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Item 5a. 1043 George St. (ARCH-0637-2022)
CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: 1043 GEORGE STREET (ARCH-0637-2022) REVIEW OF THE ADDITION OF AN UPPER-LEVEL ROOF DORMER TO A CONTRIBUTING LIST HISTORIC RESOURCE BY: Walter Oetzell, Assistant Planner Phone Number: 781-7493 Email: woetzell@slocity.org APPLICANT: Peter Gillespie & Cheryl Cathy REPRESENTATIVE: Dana Hunter RECOMMENDATION Provide a recommendation to the Community Development Director regarding the consistency of the proposed work with applicable historical preservation policies, standards, and guidelines. 1.0 BACKGROUND The applicants propose to construct an addition to a single-family dwelling designated as a Contributing List Historical Resource (see Project Plans, Attachment A). As provided by §§ 14.01.030 (B) (7) & (C) (4) of the City’s Historic Preservation Ordinance, the application is subject to review by the Cultural Heritage Committee (CHC), and the Committee will make a recommendation to the Community Development Director as the consistency of the proposed work with the City’s historical preservation policies . 2.0 DISCUSSION Site and Setting The property is a residential parcel on the south side of George Street between Henry and Jennifer Streets, within the East Railroad Area, a neighborhood of homes of varying architectural styles, including Queen Anne and Italianate Victorian style cottages, Craftsman and California Bungalow styles, Spanish and Mission Revival, and Postwar Ranch Style homes The property is developed with a four-bedroom single-family dwelling constructed in 19101 and a smaller 1941 dwelling at the Ella Street side of the property. The larger 1910 dwelling is the primary dwelling on this property and is the subject of this application and report. This property is one of 25 properties within the East Railroad Neighborhood that were added to the Contributing Properties List by the City Council in February, 2007 (Resolution 9875) based on its age, architectural merit, and contribution to the neighborhood’s historical character. Further information regarding the site and setting is provided in the informational narrative prepared by the applicant (Attachment B). 1 Construction date according to City GIS data and San Luis Obispo County Assessor Property Information Meeting Date: 12/12/2022 Item Number: 5a Time Estimate: 45 Minutes Page 9 of 50 Item 5a ARCH-0367-2022 (1043 George) Cultural Heritage Committee Report – December 12, 2022 1034 George Street As summarized by the applicant, the primary dwelling on the property is one-and-a-half stories in height and has been described as Vernacular in style, with Colonial Bungalow influences, where “Bungalow” is a term typically associated with Craftsman style architecture (see Attachment B, pg. 2). It has a low-pitched gabled roof, widely overhanging eaves with exposed rafters, beams, and braces, and full- width covered front porch with heavy piers. it is rectangular in plan and sheathed with clapboard siding (see Architectural Worksheet, Attachment C). The City’s Historic Context Statement provides more detailed background discussion about early-20th Century residential development and the Craftsman style (see Attachment D). Project Description The applicant proposes, along with interior modifications, to construct an addition to the primary dwelling, providing an additional 195 sq ft of living area on an upper floor by replacing the existing roof dormer on the street-facing slope of the building’s roof with a taller and wider roof dormer (see Project Plans, Attachment A, and Figure 2 below). Exterior changes from the proposed work include removal of the existing chimney, removal of the majority of the street-facing slope (north elevation) of the existing roof surface, and creation of three openings on the south-facing roof slope for new skylights. A new larger dormer will be built constructed at the front of the building, accommodating a bedroom, office, bathroom, and closet space. The new dormer is about nine feet in total height, spanning the width of the building (about 30 feet wide), with eaves overhanging by 2 ½ feet, matching the overhang of the existing roof. It exhibits a “2-in-12” slope (the same as the existing dormer) on its street-facing Figure 1: 1043 George Street, street (north) elevation Figure 2: Proposed roof dormer addition (east, north, and west elevations) Page 10 of 50 Item 5a ARCH-0367-2022 (1043 George) Cultural Heritage Committee Report – December 12, 2022 side, which is a slightly “flatter” slope than the existing roof plane. The south -facing roof slope is extended upward, shifting the roof ridge line up by 1’-7” and forward by about three feet. The existing fascia line is maintained around the perime ter of the existing roof and new fascia extends around the overhanging eaves of the new roof extension and dormer. Appropriate roofing material, window forms, and decorative details have been selected consistent with existing materials and building style. 3.0 EVALUATION The General Plan sets out, in the Conservation and Open Space Element (COSE), the City’s goals and policies for historical and architectural resources (COSE §3.2). These policies are implemented by the Historic Preservation Ordinance (SLOMC Ch. 14.01) and the supporting Historic Preservation Program Guidelines (HPPG). The Guidelines, in turn, rely on evaluation of consistency with the Secretary of the Interior’s Standards for the Treatment of Historic Properties (SOI Standards).2 General Plan www.slocity.org/government/department-directory/community- development/planning-zoning/general-plan HPO www.slocity.org/home/showpublisheddocument/4142/635497652808330000 HPPG www.slocity.org/home/showpublisheddocument/4144/635497652811770000 SOI Standards www.slocity.org/home/showpublisheddocument/16940/636413316321170000 General Plan 3.3.1. Historic preservation Significant historic and architectural resources should be identified, preserved and rehabilitated 3.3.2. Demolitions Historically or architecturally significant buildings shall not be demolished or substantially changed in outward appearance, unless doing so is necessary to remove a threat to health and safety and other means to eliminate or reduce the threat to acceptable levels are infeasible 3.3.4. Changes to historic buildings Changes or additions to historically or architecturally significant buildings should be consistent with the original structure and follow the Secretary of the Interior’s Standards for the Treatment of Historic Buildings. […] The street appearance of buildings which contribute to a neighborhood's architectural character should be maintained 2 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. Washington, D.C.: U.S. Department of the Interior National Park Service; Technical Preservation Services, 2017 Page 11 of 50 Item 5a ARCH-0367-2022 (1043 George) Cultural Heritage Committee Report – December 12, 2022 The property is included in the City’s Inventory of Historic Resources as a Contributing List Resource.3 As discussed in more detail below, the focus of interest with the work proposed under this application is the magnitude of change in outward appearance, particularly the street appearance of the building, and whether the work can be considered consistent with guidance provided in SOI Standards. Historic Preservation Program Guidelines 3.4.1(d) Additions Additions to listed historic structures should maintain the structure’s original architectural integrity and closely match the building’s original architecture, or match additions that have achieved historic significance in their own right, in terms of scale, form, massing, rhythm, fenestration, materials, color and architectural details 3.4.1(f) Consistency required Alterations to listed historic resources shall be approved only upon finding that the proposed work is consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties, any required historic preservation report, General Plan policies, the Historic Preservation Ordinance, and these Guidelines Proposed work for minor additions and alterations to historically listed structures mu st be consistent with guidelines for Changes to Historic Resources set out in § 3.4 of the Historic Preservation Program Guidelines. These guidelines are concerned with the retention of character-defining features of the structure and its integrity, with consistency and compatibility in form, style, and character, and with the consistency of proposed work with SOI Standards. In addition to information from the City’s Historic Context Statement, the Guidelines provide details about the characteristic feature s of the Craftsman style (see Attachment D), including: Horizontal massing Low-pitched gabled roof, with side eave overhangs and dormers Widely overhanging eaves with exposed rafters, beams, or braces, wide roof fascia boards Wood exterior wall cladding (shingle, shake, or clapboard) or plaster exterior finish Projecting partial-, full-width or wrap-around front porch, with tapered columns Heavy porch piers, often of river stone or masonry Wood-frame casement or double-hung sash windows, with divided lights, often grouped in multiples Wide window and door surrounds, often with extended lintels Extensive use of natural materials (wood, brick or river stone) 3 Contributing List Resources or Properties: Buildings or other resources at least 50 years old that maintain their original or attained historic and architectural character, and contribute, either by themselves or in conjunction with other structures, to the unique or historic character of a neighborhood, district, or to the City as a whole (Historic Preservation Ordinance). Page 12 of 50 Item 5a ARCH-0367-2022 (1043 George) Cultural Heritage