVEMENT= FINISH FLOOR= FLOW LINE= FLOW LINE OF ASPHALT BERM= CONCRETE= GROUND= GAS METER= GAS VALVE= INVERT= POWER POLE= SEWER= STAIRS= TOP OF BERM= TOP OF CURB= TOP OF GRATE= TOP OF SLOPE= TOE OF SLOPE= TOP OF WALL= TOP OF CURB AT DRIVEWAY OPENING = WATER METER= WATER VALVEACBX CONC DI EP FF FLFLACBFSGDGM GVINVPP SS STRTBRM TC TGTOP TOETWTX WM WV = APPROXIMATE PROPERTY LINEHDYSWVOP/OTOTATTACHMENT APage 52 of 103 CWCWSSSSSSSSSSSSSSSSSSSSSSSSOT OT OT SSSSWWWWWWWHDYHDYWVWVSGVGVOP/OTOP/OTOP/OT OP/OTOP/OTWWWWWWN 39°27'16" E 370.94'-M [N37°25'50"E 370.85'-R1] [N37°25'00"E 370.87'-R2]S 52°05'03" E 151.27'-M [S54°01'00"E 151.00'-R2]D A N A S T R E E TGRASSGRASSGRASSGRASSEXISTINGMULTI-FAMILYSTRUCTUREEXISTING2 STORYMULTI-FAMILYSTRUCTUREEXISTINGCARPORTS T E N E R C R E E K30' 30'[258.19-Dd1][151.31'-Dd2]EXISTINGHOUSES T E N E R C R E E K3P-38"LOGATE30"TREE20"STUMP6"TREE4P-24"AVOCADO22"TREEGATE4"COELEC. PANEL WITH2 ELEC. METERSSPIGOTLATTICE FENCE4"PVCGMELEC. BOXHANDRAIL, ABOVELATTICE FENCEWMWMWM(E) 3/4" WMSPIGOTSPIGOTGAS METERS4"COMAIL BOXELEC. PANEL W/4 METERSS 50°29'36" E 15.00'-M[S52°34'10"E 15.00'-R1]4"PVCOVERHANG(E) ONE BEDROOM UNIT(1) 2 BEDROOM (1) 2 BEDROOM430 DANA ST.432 DANA ST.434 DANA ST.438/444 DANA ST.(E) ONE BEDROOM UNIT(E) PARKING(E) CONCRETE PAVINGGRASSGRASS(E) PARKING(E) PARKING(E) PARKING(E) PARKING(E) PARKINGCREEK FLOW LINETOE OF BANKTOP OF BANK(E) CONCRETE PAVING(4) 1 BEDROOM UNITS436 DANA ST.180.0'HIGH POINT123468(E) PARKINGSPACE(E) PARKINGSPACE10910'-0"FRONT SETBACK20'-0"CREEK SETBACKEXISTINGSTORAGE(E) PARKINGSPACE7OP/OTGGGGGGGGG GSS SS SS SS SS SS SS SS GGGGGG3 (N) 15 GALLON STREET TREES (TYP) @ 35' LINIER OF FRONTAGE PLANT PER STANDARDS #8010 AND #8220 SS SS SSG (E) CONCRETE RETAINING WALL(E) CONCRETE RETAINING WALLGGGGGGTTOOO///PPOOOGG0100SPASCPCEEP(A)RPEIRPNKANRGIN9SPASCPCEEP(A)RPEIRPNGKANRGINGG4O4C44O"OEE(())AEEPRRAAAKKNNRRNNGGPPNN""SSAG44CAEECCCCOOC999EE(())AAEEPPRRAKAAKKNNRRNNGGKGGPPNNSSAAAEECC1100OOOOOOOOPPPPP/////OOOOOOOTTT GGGGGGGG(E)EPPEAAA(KAAAE)RRPPPGGKKAANNNK444GGSS"GGAOOCCCPCC444EAAAOOEOOO99999GG EE)PPPEEAA(KKAE)IIRRRPGKKAAANNKGGGIISSGGPPCCPPEAAEE00000GGG OOOPPPPPP/////////OOOOOOOOTTTTT GGGGGGGGGGGOOOOOCCCCCC""444444GG OOOOOOOOOPPPOOPPO///OOPP//OOPP OOOO//OOPP//OOOPPOOTT//OOTTT//OOTTT/TT//TGGGGGGGGGGGGNNNNNNKKKKKKKEEKKEERRERRCCRRCCAACAAAAGGGAAAAGGAAAGAAAAGGAAAA99GGPPA99GGPPPP9NNPPPP99NNP99NNSS999SS))S))KK))KKEEKKEEKKEEKKEE(((KKEE((RRE((RRCCRRCCAACAAAAAAAAAAAAAAA00AAAA00PPA00PPPPPPPPPSSSS))S))))EEEEEE(((((((GGGGGGGGGGGGGGGGGG((((((EE((EEEEEEE)))))))))PPPPPPPPAAAAASSAAASSSAASSSAAAPPAAAPPPRRPPPRRRAARRRRAAAAAAKKKAAKKKKAAA99AAA999KKCC9999KKCCC99(((CCC99((EE99E((EEEEEEEEEEENNN)NNN))G))GGG))GGGGGPPGGPPPPPPPAAAAASSAAAASSSAASSSAAAPPAAAPPPRRPPPRRRARRRAAGGKKAAAGGGKKKAAGGGKKKAAAGGGGGGKKAAGGGGGGKKKCCGGGKKKCC000GGGCCCC000GGGEE00EEEEEEENNNNNGGGGGGGGGGGGG444444""44""CCCCCCCOOOOOOOGGGG OOOOOOO //OOP//OOOPP//OOOP/P/OOOPP////OOPPP//OOP/P/PP///PP//OP//OOO///OOO/OOTOTOOTTTOOTTTOTTTTTTT (N) PARKING12(N) PARKING13ENTRYNEW 2 STORYSTRUCTURE(1) 2 BEDROOM UNIT - ADU(1) 2 BEDROOM UNIT(E) PARKING5(N) PARKINGSPACE115'-0"SIDEYARD SETBACK TO13' HIGH± 18'-5 3/8"(N) POROUS PAVERS1.5 CU.YD.TRASH1.5 CU.YDRECYCLE(N) PARKINGSPACE14(N) PARKINGSPACE15(N) LAUNDRYAREASIDEYARD SETBACK TO18' -22' HIGH7'-0"± 16'-0"ELEC. PANEL W/ 2 METERS(N) CONCRETE HARDSCAPE(N) CONCRETE HARDSCAPE(N) CONCRETE HARDSCAPE(N) WOD STAIRS (NO STORAGE UNDER STAIRS)(N) WOOD FENCE AND GATEGAS METERSGVLANDSCAPE STRIPLANDSCAPELANDSCAPELANDSCAPE(N) CMU WALL9'x18'-5"9'x18'-5"9'x18'-5"9'x18'-5"9'x18'-5"96 GAL.GREENWASTE(N) LANDSCAPE METER, AS REQ'D.