HomeMy WebLinkAbout08-28-2023 CHC Agenda Packet
Cultural Heritage Committee
AGENDA
Monday, August 28, 2023, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
The Cultural Heritage Committee holds in-person meetings. Zoom participation will not be supported
at this time.
INSTRUCTIONS FOR PUBLIC COMMENT:
Public Comment prior to the meeting (must be received 3 hours in advance of the meeting):
Mail - Delivered by the U.S. Postal Service. Address letters to the City Clerk's Office at 990
Palm Street, San Luis Obispo, California, 93401.
Email - Submit Public Comments via email to advisorybodies@slocity.org. In the body of your
email, please include the date of the meeting and the item number (if applicable). Emails will not
be read aloud during the meeting.
Voicemail - Call (805) 781-7164 and leave a voicemail. Please state and spell your name, the
agenda item number you are calling about, and leave your comment. Verbal comments must be
limited to 3 minutes. Voicemails will not be played during the meeting.
*All correspondence will be archived and distributed to members, however, submissions received
after the deadline may not be processed until the following day.
Public Comment during the meeting:
Meetings are held in-person. To provide public comment during the meeting, you must be
present at the meeting location.
Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy,
Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire
to utilize electronic visual aids to supplement their oral presentation are encouraged to provide
display-ready material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the
City Clerk's Office at cityclerk@slocity.org or (805) 781-7114.
Pages
1.CALL TO ORDER
Chair Crotser will call the Regular Meeting of the Cultural Heritage Committee to
order.
2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
The public is encouraged to submit comments on any subject within the
jurisdiction of the Cultural Heritage Committee that does not appear on this
agenda. Although the Committee will not take action on items presented during
the Public Comment Period, the Chair may direct staff to place an item on a
future agenda for discussion.
3.CONSENT
Matters appearing on the Consent Calendar are expected to be non-
controversial and will be acted upon at one time. A member of the public may
request the Cultural Heritage Committee to pull an item for discussion. The
public may comment on any and all items on the Consent Agenda within the
three-minute time limit.
3.a CONSIDERATION OF MINUTES - JULY 24, 2023 CULTURAL
HERITAGE COMMITTEE MINUTES
5
Recommendation:
To approve the Cultural Heritage Committee Minutes of July 24, 2023.
4.PUBLIC HEARINGS
Note: The action of the Cultural Heritage Committee is a recommendation to the
Community Development Director, another advisory body, or to City Council
and, therefore, is not final and cannot be appealed.
4.a 559 PISMO STREET (MOD-0353-2023) REVISION OF THE DESIGN
FOR AN ADDITION TO THE BIDDLE HOUSE (MASTER LIST
HISTORIC RESOURCE)
9
Recommendation:
Provide a recommendation to the Community Development Director
regarding the consistency of the proposed new construction, as revised,
with the City’s Historic Preservation Ordinance (SLOMC Ch. 14.01).
5.COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Receive a brief update from Senior Planner Brian Leveille.
6.ADJOURNMENT
The next Regular Meeting of the Cultural Heritage Committee is scheduled for
October 23, 2023 at 5:30 p.m. in the Council Chambers at City Hall, 990 Palm
Street, San Luis Obispo.
LISTENING ASSISTIVE DEVICES are available -- see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible
to the public. Upon request, this agenda will be made available in appropriate
alternative formats to persons with disabilities. Any person with a disability who
requires a modification or accommodation in order to participate in a meeting
should direct such request to the City Clerk’s Office at (805) 781-7114 at least
48 hours before the meeting, if possible. Telecommunications Device for the
Deaf (805) 781-7410.
Agenda related writings or documents provided to the Cultural Heritage
Committee are available for public inspection on the City’s website:
https://www.slocity.org/government/mayor-and-city-council/agendas-and-
minutes. Meeting video recordings can be found on the City’s website:
http://opengov.slocity.org/WebLink/Browse.aspx?id=60971&dbid=0&repo=CityCl
erk
Page 4 of 26
1
Cultural Heritage Committee Minutes
July 24, 2023, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Cultural Heritage
Committee Members
Present:
Member Benjamin Arrona, Member John Ashbaugh, Member
Chuck Crotser, Member Sabin Gray, Member Leslie Terry,
Member John Tischler, Chair Eva Ulz
City Staff Present: Senior Planner Brian Leveille and Deputy City Clerk Kevin
Christian
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Cultural Heritage Committee was
called to order on July 24, 2023 at 5:31 p.m. in the Council Chambers at City
Hall, 990 Palm Street, San Luis Obispo, by Chair Ulz.
2. OATH OF OFFICE
On June 6, 2023, the City Council approved the appointment of Benjamin Arrona
to the Cultural Heritage Committee for a 4-your term ending March 31, 2026.
Deputy City Clerk Kevin Christian administered the Oath of Office for Committee
Member Arrona.
3. ELECTION OF CHAIR AND VICE CHAIR
As required by the Bylaws, the Cultural Heritage Committee held the annual
election of Chair and Vice Chair to a one-year term ending April 2024.