Committee Report – December 12, 2022 Although the work is proposed, as described in the applicant’s report (Attachment B), to be carried out in a manner sensitive to preservation of, and compatibility with, the building’s existing character-defining features and details, the proposed dormer addition is situated on a primary building elevation, highly visible from the public right -of-way, alters the slope and symmetry of the roofline, and changes the design and appearance of the building, particularly as seen from the street. While under normal circumstances this design might be found to be consistent with the size, proportion, and massing of a typical single-family dwelling, historical preservation policies and guidelines are concerned with substantial changes in outward appearance resulting from alterations to historic resources, and the relationship between those changes and the original building architecture. The Committee should consider whether the proposed addition is a close match to the building’s original Craftsman architecture, such that the structure’s original architectural integrity4 is maintained, as directed by HPPG § 3.4.1 (d). Opportunity may exist for refinements that would result in an addition that more closely matches the building’s distinctive façade design and roof forms and that would reduce visible changes in appearance. This might be achieved by, for example, reducing the scale and size of the dormer addition or by placement of an addition on less visible building elevations. Secretary of the Interior’s Standards 1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces and spatial relationships. 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces and spatial relationships that characterize a property will be avoided. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 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. 4 Integrity, Architectural or Historical: the ability of a property, structure, site, building, improvement or natural feature to convey its identity and authenticity, including but not limited to its original location, period(s) of construction, setting, scale, design, materials, detailing, workmanship, uses and associ ation (Historic Preservation Ordinance). Figure 3: New dormer addition, east elevation Page 13 of 50 Item 5a ARCH-0367-2022 (1043 George) Cultural Heritage Committee Report – December 12, 2022 SOI Standards provide general guidance about new exterior additions to historic buildings: … the Rehabilitation guidelines emphasize that new additions should be considered only after it is determined that meeting specific new needs cannot be achieved by altering non-character-defining interior spaces. If the use cannot be accommodated in this way, then an attached exterior addition may be considered. New additions should be designed and constructed so that the character-defining features of the historic building, its site, and setting are not negatively impacted. Generally, a new addition should be subordinate to the historic building. A new addition should be compatible, but differentiated enough so that it is not confused as historic or original to the building… (SOI Standards pg. 79). More specific guidance is provided regarding approaches to work trea tments and techniques that are either consistent (“Recommended”) or inconsistent (“Not Recommended”) with the Standards, specific to various features of historic buildings and sites, as discussed below. Roofs Recommended Not Recommended Identifying, retaining, and preserving roofs and their functional and decorative features that are important in defining the overall historic character of the building. The form of the roof (gable, hipped, gambrel, flat, or mansard) is significant, as are its decorative and functional features (such as cupolas, cresting, parapets, monitors, chimneys, weather vanes, dormers, ridge tiles, and snow guards), roofing material (such as slate, wood, clay tile, metal, roll roofing or asphalt shingles), and size, color, and patterning. Removing or substantially changing roofs which are important in defining the overall historic character of the building so that, as a result, the character is diminished. Changing the configuration or shape of a roof by adding highly visible new features (such as dormer windows, vents, skylights, or a penthouse)." The Committee should consider whether the proposed change to the configuration, shape, and form of the roof, including alteration of the ridgeline, slope and symmetry, and dormer size, is significant, and whether it results in a diminishment of the historic character of the building, contrary to the guidance from SOI Standards. An addition that is less visible and which does not substantially change the form and features of the existing roof will be more consistent with this guidance. Page 14 of 50 Item 5a ARCH-0367-2022 (1043 George) Cultural Heritage Committee Report – December 12, 2022 New Exterior Additions Recommended Not Recommended Constructing a new addition on a secondary or non-character-defining elevation and limiting its size and scale in relationship to the historic building. Constructing a new addition on or adjacent to a primary elevation of the building which negatively impacts the building’s historic character. Constructing a new addition that results in the least possible loss of historic materials so that character-defining features are not obscured, damaged, or destroyed. Attaching a new addition in a manner that obscures, damages, or destroys character- defining features of the historic building. Ensuring that the addition is subordinate and secondary to the historic building and is compatible in massing, scale, materials, relationship of solids to voids, and color. Constructing a new addition that is as large as or larger than the historic building, which visually overwhelms it (i.e., results in the diminution or loss of its historic character). Using the same forms, materials, and color range of the historic building in a manner that does not duplicate it, but distinguishes the addition from the original building. Duplicating the exact form, material, style, and detailing of the historic building in a new addition so that the new work appears to be historic. The new addition is proposed to be constructed on the building’s primary street -facing front elevation and involves removal of a substantial portio n of the existing front slope of the roof to accommodate the expanded dormer. Though the addition may be commensurate in scale, size, and massing with conventional single -family residential development, the Committee should consider whether it is more appropriate in this case to construct a new addition on a secondary, less visible elevation, to reduce the potential for negative impacts to the building’s historic character. Summary The applicant has proposed a roof dormer addition that might be considered appropriate to most conventional single-family dwellings but which, given its size and placement on the front of this listed historic resource, the resulting change in the building’s outward appearance, and its effect on the building’s characteristic roof forms, could be found to be inconsistent with the City’s historical preservation policies. Further refinement to the design of the addition could be considered which would place it in a less visible position and reduce the potential for negative impact to the building’s original historic character. Alternatively, the Committee could determine that the alteration does not, on the whole, detrimentally affect the architectural and historic integrity of the building and thus find the work consistent with the Historic Preservation Ordinance. 4.0 ENVIRONMENTAL REVIEW Construction of an addition to an existing structure is categorically exempt from CEQA environmental review, as Existing Facilities (CEQA Guidelines § 15301 (e)). Page 15 of 50 Item 5a ARCH-0367-2022 (1043 George) Cultural Heritage Committee Report – December 12, 2022 5.0 ACTION ALTERNATIVES 1. Continue review to another date with direction to staff and applicant. 2. Recommend that the Community Development Director find the project inconsistent with historical preservation policies, citing specific areas of inconsistency. 3. Recommend that the Community Development Director find the project consistent with the City's historical preservation policies, with any suggested conditions of approval necessary to achieve such consistency. 6.0 ATTACHMENTS A - Project Plan Excerpts (1043 George) B - Applicant Narrative (Hunter Smith Architecture) C - Historical Preservation Information (City Record, 1043 George) D - Historic Context Statement (Excerpts) Page 16 of 50 PROJECT STATISTICSLEGAL DESCRIPTION:CY SLO BUENO VST ADD BL5 LT3ZONE:R-2, INVENTORY OF HISTORIC RESOURCES AS A CONTRIBUTING LIST RESOURCEPROJECT ADDRESS:1043 GEORGE ST. SAN LUIS OBISPO, CA 93401APN:003-654-005PARCEL SIZE:0.17 ACRES / 7,500 S.F.(E) BUILDING FOOTPRINT7,405.2 S.F.(E) BUILDING SUMMARYUSE:RESIDENTIALOCCUPANCY:R-3CONSTRUCTION TYPE:V-B, NO FIRE SPRINKLERNUMBER OF STORIES:2FLOOR)(E) BUILDING FOOTPRINT (LOWER 1,363.0 S.F.COVERED PORCH253.0 S.F.NUMBER OF BEDROOMS4 BEDROOMS(E) SECOND FLOOR500.0 S.F.(E) SECOND FLOOR ATTIC 304.0 S.F.HEIGHT OF BUILDING20'0""(N) BUILDING SUMMARYUSE:RESIDENTIALOCCUPANCY:R-3CONSTRUCTION TYPE:V-B, NO FIRE SPRINKLERNUMBER OF STORIES:2FLOOR)(E) BUILDING FOOTPRINT (LOWER 1,363.0 S.F.COVERED PORCH253.0 S.F.BEDROOMS4 BEDROOMSSECOND FLOOR695.0 S.F.