(E) 5/8" METER, RESIZE AS REQ'D.These drawings are instruments of service and are the property of Peter Danciart, AIA. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Peter Danciart, AIA. 1 7 5 0 P R E F U M O C Y N. R D. # 4 6S A N L U I S O B I S P OC A L I F O R N I A 9 3 4 0 58 0 5 . 7 0 4 . 5 1 4 2 P E T E R @ D A N C I A R T . C O MW W W . D A N C I A R T . C O MDANA ST. PROJECT446 DANA STREETSAN LUIS OBIPSO, CA 934012102© 2022D A N C I A R TA R C H I T E C T U R EC-1.0PLANNING SUBMITTAL04 JAN 22P R O J E C T N U M B E RS H E E T N U M B E RD A T E S S H E E T N A M E PLANNING SUBMITTAL #231MAR 22 APN:002-401--001SITE PLAN3SITE PLANSCALE:1" = 10' = RETAINING WALL= SEWER MANHOLE= WATER VALVE= FIRE HYDRANT= JOINT POLEJP= GUY WIRE= POWER POLE= GAS METERGM= WATER LINE= CENTERLINE OF ROAD= SEWER LINE= TREE DRIP LINESS= OVERHEAD TELEPHONE LINE= OVERHEAD ELECTRIC & TELEPHONE LINE= FENCE LINE= EDGE OF PAVEMENT= GAS LINEGPP= ASPHALT CONCRETE= BOTTOM OF CURB AT DRIVEWAY OPENING = CONCRETE EDGE= DROP INLET= EDGE OF PAVEMENT= FINISH FLOOR= FLOW LINE= FLOW LINE OF ASPHALT BERM= CONCRETE= GROUND= GAS METER= GAS VALVE= INVERT= POWER POLE= SEWER= STAIRS= TOP OF BERM= TOP OF CURB= TOP OF GRATE= TOP OF SLOPE= TOE OF SLOPE= TOP OF WALL= TOP OF CURB AT DRIVEWAY OPENING = WATER METER= WATER VALVEACBX CONC DI EP FF FLFLACBFSGDGM GVINVPP SS STRTBRM TC TGTOP TOETWTX WM WV = APPROXIMATE PROPERTY LINEHDYSWVOP/OTOTATTACHMENT APage 53 of 103 Dana St. ProjectEXHIBITL1448 Dana Street, San Luis Obispo, CA 93401JOB NO:22152MODIFIED:1/3/22Schematic Landscape PlanÀUPDFIRMA CONSULTANTS, INCLandscape ArchitecturePlanningEnvironmental StudiesPrincipal: Lindsay Corica ASLACA Registration No. 6359Phone: 805.781.9800 187 Tank Farm Road, Suite 230San Luis Obispo, CA 93401firmaconsultants.comHNEW 2 STORYSTRUCTURELIMIT OF PROPOSED LANDSCAPE,REFER TO SHEET C-1.0 FOR EXISTINGAND PROPOSED PARKING SPACESEXISTINGMULTI-FAMILYSTRUCTUREEXISTING 2 STORYMULTI-FAMILY STRUCTUREPROPOSED PLANT MATERIALTREESLagerstroemia x 'Natchez'/ White Crape MyrtleMagnolia 'Little Gem' / Little Gem MagnoliaSHRUBS AND GRASSESPhormium 'Evening Glow' / New Zealand Flax HybridRhaphiolepis indica 'Eleanor Tabor' /Indian HawthornGROUNDCOVERSPenstemon pseudospectabilis / Desert BeardtongueSalvia greggii 'Furmans Red' / Autumn SageSenecio mandraliscae / Blue ChalksticksWATER CONSERVATION NOTESPlanting and irrigation shall be designed to conserve water. The following factors have been incorporated to aid in the success of the project landscape:1. Irrigation system to be a fully automatic underground system utilizing either low-precipitation spray heads, bubblers, or drip emitters, or a combination thereof. Irrigation hydrozones shall be separated with control valves and controller stations into appropriate and compatible zones.2. Irrigation controller shall be weather (E.T.) based and designed to automatically adjust irrigation in response to