Motion By Chair Ulz
Second By Member Terry
To elect Chuck Crotser to the position of Chair for a one-year term ending April 2024.
Ayes (7): Member Arrona, Member Ashbaugh, Member Crotser, Member Gray,
Member Terry, Member Tischler, and Chair Ulz CARRIED (7 to 0)
Motion By Member Crotser
Second By Chair Ulz
To elect John Tischler to the position of Vice Chair for a one-year term ending April 2024.
Ayes (7): Member Arrona, Member Ashbaugh, Member Crotser, Member Gray,
Member Terry, Member Tischler, and Chair Ulz CARRIED (7 to 0)
Page 5 of 26
2
4. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
--End of Public Comment--
5. CONSENT
5.a CONSIDERATION OF MINUTES - MARCH 27, 2023, CULTURAL
HERITAGE COMMITTEE MINUTES
Motion By Member Terry
Second By Member Gray
To approve the Cultural Heritage Committee Minutes of March 27, 2023.
CARRIED (7 to 0)
6. PUBLIC HEARINGS
6.a 1220 MILL STREET (ARCH-0613-2022) ARCHITECTURAL REVIEW OF
THE REHABILITATION OF, AND ADDITION TO, A DWELLING, AND
CONSTRUCTION OF A GARAGE AND ACCESSORY DWELLING UNIT
(CONTRIBUTING LIST PROPERTY; MILL STREET HISTORIC DISTRICT)
Assistant Planner Walter Oetzell presented the staff report and responded
to Commission inquiries.
Applicant representative, James Papp, provided a review of the components
of the project and their separate compatibility considerations as applicable
to the "contributing resource list", and responded to questions raised.
Chair Crotser opened the Public Hearing
Public Comments:
Michael Mitchell
--End of Public Comment--
Chair Crotser closed the Public Hearing
Motion By Member Ashbaugh
Second By Member Ulz
Recommend to the Community Development Director that the proposed
project is consistent with the applicable historical preservation policies,
standards, and guidelines.
Ayes (7): Committee Members Arrona, Ashbaugh, Gray, Terry, and Ulz,
Vice Chair Tischler, and Chair Crotser CARRIED (7 to 0)
Page 6 of 26
3
6.b 1202 MILL STREET (HIST-0289-2023) REVIEW OF A REQUEST TO
REMOVE THE PROPERTY FROM THE CITY’S INVENTORY OF
HISTORIC RESOURCES (CONTRIBUTING LIST PROPERTY)
Assistant Planner Walter Oetzell presented the staff report and responded
to Commission inquiries.
Applicant, Mike Guetschow, presented reasoning for the request to delist
the property, shared sketches of a desired porch expansion, and
responded to questions raised.
Chair Crotser opened the Public Hearing
Public Comments:
James Papp
--End of Public Comment--
Chair Crotser closed the Public Hearing
Motion By Vice Chair Tischler
Second By Member Gray
Recommend that the City Council deny the request to remove the property
from the City's Inventory of Historic Resources as the information available
in the application is not sufficiently complete to serve as a basis for
determining whether the property meets eligibility criteria for historical
listing.
Ayes (7): Committee Members Arrona, Ashbaugh, Gray, Terry, and Ulz,
Vice Chair Tischler, and Chair Crotser
CARRIED (7 to 0)
7. COMMENT AND DISCUSSION
7.a STAFF UPDATES AND AGENDA FORECAST
Introduction of new Community Development Director, Timothea "Timmi"
Tway.
Senior Planner Brian Leveille provided an update on:
The planned installation of the Chong's Candy Store sign at the
871 Palm Street parking garage in the Chinatown Historic District.
A 3-part training opportunity on the Secretary of Interior Standards
offered by the California Preservation Foundation
Page 7 of 26
4
8. ADJOURNMENT
The meeting was adjourned at 7:29 p.m. The next Regular Meeting of the
Cultural Heritage Committee is scheduled for August 28, 2023 at 5:30 p.m. in the
Council Chambers at City Hall, 990 Palm Street, San Luis Obispo.
_________________________
APPROVED BY CULTURAL HERITAGE COMMITTEE: XX/XX/2023
Page 8 of 26
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: 559 PISMO STREET (MOD-0353-2023) REVISION OF THE DESIGN FOR
AN ADDITION TO THE BIDDLE HOUSE (MASTER LIST HISTORIC RESOURCE)
BY: Walter Oetzell, Assistant Planner FROM: Brian Leveille, Senior Planner
Phone Number: (805) 781-7593 Phone Number: (805) 781-7166
Email: woetzell@slocity.org Email: bleveille@slocity.org
APPLICANT: Richard & Adian Lenz REPRESENTATIVE: Timothy Becher
RECOMMENDATION
Provide a recommendation to the Community Development Director regarding the
consistency of the proposed new construction, as revised, with the City’s Historic
Preservation Ordinance (SLOMC Ch. 14.01).