(E) SECOND FLOOR ATTIC 304.0 S.F.HEIGHT OF BUILDING21'7"GEORGE ST. REMODEL &ADDITION1043 GEORGE STREETSAN LUIS OBISPO, CA 93401SHEET INDEXPROJECT DESCRIPTIONFIRE HYDRANT LOCATIONTHE THREE CLOSEST FIRE HYDRANTS FROM THE SITE IS LOCATED ON :-FIRE HYDRANT #1: 187 FEET ON HENRY STRRET FROM 1043 GEORGE STREET -FIRE HYDRANT #2397 FEET ON JENNIFER STRRET FROM 1043 GEORGE STREET CODE COMPLIANCECODES: ALL CONSTRUCTION SHALL CONFORM TO THE FOLLOWING CODES: -2019 CALIFORNIA BUILDING CODE (CBC), BASED ON THE 2018 IBC-2019 CALIFORNIA MECHANICAL CODE (CMC), BASED ON THE2018 UMC-2019 CALIFORNIA PLUMBING CODE (CPC), BASED ON THE 2018 UPC-2019 CALIFORNIA ELECTRICAL CODE (CEC), BASED ON THE 2017 NEC-2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN)-2019 CALIFORNIA ENERGY CODE-2019 CALIFORNIA FIRE CODE (CFC), BASED ON THE 2018 IFC-2019 CALIFORNIA HEALTH AND SAFETY CODE (H&SC)-2019 CALIFORNIA BUSINESS AND PROFESSIONS CODE (B&PC)-NATIONAL FIRE PROTECTION ASSOCIATIONS STANDARDS (NFPA)-PROJECT CONDITIONS OF APPROVAL-CITY OF SAN LUIS OBISPOSTANDARD CONDITIONS, MUNICIPAL CODES, AMENDMENTS ANDSELECTED CODE REQUIREMENTS ON FILE AT THE COMMUNITY DEVELOPMENT DEPARTMENT, PLANNING AND BUILDING DIVISION-ALL OTHER CODES AND ORDINANCES ADOPTED BY THE CITY OF SAN LUIS OBISPO AGENCIES HAVING JURISDICTION OVER THIS PROJECTTITLET-1.0 TITLE SHEETT-1.1 GENERAL REQUIREMENTST-1.2 CALIFORNIA GREEN BUILDING STANDARDS CODET-1.3 CALIFORNIA GREEN BUILDING STANDARDS CODEARCHITECTURAL SITECA-0.0 TOPOGRAPHICAL SURVEYCA-1.0 SITE PLAN LANDSCAPEL-1.0 LANDSCAPE PLANAS-BUILTAB-1.0 AS-BUILT FIRST FLOOR PLANAB-2.0 AS-BUILT SECOND FLOOR PLANAB-7.0 AS-BUILT ROOF PLANAB-9.0 AS-BUILT ELEVATIONSDEMOLITIOND-1.0 DEMOLITION FIRST FLOOR PLAND-2.0 DEMOLITION SECOND FLOOR PLAND-7.0 DEMOLITION ROOF PLANARCHITECTURALA-1.0 DIMENSIONAL FIRST FLOOR PLANA-1.1 FIRST FLOOR PLANA-2.0 DIMENSIONAL SECOND FLOOR PLANA-2.1 SECOND FLOOR PLANA-3.0 DOOR AND WINDOW SCHEDULEA-6.0 INTERIOR ELEVATIONSA-7.0 ROOF PLANA-8.0 SECTIONSA-8.1 SECTIONSA-9.0 ELEVATIONSA-9.1 ELEVATIONSA-9.2 ELEVATION RENDERSTOTAL: 26 SHEETSPROJECT DIRECTORYPETER GILLESPIE & CHERYL CATHEY325 UNIVERSITY DRIVEMENLO PARK, CA 94025PH: 650-646-1771 EMAIL: peter.d.gillespie@gmail.comcheryl.cathey@gmail.comOWNER/APPLICANTARCHITECTHUNTER SMITH ARCHITECTURE860 WALNUT STREET, SUITE 'B'SAN LUIS OBISPO, CA 93401CONTACT: DANA HUNTERPH: 805-544-3380FAX: 805-544-8625EMAIL: dana@huntersmitharchitecture.comREMODEL AND ADDITION TO A SINGLE FAMILY RESIDENCE. THE REMODEL PRIMARILY INCLUDES INTERIOR MODIFICATIONS TO THE LOWER FLOOR. NO ADDITIONAL BUILDING FOOTPRINT IS BEING PROPOSED. ADDITION INCLUDES A SECOND FLOOR EXPANSION FOR A MASTER SUITE AND OFFICE. MINOR DEVELOPMENT REVIEWINVENTORY OF HISTORIC RESOURCES AS ACONTRIBUTING LIST RESOURCENORTHFH #1FH #2VICINITY MAP:PROJECTLOCATION879 MORRO STSAN LUIS OBISPO, CA 93401800-781-7215CITY OF SAN LUIS OBISPO AGENCIES & UTILITIES919 PALM STSAN LUIS OBISPO, CA 93401805-781-7180919 PALM STSAN LUIS OBISPO, CA 93401805-781-7172COUNTY OF SAN LUIS OBISPOPUBLIC HEALTH DEPARTMENT2191 JOHNSON AVESAN LUIS OBISPO, CA 93401805-781-5500COUNTY SHERIFF'S DEPT.1585 KANSAS AVE.SAN LUIS OBISPO, CA 93401805-781-4540UTILITIES DEPARTMENTCITY HALL990 PALM STSAN LUIS OBISPO, CA 93401805-781-7100PACIFIC GAS & ELEC.406 HIGUERA STREETSAN LUIS OBISPO, CA 93401800-743-5000CAL FIRE SAN LUIS OBISPOCOUNTY FIRE DEPARTMENT635 N. SANTA ROSA ST.SAN LUIS OBISPO, CA 93401805-543-4244UTILITY TELEPHONE 994 MILL ST #200SAN LUIS OBISPO, CA 93401805-546-7003THE SOCAL GAS COMPANY2240 EMILY STSAN LUIS OBISPO,CA 93401805-427-2200SPECTRUMCOMMUNICATIONS270 BRIDGE STSAN LUIS OBISPO,CA 93401866-874-2389CITY PUBLIC WORKS919 PALM STSAN LUIS OBISPO, CA 93401805-781-7200SAN LUIS OBISPOPOLICE DEPARTMENT1042 WALNUT STSAN LUIS OBISPO, CA 93401805-781-7317CITY PLANNINGCITY BUILDING043T-1.0TITLE SHEETPETER GILLESPIE/CHERYL CATHEY325 UNIVERSITY DRIVEMENLO PARK, CA 94025650-646-1771GEORGE REMODELHOME REMODEL1043 GEORGE STREETSAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE ©202210-31-2023C-38575NOT FOR CONSTRUCTIONMINOR ARCH. REV.11 JUL 2022Page 17 of 50 043CA-1.0SITE PLANPETER GILLESPIE/CHERYL CATHEY325 UNIVERSITY DRIVEMENLO PARK, CA 94025650-646-1771GEORGE REMODELHOME REMODEL1043 GEORGE STREETSAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE © 202210-31-2023C-38575NOT FOR CONSTRUCTIONMINOR ARCH. REV.11 JUL 20221/8" = 1'-0"SITE PLANSCALE:3'-6"2'-6"COCOCOCONC CURB AND GUTTERCONCCURBCONC SIDEWALKHEDGEWALLEDGEOFPAVEMENTWALLWALLW A L L W A L LCONCW A L L W A L LCOVERED PORCHTHRESHOLD ELEV: 293.67'ELEC METER20" TREEFENCEBAY WI NDOW FENCEEDGE OF PAVEMENTCONC SIDEWALK 36" PALMCONCEXISTING 2 STORY RESIDENCEWALL3-8"PALMSWALLWALLWALLWALLCONCWALL10" TREE2-10" TREESWALLDECKFENCEFENCEFENCEDECKEXISTING SINGLE STORY RESIDENCECONCFENCEFENCECONCCONC CURB AND GUTTERCONC SIDEWALKTHRESHOLD ELEV: 304.94'THRESHOLD ELEV: 304.99'2 ELEC METERSDENSE SUCCULENTSPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPL PLPLPLPLPLWATERGAS154'-6 1/2"48'-0"154'-9"56'-2 7/8"20'-0"9'-0"9'-0"9'-0"24561378911111233378881210(E) PROPERTY LINELANDSCAPE AREA- REFER TO SHEET L-1.0PLPLSYMBOL LEGEND:(E) CONCRETE PATHWAYSUTILITY GENERAL NOTES:1. PROVIDE ACCESSIBLE SEWER LATERAL CLEANOUT @ THE BUILDING2. COORDINATE WORK AFFECTING SITE UTILITIES WITH ALL LOCAL AGENCIES AND UTILITY COMPANY REPRESENTATIVES3. NO GAS PIPING SHALL BE INSTALLED IN OR ON THE GROUND, UNDER ANY BUILDING OR STRUCTURE. ALL EXPOSED GAS PIPING SHALL BE KEPT AT LEAST SIX INCHES ABOVE GRADE OR STRUCTURE. UPC 1211.34. PLACE NON-METALIC SEWER LATERAL PIPE A MINIMUM OF THREE FEET BELOW SURFACE SUBJECT TO VEHICULAR TRAFFIC5. SLOPE SEWER LATERAL A MINIMUM OF 1/4 INCH PER FOOT (2%) TOWARD POINT OF DISPOSAL. UPC SECTION 708.06. PROVIDE APPROVED BACKFLOW PREVENTION DEVICES AT HOSE BIBBS AND LAWN SPRINKLER SYSTEMS. UPC SECTION 603.07. SEWER BACK WATER VALVE REQUIRED ON THE SEWER LATERAL8. ALL ELECTRICAL TELECOMMUNICATION & OTHER UTILITIES SHALL BE INSTALLED UNDERGROUND IN AN APPROVED METHOD OF CONSTRUCTION. (VERIFY LOCATIONS AND POINTS OF CONNECTIONS)9. PROVIDE WATER PRESSURE REGULATOR AS REQUIRED - 80 PSI MAX10. VERIFY LOCATION OF PG&E, CATV, AND TELEPHONE UNDERGROUND SERVICE BOXES11. IF GAS METERS, ELECTRIC UTILITIES OR ANY PART OF THE FIRE PROTECTION WATER SYSTEM ARE SUBJECT TO VEHICULAR DAMAGE, IMPACT PROTECTION SHALL BE PROVIDEDSITE GENERAL NOTES:1. PROJECT IMPROVEMENTS SHALL BE DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH CITY OF SAN LUIS OBISPO STANDARDS AND SPECIFICATIONS AND IN ACCORDANCE WITH ALL APPLICABLE COUNTY ORDINANCES. WHERE NO STANDARD OR SPECIFICATION EXISTS, THE STANDARDS AND SPECIFICATIONS OF THE CITY OF SAN LUIS OBISPO SHALL GOVERN. THE DECISION OF THE COUNTY ENGINEER SHALL BE FINAL REGARDING THE SPECIFIC STANDARDS THAT SHALL APPLY.2. REVISIONS REQUIRED BY UNFORESEEN SITE CONDITIONS SHALL BE APPROVED BY THE ARCHITECT PRIOR TO EXECUTION3. PROVIDE PLANTING TO PROTECT DISTURBED UNPAVED SURFACES FROM EROSION. PROVIDE TEMPORARY EROSION CONTROL DURING CONSTRUCTION. REFER TO ERROSION MITIGATION PLAN.4. MINIMUM CONCRETE COMPRESSIVE STRENGTH SHALL BE 2,500 PSI AT 28 DAYS FOR ALL FLAT WORK5. PRIOR TO EITHER ROOF NAIL OR FRAMING INSPECTION A LICENSED SURVEYOR IS REQUIRED TO MEASURE THE HEIGHT OF THE STRUCTURE AND SUBMIT A LETTER TO THE BUILDING INSPECTOR, CERTIFYING THAT THE HEIGHT OF THE STRUCTURE IS IN ACCORDANCE WITH THE APPROVED PLANS AND COMPLIES WITH THE HEIGHT REQUIREMENT OF THE CITY OF SAN LUIS OBISPO.6. VERIFY LOCATION OF RESIDENCE, GARAGE AND ALL SITE IMPROVEMENTS PER PLAN. NOTIFY ARCHITECT WITH DISCREPANCIES, PRIOR TO ANY CONSTRUCTION7. DRIVEWAYS SHALL BE LOCATED AND CONSTRUCTED PER THE CITY OF SAN LUIS OBISPO STANDARDS. DRIVEWAY SLOPES SHOULD CONFORM TO THE THE CITY OF SAN LUIS OBISPO STANDARDS FOR UPHILL/DOWNHILL DRIVEWAYS8. IT IS THE OWNER'S RESPONSIBILITY TO VERIFY LOT LINES. PRIOR TO FOUNDATION INSPECTION, THE LOT CORNERS SHALL BE STAKED AND SETBACKS MARKED BY A LICENSED PROFESSIONAL(E) LOAD-BEARING FENCE(E) LOAD-BEARING WALLSITE REFERENCE NOTES123456789101112PROPERTY LINEBUILDING FOOTPRINTSETBACK LINE - 9'-0" SIDES AND REAR, 20'-0" FRONTWATER METER - VERIFY LOCATIONGAS METER - VERIFY LOCATIONELECTRICAL METER - VERIFY LOCATIONCONCRETE PATHWAYEXISTING RETAINING WALLS - REFER TO SITE SYMBOL KEYCOVERED PORCHN/ASITE OF (E) ACCESSORY DWELLING UNIT ON SITE - NOT PART OF THIS SCOPE OF WORKLOCATION OF THE THREE 95-GALLON SOLID WASTE WHEELERS (GARBAGE, RECYCLING, ORGANICS)THERE IS NO FRONTAGE IMPROVEMENTS OR CHANGE TO UTILITIES. EVERYTHING IS STAYING THE SAME.CREEK SETBACKS ARE NOT NECESSARY; THE SITE IS NO WHERE NEAR BODIES OF WATER.Page 18 of 50 1/4" = 1'-0"AS-BUILT UPPER FLOOR PLANSCALE:043AB-2.0AS-BUILT UPPERFLOOR PLANPETER GILLESPIE/CHERYL CATHEY325 UNIVERSITY DRIVEMENLO PARK, CA 94025650-646-1771GEORGE REMODEL& ADDITION 1043 GEORGE STREETSAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE © 202210-31-2023C-38575NOT FOR CONSTRUCTIONMINOR ARCH. REV.11 JUL 2022HEIGHT IS 4'9"HEIGHT IS 6'6"ATTICSTORAGE304 S.F.SITTING AREABEDROOM #3BEDROOM #4RIDGE BMSTAIRSDNTOILETRMMAIN RESIDENCEUPPER LEVEL500 S.F GROSSATTIC AREAATTICAREA11223355AABBCCDDEEFFGGHHJJPage 19 of 50 043AB-7.0AS-BUILT ROOF PLANPETER GILLESPIE/CHERYL CATHEY325 UNIVERSITY DRIVEMENLO PARK, CA 94025650-646-1771GEORGE REMODEL& ADDITION 1043 GEORGE STREETSAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE © 202210-31-2023C-38575NOT FOR CONSTRUCTIONMINOR ARCH. REV.11 JUL 20221/4" = 1'-0"AS-BUILT ROOF PLANSCALE:6:12 SLOPE5:12 SLOPE5:12 SLOPE6:12 SLOPE5:12 SLOPE5:12 SLOPE(E) LOWER ROOF(E) ROOFRIDGERIDGEVALLEYVALLEY2:12 SLOPE11223355AABBCCDDEEFFGGHHJJ44Page 20 of 50 1/4" = 1'-0"AS-BUILT ELEVATIONSSCALE:043AB-9.0AS-BUILTELEVATIONSPETER GILLESPIE/CHERYL CATHEY325 UNIVERSITY DRIVEMENLO PARK, CA 94025650-646-1771GEORGE REMODEL& ADDITION 1043 GEORGE STREETSAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE © 202210-31-2023C-38575NOT FOR CONSTRUCTIONMINOR ARCH. REV.11 JUL 2022WEST SIDEScale: 1/4" = 1'-0"5EAST SIDEScale: 1/4" = 1'-0"2SOUTH SIDEScale: 1/4" = 1'-0"3NORTH SIDEScale: 1/4" = 1'-0"4Page 21 of 50 1/4" = 1'-0"DEMOLITION UPPER FLOOR PLANSCALE:043D-2.0DEMOLITION UPPERFLOOR PLANPETER