changes in the plant's water needs as weather conditions change.3. Plant materials proposed are selected for their compatibility to climatic and site conditions, resistance to wind, and drought tolerance.4. All planters shall be mulched with a 3” minimum layer of organic mulch throughout.5. Plant materials proposed shall be grouped into distinct hydrozones utilizing plants with similar water needs.6. Water needs of plant material proposed have been evaluated utilizing the WUCOLS Project (Water Use Classification of Landscape Species) prepared by the University of California Cooperative extension, February 1992. All plant materials proposed are selected for low to moderate water needs in this climate.PTTTTLaLaLaLaMMMMSTotal Landscape Area: 889 Square FeetNORTH10'0SCALE: 1" = 10'-0"5'10'20'30'Plant MaterialsATTACHMENT APage 54 of 103 These drawings are instruments of service and are the property of Peter Danciart, AIA. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Peter Danciart, AIA. 1 7 5 0 P R E F U M O C Y N. R D. # 4 6S A N L U I S O B I S P OC A L I F O R N I A 9 3 4 0 58 0 5 . 7 0 4 . 5 1 4 2 P E T E R @ D A N C I A R T . C O MW W W . D A N C I A R T . C O MDANA ST. PROJECT446 DANA STREETSAN LUIS OBIPSO, CA 934012102© 2022D A N C I A R TA R C H I T E C T U R EPLANNING SUBMITTAL04 JAN 22P R O J E C T N U M B E RS H E E T N U M B E RD A T E S S H E E T N A M E PLANNING SUBMITTAL #231MAR 22 A-9.0APN:002-401--001EXTERIORELEVATIONS31/4" = 1'- 0"EXTERIOR ELEVATIONSSCALE:11ELEVATION REFERENCE NOTES2233445566778899101011111212131314141515161616161717ADDRESS NUMBERS18181818GSM GUTTER, PAINT TO MATCH ADJ. COLOR, TYP.ASPHALT ROOFINGSOLID WOOD DOOR, TEMP. GLAZING.GSM DOWN SPOUTS - CONNECT TO TIGHT LINED ROOF DRAINAGE SYSTEM - PAINT TO MATCH ADJ. COLOREXTERIOR PLASTER SIDING - INTEGRAL COLOR - LIGHT DASH OR STEEL TROWEL SMOOTHVINYL DUAL PANE WINDOW, INSTALL PER MFR. SPECS. - WHITE2X WOOD TRIM - PRIMED & PAINTEDWOOD FENCE - PAINT AS REQUIRED - MATCH (E)(E) GRADE2X WOOD FASCIA - PRIMED & PAINTED2X WOOD KICKERS - PRIMED & PAINTEDFUTURE PHOTOVOLTAIC PANELS, NOT A PART OF THIS PERMITWOOD STAIRS - PAINTED+42" RAIL WITH 2X6 WOOD CAP & 4X4 VERT. POSTS AND 1/4" S.S. CABLE RAILS, TYP.EXTERIOR FIBER CEMENT SIDING, ALT. EXPOSURE 8" & 6", PAINTED, TYP.EXTERIOR PLASTER O/ CONCRETE STEM WALL - INTEGRAL COLOR - HEAVY DASHWOOD FENCE @ STAIRS - PAINTEDAF.F.184'-0"T.O.P. 8'-1"PROPERTY LINE9TYP.17TYP.124F.F.193'-3 3/4"T.O.P. 8'-1"DBASE FLOOD ELEVATION183'-0"1'-0"EAST ELEVATION13TYP.11TYP.10TYP.8TYP.2TYP.1TYP.4TYP.7TYP.5TYP.BASE FLOOD ELEVATION183'-0"MAX. ROOF HEIGHT215'-0"AVG. NATURAL GRAFE180'-0"35'-0"ROOF HEIGHT205'-11"25'-11"2F.F.184'-0"SOUTH ELEVATION214T.O.P. 8'-1"F.F. T.O.P. 8'-1"BASE FLOOD ELEVATION183'-0"599TYP.33TYP.1111TYP.1010TYP.88TYP.22TYP.11TYP.44TYP.77TYP.55TYP.1'-0"1313TYP.1515TYP.1414TYP.66TYP.1818TYP.EXTERIOR FINISHES:ROOFING:MANU: MALARKEY ROOFING "HIGHLANDER" OR EQUALTYPE/COLOR: ASPHALT SHINGLE / WEATHERED WOODPAINT:MANU: MERLEXTYPE/COLOR: CYRSTAL WHITE, X-50(VERIFY) - LIGHT DASH OR SMOOTH FINISHR-1S-1WINDOW:MANU: ANDERSEN OR ARCHITECT APPROVED EQUALTYPE/COLOR: 100 SERIES / WHITEW-1PAINT:S-2MANU: SHERWIN WILLIAMSTYPE/COLOR: SW 7008 ALABASTERPAINT:P-1MANU: SHERWIN WILLIAMSTYPE/COLOR: SW 7006 EXTRA WHITEPAINT:P-2MANU: MERLEXTYPE/COLOR: CAMARELLO, P-192 - HEAVY DASH FINISHMAXIMUMBUILDING HEIGHT:BUILDING HEIGHT CALCULATION-RESIDENCE:HIGHEST N.G. + LOWEST N.G. 180.0' + 180.0'2= 180' + 35.00' = 215.0'ACTUAL HEIGHT:205.92' ≤ 215.0' THEREFORE O.K.2= AVERAGE (E) GRADE215.0' 180.0' + 25.92'" = 205.92'35' HEIGHT RESTRICTION:ROOF HEIGHT COMPLIANCE ATTACHMENT APage 55 of 103 These drawings are instruments of service and are the property of Peter Danciart, AIA. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Peter Danciart, AIA. 1 7 5 0 P R E F U M O C Y N. R D. # 4 6S A N L U I S O B I S P OC A L I F O R N I A 9 3 4 0 58 0 5 . 7 0 4 . 5 1 4 2 P E T E R @ D A N C I A R T . C O MW W W . D A N C I A R T . C O MDANA ST. PROJECT446 DANA STREETSAN LUIS OBIPSO, CA 934012102© 2022D A N C I A R TA R C H I T E C T U R EA-9.1PLANNING SUBMITTAL04 JAN 22P R O J E C T N U M B E RS H E E T N U M B E RD A T E S S H E E T N A M E PLANNING SUBMITTAL #231MAR 22 APN:002-401--001EXTERIORELEVATIONS31/4" = 1'- 0"EXTERIOR ELEVATIONSSCALE:WEST ELEVATION1DF.F.184'-0"AT.O.P. PROPERTY LINE8'-1"124(F)F.F.193'-3 3/4"T.O.P. 8'-1"(F)(F)HEATPUMPBASE FLOOD ELEVATION183'-0"HWH7'-1"1'-0"4TYP.9TYP.13TYP.1TYP.2TYP.15TYP.6TYP.7TYP.8TYP.42" MIN.3TYP.18TYP.11TYP.BC1F.F. 184'-0"NORTH ELEVATION2T.O.P. 48'-1"2F.F. T.O.P. 8'-1"BASE FLOOD ELEVATION183'-0"INSTANTANEOUSHWHHEATPUMP5INSTANTANEOUSHWHHEATPUMP99TYP.33TYP.1111TYP.1010TYP.88TYP.11TYP.44TYP.77TYP.55TYP.1313TYP.1515TYP.1414TYP.66TYP.1818TYP.11ELEVATION REFERENCE NOTES2233445566778899101011111212131314141515161616161717ADDRESS NUMBERS18181818GSM GUTTER, PAINT TO MATCH ADJ. COLOR, TYP.ASPHALT ROOFINGSOLID WOOD DOOR, TEMP. GLAZING.GSM DOWN SPOUTS - CONNECT TO TIGHT LINED ROOF DRAINAGE SYSTEM - PAINT TO MATCH ADJ. COLOREXTERIOR PLASTER SIDING - INTEGRAL COLOR - LIGHT DASH OR STEEL TROWEL SMOOTHVINYL DUAL PANE WINDOW, INSTALL PER MFR. SPECS. - WHITE2X WOOD TRIM - PRIMED & PAINTEDWOOD FENCE - PAINT AS REQUIRED - MATCH (E)(E) GRADE2X WOOD FASCIA - PRIMED & PAINTED2X WOOD KICKERS - PRIMED & PAINTEDFUTURE PHOTOVOLTAIC PANELS, NOT A PART OF THIS PERMITWOOD STAIRS - PAINTED+42" RAIL WITH 2X6 WOOD CAP & 4X4 VERT. POSTS AND 1/4" S.S. CABLE RAILS, TYP.EXTERIOR FIBER CEMENT SIDING, ALT. EXPOSURE 8" & 6", PAINTED, TYP.EXTERIOR PLASTER O/ CONCRETE STEM WALL - INTEGRAL COLOR - HEAVY DASHWOOD FENCE @ STAIRS - PAINTEDEXTERIOR FINISHES:ROOFING:MANU: MALARKEY ROOFING "HIGHLANDER" OR EQUALTYPE/COLOR: ASPHALT SHINGLE / WEATHERED WOODPAINT:MANU: MERLEXTYPE/COLOR: CYRSTAL WHITE, X-50(VERIFY) - LIGHT DASH OR SMOOTH FINISHR-1S-1WINDOW:MANU: ANDERSEN OR ARCHITECT APPROVED EQUALTYPE/COLOR: 100 SERIES / WHITEW-1PAINT:S-2MANU: SHERWIN WILLIAMSTYPE/COLOR: SW 7008 ALABASTERPAINT:P-1MANU: SHERWIN WILLIAMSTYPE/COLOR: SW 7006 EXTRA WHITEPAINT:P-2MANU: MERLEXTYPE/COLOR: CAMARELLO, P-192 - HEAVY DASH FINISHATTACHMENT APage 56 of 103 38 5.2.2 Downtown Historic District Setting The Downtown Historic District encompasses the oldest part of the City of San Luis Obispo and contains one of the City’s highest concentrations of historic sites and structures. The historic Mission San Luis Obispo de Tolosa is at the geographic and historic center of the district, which is bounded roughly by Palm and Marsh Streets on the north