HomeMy WebLinkAbout11-08-2023 CHC Agenda Packet - Special Meeting - AMENDED
Cultural Heritage Committee
REVISED AGENDA
Wednesday, November 8, 2023, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
SPECIAL MEETING OF THE CULTURAL HERITAGE COMMITTEE
Committee Member Eva Ulz will participate remotely from the following location:
10105 Desert Wind Drive, Las Vegas, NV 89144
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 Special Meeting of the Cultural Heritage Committee to
order.
2.PUBLIC COMMENT FOR ITEMS ON THE AGENDA
As this is a Special Meeting, people may only address the Committee about
items listed on the agenda. Comments are limited to three minutes per person.
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 - SEPTEMBER 25, 2023 CULTURAL
HERITAGE COMMITTEE MINUTES
5
Recommendation:
To approve the Cultural Heritage Committee Minutes of September 25,
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 1601 OSOS ST. (ARCH-0333-2022) CONSTRUCTION OF TWO NEW
RESIDENTIAL BUILDINGS WITHIN THE OLD TOWN HISTORIC
DISTRICT
9
Recommendation:
Recommend to the Community Development Director that the proposed
project, 1601 Osos St. (ARCH-0333-2022) Construction of Two New
Residential Buildings Within the Old Town Historic District, are
consistent with historic preservation standards and guidelines for new
construction in a historic district.
4.b 285 BUENA VISTA (ARCH-0416-2023) - ADDITION TO A SINGLE-
FAMILY DWELLING (CONTRIBUTING LIST RESOURCE)
45
Recommendation:
Recommend to the Community Development Director that the proposed
project, 285 Buena Vista (ARCH-0416-2023) - Addition to a Single-
Family Dwelling (Contributing List Resource), is consistent with
applicable historical preservation policies, standards, and guidelines.
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
January 22, 2024 at 5:30 p.m. in the Council Chambers at City Hall, 990 Palm
Street, San Luis Obispo. The Regular Meeting of November 27, 2023 will be
canceled due to the Thanksgiving Holiday. The Regular Meeting of December
25, 2023 will be canceled due to the Christmas Holiday.
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
1
Cultural Heritage Committee Minutes
September 25, 2023, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Cultural Heritage
Committee Members
Present:
Committee Members Benjamin Arrona, John Ashbaugh, Leslie
Terry, Eva Ulz, Vice Chair John Tischler, and Chair Chuck
Crotser
Absent Members: Member Sabin Gray
City Staff Present: Senior Planner Brian Leveille, 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 September 25, 2023 at 5:30 p.m. in the Council Chambers at
City Hall, 990 Palm Street, San Luis Obispo, by Chair Crotser.
2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
James Papp
--End of Public Comment--
3. CONSENT
3.a CONSIDERATION OF MINUTES - AUGUST 28, 2023, CULTURAL
HERITAGE COMMITTEE MINUTES
Motion By Member Ashbaugh
Second By Member Terry
To approve the Cultural Heritage Committee Minutes of August 28, 2023.
Ayes (6): Committee Members Arrona, Ashbaugh, Terry, and Ulz, Vice
Chair Tischler, and Chair Crotser
Absent (1): Member Gray
CARRIED (6 to 0)
Page 5 of 78
2
4. PUBLIC HEARINGS
4.a 749-751 HIGUERA STREET (HIST-0450-2023) REMOVE THE
PROPERTY FROM THE INVENTORY OF HISTORIC RESOURCES
Note: City Clerk Teresa Purrington reviewed the motions for Item 4a and
determined that the original motion (reflected below) did pass, noting that
a recusal does not count as a vote, and that therefore the second motion
was not necessary or valid.
Assistant Planner Walter Oetzell presented the staff report and responded
to Commission inquiries.
Applicant representative, Alvin-Christian Nuval, provided a brief
background on the project property, its eligibility for historic listing and
relationship with the building architect, and responded to questions raised.