GILLESPIE/CHERYL CATHEY325 UNIVERSITY DRIVEMENLO PARK, CA 94025650-646-1771GEORGE REMODEL& ADDITION 1043 GEORGE STREETSAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE © 202210-31-2023C-38575NOT FOR CONSTRUCTIONMINOR ARCH. REV.11 JUL 2022HEIGHT IS 4'9"HEIGHT IS 6'6"STORAGESITTING AREABEDROOM #3BEDROOM #4RIDGE BMLOFT SPACE11223355AABBCCDDFFHHJJ44123468791011111224101. PRIOR TO DEMOLITION, ANY EROSION CONTROL METHODS REQUIRED SHOULD BE IN INSTALLED AND SUFFICIENTLY VERIFIED BY THE GENERAL CONTRACTOR.2. HOURS OF DEMOLITION SHALL BE LIMITED FROM 7:00 AM TO 7:00 PM, MONDAY THROUGH FRIDAY.3. PEDESTRIANS SHALL BE PROTECTED FROM CONSTRUCTION / DEMOLITION AS STATED IN CBC CHAPTER 33, SECTION 3306.4. DUST CONTROL MEASURES SHALL BE IN EFFECT CONTINUOUSLY DURING DEMOLITION AS TO LIMIT THE AMOUNT OF AIRBORNE DEBRIS AND DUST.5. MATERIAL AND CONSTRUCTION DEBRIS TO BE HAULED OFF SITE SHALL BE SUFFICIENTLY COVERED OR TARPPED AS TO NOT ALLOW ANY MATERIAL TO LEAVE THE VEHICLE WHILE ON ANY PUBLIC RIGHT-OF-WAY.6. MATERIAL AND CONSTRUCTION DEBRIS TO BE HAULED OFF SITE SHALL BE RECYCLED OR DISPOSED OF PROPERLY IN AN APPROVED MEANS .7. CAP ALL UTILITIES AS NECESSARY PRIOR TO ANY PLUMBING, ELECTRICAL OR GAS DISCONNECT.8. REMOVE ALL DEBRIS AND TRASH FROM PREMISES AND REMOVE FROM SITE DAILY.9. COORDINATE WITH OWNER PRIOR TO REMOVAL OF ANY EQUIPMENT, FURNITURE OR STRUCTURE.10. SAFEGUARDS DURING CONSTRUCTION AND DEMOLITION SHALL BE IN ACCORDANCE WITH CFC. COMBUSTIBLE CONSTRUCTION DEBRIS SHALL NOT BE PERMITTED TO ACCUMULATE WITHIN THE BUILDING AND SHALL BE REMOVED DAILY.11. VERIFY ALL ITEMS TO BE DEMOLISHED WITH OWNER PRIOR TO COMMENCING DEMOLITION. NOTIFY ARCHITECT OF ANY DISCREPANCIES FOUND IMMEDIATELY12. VERIFY AS BUILT CONDITION IN FIELD PRIOR TO CONSTRUCTION/ DEMOLITION.13. NOTIFY ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES FOUND BETWEEN THE PLANS AND THE AS BUILT CONDITION. 14. VERIFY FRAMING MEMBER SIZES AND DIRECTION AND NOTIFY ARCHITECT/ENGINEER WITH DISCREPANCIES.15. VERIFY ALL PLUMBING LOCATIONS WITH OWNER PRIOR TO CONSTRUCTION/DEMOLITION AND NOTIFY ARCHITECT OF ANY DISCREPANCIES.16. CONTRACTOR TO VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION AND NOTIFY ARCHITECT OF ANY DISCREPANCIES.17. A 'CONSTRUCTION AND DEMOLITION RECYCLING PLAN AND DISPOSAL REPORT' SHALL BE COMPLETED BY OWNER OR CONTRACTOR, ANDSUBMITTED TO THE COUNTY OF SAN LUIS OBISPO, AS REQUIRED.18. DUST CONTROL SHALL BE MAINTAINED TO THE SATISFACTION OF THE COUNTY OF SAN LUIS OBISPO19. CONSTRUCTION NOISE WILL COMPLY WITH THE MUNICIPAL CODE SECTION 9.12 AND IS LIMITED TO THE HOURS SPECIFIED IN THE NOISE REGULATIONS. 20. THE APPLICATION SHALL HAVE THE SEWER LATERAL TELEVISED. THE APPLICATION SHALL SUBMIT A VIDEO INSPECTION OF THE LATERAL(S) TO THE BUILDING DEPARTMENT FOR REVIEW. 21. FIRE SAFETY DURING CONSTRUCTION: BUILDINGS UNDERGOING CONSTRUCTION , ALTERATION, OR DEMOLITION SHALL BE IN ACCORDANCE WITH CHAPTER 14 OF THE CFC.22. EXISTING TREES TO BE REMOVED AND SHALL BE VERIFIED WITH THE OWNERS. 23.REMODELING OR DEMOLITION OF A PRE-1978 STRUCTURES WITHOUT USING LEAD SAFE WORK PRACTICES IS A VIOLATION OF THE CALIFORNIA HEALTH AND SAFETY CODE SECTION 105256. CONTRACTORS, REMODELERS, AND PAINTERS ARE REQUIRED TO USE 'LEAD-SAFE' WORK PRACTICES PURSUANT TO TITLE 17, CALIFORNIA CODE OF REGULATIONS SECTION 36050. CONSTRUCTION DEBRIS KNOWN TO CONTAIN LEAD BASED PAINT MUST BE DISPOSED AT AN APPROVED LOCATION. DEMOLITION NOTES:DEMOLITION WALL LEGEND:INTERIOR WALL TO BE DEMOLISHEDDEMOLITION SCOPE OF WORK:1. EXTERIOR PATIO WALLS2. SHED ROOF STRUCTURE3. SECTION OF PARKING LOTINTERIOR DOOR TO BE DEMOLISHEDINTERIOR OPENING TO BE REPLACEDWINDOW TO BE DEMOLISHEDDEMOLITION REFERENCE NOTES:12345678910111213141516REMOVE INTERIOR WALLREMOVE INTERIOR DOORREMOVE INTERIOR STAIRCASEREMOVE BATHROOM FIXTURESREMOVE FIREPLACEREMOVE PIPEREMOVE ROOF VENTREMOVE WINDOWREMOVE LOFT SPACEREMOVE SKYLIGHTCUTOUT FLOOR FOR STAIRCASEREMOVE WATER HEATERREMOVE EXTERIOR DOORREMOVE KITCHEN CABINETS & APPLIANCESREMOVE PORTION OF ROOF FOR SKYLIGHTREMOVE ROOFPage 22 of 50 1. PRIOR TO DEMOLITION, ANY EROSION CONTROL METHODS REQUIRED SHOULD BE IN INSTALLED AND SUFFICIENTLY VERIFIED BY THE GENERAL CONTRACTOR.2. HOURS OF DEMOLITION SHALL BE LIMITED FROM 7:00 AM TO 7:00 PM, MONDAY THROUGH FRIDAY.3. PEDESTRIANS SHALL BE PROTECTED FROM CONSTRUCTION / DEMOLITION AS STATED IN CBC CHAPTER 33, SECTION 3306.4. DUST CONTROL MEASURES SHALL BE IN EFFECT CONTINUOUSLY DURING DEMOLITION AS TO LIMIT THE AMOUNT OF AIRBORNE DEBRIS AND DUST.5. MATERIAL AND CONSTRUCTION DEBRIS TO BE HAULED OFF SITE SHALL BE SUFFICIENTLY COVERED OR TARPPED AS TO NOT ALLOW ANY MATERIAL TO LEAVE THE VEHICLE WHILE ON ANY PUBLIC RIGHT-OF-WAY.6. MATERIAL AND CONSTRUCTION DEBRIS TO BE HAULED OFF SITE SHALL BE RECYCLED OR DISPOSED OF PROPERLY IN AN APPROVED MEANS .7. CAP ALL UTILITIES AS NECESSARY PRIOR TO ANY PLUMBING, ELECTRICAL OR GAS DISCONNECT.8. REMOVE ALL DEBRIS AND TRASH FROM PREMISES AND REMOVE FROM SITE DAILY.9. COORDINATE WITH OWNER PRIOR TO REMOVAL OF ANY EQUIPMENT, FURNITURE OR STRUCTURE.10. SAFEGUARDS DURING CONSTRUCTION AND DEMOLITION SHALL BE IN ACCORDANCE WITH CFC. COMBUSTIBLE CONSTRUCTION DEBRIS SHALL NOT BE PERMITTED TO ACCUMULATE WITHIN THE BUILDING AND SHALL BE REMOVED DAILY.11. VERIFY ALL ITEMS TO BE DEMOLISHED WITH OWNER PRIOR TO COMMENCING DEMOLITION. NOTIFY ARCHITECT OF ANY DISCREPANCIES FOUND IMMEDIATELY12. VERIFY AS BUILT CONDITION IN FIELD PRIOR TO CONSTRUCTION/ DEMOLITION.13. NOTIFY ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES FOUND BETWEEN THE PLANS AND THE AS BUILT CONDITION. 14. VERIFY FRAMING MEMBER SIZES AND DIRECTION AND NOTIFY ARCHITECT/ENGINEER WITH DISCREPANCIES.15. VERIFY ALL PLUMBING LOCATIONS WITH OWNER PRIOR TO CONSTRUCTION/DEMOLITION AND NOTIFY ARCHITECT OF ANY DISCREPANCIES.16. CONTRACTOR TO VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION AND NOTIFY ARCHITECT OF ANY DISCREPANCIES.17. A 'CONSTRUCTION AND DEMOLITION RECYCLING PLAN AND DISPOSAL REPORT' SHALL BE COMPLETED BY OWNER OR CONTRACTOR, ANDSUBMITTED TO THE COUNTY OF SAN LUIS OBISPO, AS REQUIRED.18. DUST CONTROL SHALL BE MAINTAINED TO THE SATISFACTION OF THE COUNTY OF SAN LUIS OBISPO19. CONSTRUCTION NOISE WILL COMPLY WITH THE MUNICIPAL CODE SECTION 9.12 AND IS LIMITED TO THE HOURS SPECIFIED IN THE NOISE REGULATIONS. 20. THE APPLICATION SHALL HAVE THE SEWER LATERAL TELEVISED. THE APPLICATION SHALL SUBMIT A VIDEO INSPECTION OF THE LATERAL(S) TO THE BUILDING DEPARTMENT FOR REVIEW. 21. FIRE SAFETY DURING CONSTRUCTION: BUILDINGS UNDERGOING CONSTRUCTION , ALTERATION, OR DEMOLITION SHALL BE IN ACCORDANCE WITH CHAPTER 14 OF THE CFC.22. EXISTING TREES TO BE REMOVED AND SHALL BE VERIFIED WITH THE OWNERS. 23.REMODELING OR DEMOLITION OF A PRE-1978 STRUCTURES WITHOUT USING LEAD SAFE WORK PRACTICES IS A VIOLATION OF THE CALIFORNIA HEALTH AND SAFETY CODE SECTION 105256. CONTRACTORS, REMODELERS, AND PAINTERS ARE REQUIRED TO USE 'LEAD-SAFE' WORK PRACTICES PURSUANT TO TITLE 17, CALIFORNIA CODE OF REGULATIONS SECTION 36050. CONSTRUCTION DEBRIS KNOWN TO CONTAIN LEAD BASED PAINT MUST BE DISPOSED AT AN APPROVED LOCATION. DEMOLITION NOTES:DEMOLITION WALL LEGEND:INTERIOR WALL TO BE DEMOLISHEDDEMOLITION SCOPE OF WORK:1. EXTERIOR PATIO WALLS2. SHED ROOF STRUCTURE3. SECTION OF PARKING LOTINTERIOR DOOR TO BE DEMOLISHEDINTERIOR OPENING TO BE REPLACEDWINDOW TO BE DEMOLISHED043D-7.0DEMOLITION ROOFPLANPETER GILLESPIE/CHERYL CATHEY325 UNIVERSITY DRIVEMENLO PARK, CA 94025650-646-1771GEORGE REMODEL& ADDITION 1043 GEORGE STREETSAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE © 202210-31-2023C-38575NOT FOR CONSTRUCTIONMINOR ARCH. REV.11 JUL 202211223355AABBCCDDEEFFGGHHJJ4410151615151016101/4" = 1'-0"DEMOLITION ROOF PLANSCALE:DEMOLITION REFERENCE NOTES:12345678910111213141516REMOVE INTERIOR WALLREMOVE INTERIOR DOORREMOVE INTERIOR STAIRCASEREMOVE BATHROOM FIXTURESREMOVE FIREPLACEREMOVE PIPEREMOVE ROOF VENTREMOVE WINDOWREMOVE LOFT SPACEREMOVE SKYLIGHTCUTOUT FLOOR FOR STAIRCASEREMOVE WATER HEATERREMOVE EXTERIOR DOORREMOVE KITCHEN CABINETS & APPLIANCESREMOVE PORTION OF ROOF FOR SKYLIGHTREMOVE ROOFPage 23 of 50 1/4" = 1'-0"UPPER FLOOR PLANSCALE:043A-2.1UPPER FLOOR PLANPETER GILLESPIE/CHERYL CATHEY325 UNIVERSITY DRIVEMENLO PARK, CA 94025650-646-1771GEORGE REMODEL& ADDITION 1043 GEORGE STREETSAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE © 202210-31-2023C-38575NOT FOR CONSTRUCTIONMINOR ARCH. REV.11 JUL 2022FLOOR PLAN REFERENCE NOTES:12345678910EXTERIOR WOOD STUD WALL - REFER TO WALL LEGEND(E) FRONT DOOR, TO REMAIN AND GET A FRESH COAT OF PAINT - REFER TO DOOR SCHEDULE ON SHEET A-3.0(E) DOOR - REFER TO DOOR SCHEDULE ON SHEET A-3.0(E) INTERIOR WOOD STUD WALL - REFER TO WALL LEGEND(N) INTERIOR WOOD STUD WALL - REFER TO WALL LEGEND(N) INTERIOR WOOD FRAMED STAIRS @ 6" R. 10" T. 20 RISERS. (N) INTERIOR DOOR - REFER TO DOOR SCHEDULE ON SHEET A-3.0(N) WINDOW - REFER TO WINDOW SCHEDULE ON SHEET A-3.0(N) EXTERIOR DOOR - REFER TO DOOR SCHEDULE ON SHEET A-3.0DUTCH DOOR - REFER TO DOOR SCHEDULE ON SHEET A-3.011121314151617181920EXTERIOR LIGHT FIXTURE SHALL BE DARK SKY COMPLIANT - REFER TO ELEVATIONS SHEETS FOR MORE INFORMATIONEXISTING COVERED FRONT PORCH TO REMAINDOUBLE KITCHEN SINK WITH GARBAGE DISPOSAL (VERIFY DIMENSIONS WITH MANUFACTURER)INDUCTION STOVE AND OVENSTOVE HOOD - VERIFY DIMENSIONS WITH MANUFACTURERREFRIGERATOR AND ROUGH PLUMBING FOR WATER IN RECESSED WALL BOX (VERIFY DIMENSIONS WITH MANUFACTURER)DISHWASHER - VERIFY DIMENSIONS WITH MANUFACTURERUPPER CABINETS - VERIFY DIMENSIONS ON SITE±36" COUNTER WITH CABINETS BELOWKITCHEN ISLAND WITH UNDERCOUNTER MICROWAVE - VERIFY DIMENSIONS OF ISLAND ON SITE21222324252627282930±42" BREAKFAST BAR WITH SEATING AND 1'-0" KNEE CLEARANCEWASHER. PROVIDE HOT & COLD WATER AND WASTE (VERIFY DIMENSIONS WITH MANUFACTURER)DRYER. PROVIDE 4" Ø VENT WITH