and south, Osos and Nipomo Streets on the east and west, plus Dana Street as the northwest corner. Although some structures date to the Spanish and Mexican eras (1772-1850) and the American pioneer settlement era (1850s- 1870), the majority of surviving structures date from the 1870s to the 1920s. The district is comprised of two subdivisions: the Town of San Luis Obispo, recorded 1878 and the Mission Vineyard Tract recorded in March of 1873. The Downtown Historic District has an area of 61.5 acres and in 2010 includes 98 designated historic structures. The Downtown Historic District was developed along the City’s earliest commercial corridors along Monterey, Higuera, Chorro, Garden and Marsh Streets, and has retained its historical use as San Luis Obispo’s commercial and civic center. Commercial structures were laid out in a regular grid pattern, with buildings set at the back of sidewalks and relatively narrow (60 foot right-of-way) streets. The resultant narrow streets and zero building setbacks reinforce the district’s human scale and vibrant Main Street image. Site Features and Characteristics Common site features and characteristics include: A.Buildings located at back of sidewalk with zero street and side setbacks B.Finish floors at grade C.Recessed front entries oriented toward the street D.Front facades oriented toward the street E.Trees placed at regular intervals along the street Architectural Character Built during the San Luis Obispo’s boom time circa 1870s-1910s (when the Town’s population increased over 800 percent from 600 people in 1868 to 5,157 in 1910), the district’s commercial architectural styles reflect the increasing wealth of the times. Architectural styles present in the Downtown District include examples of Classical Revival, Italianate and Romanesque structures, and more modest early American commercial. Although a few structures were designed by outside architects (specifically from San Francisco and Los Angeles), the majority of Downtown buildings were designed and built by local builders, including the Maino family, John Chapek, 721, 717 and 715 Higuera Street, North Elevation ATTACHMENT B Page 57 of 103 39 Doton Building, 777 Higuera Street, North Elevation and Frank Mitchell. Predominant architectural features include: A. One to two stories (occasionally three) B. Flat or low pitched roof, often with a parapet C. Wide entablature or projecting cornice that often includes classical architectural details such as dentils, brackets and molding D. First floor windows are horizontally oriented storefront windows, often with display space facing street. In multi-story structures, windows are vertically oriented, typically with double hung, wood sashes, and symmetrically arranged so that they are dimensionally taller than their width E. Structures follow simple rectilinear or “boxy” buildings forms F. Masonry or smooth stucco wall siding G. Contrasting bulkheads along base of street façade H. Use of awnings, historic signs, second-story overhangs and canopies I. Use of transom windows above storefronts Individually Contributing Elements in the Downtown District Not all historic resources in the Downtown Historic District were built during the district’s period