Chair Crotser opened the Public Hearing
Public Comments:
James Papp
Shawn Jarolimek
Jeff McKeegan
--End of Public Comment--
Chair Crotser closed the Public Hearing
Motion By Member Ashbaugh
Second By Chair Crotser
Recommend to the City Council that the property not be removed from the
City’s Inventory of Historic Resources, noting the distinctive craftsmanship
of the building’s ironwork (believed to be designed by Gary Cully, a local
blacksmith) and its association with Clifford Wayne Chapman, owner of
Marshall’s Jewelry, as the primary basis for continued eligibility under
Criteria A (Architecture) and B (History, of the City’s Eligibility Criteria
(SLOMC §14.01.070)
Ayes (3): Committee Members Ashbaugh, Terry, and Ulz
Noes (2): Vice Chair Tischler and Chair Crotser
Recused (1): Member Arrona
Absent (1): Member Gray
CARRIED (3 to 2)
Page 6 of 78
3
4.b 1601 OSOS STREET (ARCH-0333-2022) CONSTRUCTION OF TWO
NEW RESIDENTIAL BUILDINGS WITHIN THE RAILROAD HISTORIC
DISTRICT
Assistant Planner Walter Oetzell presented the staff report and responded
to Commission inquiries.
Applicant representative, Joel Snyder with Ten Over Studio, provided a
brief overview of the project and responded to questions raised.
Chair Crotser opened the Public Hearing
Public Comments:
John Tricamo
Nancy Dwyer
--End of Public Comment--
Chair Crotser closed the Public Hearing
The Committee provided the applicant with guidance regarding the
project's architectural character and detailing and scale and massing,
toward greater consistency with the context and character of the Old Town
Historic District.
Motion By Vice Chair Tischler
Second By Member Arrona
Continue to a date certain, the October 23, 2023 Cultural Heritage
Committee meeting.
Ayes (6): Committee Members Arrona, Ashbaugh, Terry, and Ulz, Vice
Chair Tischler, and Chair Crotser
Absent (1): Member Gray
CARRIED (6 to 0)
Page 7 of 78
4
5. COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Senior Planner Brian Leveille provided the following updates:
Reviewed the draft Request for Proposals scope for Phase 1 of the
Historic Resources Inventory Update and received feedback from
the committee.
Introduced Whitney McDonald, Assistant City Manager, who
provided the committee with a summary of her background.
Reviewed upcoming projects.
6. ADJOURNMENT
The meeting was adjourned at 7:43 p.m. 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.
_________________________
APPROVED BY CULTURAL HERITAGE COMMITTEE: XX/XX/2023
Page 8 of 78
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: 1601 OSOS (ARCH-0333-2022) CONSTRUCTION OF TWO NEW
RESIDENTIAL BUILDINGS WITHIN THE OLD TOW N HISTORIC DISTRICT
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: John Tricamo REPRESENTATIVE: Jennifer Korge, Ten Over Studio
RECOMMENDATION
Provide a recommendation to the Community
Development Director as to the consistency
of the proposed project with historic
preservation standards and guidelines for
new construction in a historic district.
1.0 BACKGROUND
The applicant proposes to construct two new
residential buildings: a two-story duplex and
a three-story building with five dwellings, on
a property located within the Old Town
Historic District. A portion of an existing
commercial building will be demolished to
accommodate the duplex building.
2.0 DISCUSSION
Site and Setting
The property is located on the southwest corner of Islay and Osos Streets, in a Medium
High Density Residential Zone and within the Old Town Historic District (R-3-H). The Old
Town Historic District abuts the Railroad district and is one of the City’s oldest residential
neighborhoods, built up historically around the turn of the twentieth century. A high
concentration of older residences establishes the District’s predominant architectural and
visual character, including many examples of High Victorian architecture (such as Queen
Anne, Italianate, Stick and Gothic Revival influences) concentrated along the western
stretches of Buchon Street, and more modest structures with simpler styles (Neo-classic
Row House, Folk Victorian, and Craftsman Bungalow) in other areas of the district. A
description of the District and its characteristics is provided in the City’s Historic
Preservation Program Guidelines (see Attachment A).