LINT TRAP TO EXTERIOR. (VENT RUN SHALL COMPLY WITH MANUFACTURER AND SECTION 504.3.2.2 OF THE UNIFORM MECHANICAL CODE)DRYER/DOMESTIC MOISTURE EXHAUST VENT / DUCT. MAX. LENGTH = 12'-0" WITH THREE 90º ELBOWS @ BASE PROVIDE LINT TRAP AND BACKFLOW DAMPER @ BASE. PROPOSED DUCT LENGTH IS 4'-0"EXISTING WATER HEATER TO REMAIN, BUT MUST BE ENCLOSED IN NEWLY CONSTRUCTED CLOSETLOW FLOW TOILET (1.28 GPF)ACRYLIC TUB WITH TILE WAINSCOT. PROVIDE ONE-PIECE WELDED TRAP OR ACCESS PANEL PER LOCAL CODE36" H VANITY WITH DROP-IN SINK (VERIFY DIMENSIONS WITH MANUFACTURER)SINGLE POLE AND SHELF IN CLOSETSATTIC AREA - TO BE USED AS EXTRA STORAGE. PROVIDE LIGHT AND SWITCH. FOR ATTIC DOOR DIMENSIONS, REFER TO DOOR SCHEDULE ON SHEET A-3.031323334353637383940PACIFIC BELL TELEPHONE CONNECTION (VERIFY LOCATION WITH UTILITY COMPANY)200 AMP ELECTRICAL PANELS (VERIFY LOCATION WITH UTILITY COMPANY)GAS METER WITH UNDERGROUND GAS LINE (VERIFY LOCATION WITH UTILITY COMPANY)CUSTOM BUILT-IN DESK - VERIFY LOCATION OF DRAWERS AND DIMENSIONSCUSTOM BUILT PANTRY CABINET - VERIFY DIMENSIONS ON SITECUSTOM BUILT CABINETRY - VERIFY DIMENSIONS ON SITESKYLIGHTS - VERIFY WITH OWNER WHICH ONES ARE GOING TO BE OPERABLE AND WHICH ONES ARE GOING TO BE FIXEDWALK-IN CLOSET - VERIFY WITH OWNER THE LAYOUT OF ITFANCY BATHTUB/SHOWER IN THE MASTER BATHROOMDASHED OUTLINE OF THE LOWER FLOOR2X6 EXTERIOR FRAMING @ 16" O.C.2X6 INTERIOR FRAMING WALLS @ 16" O.C.GENERAL FLOOR PLAN NOTES:WALL LEGEND:1. VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION AND NOTIFY ARCHITECT WITH ALL DISCREPANCIES PRIOR TO CONSTRUCTION.2. VERIFY ALL APPLIANCE, FIXTURE & EQUIPMENT SIZES AND LOCATIONS W/OWNER, PRIOR TO INSTALLATION.3. REFER TO STRUCTURAL PLANS FOR FURTHER INFORMATION. EXPOSED STEEL FRAMING TO PROTECTED4.REFER TO ELECTRICAL PLANS FOR FURTHER INFORMATION.5.REFER TO MECHANICAL PLANS FOR FURTHER INFORMATION.6.REFER TO PLUMBING PLANS FOR FURTHER INFORMATION.7.ALL FURNITURE AND EQUIPMENT IS BY OWNER AND IS SHOWN FOR COORDINATION PURPOSES ONLY.8. REFER TO FINISH PLAN AND SCHEDULE FOR INTERIOR WALL AND FLOOR FINSH INFORMATION.9. DIMENSIONS ARE TO FACE OF FRAMING UNLESS SPECIFICALLY NOTED OTHERWISE.10. PROVIDE ADEQUATE BLOCKING IN WALLS FOR CABINETS AND OTHER WALL MOUNTED ACCESSORIES INCLUDING BUT NOT LIMITED TO HANDRAILS, SHELVING AND BATHROOM FIXTURES.11. PROVIDE FIRE BLOCKING FOR WALL CAVITIES THAT EXCEED CBC HEIGHT LIMITATION.12. INTERIOR ELAVTIONS ARE IDENTIFIED ON FINISH PLANS13. REFER TO ENLARGED FLOOR PLANS FOR GUEST ROOMS FOR MORE INFORMATION14. ALL INTERIOR DOOR HEIGHTS SHALL BE 7'-8" U.N.O. VERIFY ROUGH OPENINGS PRIOR TO FRAMING15. ALL EXTERIOR DOOR DOOR AND WINDOW HEIGHTS SHALL BE 6'-8" U.N.O. VERIFY ROUGH OPENINGS PRIOR TO FRAMING16. ALL ANGLES ARE 45°, U.N.O.17. SET BUILDING FOOTPRINT 3" MIN. AWAY FROM THE BUILDING SETBACK LINES TO ALLOW FOR FINISH MATERIALS18. ALL FINISH CEILING HEIGHTS SHALL BE + 9'-0" TYP. U.N.O.- REFER TO FLOOR PLANSDOOR PER A-3.0 DOOR SCHEDULEWINDOW PER A-3.0 WINDOW SCHEDULEHANDRAILS/GUARDRAILS:PER CRC SECTION R311 AND SECTION R312HANDRAILS WITH A CIRCULAR CROSS SECTION SHALL HAVE AN OUTSIDE DIAMETER OF AT LEAST 1-1/4" AND NOT GREATER THAN 2". IF THE HANDRAILS IS NOT CIRCULAR, IT SHALL HAVE A PERIMETER DIMENSION OF AT LEAST 4" AND NOT GREATER THAN 6-1/4" WITH A MAXIMUM CROSS SECTION OF DIMENSION OF 2-1/4". EDGES SHALL HAVE A MINIMUM RADIUS OF 0.01" (C.R.C., SECTION R311.7.8.3.1)4.STAIRWAYS SHALL HAVE HANDRAILS ON AT LEAST ONE SIDE AND SHALL COMPLY WITH C.R.C. SECTION R311 THROUGH SECTION R3121.REQUIRED GUARDS AT OPEN SIDED WALKING SURFACES, INCLUDING STAIRS, PORCHES, BALCONIES OR LANDINGS, SHALL BE NOT LESS THAN 42" HIGH MEASURED VERTICALLY ABOVE THE ADJACENT WALKING SURFACE, ADJACENT FIXED SEATING OF THE LINE CONNNECTING THE LEADING EDGES OF THE TREADS (C.R.C., SECTION R312.1.2)6.7.HANDRAIL HEIGHT, MEASURED VERTICALLY FROM THE SLOPED PLANE ADJOINING THE TREAD NOSING, OR FINISH SURFACE OF RAMP SLOPE SHALL BE NOT LESS THAN 34" AND NOT MORE THAN 38". (C.R.C., SECTION R311.7.8.1)2.HANDRAIL ENDS SHALL BE RETURNED OR SHALL TERMINATE IN NEWEL POSTS OR SAFTEY TERMINALSAND RAILS ADJACENT TO A WALL SHALL HAVE A SAPCE OF NOT LESS THAN 1-1/2" BETWEEN THE WALL AND THE HANDRAILS. (C.R.C., SECTION R311.7.8.2)EXCEPTIONS:3.1. HANDRAILS SHALL BE PERMITTED TO BE INTERRUPTED BY A NEWEL POST AT THE TURN.2. THE USE OF A COLUTE, TURNOUT, STARTING EASING OR STARTING NEWEL SHALL BE ALLOWED OVER THE LOWEST TREAD. 5.PROVIDE A MINIMUM OF 6'-8" CLEAR ABOVE ALL PORTIONS OF THE STAIRS AND LANDINGS. THIS DIMENSION IS MEASURED FROM A PLANE TANGENT TO THE STAIRWAY TREAD NOSING (C.R.C., SECTION R311.7.2)8.MAXIMUM STAIRWAY RISER HEIGHT SHALL BE 7-3/4" AND THE MINIMUM RUN (TREAD DEPTH) SHALL BE 10" (C.R.C., SECTION R311.7.5)9.REQUIRED GUARDS SHALL NOT HAVE OPENINGS FROM THE WALKING SURFACE TO THE REQUIRED GUARD HEIGHT WHICH ALLOW PASSAGE OF A SPHERE 4" IN DIAMETER. (C.R.C., SECTION R312.1.3)EXCEPTIONS:1. THE TRIANGULAR OPENINGS AT THE OPEN SIDE OF STAIRS, FORMED BY THE RISER, TREAD AND BOTTOM RAIL OF A GUARD, SHALL NOT ALLOW PASSAGE OF A SPHERE 6" IN DIAMETER.2. GUARDS ON THE OPEN SIDE OF STAIRS SHALL NOT HAVE OPENINGS WHICH ALLOW PASSAGE OF A SPHERE 4-3/8" IN DIAMETER.HANDRAILS SHALL BE PROVIDED ON AT LEAST ONE SIDE OF EACH CONTINUOUSRUN OF TREADS OF FLIGHT WITH FOUR OR MORE RISERS (C.R.C., SECTION R311.7.8)1. ALL EXTERIOR WOOD DOORS SHALL BE SOLID CORE, 1-3/8" THICK OR 20 MIN. FIRE RATED. ALL INTERIOR DOORS SHALL BE SOLID CORE.2. DOOR FROM RESIDENCE TO GARAGE SHALL BE 20 MIN. RATED AND SELF-CLOSING.3. ALL INTERIOR DOORS SHALL HAVE DOOR STOPS AND (3) THREE BUTT HINGES, SUPPLY (4) FOUR BUTT HINGES FOR 8'-0" DOORS4. ALL GLAZING IN DOORS SHALL BE DUAL & TEMPERED UNLESS NOTED OTHERWISE.5. PROVIDE AND INSTALL WEATHERSTRIPPING AT ALL EXTERIOR DOORS. (DOORS SHALL BE SEALED W/ AN APPROVED SEALER) ALL OUTSWING PATIO DOORS SHALL BE 'ANDERSON' EXTERIOR CLADDOORS.6. PROVIDE 'ANDERSON' RETRACTABLE INSECT SCREENS FOR OUTSWING DOORS. ALL GLAZING IN OUTSWING DOOR SHALL BE DOUBLE PANE HIGH PERFORMACE WITH A U-VALUE OF .33 & A S.H.G.C. OF .29.1. V.I.F. ALL ROUGH OPENING SIZES OF D & W UNITS TO BE REMOVED/ REPLACED. NOTIFY ARCHITECT OF ANY DISCREPANCIES.2. ALL EXISTING WINDOWS SHALL BE REPLACED W/ NEW WNDWS PER SCHEDULE.3. FINISHES SHALL BE CONFIRMED W/ ARCHITECT & OWNER.4. ALL NEW DOOR & WINDOWS GLAZING SHALL BE DUAL-GLAZED "LOW-E" RATED, U.N.O.5. OPERABILITY OF WINDOWS SHALL BE CONFIRMED W/ OWNER PRIOR TO PURSHASE 1. SUBCONTRACTOR TO FURNISH AND INSTALL ALL ITEMS TO COMPLETE THE MIRRORS AND SHOWER DOORS PER THE APPROVED PLANS.2. MIRRORS SHALL BE 1/4" THICK 3. ALL MOUNTING HEIGHTS SHOWN OM DRAWINGS SHOULD BE VERIFIED BY OWNER.DOOR NOTES:WINDOW NOTES:1. ALL WINDOWS SHALL BE 'MILGARD' STYLELINE WINDOWS, OR EQUAL; ALL INTERIOR FINISHES SHALL BE PAINT/ STAIN GRADE.2. ALL GLAZING SHALL BE DUAL, INSULATED, HIGH PERFORMANCE - REFER TO TITLE-24 FOR ADDITIONAL INFORMATION.3. ALL GLAZING SHALL BE CLEAR UNLESS NOTED OTHERWISE - REFER TO PLAN FOR LOCATIONS.4. ALL OPERABLE WINDOWS SHALL BE PROVIDED WITH SCREEN. 5. REFER TO FLOOR PLAN FOR DESIGNATION OF TEMPERED GLAZING. 6. THE MANUFACTURED WINDOWS SHALL HAVE A LABEL ATTATCHED CERTIFIED BY THE NATIONAL FENESTRATION RATING COUNCIL (NFRC) & SHOWING COMPLIANCE WITH THE ENERGY CALCULATIONS. 7. EGRESS WINDOWS SHALL HAVE A MIN. NET CLR. OPENABLE AREA OF 5.7 SQ.FT. THE MIN. NET CLR. OPENABLE HEIGHT DIM. SHALL BE 24". THE MIN. NET CLR. OPENABLE WIDTH DIM. SHALL BE 20". THE BOTTOM OF THE NET CLR. OPENING SHALL BE NO HIGHER THAN 44" ABOVE THE FLOOR.MIRROR AND SHOWER NOTES:ADDITIONAL DOOR & WINDOW NOTES:D#W#T-24 REPORT PER T-1.6T-24 REPORT PER T-1.6W-12(N)D-10(N)W-12(N)D-04(N)D-04(N)CLOSETBATH #2OFFICED-04(N)D-11(N)BEDROOM #3D-03(N)STAIRSDNW-13(N)W-13(N)W-13(N)W-13(N)D-12(N)RISE: 6"RUN: 10"20 RISERSCLO.CLO.SKYLIGHTSKYLIGHTSKYLIGHTSKYLIGHTSKYLIGHTATTICSTORAGE304 S.F.MAIN RESIDENCEUPPER LEVEL695 S.FRIDGE BM14626282930587111536373839737404011223355AABBCCDDEEFFGGHHJJ44Page 24 of 50 1/4" = 1'-0"ROOF PLANSCALE:043A-7.0ROOF PLANPETER GILLESPIE/CHERYL CATHEY325 UNIVERSITY DRIVEMENLO PARK, CA 94025650-646-1771GEORGE REMODEL& ADDITION 1043 GEORGE STREETSAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE © 202210-31-2023C-38575NOT FOR CONSTRUCTIONMINOR ARCH. REV.11 JUL 2022(N) RIDGE2:12 SLOPE6:12 SLOPE5:12 SLOPE2'-6"2'-0"2'-6"2'-6"(E) RIDGERIDGE5:12 SLOPE6:12 SLOPE2'-6"2'-6"2'-6"5:12 SLOPE5:12 SLOPE(E) LOWER ROOF(E) ROOF(N) ROOF11223355AACCFFHHJJ44267810121331112277788812121311910109111154814AREA A: ATTICREQUIRED:1892 SQ. FT. x 144 SQ.IN./SQ.FT. x 1 = 1816SQ.IN.150PROPOSED:GABLE END VENTSMANUFACTURER: BRANDGUARD VENTSMODEL: 14" X 18" GABLE END MODEL #GV2041-FF71.1 SQ.IN. / LOC.x3 LOC.=213 SQ.IN.LOW PROFILE ROOF VENTMANUFACTURER: BRANDGUARD VENTSMODEL: 16" X 16" LOW PROFILE ROOF VENT MODEL #SB2021*86 SQ.IN. / LOC.x11 LOC.=946 SQ.IN.SOFFIT ATTIC VENTILATIONMANUFACTURER: BRANDGUARD VENTSMODEL: 2" X 120" SOFFIT VENT MODEL #CS2031-FF120 SQ.IN. / LOC.x6 LOC.=720 SQ.IN.TOTAL PROPOSED= 1879SQ.IN. (MIN.)1879 SQ. IN. ≥1816 SQ. IN.\O.K.C.B.C. 1203.2: A MIN. OF 1" OF AIRSPACE SHALL BE PROVIDED B/WN THE INSULATION AND ROOF SHEATHING. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE VENTILATED. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS.GENERAL ROOFING NOTES:ROOF MATERIAL:ATTIC VENT CALCULATION:CLASS "A", 40 YEAR COMPOSITION ASPHALT SHINGLE BY ELK OR APPROVED EQUAL. INSTALLED OVER ONE LAYER MINIMUM TYPE 90 FELT OR PER MFR.'S SPECIFICATIONS. ROOF COVERING AND INSTALLATION AS PER CBC 1507. ALL ROOFING SHALL COMPLY WITH SECTION 4203, PUBLIC RESOURCES CODE. ROOFING CONTRACTOR SHALL PROVIDE CERTIFICATION OF ROOF COVERING CLASSIFICATION TO THE GOVERNING JURISDICTION PRIOR TO FINAL INSPECTION.COMPOSITION SHINGLE NOTE:FINAL COLOR PER APPROVED COLOR BOARD ON FILE IN ARCHITECT'S OFFICE.1.2.3.4.5.6.8.ROOFING MATERIALS AND INSTALLATION SHALL BE IN ACCORDANCE WITH CHAPTER 15, 2016 C.B.C.A.B.UNDERLAYMENTROOFING:ROOF SLOPE:TYPE: REFER TO ROOF NOTE THIS SHEETTYPE: REFER TO NOTE THIS SHEETSLOPE: VARIESC.FLASH CRICKETS AND VALLEYS IN ACCORDANCE WITH 2016 C.B.C. SECTION 1503 AND 1507.FLASH AND COUNTERFLASH JUNCTIONS OF ROOFS AND VERTICAL SURFACES PER ROOFING MANUFACTURER'S RECOMMENDATIONS AND, WHEN OF METAL, SHALL NOT BE LESS THAN 26 GAGE CORROSION-RESISTANT METALFLASH ALL PLUMBING, MECHANICAL, AND ELECTRICAL ROOF PENETRATIONS.PROVIDE ATTIC CROSS VENTILATION AS FOLLOWS (C.B.C. SECTION 1203.2)NET FREE VENTING AREA: 1/150 OF ATTIC AREAA.B.FOR ATTIC VENTILATION CALCULATIONS-REFER TO TABLESPROTECT ATTIC VENTS AGAINST ENTRANCE OF RAIN AND SNOW.ALL WEATHER EXPOSED SURFACES SHALL HAVE A WEATHER-RESISTIVE BARRIER TO PROTECT THE INTERIOR WALL COVERING AND THAT EXTERIOR OPENINGS SHALL BE FLASHED IN SUCH A MANNER AS TO MAKE THEM WEATHERPROOF.7.ALL FLASHING AT VALLEYS SHALL BE 28 GAGE MIN. CORROSION-RESISTANT METALNOTE:R- VALUE IN ATTIC : R-30 PER T-24 REPORT9. ROOF GUTTERS SHALL BE PROVIDED W/ MEANS TO PREVENT ACCUMULATION OF LEAVES AND DEBRIS IN THE GUTTER.10. VAULTED CEILING @ PROCESSING SHALL UTILIZE VINYL FACED BLANKET INSULATION IN JOIST BAYS AND/OR SHALL BE IN COMPLIANCE W/ ENERGY REPORT REG.11. VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION AND NOTIFY ARCHITECT WITH ALL DISCREPANCIES PRIOR TO CONSTRUCTION.JOHNS MANSVILLE, (SP8RA) ULTRAGUARD PVC, FULLY ADHERED, SINGLE PLY MEMBRANE - CLASS 'A' MIN., INSTALL PER MANUFACTURER'S SPECIFICATIONS. ROOF COVERING AND INSTALLATION AS PER CBC 1507, TABLE 1507.10.2. ROOFING CONTRACTOR SHALL PROVIDE CERTIFICATION OF ROOF COVERING CLASSIFICATION TO THE COUNTY OF SANTA BARBARA PRIOR TO FINAL INSPECTION.SINGLE PLY PVC ROOFROOFING REFERENCE NOTES:1234567891011121314OUTLINE OF ROOF(E) ASPHALT SHINGLE ROOF, 5:12 SLOPE,(N) ASPHALT ROOF, 2:12 SLOPE (TO MATCH EXISTING)(N) RIDGE OF ROOF BELOW (E) RIDGE OF ROOF BELOW 2" Ø PLUMBING VENTGALVANIZED METAL GUTTER, PAINTED TO MATCH THE TRIM OF THE HOUSE - COLOR: TBD BY OWNER AND ARCHITECTGALVANIZED METAL DOWNSPOUT, PAINTED TO MATCH THE TRIM OF THE HOUSE - COLOR: TBD BY OWNER AND ARCHITECTROOF VENT - SUB BASE FOR LOW PROFILE ROOF VENT, STANDARD FLANGE WITH SUB-FLASHING, TO BE INSTALLED WITH A LOW PROFILE DORMER VENT. DIMENSIONS: 16" X 16", NET FREE VENTILATIONS AREA= 86 SQ.IN./FT. - REFER TO CALCULATIONS ON THIS SHEETGABLE END VENTS - BRANDGUARD GABLE END VENT, FLANGE FRONT OPTION. DIMENSIONS: 14" X 18", NET FREE VENTILATION AREA= 71.1 SQ.IN./FT. - REFER TO CALCULATIONS ON THIS SHEETSOFFIT VENTS - BRANDGUARD HOT DIPPED GALVANIZED STEEL CONTINUOUS SOFFIT VENT. DIMENSIONS: 2" X 120", NET FREE VENTILATION AREA= 120 SQ.IN./FT. - REFER TO CALCULATIONS ON THIS SHEETINDICATES FOOTPRINT OF THE BUILDINGSKYLIGHT - TBD IF OPERABLE OR FIXED(N) DECORATIVE KICKER. PROFILE TO BE SIMILAR TO PORCH AREAPage 25 of 50 043A-9.0ELEVATIONPETER GILLESPIE/CHERYL CATHEY325UNIVERSITY DRIVEMENLO PARK, CA 94025650-646-1771GEORGE REMODEL& ADDITION 1043 GEORGE STREETSAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE © 202210-31-2023C-38575NOT FOR CONSTRUCTIONMINOR ARCH. REV.11 JUL 20223/16" = 1'-0"ELEVATIONSSCALE:EXTERIOR FINISHES AND COLOR SHALL BE VERIFIED WITH THE OWNER PRIOR TO APPLICATION, WHETHER SPECIFIED ON THE PLANS OR NOT.EXTERIOR ELEVATION GENERAL NOTES:7.FLASHING: PROVIDE FLASHING AND COUNTER- FLASHING PER C.B.C. 1503.2.1 AT CHIMNEYS, PARAPETS, BALCONIES, LANDINGS, EXTERIOR STAIRWAYS, ROOF TO WALL INTERSECTIONS, AND ANY OTHER VERTICAL TO HORIZONTAL INTERSECTIONS TO PROVIDE A WEATHER AND WATER TIGHT JOB. FLASHING AND COUNTER-FLASHING SHALL BE MIN. 26 GA. GALV. METAL. PAINT ALL GALV. METAL MATERIAL TO MATCH ADJACENT MATERIAL (I.E AT ROOF PENETRATIONS, LOUVERS,ETC.)LATH AND PLASTER: EXTERIOR PLASTER TO COMPLY WITH IBC AND SHALL CONSIST OF A BASE (SCRATCH) COAT, FINISH (BROWN) COAT, AND A (FINAL) COLOR COAT. PROVIDE GALV. EXTERIOR CORNER BEADS AND INTERIOR CORNER REINFORCING. REFER TO STUCCO SECTION BELOWA WEEP SCREED SHALL BE INSTALLED AT THE BASE OF ALL EXTERIOR PLASTER WALLS TO ALLOW TRAPPED MOISTURE TO ESCPAPE. SCREED SHALL BE MIN. 26. GALV. METAL WITH 3.5 IN. MOUNTING FLANGE. SCREED SHALL BE MIN. 4 INCHES ABOVE EARTH AND A MIN. 2 IN. ABOVE PAVING PROVIDE TWO LAYERS OF GRADE D PAPER BEHIND EXTERIOR PLASTER (WHERE IT OCCURS OVER PLYWOOD SHEAR PANELS) AS A WEATHER RESISTIVE BARRIER.ADDRESS NUMBERS, MIN. 6" HIGH ON A CONTRASTING BACKGROUND SHALL BE POSTED ON THE BUILDING, PLAINLY VISIBLE FROM THE STREET FRONTING THE BUILDING. NUMBERS SHALL BE LARGER IF REQUIRED BY THE BUILDING DEPARTMENT. REFER TO ELEVATION FOR LOCATION AND SIZE.ALL LIGHTING FIXTURES SHALL BE SHIELDED SO THAT NEITHER THE LAMP OR THE RELATED REFLECTOR INTERIOR SURFACE IS VISIBLE AND SO THAT NO LIGHT SHINES INTO THE BACKYARDS OF ADJACENT PROPERTIES. ALL LIGHTING POLES, FIXTURES, AND HOODS SHALL BE DARK COLORED.8.9.10.11.12.ELEVATION MEASURED FROM GROUND FINISH FLOOR, UNO.EXTERIOR FINISHES AND COLOR SHALL BE VERIFIED WITH THE OWNER PRIOR TO APPLICATION, WHETHER SPECIFIED ON THE PLANS OR NOT.REFER TO ROOF PLAN FOR ROOF PITCH.WALL ASSEMBLIES TO BE PER FLOOR PLAN.GUTTER AND DOWNSPOUTS SHALL BE INSTALLED ON ALL ROOF AREAS U.N.OALL EXTERIOR SIDING SHALL BE MIN. 3/8" UNLESS OVER SHEATHING. ALL SIDING JOINTS SHALL BE CENTERED OVER FRAMING MEMBERS WITH CONTINUOUS WOOD BATTS OR JOINTS SHALL BE WATERPROOFED. NAIL ALL SIDING WITH GALV. NAILS13.6.5.4.3.2.1.ELEVATION REFERENCE NOTES1234567891011121314151617EXTERIOR LIGHT FIXTURE SHALL BE DARK SKY COMPLIANT - REFER TO ELEVATIONS SHEET FOR MORE INFORMATIONCOVERED FRONT PORCH SHALL SLOPE 2% TO DRAIN AWAY FROM STRUCTUREGALVANIZED METAL GUTTER, PAINTED TO MATCH TRIM - COLOR: TBD BY OWNER AND ARCHITECTGALVANIZED METAL DOWNSPOUT, PAINTED TO MATCH TRIM - COLOR: TBD BY OWNER AND ARCHITECTADDRESS MOUNTED ON BUIDLING SURFACE. 5" HEIGHT MINIMUMSKYLIGHTS - REFER TO ROOF PLAN FOR MORE INFORMATIONROOF VENTS - REFER TO CALCULATIONS AND MORE INFORMATION ON SHEET A-7.0EXTERIOR HORIZONTAL SIDING FINISH - COLOR TO REMAIN GREENEXTERIOR WINDOW TRIMS - COLOR TO REMAIN WHITEASPHALT SHINGLE ROOFELECTRICAL METERCOLUMNS WITH CORBEL DETAILWINDOW - REFER TO WINDOW SCHEDULE ON SHEET A-3.0(E) SOLID WOOD ENTRY FRONT DOOR - REFER TO DOOR SCHEDULE ON SHEET A-3.0(N) DUTCH DOOR - REFER TO DOOR SCHEDULE ON SHEET A-3.0(N) SURFACE MOUNT ROOF VENTS - REFER TO ROOF PLAN FOR MORE INFORMATIONKICKER BEAMABCDEFGHJWEST SIDE OF HOUSEScale: 1/4" = 1'-0"12378910121317F.F.0'-0"T.O. PLATE9'-0"T.O. SECOND FLOOR10'-0"(N) ROOF RIDGE21'-7"PORCH CEILING7'-10"T.O. PLATE18'-7 3/4"T.O. (E) ROOF RIDGE20'-0"12354NORTH SIDE OF HOUSEScale: 1/4" = 1'-0"2F.F.0"T.O. PLATE9'-0"T.O. SECOND FLOOR10'-0"(N) ROOF RIDGE21'-7"T.O. PLATE18'-7 3/4"2378910121317Page 26 of 50 1/4" = 1'-0"ELEVATIONSCALE:043A-9.1ELEVATIONPETER GILLESPIE/CHERYL CATHEY325UNIVERSITY DRIVEMENLO PARK, CA 94025650-646-1771GEORGE REMODEL& ADDITION 1043 GEORGE STREETSAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE © 202210-31-2023C-38575NOT FOR CONSTRUCTIONMINOR ARCH. REV.11 JUL 2022ELEVATION REFERENCE NOTES1234567891011121314151617EXTERIOR LIGHT FIXTURE SHALL BE DARK SKY COMPLIANT - REFER TO ELEVATIONS SHEET FOR MORE INFORMATIONCOVERED FRONT PORCH SHALL SLOPE 2% TO DRAIN AWAY FROM STRUCTUREGALVANIZED METAL GUTTER, PAINTED TO MATCH TRIM - COLOR: TBD BY OWNER AND ARCHITECTGALVANIZED METAL DOWNSPOUT, PAINTED TO MATCH TRIM - COLOR: TBD BY OWNER AND ARCHITECTADDRESS MOUNTED ON BUIDLING SURFACE. 5" HEIGHT MINIMUMSKYLIGHTS - REFER TO ROOF PLAN FOR MORE INFORMATIONROOF VENTS - REFER TO CALCULATIONS AND MORE INFORMATION ON SHEET A-7.0EXTERIOR HORIZONTAL SIDING FINISH - COLOR TO REMAIN GREENEXTERIOR WINDOW TRIMS - COLOR TO REMAIN WHITEASPHALT SHINGLE ROOFELECTRICAL METERCOLUMNS WITH CORBEL DETAILWINDOW - REFER TO WINDOW SCHEDULE ON SHEET A-3.0(E) SOLID WOOD ENTRY FRONT DOOR - REFER TO DOOR SCHEDULE ON SHEET A-3.0(N) DUTCH DOOR - REFER TO DOOR SCHEDULE ON SHEET A-3.0(N) SURFACE MOUNT ROOF VENTS - REFER TO ROOF PLAN FOR MORE INFORMATION(N) DECORATIVE KICKER. PROFILE TO BE SIMILAR TO PORCH AREAEXTERIOR FINISHES AND COLOR SHALL BE VERIFIED WITH THE OWNER PRIOR TO APPLICATION, WHETHER SPECIFIED ON THE PLANS OR NOT.EXTERIOR ELEVATION GENERAL NOTES:7.FLASHING: PROVIDE FLASHING AND COUNTER- FLASHING PER C.B.C. 1503.2.1 AT CHIMNEYS, PARAPETS, BALCONIES, LANDINGS, EXTERIOR STAIRWAYS, ROOF TO WALL INTERSECTIONS, AND ANY OTHER VERTICAL TO HORIZONTAL INTERSECTIONS TO PROVIDE A WEATHER AND WATER TIGHT JOB. FLASHING AND COUNTER-FLASHING SHALL BE MIN. 26 GA. GALV. METAL. PAINT ALL GALV. METAL MATERIAL TO MATCH ADJACENT MATERIAL (I.E AT ROOF PENETRATIONS, LOUVERS,ETC.)LATH AND PLASTER: EXTERIOR PLASTER TO COMPLY WITH IBC AND SHALL CONSIST OF A BASE (SCRATCH) COAT, FINISH (BROWN) COAT, AND A (FINAL) COLOR COAT. PROVIDE GALV. EXTERIOR CORNER BEADS AND INTERIOR CORNER REINFORCING. REFER TO STUCCO SECTION BELOWA WEEP SCREED SHALL BE INSTALLED AT THE BASE OF ALL EXTERIOR PLASTER WALLS TO ALLOW TRAPPED MOISTURE TO ESCPAPE. SCREED SHALL BE MIN. 26. GALV. METAL WITH 3.5 IN. MOUNTING FLANGE. SCREED SHALL BE MIN. 4 INCHES ABOVE EARTH AND A MIN. 2 IN. ABOVE PAVING PROVIDE TWO LAYERS OF GRADE D PAPER BEHIND EXTERIOR PLASTER (WHERE IT OCCURS OVER PLYWOOD SHEAR PANELS) AS A WEATHER RESISTIVE BARRIER.ADDRESS NUMBERS, MIN. 6" HIGH ON A CONTRASTING BACKGROUND SHALL BE POSTED ON THE BUILDING, PLAINLY VISIBLE FROM THE STREET FRONTING THE BUILDING. NUMBERS SHALL BE LARGER IF REQUIRED BY THE BUILDING DEPARTMENT. REFER TO ELEVATION FOR LOCATION AND SIZE.ALL LIGHTING FIXTURES SHALL BE SHIELDED SO THAT NEITHER THE LAMP OR THE RELATED REFLECTOR INTERIOR SURFACE IS VISIBLE AND SO THAT NO LIGHT SHINES INTO THE BACKYARDS OF ADJACENT PROPERTIES. ALL LIGHTING POLES, FIXTURES, AND HOODS SHALL BE DARK COLORED.8.9.10.11.12.ELEVATION MEASURED FROM GROUND FINISH FLOOR, UNO.EXTERIOR