of significance of 1870-1930. These buildings 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 Doton Building is an example of Streamline Moderne architecture from the 1930s. This building was placed on the Master List as a significant resource due to its craftsmanship and the rarity of this particular style in San Luis Obispo. Additional examples include the Laird building at 1023 Garden. Built in the 1880s, the Laird building is one of the City’s last remaining Pioneer False front buildings. The Golden State Creamery building at 570 Higuera is historically significant to San Luis Obispo for its association with the Smith Building and Union Hardware Building, 1119 and 1129 Garden Street, East Elevation ATTACHMENT B Page 58 of 103 40 dairy industry, an industry integral to the City’s development. Non-Contributing Elements in Downtown 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. Buildings setback from street or side property lines B. Building height, form or massing which contrasts markedly with the prevailing 2-3 story pattern C. Wood, metal or other contemporary material siding, or “faux” architectural materials or features. D. Asymmetrical arrangement of doors and windows E. Raised, non-recessed or offset street entries to buildings Residential Although the majority of the Downtown District is commercial, within the district is a smaller residential section, primarily along Dana Street and also down Monterey Street to the west of the mission. This subsection includes a spectrum of settlement from the mid 19th century to the 1920s. Lots were generally platted in regular grids, although curved along Dana to accommodate the creek. Site features and characteristics- Residential: A. Street yard setbacks of 20 feet or more, often with low walls (2 feet) and fences at sidewalk B. Coach barn (garage) recessed into rear yard C. Front entries oriented toward the street with prominent porch and steps D. Front facades oriented toward the street The architectural styles in the residential area of the Downtown district are varied and 756 Palm Street, South Elevation 1010 Nipomo Street, South and West Elevations ATTACHMENT B Page 59 of 103 41 represent several different periods of development in San Luis Obispo. The oldest, vernacular Adobe, dates back the early pioneer period. The Rosa Butrón de Canet adobe at 466 Dana is from this period and is one of the few surviving adobes in San Luis Obispo. Folk and High Victorian structures built during the population influx at turn of the twentieth century. Finally, Spanish Revival, a style that achieved popularity in San Luis Obispo during the housing boom of 1920s and 1930s which was itself funded in part by the maturation of war bonds from World War I. Architectural features- Residential: A. One and rarely two story buildings B. Gable and hip roof types predominate C. Traditional fenestration, such as double-hung, wood sash windows, ornamental front doors, wood screen doors D. Painted wood or smooth stucco siding. 469 Dana Street, North Elevation ATTACHMENT B Page 60 of 103 42 *** Murray Adobe, 474 Monterey Street; Anderson House, 532 Dana Street; Hotel Wineman, 849 Higuera Street; 762 Higuera Street ATTACHMENT B Page 61 of 103 Page 62 of 103