Meeting Date: 11/8/2023
Item Number: 4a
Time Estimate: 45 Minutes
Figure 1: 1601 Osos St
Page 9 of 78
Item 4a
ARCH-0333-2022 (1601 Osos)
Cultural Heritage Committee Report – October 25, 2023
The subject property is developed with a commercial building, originally two, now joined,
dating from the early 20th Century. It is of a simple rectangular form, clad in vertical wood
board siding, with plain wood window trim and metal awnings. It is a corner building with
an extensive plate glass storefront entry. Following a 1980’s survey of properties within
historic preservation districts, the structure at 1601 Osos was coded as a “Non -
Contributing Property” (a structure that does not contribute to the historic character of the
area) in the listing adopted by the City Council in 1988 (under Resolution 6424), and the
property is not currently included in the City’s Inventory of Historic Resources.
Prior Review
The Committee reviewed this application at their September 23rd meeting. The staff report
for the item incorrectly described site as being located within the Railroad Historic District,
but it is in fact within the Old Town Historic District. Although the Committee’s discussion
indicated that the prior project design was considered to be consistent with architectural
guidelines for the Railroad District, it was not sufficiently compatible with the predominant
architectural characteristics of the Old Town Historic District. Of particular concern was
that the project design should not represent a transition to the more commercial and
industrial character of the Railroad District but should be revised to more closely consider
neighboring development and in its street presence, roofline, and use of materials more
closely fit the character of the Old Town Historic District, whose character is defined by
the older residential structures. In response, the applicant has revised the project design,
which is described in further detail within this report.
Project Description
Demolition. As depicted in Project Plans (see Attachment B), a 750 square-foot portion
of the existing commercial building, at the rear of the building, is to be demolished to
provide room for a new duplex building. As described above, neither the building nor the
property have been determined to be historically or architecturally significant.
New Construction. Behind the remaining portion of the commercial building at the west
side of the site, a two-story duplex building just under 25 feet tall will be c onstructed,
accommodating two small one-bedroom dwellings. Exterior material is vertical fiber
cement board and batten, accented with a “belly band” between floors, with rectangular
windows, metal balconies, and a flat roof with cornice trim.
Figure 2: 1601 Osos - East Elevation (left), North Elevation (center, right)
Page 10 of 78
Item 4a
ARCH-0333-2022 (1601 Osos)
Cultural Heritage Committee Report – October 25, 2023
At the east side of the site a new three-story residential building just under 35 feet tall will
be constructed. It will accommodate five new dwellings (three 1 -bedroom units and two
2-bedroom units). This building has a rectangular form with a flat roof, and vertical cement
board and batten is the primary exterior material on this building as well. Articulation is
provided by metal balconies on the north and west elevations) and a regularly spaced
pattern of rectangular windows. A change in exterior materi al to stucco in the upper
portion of the top floor of the building, above the second-floor cornice trim, is employed
to make the upper floor of this building visually recessive (see Figure 3).
3.0 EVALUATION
Guidance for construction within historic districts is provided in the City’s Historic
Preservation Program Guidelines and the Secretary of the Interior’s Standards for the
Treatment of Historic Properties.1 Relevant applicable guidelines, standards, and
recommendations from these documents are outlined below.
Historic Preservation Program Guidelines
Alterations to Historic Resources
1 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment of
Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic
Buildings. Washington, D.C.: U.S. Department of the Interior National Park Service; Technical Preservation
Services, 2017
Figure 3: Proposed duplex (left) and three-story residential building (right) [Credit: 10-Over Studio]
Page 11 of 78
Item 4a
ARCH-0333-2022 (1601 Osos)
Cultural Heritage Committee Report – October 25, 2023
§ 3.2.1 (c)
Architecturally
compatible
development within
Historic Districts
New structures in historic districts shall be designed to be
architecturally compatible with the district’s prevailing historic
character as measured by their consistency with the scale, massing,
rhythm, signature architectural elements, exterior materials, siting and
street yard setbacks of the district's historic structures. New structures
are not required to copy or imitate historic structures, or seek to create
the illusion that a new building is historic.
§ 3.2.2
Architectural
compatibility
The CHC reviews development in historic districts for architectural
compatibility with nearby historic resources, and for consistency with
applicable design and preservation policies, standards, and historic
district descriptions in Section 5.2. New development should not
sharply contrast with, significantly block public views of, or visually
detract from, the historic architectural character of historically
designated structures located adjacent to the property to be
developed, or detract from the prevailing historic architectural
character of the historic district.