FINISHES AND COLOR SHALL BE VERIFIED WITH THE OWNER PRIOR TO APPLICATION, WHETHER SPECIFIED ON THE PLANS OR NOT.REFER TO ROOF PLAN FOR ROOF PITCH.WALL ASSEMBLIES TO BE PER FLOOR PLAN.GUTTER AND DOWNSPOUTS SHALL BE INSTALLED ON ALL ROOF AREAS U.N.OALL EXTERIOR SIDING SHALL BE MIN. 3/8" UNLESS OVER SHEATHING. ALL SIDING JOINTS SHALL BE CENTERED OVER FRAMING MEMBERS WITH CONTINUOUS WOOD BATTS OR JOINTS SHALL BE WATERPROOFED. NAIL ALL SIDING WITH GALV. NAILS13.6.5.4.3.2.1.ABCDEFGHJEAST SIDE OF HOUSEScale: 1/4" = 1'-0"32367891012131517F.F.0"T.O. PLATE9'-0"(N) ROOF RIDGE21'-7"T.O. PORCH FLOOR-2"PORCH CEILING7'-8"T.O. PLATE9'-0"T.O. SECOND FLOOR10'-0"T.O. PLATE18'-7 3/4"(E) ROOF RIDGE20'-0"12354SOUTH SIDE OF HOUSEScale: 1/4" = 1'-0"4367891013F.F.0'-0"T.O. PLATE9'-0"T.O. SECOND FLOOR10'-0"(N) ROOF RIDGE21'-7"PORCH CEILING7'-8"T.O. (E) ROOF RIDGE20'-0"Page 27 of 50 3/16" = 1'-0"ELEVATION RENDERSSCALE:043A-9.2ELEVATION RENDERSPETER GILLESPIE/CHERYL CATHEY325UNIVERSITY DRIVEMENLO PARK, CA 94025650-646-1771GEORGE REMODEL& ADDITION 1043 GEORGE STREETSAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE © 202210-31-2023C-38575NOT FOR CONSTRUCTIONMINOR ARCH. REV.11 JUL 2022PICTURE FROM SITE OF THE SIDING - TO REMAINWHITE PAINT - FOR ALL TRIMSPage 28 of 50 To:Walter Oetzall Assistant Planner, City of San Luis Obispo From:Dana Hunter, AIA Principal Architect, Hunter Smith Architecture On Behalf of:Peter Gillespie & Cheryl Cathey Property Owners & Applicants Re:Historical Preservation Report ARCH-0367-2022 (1043 George) Property Address 1043 George St. San Luis Obispo CA 93401 This property was added to the Contributing Properties List of Historic Resources by action of the City Council,following the recommendation of the Cultural Heritage Committee,on February 20, 2007. It is located in the East Railroad neighborhood. Legal Description Lot 6 in Block 4,according to the map of Buena Vista Addition to the City of San Luis Obispo, made by EY Buchanan,Civil Engineer for Edwin Goodall in 1887,and in the City of San Luis Obispo,County of San Luis Obispo,State of California,recorded October 20,1887 in Block A, page 47 of maps, in the office of the County Recorder of said County. Project Description The Applicants are seeking to remodel the interior of the residence and expand the front dormer in width and in height. The interior remodel will include relocating the stairs to accommodate a more functional kitchen &living area layout.The downstairs restroom will be reconfigured to allow equal access from both downstairs bedrooms.Floors,moldings,and other finishes contributing to the architectural style of the home will be repaired to the extent possible.When repair is not feasible,a like-kind replacement will be used. 860 Walnut Street, Suite B San Luis Obispo CA 93401 | (805) 544-3380 Page 29 of 50 The applicants are proposing to elevate and expand the existing dormer to accommodate more comfortable overhead clearance in the upstairs office and bedroom1.The roof,style,pitch,and materials of this addition are proposed to match the existing dormer.Furthermore,the front face of the dormer will remain on its existing plane.Enlarging the existing dormer will impact approximately 15%of the building’s roof,exterior walls,and cladding.Five skylights -operable for thermal control -are proposed:three for the rear-facing roof slope,and two for the front-facing roof slope. Aside from the expanded dormer,any work to the exterior of the home will be isolated to repairing damaged exterior finishes as necessary.If repair is not practical or feasible,material will be replaced with approved equal finishes. While this scope of work will alter the front elevation of the residence,it is important to the Applicants that the character of the home remain intact.To this end,distinguishing features of this home will remain,and the addition to the home will compliment the original architecture in form and detail. Historic Context, Period of Significance, & Character-Defining Features At the time this lot was created in 1887,San Luis Obispo was in the midst of significant population growth from the influences of Cal Poly and the expanding railroad system. Corresponding civic improvements,including water infrastructure and a city-wide sewer system were also underway.By the time the residence at 1043 George Street was built in 1910,the automobile allowed San Luis Obispo’s urban planning to expand beyond the downtown core into this neighborhood,and others.Notably,however,1043 George Street does not have a driveway approach or garage directly accessible to the original residence. Residential development in the early 20th century featured regional architectural styles, including Craftsman (or “Bungalow”),as it relates to this application.This was the dominant design of middle-class residences during this time period.Many of these homes,like the subject property, appear to be one-and-a-half stories from the front elevation. The Architectural Worksheet2 for the property identifies this residence as “Vernacular in style, with Colonial Bungalow (influences)”.The City of San Luis Obispo’s Citywide Historic Context Statement defines the term Residential Vernacular as “Simple houses or cottages with little or no distinguishing decorative features.These buildings are characterized by their simplicity and lack any characteristics of recognizable styles.”Noteworthy features on these otherwise simple residences include: 1.Simple square form 2.Gabled or hipped roof with boxed or open eaves 3.Wood exterior cladding 2 Attached, prepared by Pricilla Graham in March, 1984. 1 Of note, the Applicant’s son is 6’-5” tall, so this proposal is a matter of practicality for him to use the space as intended. Page 30 of 50 4.Simple door and window surrounds. With the simplicity and lack of characteristics of recognizable architectural styles noted, “Colonial Bungalow”influences were identified in the Architectural Worksheet for this property. The term “Bungalow”typically refers to Craftsman style architecture.As it applies to 1043 George Street, defining characteristics for Craftsman homes include: 1.Low-pitched gabled roof 2.Projecting partial-, full-width, or wrap-around front porch 3.Widely overhanging eaves with exposed rafters, beams, or braces 4.Heavy porch piers 1043 George Street is located outside the bounds of,but adjacent to,the Railroad Historic District,and shares many of the characteristics of homes within the District.Residences within this district are typically modest in size with raised finished floors and prominent front entries. Many of them were constructed as kit homes to support the railroad and railroad adjacent workforces. The subject property as proposed will continue to share these characteristics. Architectural History The residence at 1043 George Street was built in 1910.According to County Assessor records, the original size of the structure was 1,316 square feet.These records indicate that,at some point,an additional 497 square feet was added to the structure.City records available from the Planning Counter do not include a building permit for this work.However,this square footage matches the existing upstairs living area of the home -the subject of this application.The stairs accessing this second floor are poorly placed within the residence,and do not have any characteristic detailing or craftsmanship,further suggesting that the second floor of this residence is not original. Page 31 of 50 There is a second residence to the back of the property with access from Ella Street,built in 1941.This structure lacks any architectural significance.No alterations are proposed for this structure. The Architectural Worksheet,Resolution No.9875 (2007 series)the action by the City Council adding this property to the Contributing List of Historic Structures,and photographs of the residence from the City’s historical file are attached to this document. Program for Repair, Rehabilitation, and Preservation The Secretary of the Interior ’s Standards for the Treatment of Historic Properties Rehabilitation Guidelines articulate that a new addition should not be considered until it is determined that meeting specific new needs cannot occur with simply altering the interior space of the structure. In this case,providing functional overhead clearance for the existing upstairs space can only be accomplished by altering the size and height of the dormer. The Standards for the Rehabilitation of a Historic Property emphasize the following, understanding that a building’s historic character can be retained while alterations and additions to that building better allow for its’ continuing use. 1.A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces and spatial relationships. 2.The historic character of a property will be retained and preserved.The removal of distinctive materials or alteration of features,spaces and spatial relationships that characterize a property will be avoided. 3.Distinctive materials,features,finishes,and construction techniques or examples of craftsmanship that characterize a property will be preserved. This proposal maintains the property’s use as a single-family residence.Defined in City records as both Residential Vernacular and with Neo-Colonial Bungalow influences,this home is simple. Still, those elements contributing to the neo-colonial Bungalow influence will be retained. Though the proposed dormer will be larger in scale than it currently exists,the proposal does not take away from the characteristic front porch,entryway,or any of the details that contribute to this home’s “Colonial Bungalow Influence”identified in the Architectural Worksheet.The existing front-facing window in the dormer appears to be an afterthought replacement.Our proposal includes replacing this window with replacements appropriate in size,style,and trim work to match the existing windows on the front elevation. Distinctive features on the exterior of the home will be repaired or,if necessary,replaced with approved equal materials. Sources: Page 32 of 50 1.City of San Luis Obispo Community Design Guidelines, June 2010 2.City of San Luis Obispo Historic Preservation Program Guidelines 3.City of San Luis Obispo Citywide Historic Context Statement, September 30, 2013 4.The Secretary of the Interior ’s Standards for the Treatment of Historic Properties with Guidelines for Preserving,Rehabilitating,Restoring,and Reconstructing Historic Buildings. 