1.0 BACKGROUND
The applicant proposes to construct an addition to the Master List Biddle House (see
Project Description, Attachment A), to install an elevator for an accessible connection
between each of the three floors of the building.
On March 28, 2022 the Committee reviewed1 Architectural Review application
ARCH-0121-2022 for the proposed elevator tower addition. A subcommittee was
appointed to review minor refinements to be made to the project design according to
guidance provided by the Committee.2 On April 6, 2022 the subcommittee reviewed
revised plans and found the revisions consistent with Committee guidance. Based on the
positive recommendation of the Commission, the Community Development Director
approved the application on April 29, 2022.
In July of this year the applicant requested that the application approval be modified
(under this application MOD-0353-2023) in order to accommodate a further revision to
the project design. As discussed in this report, the revision is limited to the southwest
corner of the building and to the ground floor, extending the Parlor at the back of the
building out an additional five feet to the west, to accommodate a Breakfast Nook.
As provided by Sections 14.01.030(B)(7) & (C)(4) of the City’s Historic Preservation
Ordinance, the proposed revision is being referred to the Cultural Heritage Committee
(CHC) for its recommendation to the Community Development Director as to the
consistency of the revised project design with historical preservation policies for
alterations and additions involving listed resources and properties within historic districts.
1 CHC Agenda Report online at: opengov.slocity.org/WebLink/DocView.aspx?id=157969
2 CHC Meeting Minutes online at: opengov.slocity.org/WebLink/DocView.aspx?id=159058
Meeting Date: 8/28/2023
Item Number: 4a
Time Estimate: 30 Minutes
Page 9 of 26
Item 4a
MOD-0353-2023 (559 Pismo)
Cultural Heritage Committee Report – August 28, 2023
2.0 DISCUSSION
Site and Setting
The property is a residential parcel on the south side of Pismo Street between Nipomo
and Beach Streets, within the Old Town Historic District, one of the City’s oldest
residential neighborhoods, built up historically around the turn of the twentieth centu ry,
with older structures dating back to the 1880s. It is developed with a single -family
dwelling, known as “The Biddle House,” constructed between 1889 and 1897, a small
guest cottage, and a larger Carriage House over a garage, built in 2007. The property
was included in the Master Inventory of Historic Structures compiled in the 1983 Historic
Resources Survey Completion Report. In 1998, the current owners entered into an
Historical Property Preservation (Mills Act) Agreement with the City, for restoration and
maintenance of the historic property in exchange for property tax relief.
Biddle House
As described in the Historic Resources
Inventory for the property (Attachment B),
The Biddle House is a three-story building
on a raised stone foundation with steeply
pitched gables covered with composition
shingles. It is noted as “high Victorian” in
style, exhibiting a variety of architectural
influences including Queen Anne and
Eastlake in its detailing, with Eastern
Stick and Carpenter Gothic in details
along eaves and stickwork. In addition,
the property is noted for its association
with the Biddle family, an influential
ranching family prominent in the City’s
early history.
Project Description
The approved elevator tower addition to the southwest corner of the Biddle House
accommodates an elevator to provide barrier-free access for the occupants between the
floors of the three-story house. The proposed revision extends the ground floor Parlor at
the southwest corner of the building out an additional five feet, toward the elevator tower,
to create a Breakfast Nook. As show by comparing approved elevation drawings against
the revised design (see Project Plans, Attachment C, and Figures 2 & 3 below), the
revision results in only a minor change to the appearance of the project at the South
(Rear) Elevation of the building, where the Breakfast Nook is seen extending a bit further
to the left side of the building. At the West (Side) Elevation, the additio n is barely
perceptible, as the wall plane is extended toward the viewer, maintaining essentially the
same appearance. The appearance of the North (Front) Elevation and East (Side)
Elevations are unaffected.
Figure 1: The Biddle House (559 Pismo)
Page 10 of 26
Item 4a
MOD-0353-2023 (559 Pismo)
Cultural Heritage Committee Report – August 28, 2023
3.0 EVALUATION
Proposed work for minor additions and alterations to historically listed structures must be
consistent with guidelines for Changes to Historic Resources set out in § 3.4 of the City’s
Historic Preservation Program Guidelines. These guidelines are concerned with the
retention of character-defining features of the structure and its integrity, and with
consistency and compatibility in form, style, and character. They also require that the
work be consistent with the Secretary of the Interior’s Standards for the Treatment of
Historic Properties.3
3 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment of
Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic
Buildings. Washington, D.C.: U.S. Department of the Interior National Park Service; Technical Preservation
Services, 2017
Figure 2: South Elevation (Approved, left; Revised, right)
Figure 3: West Elevation (Approved, left; Revised, right)
Page 11 of 26
Item 4a
MOD-0353-2023 (559 Pismo)
Cultural Heritage Committee Report – August 28, 2023
Historic Preservation Program Guidelines
Alterations to Historic Resources
§ 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, […] General Plan policies, the Historic Preservation
Ordinance, and these Guidelines.
§ 3.4.2
Percent of historic
resource to be
preserved.