Discussion: The proposed new construction is two- and three-stories in height, consistent
with the scale of existing residential and commercial development in the vicinity, and with
development standards applicable in a Medium-High Density Residential (R-3) Zone.
Facades and entries are oriented to the street, in keeping with common site
characteristics noted for the Old Town District in the City’s Historic Preservation Program
Guidelines (Attachment A). The new buildings exhibit simplicity in form and detailing and
do not sharply contrast with the District’s characteristic architectural styles or prevailing
character.
Secretary of the Interior’s Standards (Rehabilitation)
Standards for Rehabilitation
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.
Setting (District / Neighborhood)
Recommended Not Recommended
Identifying, retaining, and preserving building
and landscape features that are important in
defining the overall historic character of the
setting. Such features can include circulation
systems (roads and streets); furnishings and
fixtures (light posts or benches); vegetation,
gardens and yards; adjacent open space
(fields, parks, commons, or woodlands); and
important views or visual relationships.
Removing or substantially changing those
building and landscape features in the setting
which are important in defining the historic
character so that, as a result, the character is
diminished.
Page 12 of 78
Item 4a
ARCH-0333-2022 (1601 Osos)
Cultural Heritage Committee Report – October 25, 2023
Discussion: The Secretary of Interior’s Standards provide guidance on rehabilitation 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. New construction will not
materially alter historical characteristics of the subject property since, as noted above, the
property is not included in the Inventory of Historic Resources.
Old Town Historic District (Architectural Character)
Certain architectural features of the older
residences within the Old Town Historic
District establish the District’s predominant
architectural and visual character (see also
Attachment A):
Two- and rarely three-story houses
Mostly gable and hip roof types
Highly ornamented roof features,
including prominent fascias,
bargeboards, gable end treatments,
decorative shingles, prominent
pediments or cornices
Traditional fenestration, such as
double-hung, wood sash windows, divided light windows, ornamental front doors,
wood screen doors
Painted wood surface material, including siding and decorative moldings
New structures in historic districts are to be architecturally compatible with the district’s
prevailing historic character, in terms of siting, scale, massing, rhythm, signature
architectural elements, and exterior materials. New development should not sharply
contrast with or visually detract from historically designated structures adjacent to the
property or detract from the prevailing historic architectural character of the historic
district. However, new structures are not required to copy or imitate historic structures or
seek to create the illusion that a new building is historic.
Form, Scale, and Roof Types. Both new buildings employ simple, rectilinear forms, two
or three stories in height. The subject site is situated at a transition to a block of Osos
Street (between Islay and Leff) that is characterized by a mix of commercial buildings and
larger residential buildings of more vernacular styles. Additionally, as the proposed
buildings are not single-family dwellings, the gabled, hipped, and highly decorated roof
types and forms that are characteristic of Victorian, Craftsman, and other early 20th
Century architectural styles are not elements that can be appropriately replicated or
directly incorporated into the design of the buildings. Instead, cornice detailing on both
buildings and a change in surface material at the upper portion of the taller building have
been employed to reduce apparent building mass and to enhance compatibility with other
structures in the District.
Page 13 of 78
Item 4a
ARCH-0333-2022 (1601 Osos)
Cultural Heritage Committee Report – October 25, 2023
Doors and Windows. Doors and windows for the duplex building largely continue the
simple pattern of the existing commercial building it is situated behind. The larger building
exhibits symmetrical multi-panel door and window forms, including divided lite windows
on all sides of the building. Windows are given fiber cement trim, except at the upper level
of the taller building, to provide further visual recession.