2017. 5.Dandekar, Hemalata C. and Jordan, Adrianna (2011) "The Railroads and San Luis Obispo’s Urban Form,"Focus: Vol. 8: Iss. 1, Article 11. Enclosures: 1.Historical Property Listing 2.Resolution No. 9875 (2007 Series) 3.Architectural Worksheet. Priscilla Graham, March 1984 4.Property photos from the City’s historical record, available from the Planning counter. Page 33 of 50 Page 34 of 50 Page 35 of 50 Page 36 of 50 Page 37 of 50 Page 38 of 50 Page 39 of 50 Page 40 of 50 Page 41 of 50 Page 42 of 50 Page 43 of 50 Page 44 of 50 City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 80 Pacific Ready Cut Homes, Style #85. THEME: EARLY 20TH CENTURY RESIDENTIAL DEVELOPMENT San Luis Obispo’s population continued to grow in the early 20th century. Residences from this period range from small, vernacular cottages to more elaborate two-story residences. There are few examples of multi-family residential development in the City. Toward the end of this period there was an increasing accommodation for the automobile. A prominent example of this is the J.J. Dunne House on Benton Way, which was constructed in 1927 when the area was considered suburban. Dunne was a local car dealer, and he had his house and garage constructed to accommodate several automobiles. During this period, residential architecture began to shift from the Victorian-era styles imported from the east and new regional styles began to emerge. In California, the most notable new residential architecture was inspired by the Arts and Crafts movement and the development of the California bungalow, which was a simple, garden-oriented house uniquely suited for the climate and lifestyle of the region. Page 45 of 50 City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 81 Designs for the bungalow were promulgated throughout the country through popular magazines like House Beautiful, Good Housekeeping, and Ladies Home Journal. Pattern books with a wide variety of bungalow designs and complete mail order house kits soon followed, allowing the style to spread quickly across the country. The three largest manufacturers of kit homes in the United States were Aladdin, Sears, and Pacific Ready Cut Homes, which was based in Los Angeles. Kit homes were sold from 1908 until 1940. Shipped by boxcar, each kit contained framing members and all architectural details. Architectural styles during this period are more eclectic than those represented in the late 19th century. Residential architecture from this period in San Luis Obispo includes American Colonial Revival, Mediterranean Revival, Craftsman, Spanish Colonial Revival, Tudor Revival, and Storybook. The dominant type of single-family residence in the early 20th century is the one-story bungalow. Some Craftsman houses in San Luis Obispo feature clinker brick. Named for the distinctive sound they make when banged together, clinker bricks are the result of wet bricks placed too close to the fire. Overbaking produced rich, warm colors as well that ran the gamut from reds, yellows, and oranges to deep, flash-burned browns, purples, and blacks. In the early 20th century clinkers became popular when avant-garde architects started building houses with them precisely because they were so unusual. During the Arts & Crafts era, clinker bricks were used to create visual interest in focal points such as chimneys, porch supports, and garden walls. There are examples of clinker brick in Monterey Heights and near Broad and Chorro. A prominent example is the 1928 Faulstich House, constructed for Paul and Mary Faulstich of the Faulstich Brothers brickyard. Dunne House, 59 Benton Way, 1927. Photo 2013; source City of San Luis Obispo. Page 46 of 50 City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 82 There are intact residential neighborhoods that developed during this period. While some are located in proximity to downtown, during this period neighborhoods also developed in what was considered the outskirts at that time, in areas newly accessible by the automobile. One example is found along Murray Street. Murray Street is a wide street with a center median with mature landscaping. Houses in the neighborhood were constructed in the 1920s and are primarily one-story; architectural styles include several Period Revival styles and some Minimal Traditional examples. Architects whose work is represented in San Luis Obispo during this period include: Abrahms & Simms, Santa Barbara; E.D. Bray; John Chapek; Orville Clark; W.H. Crias, W.E. Erkes, San Francisco; G.A. Meuss-Dorffer, San Francisco; G.M. Eastman; Thorton Fitzhugh; John Davis Hatch; Alfred and Arthur Heineman, Los Angeles; J.P. Kremple; Fred Logan; Charles McKenzie, San Francisco; Parkinson & Bergstrom; Righetti & Headman, San Francisco; William H. Weeks; James Wetmore; and K.C. Wilson. Context View, Murray Street. Photo 2013; source Historic Resources Group. Page 47 of 50 City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 83 Early 20th Century Residential Development: Associated Property Types, Integrity Considerations & Eligibility Standards Property Types Single-family Residence; Multi-family Residence; Historic District A residential property from this period may be significant: As an excellent example of turn-of-the-20th-century residential development in San Luis Obispo – Criterion A/1/B.2 (Event). As a rare example of multi-family residential development or an excellent example of a particular multi-family residential property type from the period – Criterion A/1/B.2 (Event); C/3/A.1,A.2 (Design/Construction). For its association with a significant person in local history – Criterion B/2/B.1 (Person). As an excellent or rare local example of particular architectural style – Criterion C/3/A.1,A.2 (Design/Construction). Houses with a proven association to a specific kit home model may also be eligible under this criterion. A collection of residences from this period that are linked geographically may be eligible as a historic district. Integrity Considerations In order to be eligible for listing at the federal, state, or local levels, a property must retain sufficient integrity to convey its historic significance under the Early 20th Century Residential Development theme. There are numerous extant residential properties from this period, so potentially eligible resources should have a high level of integrity. Residential properties from this period eligible under Criteria A/1/B.2 (Event) should retain integrity of location, design, feeling, and association. A residential property significant under Criterion B/2/B.1 (Person) should retain integrity of design, feeling, and association, at a minimum, in order to convey the historic association with a significant person. Residential properties significant under Criterion C/3/A.1,A.2 (Design/Construction) should retain integrity of location, design, setting, materials, workmanship, and feeling. Eligibility Standards To be eligible, a property must: date from the period of significance; display the significant character-defining features of the property type or architectural style; and retain the essential aspects of integrity. Page 48 of 50 City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 84 Extant Examples Muscio House, 1330 Mill Street, 1909. Photo 2013; source Historic Resources Group. Crossett House, 896 Buchon, 1914. Photo 2013; source City of San Luis Obispo. Sandercock House, 535 Islay Street, 1910. Photo 2013; source City of San Luis Obispo. Payne House, 1144 Palm Street, 1911. Photo 2013; source City of San Luis Obispo. Righetti Apartments, 1305 Palm Street, 1929. Photo 2013; source City of San Luis Obispo. Faulstich House, 2243 Santa Ynez, 1928. Photo 2013; source City of San Luis Obispo. Page 49 of 50 City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 141 CRAFTSMAN Craftsman architecture in America grew out of the late-19th century English Arts and Crafts movement. It stressed simplicity of design, hand-craftsmanship, and the relationship to the climate and landscape. Craftsman architecture was widely published in architectural journals and pattern books, popularizing the style throughout the country. Affordable and easily constructed from local materials, the mostly one- or one-and-a-half-story homes were often referred to as “bungalows” and dominated middle-class residential design during the first quarter of the 20th century. Character-defining features include: Horizontal massing Low-pitched gabled roof Widely overhanging eaves with exposed rafters, beams, or braces Wood exterior wall cladding (shingle, shake, or clapboard) Projecting partial-, full-width or wrap-around front porch Heavy porch piers, often of river stone or masonry Wood-frame casement or double-hung sash windows, often grouped in multiples Widely-proportioned front doors, often with a beveled light Wide window and door surrounds, often with extended lintels Extensive use of natural materials (wood, brick or river stone) 1339 Higuera Street. Source: City of San Luis Obispo. Burch House, 1333 Mill Street, 1915. Source: Historic Resources Group. Residence, 863 Islay Street, c. 1915. Source: Historic Resources Group. Page 50 of 50