Alterations of historically-listed buildings shall retain at least 75%
of the original building framework, roof, and exterior bearing walls
and cladding, in total, and reuse original materials as feasible.
Proposed alterations of greater than 25% of the original building
framework, roof, and exterior walls will be subject to the review
process for demolitions.
§ 3.4.3
Retention of character-
defining features
Alterations of historically-listed buildings shall retain character
defining features. New features […] should be completed in a
manner that preserves the original architectural character, form,
scale, and appearance of the building.
§ 3.4.4
Exterior building
changes
Exterior changes to historically-listed buildings or resources
should not introduce new or conflicting architectural elements
and should be architecturally compatible with the original and/or
prevailing architectural character of the building, its setting and
architectural context. Additions to historic buildings shall comply
with the Secretary of the Interior’s Standards to complement and
be consistent with the original style of the structure. Building
materials used to replicate character-defining features shall be
consistent with the original materials in terms of size, shape,
quality and appearance. However, original materials are not
required.
The proposed elevator addition is sited and designed in a manner intended to preserve
the integrity of the historical primary dwelling. It is placed at the rear corner of the existing
building, toward the rear of the site, on one of the less-visible portions of the building, as
seen from the public right-of-way. More than 75% of the original structure is retained. As
more fully discussed in this report, the Breakfast Nook extension proposed under the
revised project design is similarly intended to achieve consistency with the Secretary of
the Interior’s Standards for the Treatment of Historic Properties, complementing the
original style of the structure, and introducing no conflicting architectural elements.
Page 12 of 26
Item 4a
MOD-0353-2023 (559 Pismo)
Cultural Heritage Committee Report – August 28, 2023
Secretary of the Interior’s Standards (Rehabilitation)
Standards for Rehabilitation
2. The historic character of a property will be retained and preserved. The removal of
distinctive materials or alteration of features, spaces and spatial relationships that
characterize a property will be avoided.
5. Distinctive materials, features, finishes and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
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.
The Secretary of Interior’s Standards provide guidance on rehabilitation 4 of historic
buildings, including approaches to work treatments and techniques that are either
consistent (“Recommended”) or inconsistent (“Not Recommended”) with the Standards,
specific to various features of historic buildings and sites. The property and building will
continue to be used for residential purposes. The proposed elevator tower addition has
been designed in a manner intended to exhibit compatibility in size and proportion with
the historic dwelling, to preserve the building’s distinctive wood siding, detailing, and
windows, and thereby retain the property’s historic character. The proposed revision does
not alter this compatibility and affects none of the building’s character-defining features.
Wood
Recommended Not Recommended
Identifying, retaining and preserving wood
features that are important in defining the
overall historic character of the building
(such as siding, cornices, brackets, window
and door surrounds, and steps) and their
paints, finishes, and colors.
Removing or substantially changing wood
features which are important in defining the
overall historic character of the building so
that, as a result, the character is diminished.
4 Rehabilitation is defined as the act or process of making possible a compatible use for a property through
repair, alterations, and additions while preserving those portions or features which convey its historical,
cultural, or architectural values. The Rehabilitation Standards acknowledge the need to alter or add to a
historic building to meet continuing or new uses while retaining the building’s historic charac ter. (SOI
Standards, pg. 3)
Page 13 of 26
Item 4a
MOD-0353-2023 (559 Pismo)
Cultural Heritage Committee Report – August 28, 2023
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 is significant, as are its decorative
and functional features, roofing material, 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.
Windows
Recommended Not Recommended
Identifying, retaining, and preserving
windows and their functional and decorative
features that are important to the overall
character of the building. The window
material and how the window operates […]
are significant, as are its components […]
and related features, such as shutters.
Removing or substantially changing windows
or window features which are important in
defining the overall historic character of the
building so that, as a result, the character is
diminished.
Under the approved plans for the elevator tower addition, portions of the original wood
siding and detailing will have to be removed to accommodate the elevator addition but
are retained and re-used in the new construction. The proposed Breakfast Nook
extension, however, only affects a limited portion of a 1997 kitchen addition, involving
none of the original wood features. It does not affect original roof forms or roofing
materials and its design employs the same roof form, slope, and material of the existing
kitchen addition, preserving compatibility with the historical and architectural character of
the building. Similarly, the extension does not affect existing windows. New window
openings would follow the existing pattern of vertical sash windows and decorative trim.
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.
Designing a new addition that is compatible
with the historic building.
Designing a new addition that is significantly
different and, thus, incompatible with the
historic building.
Page 14 of 26
Item 4a
MOD-0353-2023 (559 Pismo)
Cultural Heritage Committee Report – August 28, 2023
The Breakfast Nook expansion is small, less than 100 square feet in area, and extends
just five feet from the existing kitchen addition, to within two feet of the western wall plane
of the new elevator tower. It has been designed for compatibility with the historic building,
continuing the existing form and materials of the 1997 kitchen addition.