Surface Materials. The proposed buildings use vertical board and batten fiber cement
surface material that relates closely to the existing building’s vertical wood board siding
and which is also highly compatible with the predominant wood materials present in the
Old Town Historic District. Stucco is used sparingly to provide a material transition at the
upper level of the taller building, to reduce its perceived mass at its top floor. Overall, the
design and treatment of exterior surfaces, use of balconies, and simple fiber cement door
and window trim provide an appropriate level of visual interest and quality of design.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA). It consists of Infill Development consistent with the Medium High
Density land use designation and applicable policies described in the City’s General Plan,
consistent with standards and limitations described in Zoning Regulations for the Medium -
High Density (R-3) Zone, occurs on a project site of less than five acres substantially
surrounded by urban uses with no value as habitat for endangered, rare or threa tened
species, would not result in any significant effects relating to traffic, noise, air quality, or
water quality, and can be adequately served by all required utilities and public services ,
as described in CEQA Guidelines § 15332.
5.0 ACTION ALTERNATIVES
1. Recommend that the Community Development Director find the project consistent
with historic preservation policies, standards, and guidelines for new construction in
the Old Town Historic District (this is the action recommended by staff, based on the
evaluation provided above);
2. Continue review to another date with direction to staff and applicant; or
Figure 4: Three-story building (building 2), south and west elevations
Page 14 of 78
Item 4a
ARCH-0333-2022 (1601 Osos)
Cultural Heritage Committee Report – October 25, 2023
3. Recommend that the Community Development Director deny the application, based
on specific findings describing inconsistency with historical preservation p olicies,
standards, and guidelines.
6.0 ATTACHMENTS
A - Old Town Historic District (Historic Preservation Program Guidelines)
B - Project Plans (ARCH-0333-2022)
Page 15 of 78
Page 16 of 78
34
5.2.1 Old Town Historic District
Setting
Established in 1987, the Old Town Historic District abuts the Railroad district on the southeast
and is generally bounded by Pacific and Islay streets on the north and south, and by Santa Rosa
and Beach streets on the east and west. As one of the City’s oldest residential neighborhoods,
Old Town was built up historically around the turn of the twentieth century, with older structures
dating back to the 1880s. It consists of five subdivisions: the Mission Vineyard Tract recorded
in March 1873, the Dallidet Tract recorded in 1876, the Murray Church Tract recorded in 1876,
the Ingleside Homestead Tract, recorded in 1887, and the La Vina Homestead Tract, recorded in
1903. The District encompasses 86.1 acres, or 0.13 square miles.
The District’s prominent location, located just south of and uphill from the Downtown
commercial district, made it a desirable neighborhood for the City’s emerging merchant class
and leading citizens. Here, residents were close to businesses and commerce, but could avoid the
flooding and mud that plagued the Downtown. Home sites were laid out in regular grid
patterns, with relatively wide (60 foot right-of-way) streets and 60 foot wide lots. The resultant
wide streets and lot frontages allowed deep (20+ feet) setbacks and ample landscaping,
reinforcing the district’s prosperous image. Today the high concentration of 100 year old or
older residences establishes the District’s predominant architectural and visual character.
Site Features and Characteristics
Common site features and characteristics
include:
A. Prominent street yard setbacks of 20
feet or more
B. Coach barn (garage) recessed into rear
yard
C. Finish floors raised 2 3 above finish
grade
D. Front entries oriented toward street,
with prominent walk, stairs and porch
E. Front building facades oriented
parallel to street
1060 Pismo Street, South Elevation
Page 17 of 78
35
Architectural Character
In keeping with its peak period of development between 1880 and 1920, the Old Town District
has many examples of High Victorian architecture, a style popular in California during that time
period that reflected prosperity, power and discriminating taste. This included several style
variations, such as Queen Anne, Italianate, Stick and Gothic Revival influences, especially along
the top of the hill within the district roughly aligned with Buchon Street. Other, more modest
structures with simpler styles abound in other areas of the district. These buildings were first
home to the burgeoning merchant class in San Luis Obispo that emerged during the turn of the
century. These styles include Neo-classic Row House, Folk Victorian, and Craftsman Bungalow,
with many homes borrowing architectural details from several styles. Most of the houses in this
district were designed and constructed by the homes’ first occupants or by local builders and
were influenced by architectural pattern books of the time period. The shared first story porches
along Pismo Street are a good example of a common design feature linking buildings.
Predominant architectural features include:
A. Two- and rarely three-story houses
B. Mostly gable and hip roof types
C. Highly ornamented roof features,
including prominent fascias,
bargeboards, gable end treatments,
decorative shingles, prominent
pediments or cornices
D. Traditional fenestration, such as
double-hung, wood sash windows,
divided light windows, ornamental
front doors, wood screen doors
E. Painted wood surface material,
including siding and decorative
moldings
Although many of the buildings were built at separate times, the pattern, rhythm and repetition of
common design elements or detailing of historic building facades along Old Town streets creates
a prevailing theme and character for the
district.
Individually Contributing Elements in the
Old Town District
Some buildings within the bounds of the Old
Town District, constructed outside of the
period of significance for the district, 1880-
1920, do not share the elements outlined in the
above description, but have achieved
historical significance on their own and
1543 Morro Street, East Elevation
M.F. Avila House, 1443 Osos Street, East
Elevation Page 18 of 78
36
therefore individually contribute to the historic character of San Luis Obispo.
The M.F. Avila House at 1443 Osos Street is an example of a Spanish Revival style building
built in the late 1920s that has been placed on the City’s Master List as a significant resource, in
this case for its craftsmanship as well as its association with a historically significant local
person. St. Stephens Episcopal Church at 1344 Nipomo Street built in 1873 is an example of
Carpenter Gothic style. The first Episcopal church in San Luis Obispo County, St. Stephens is
historically significant both its architecture and its association with the pioneer period of San
Luis Obispo.
Non-Contributing Elements in the Old Town District
Non-contributing buildings are those buildings that both do not meet the criteria outlined above
and have not achieved historical significance. Most of the contemporary buildings in the district
fall into this category.
Non-contributing architectural styles,
materials or site features include:
A. Contemporary stucco or other material
exterior siding
B. Flat or extremely low pitched roof
C. Aluminum sliding windows
D. Rectilinear, “boxy” shape or very
horizontal massing
E. Unarticulated wall surfaces
The Vista Grande Apartments, 1415 Morro
Street, East Elevation.
Page 19 of 78
37
***
1059 Leff Street; Biddle House, 559 Pismo Street; 1624, 1636, 1642 Morro Street; and
Pismo Buchon Alley from Santa Rosa Street
Page 20 of 78
ARCHITECTURAL REVIEW (MINOR), 10/13/23
Prepared by TEN OVER STUDIO
1601 OSOS ST
The project aims to maximize the usability of .1 acre lot by integrating seven new dwelling
units into a mixed use neighborhood in the core of San Luis Obipso's Historic Old Town
District. The propsed residential building's simple, rectilinear, modern carraige house
style design creates a sensitive intersection between the site's commercial and residential
surroundings. The two story Duplex addition takes design influence from the existing
commercial unit and creates a smooth transition in building scale from the exsiting single
story commerical to the new three story residential building.