Summary
The design for the elevator tower addition, as revised to accommodate a Breakfast Nook
extension to the 1997 kitchen addition, remains situated at the rear corner of the existing
building, on a less visible building elevation, reducing its visual impact, and designed to
a form and scale compatible with that of the existing building. The proposed extension
does not alter the plans for the elevator tower, only affects a small portion of the 1997
kitchen addition at the rear of the building and expands that later addition using existing
building forms and materials. These aspects of the revised project design provide the
basis for a recommendation regarding the consistency of the proposed work with
applicable historical preservation polices, standards, and guidelines.
4.0 ENVIRONMENTAL REVIEW
Construction of an addition to an existing structure is categorically exempt from CEQA
environmental review, as Existing Facilities (Guidelines § 15301 (e)).
5.0 ACTION ALTERNATIVES
1. Staff Recommendation: 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.
2. Continue review to another date with direction to staff and applicant.
3. Recommend that the Community Development Director find the project inconsistent
with historical preservation policies, citing specific areas of inconsistency
6.0 ATTACHMENTS
A - Applicant’s Project Description
B - Historic Resources Inventory (Biddle House)
C - Project Plans
Page 15 of 26
Page 16 of 26
TIMOTHY BECHER DESIGN
Architecture Planning Sustainable Systems Collaborative Facilitation Sculpture
P.O.BOX 96 SAN LUIS OBISPO CALI FORNIA 93406
tele p h one: 805_549_0218 fax: 805_52 8 _5619 e -mail: tim s pace @fix.net
City of San Luis Obispo Planning Department July 10, 2023
Re: Modification to ARCH-0121-2022
Elevator addition to the Biddle House
559 Pismo Street, San Luis Obispo, California
Project Description
We are requesting a modification of the project approved as ARCH-0121-2022.
In the process of construction of the Elevator addition project (BLDG-3414-2022), it has occurred
to us, now that the exterior door has been removed, that an extension of the kitchen nook
adjacent to the elevator would make the kitchen and dining nook area more functional.
This single-story area of the house was added approximately thirty years ago to the back side of
the kitchen as part of the restoration of the original house.
The proposed extension is to the rear of, and the view of it is blocked from the street by, the new
elevator structure. The west exterior elevation will be identical to the existing elevation, and the
south elevation will be the same single-story profile, extended five feet to the west.
It is proposed that the existing south windows, siding, and trim will be re-used or identically
matched. On the south elevation there will be two windows added, which match the existing. And
the siding and trim details will be continued. Colors of the new roofing, and the body and trim of
the walls will be matching the existing.
This proposed modification of the project is, for the Owners, a continuation of approximately thirty
years of exemplary stewardship and fastidious care of what they consider to be as much a
mission as a property. In every project that has been undertaken here, they have gone above
and beyond the necessary expenditures of time and resources to preserve the Biddle House as
the architectural treasure which it is. This project is a continuation of our goal of maintaining the
essence of the original architectural intentions of the house, as detailed in our previous application
project description letter.
Sincerely,
Timothy B. Becher, AIA
Page 17 of 26
Page 18 of 26
7
7
J
J
State of California -The Resou �s Agency
OEP,,�RTMENT OF PARKS ANC. ,;REATION
HISTORIC RESOURCES INVENTORY
0090-03R ·')er. No.
HA13S __ HAER___ 1 NR ,_..,.J_ SHL __ Loe __ UTM: A 10/712550/3905�tsta
C D
IDENTIFICATION Biddle House 1.Common name:
Biddle House 2.Historic name:------------------------------------------
3.Street or rurai address: _____ s_5..;9 __ P;;..;;;i ..;;.s.:..m_o_• ____________________________ _
Citv,__ ___ ..;s;..;a;..;n�,;;L;,,;u;,,;i;;..;s;;._O.;;;b=i..;;.s;.,i,p..;o;;._ _____ Zip 93401 County __ s_a_-_n_L_u_i_· ⇒_~_O_b_i_s...:p:..o _____ _
4.Parcel number:03-615-15
5.Presem Owner: Northinoton, H. H. and E. A.Address: 572 Islay Street
City __ ;;;;S,;.:a:.:.n:....:L:a:.';;;,u.;;i,;;.s�O�b�J.=-' s=o.a:o--____ Zip 93401 Ownership is: Public _____ Private _X _____ _
6.Present Use: _ _.,'R...,,,..,.s,..1,.· do;:,,.:.,;e..,n..:,t,..i .. a.,,.1=-________ 0riginal use: Residential
DESCRIPTION
7a.
7b. Architectural style: Victorian Carpenter Gothic Revival w/ Eastern Stick motifs
Briefly describe the present physical de�ription of tne site or structure and describe any major aiterations from its
original condition:
This three story irregular shaped structure on a raised stone foundation with
steeply pitched gables covered with composition shingles. The house has a
variety of influences: Queen �_.nne in the irregualr floor plan and details
in the gable ends. Eastern Stick and Carpenter Gothic are also seen in
details, the verandah is Queen Anne; curving around and projecting gables.
Carpenter Gothic in the porch posts and details along eaves and in stickwork.
One projecting side gable is typical of a nor thern European influence with
gabled dormer projecting'out over a hipped roofed two story bay. Dormer
is supported by two stickwork brackets.
8.Construction date:
Estimated Factual 1889-97
9.Architect Unknown
10.Builder Unl:mQ:dD
11.Approx. property size { in feet)
Frontage ] ') Q I Depth J.:Z�'
or approx. acreage
12.Date{s) of enclosed photograph (s)December 1982
Page 19 of 26
13.Condition: Excellent ...JC_Good __ Fair __ Deteriorated __ No longer in existence __ _
14.Alteratio ns:
15.Surroundings: (Check more than one if necessary) Open land __ Scattered buildings __ Densely built-up
Residential �Industrial __ Commercial __ Other: ___________________ -_-_-_-:-_
16.Threats to site: None known-X.,..Private development __ Zoning __ Vandalism __
Public Works project __ Other:
17.Is the structure: On its original site? ::l&lii Moved? ___ _ Unknown? ___ _
18.Related features:----------------------------------------
SIGNIFICANCE
19.Briefly state historical and/or architectural importance (include dates, events, and persons associated with the site.)
20.
21.
22.
This three story "high Victorian" house was constructed between 1889 and
1897 for the winow of John Biddle. He died inl891. The Biddles were an
influential ranching family in .the county. Mrs. Biddle and her children
occupied a house in back of where the present structure now sta..-ids. The
Biddle house is important for both its historical association with a
prominent family and its meritorious architecture, the style of which
incorporates profuse stick motifs. Its actual design, however, is proto
typic�lly Victorian-Carpenter Gothic Revival, in particular. The detailing
is largely Eastlake and Queen Anne, such as the spindled porch. Of note
is the fact that this house, in keeping with general 19th century building
trends in the area, was constructed quite late for its style. In contrast,
a house of this sort may have appeared in San Francisco in the early 1880's
or even 1870's.
Main theme of the historic resource: (If more than one is
checked, number in order of importance.)
Architecture _..._ __ Arts & Leisure ______ _
Economic/Industrial -2.. Exploration/Settlement ___ _
Government ____ Military _________ _
Religion ______ Social/Education _____ _
Sources ( List books, documents, surveys, personal interviews
and their dates). Gebbhard, David and Winter, Robert A.
Guide to Architecture in Los Angeles
and · Southern Cci.llfut·riia, 19 7 7
Heritage Walking Tour, OTNA
Date form prepared June 30 , J 983By(name) Historic Res.Survey Staff
Organization City of San Luis Obispo
Address: P .0. Box 321
City San Luis Obispo
Phone: (805)541-1000 Zip __ 9_3_4_0_l
Locational sketch map (draw and label site and
surrounding streets, roads, and prominent landmarks):
�NORTH
� ,c: \
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EXISTING & DEMOLITION PLANSEXISTING ELEVATIONSPARTIAL PIT, 1st, & 2nd FLOOR PLANSLEGAL & PROJECT DESCRIPTION; AREAS;PROJECT DIRECTORY; GOVERNING CODES;SITE PLAN; VICINITY MAP; SHEET INDEXPROJECT CONDITIONS OF APPROVALPARTIAL 3rd FLOOR & ROOF PLANSEXTERIOR ELEVATIONSENERGY MANDATORY MEASURES,CF1R PAGES 1-6 CALGREEN CHECKLIST 1/2CALGREEN CHECKLIST 2/2STRUCTURAL TITLE SHEETFOUNDATION & 2nd FLR. FRAMING PLANS3rd FLR. & ROOF FRAMING PLANSSTRUCTURAL NOTES & DETAILSSTRUCTURAL DETAILSSTRUCTURAL DETAILSARCHITECTURAL & FLASHING DETAILSENERGY COMPLIANCE CERTIFICATEHEATING & COOLING LOAD SUMMARYCF1R PAGES 7-9 SCHEMATIC BUILDING SECTIONELECTRICAL PLANSELECTRICAL PLANSELECTRICAL /MECHANICAL PLANSSCHEMATIC BUILDING SECTIONALL WORK TO COMPLY WITH FOLLOWING CODES &ORDINANCES:-2019 CALIFORNIA BUILDING CODE-2019 CALIFORNIA ELECTRIC CODE (CEC)-2019 CALIFORNIA MECHANICAL CODE (CMC)-2019 CALIFORNIA PLUMBING CODE (CPC)-2019 CALIFORNIA GREEN BUILDING STANDARDS(CGBSC)-2019 CALIFORNIA ENERGY CODE (CEnC)-2019 CALIFORNIA EXISTING BUILDING CODE (CEBC)-2019 CALIFORNIA FIRE CODE (CFC)-CALIFORNIA STATE ENERGY AND ACCESSIBILITYSTANDARDS AND ORDINANCES-2019 CALIFORNIA CODE OF REGULATIONSTITLE 25, DIVISION 1-CITY OF SAN LUIS OBISPO CODES AND ORDINANCES,CURRENT EDITIONADDITION OF ELEVATOR TO EXTERIOR OF EXISTING3-STOREY SINGLE-FAMILY RESIDENCE AS A 3-STORYADDITION TO INCLUDE PANTRY & EXISTINGBATHROOM RE-LOCATION; CREATION OF INTERIORACCESS HALLWAYS IN EXISTING STRUCTURE;EXPANSION OF BREAKFAST NOOK, RETAININGWINDOWS & DETAILING559 PISMO STREETSAN LUIS OBISPO, CA 93401A.P.N. 003-615-016LOT 2, BLK 1, SAN LUIS OBISPO, CAZONING: R-3-HBUILDING TYPE: VMILLS ACT CONTRACTOLD TOWN HISTORIC DISTRICT559 PISMO STREETSAN LUIS OBISPO, CA 93401tel. 805.ENERGY COMPLIANCE: ENERGY COMPLIANCE/HERS RATING: MICHELLE DUNNCENTRAL COAST ENERGY COMPLIANCE1675 GRANACHE WAYTEMPLETON, CA 93465tel. 805.434.3844PAUL DUNNCENTRAL COAST ENERGY COMPLIANCE1675 GRANACHE WAYTEMPLETON, CA 93465tel. 805.434.3844MILLS ACT CONTRACT RESIDENCEOLD TOWN HISTORIC DISTRICTDAVE HEACOCK, Lic. 878001-C-11tel. 805.215.3722https://www.heacockelevator.netHEACOCK ELEVATOR COMPANYP.O.BOX 1087, GROVER BEACH, CA 93483RESIDENTIAL ELEVATOR CONTRACTORPROJECT SHALL COMPLY WITH CONDITIONS OFAPPROVAL AS SET FORTH BY THE PLANNINGDIRECTOR PER REVIEW BY THE SAN LUIS OBISPOCULTURAL HERITAGE COMMISSION FOR PROJECTARCH 0121-2022. REFER TO SHEET T-2LOT AREAEXISTING 3-STORY RESIDENCE1st FLOOR ADDITION2nd FLOOR ADDITION3rD FLOOR ADDITIONTOTAL ADDITION15,00040751318163275MANUFACTURER: INCLINATOR CO.BASE MODEL: UC601 HYDRAULIC DRIVE #200 WITHMODIFICATIONS & OPTIONS PER OWNERREQUIREMENTSCAPACITY: 950#LANDINGS: 4DOORS: 3 @36" WIDTHREVISION 3 ADDITIONBREAKFAST NOOK ADDITION75T-1Page 21 of 26
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NOTESFIN.NO.WIDTHHEIGHTTYPENOTESTYPEGLAZINGSIZENO.FRAMETHICK12Q'TYQ'TY2866DH1WD.3'-0" 6'-81P3'-0"4PWD PANEL2'-6"4PWD.PANEL2'-8"2PWD.PANELMFGR.MFGR.WD.PANELEXTERIOR DR.2876DHABCDNOTES:1) FULL WEATHERSTRIP @ ALL EXTERIOR DOORS2) FULL SMOKE-RATED WEATHERSTRIP @ ALL DOORSTO LIFT3) ALL DOOR GLASS TO BE TEMPERED & LABELED4) PROVIDE LOCKSETS AND DEADBOLTS ON ALLEXTERIOR SWING DOORS5) ALL LIFT DOORS TO BE 1-HR. w/SELF-CLOSING HINGE6) PROVIDE SAMPLES OF ALL HARDWARE & TRIM FOROWNER APPROVAL PRIOR TO INSTALLATIONS7) ALL NEW PANELED DOORS TO MATCH (E) AND TO BEAPPROVED BY OWNER PRIOR TO ORDERINGABBREVIATIONS:HCHOLLOW CORESC SOLID COREFRPFIBREGLAS REINFORCEDWDWOOD, PAINT GRADEWSWOOD, STAIN GRADE VENEERPPRIMEDFRSINGLE LITE FRENCHHGHALF GLASSNOTES:1) EGRESS WINDOW TO PROVIDE A CLEAR NETOPENING:-- MINIMUM WIDTH: 20"-- MINIMUM HEIGHT: 24"-- MINIMUM TOTAL AREA: 5.7 SQ. FT.-- MAXIMUM SILL HEIGHT ABOVE FLOOR: 44"2) DUAL GLAZING ON ALL WINDOWS, U.O.N.3) REPLACEMENT WINDOWS TO BE CUSTOM MADE (SEEREPLACEMENT WINDOWS NOTE)4) REFER TO PLAN FOR DIRECTION OF OPENING5) ALL WINDOWS TO BE VERIFIED BY OWNER PRIOR TOINSTALLATIONINSULTEMP6'-86'-86'-8RELOCATE (E) DOORWD.INSUL11-3/4"1-3/4"1-3/8"1-3/8"FIRE RATED LIFT ACCESSDOORMATCH (E) DOORS32866DH1WD.TBDMATCH (E) WINDOW42860INSULDH 1WD.TBDMATCH (E) WINDOWSABBREVIATIONS:AWN AWNINGCSMT CASEMENTSL SLIDERSH SINGLE HUNGDH DOUBLE HUNGEW EGRESS WINDOWFIX, X FIXED WINDOW OR LITELOW E SOLARBAN 60 OR EQUIV.INSUL INSULATED GLAZINGOBS OBSCURE GLAZINGSG or TEMP SAFETY GLAZINGINSULTEMPREGLAZE & RE-USE EXISTINGSASHREGLAZE & RE-USE EXISTINGSASH52560INSULDH 2WD.TBDMATCH (E) WINDOWS1) REPLACEMENT WINDOWS SHALL BECUSTOM MADE TO MATCH EXISTING/ORIGINALWINDOW(S) FROM EXTERIOR VIEWING;MATCHING ELEMENTS TO INCLUDE SASH,MUNTINS, MOULDINGS, AND GLAZINGDEFINED BY DIMENSIONS, PROFILES, GLAZINGCOLOR, & TEXTURE(S).2) SCALED SHOP DRAWINGS & GLAZINGSAMPLES SHALL BE PREPARED FOR ALLREPLACEMENT WINDOWS FOR APPROVAL BYOWNER PRIOR TO FABRICATION<><>ESCA-3Page 24 of 26
<><>ESCNOTESFIN.NO.WIDTHHEIGHTTYPENOTESTYPEGLAZINGSIZENO.FRAMETHICK12Q'TYQ'TY2866DH1WD.3'-0" 6'-81P3'-0"4PWD PANEL2'-6"4PWD.PANEL2'-8"2PWD.PANELMFGR.MFGR.WD.PANELEXTERIOR DR.2876DHABCDNOTES:1) FULL WEATHERSTRIP @ ALL EXTERIOR DOORS2) FULL SMOKE-RATED WEATHERSTRIP @ ALL DOORSTO LIFT3) ALL DOOR GLASS TO BE TEMPERED & LABELED4) PROVIDE LOCKSETS AND DEADBOLTS ON ALLEXTERIOR SWING DOORS5) ALL LIFT DOORS TO BE 1-HR. w/SELF-CLOSING HINGE6) PROVIDE SAMPLES OF ALL HARDWARE & TRIM FOROWNER APPROVAL PRIOR TO INSTALLATIONS7) ALL NEW PANELED DOORS TO MATCH (E) AND TO BEAPPROVED BY OWNER PRIOR TO ORDERINGABBREVIATIONS:HCHOLLOW CORESC SOLID COREFRPFIBREGLAS REINFORCEDWDWOOD, PAINT GRADEWSWOOD, STAIN GRADE VENEERPPRIMEDFRSINGLE LITE FRENCHHGHALF GLASSNOTES:1) EGRESS WINDOW TO PROVIDE A CLEAR NETOPENING:-- MINIMUM WIDTH: 20"-- MINIMUM HEIGHT: 24"-- MINIMUM TOTAL AREA: 5.7 SQ. FT.-- MAXIMUM SILL HEIGHT ABOVE FLOOR: 44"2) DUAL GLAZING ON ALL WINDOWS, U.O.N.3) REPLACEMENT WINDOWS TO BE CUSTOM MADE (SEEREPLACEMENT WINDOWS NOTE)4) REFER TO PLAN FOR DIRECTION OF OPENING5) ALL WINDOWS TO BE VERIFIED BY OWNER PRIOR TOINSTALLATIONINSULTEMP6'-86'-86'-8RELOCATE (E) DOORWD.INSUL11-3/4"1-3/4"1-3/8"1-3/8"FIRE RATED LIFT ACCESSDOORMATCH (E) DOORS32866DH 1WD.TBDMATCH (E) WINDOW42860INSULDH 1WD.TBDMATCH (E) WINDOWSABBREVIATIONS:AWN AWNINGCSMT CASEMENTSL SLIDERSH SINGLE HUNGDH DOUBLE HUNGEW EGRESS WINDOWFIX, X FIXED WINDOW OR LITELOW E SOLARBAN 60 OR EQUIV.INSUL INSULATED GLAZINGOBS OBSCURE GLAZINGSG or TEMP SAFETY GLAZINGINSULTEMPREGLAZE & RE-USE EXISTINGSASHREGLAZE & RE-USE EXISTINGSASH52560INSULDH2WD.TBDMATCH (E) WINDOWS1) REPLACEMENT WINDOWS SHALL BECUSTOM MADE TO MATCH EXISTING/ORIGINALWINDOW(S) FROM EXTERIOR VIEWING;MATCHING ELEMENTS TO INCLUDE SASH,MUNTINS, MOULDINGS, AND GLAZINGDEFINED BY DIMENSIONS, PROFILES, GLAZINGCOLOR, & TEXTURE(S).2) SCALED SHOP DRAWINGS & GLAZINGSAMPLES SHALL BE PREPARED FOR ALLREPLACEMENT WINDOWS FOR APPROVAL BYOWNER PRIOR TO FABRICATIONA-4Page 25 of 26
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