Page 21 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23 T1.0
VICINITY MAP
PROJECT LOCATION
1601 OSOS STREET
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PROJECT INFO & DATA T1.0
PROJECT INFO & DATA T1.1
PRELIMINARY GRADING C1.0
PRELIMINARY UTILITY C2.0
PROPERTY INFO C3.0
LANDSCAPE PLAN L1.0
PLANT SCHEDULE L2.0
IRRIGATION CALCULATIONS L3.0
EXISTING/DEMO SITE PLAN A1.0
PROPOSED SITE PLAN A1.1
BUILDING 1 FLOOR PLANS A2.0
BUILDING 2 FLOOR PLANS A2.1
EXISTING BUILDING 1 ELEVATIONS A3.0
EXISTING BUILDING 1 ELEVATIONS A3.1
PROPOSED BUILDINGS 1 ELEVATIONS A3.2
PROPOSED BUILDINGS 2 ELEVATIONS A3.3
MATERIAL BOARD A3.4
MODEL IMAGES A4.0-A4.1
EXHIBITS & STUDIES EX.1-EX.3
sheet index
352-(&7'(6&5,37,21
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24% X 3DUs = .72 DUs AFFORDABLE TO ACHIEVE DENSITY BONUS
.72 DUs ROUNDS UP TO 1 DU OF AFFORDABLE REQUIRED
TOTAL DENSITY ALLOWED 3DUs + 50% DENSITY BONUS = 4.5DUs ALLOWED
4.5 DUs ROUNDS UP TO 5 DUs ALLOWED
DENSITY CALC UNIT TYPE
1 BED 5 0.5 2.5
2 BEDROOM 2 1 2
TOTAL PROPOSED 7 4.5
AFFORDABLE UNITS (1) 2-BD UNIT = 1 DU OF AFFORDABLE HOUSING
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Page 22 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23 T1.1
PARKING REQUIRED USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIRED
BUSINESS 1198 1/300 SF 4
1 BED UNITS 3 1 3
2 BED UNITS 2 1.5 3
DUPLEX 2 1 2
TOTAL REQUIRED 12
TOTAL PROVIDED 4 (2 STD, 1 COMP. 1 VAN ADA)
ADA SPACES USE # OF SPACES ADA FACTOR ADA REQUIRED
BUSINESS 4 1 @ 1-25 SPCS 1
REQ'D TOTAL 1
PROVIDED TOTAL 1 VAN
EV REQUIRED USE # OF SPACES EV FACTOR EV REQUIRED
BUSINESS 4 0
REQ'D TOTAL 0
PROVIDED TOTAL 0
CLEAN AIR USE # OF SPACES CLNR AIR FACTOR CLEAN AIR REQ'D
BUSINESS 4 0 @ 0-9 SPCS 0
REQ'D TOTAL 0
PROVIDED TOTAL 0
MOTORCYCLE USE # OF SPACES PARKING FACTOR MOTORCYCLE REQ'D
BUSINESS 4 1 / 20 @ 10+SPCS 0
REQ'D TOTAL 0
PROVIDED TOTAL 0
BICYCLE PARKING REQUIRED UNITS OR AREA SHORT TERM LONG TERM TOTAL SPACES REQUIRED
BUSINESS 1198 SF 1/1500 SF 1
RESIDENTIAL (NOT
INCLUDING DUPLEX)5 1 : 5 UNITS 2 / UNIT 11
DUPLEX 2 1 : 5 UNITS 2 / UNIT 5
TOTAL REQUIRED 17
TOTAL PROVIDED 18*
VEHICLE PARKING CALCULATIONS
*NOTE: PARKING FACTORS ARE BASED ON CA DENISITY BONUS STATUE 65915 SECTION (p). PARKING FOR THE (E)
COMMERICAL SPACE IS PROVIDED. AN ALTERNATE PARKING REQUIREMENT WITH 100% PARKING REDUCTION FOR
RESIDNETIAL UNITS IS REQUESTED AND IS NECESSARY TO COMPLETE THE PROJECT AT THE ALLOWED DENSITY.
*(2) LONG TERM BIKE STORAGE SPACES WILL BE PROVIDED IN EACH UNIT (10 TOTAL) AND (8) SHORT TERM
SPACES WILL BE PROVIDED ON OSOS STREET.
UNIT#SIZE (SF)<600SF >600SF 2-BD 3-BD 4-BD+
BLDG 1 - 1ST FLOOR 1-BD 375 X
BLDG 1 - 2ND FLOOR 1-BD 375 X
BLDG 2 - 1ST FLOOR 1-BD ADAPTABLE 500 X
BLDG 2 - 2ND FLOOR 1-BD 560 X
2-BD 561 X
BLDG 2 - 3RD FLOOR 1-BD 560 X
2-BD 561 X
TOTAL 3492 5 0 2 0 0
AFFORDABLE UNITS UNIT#SIZE (SF)<600SF 600-1000S 2-BD 3-BD 4-BD+
BLDG 2 - 2ND FLOOR 2-BD 561 X
TOTAL 0 0 1 0 0
ACCESSIBLE UNITS
UNIT TYPES
AVERAGE UNIT SIZE TOTAL UNIT SF: 3492
TOTAL # UNITS: 7
AVERAGE UNIT SF: 499
GROUND FLOOR UNIT (EXLCUDING DUPLEX) SHALL BE ADAPTABLE AND ON AN ACCESSIBLE
ROUTE
Page 23 of 78
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1"=10'
PRELIMINARY GRADING
SPECIFIC CONSTRUCTION NOTES:
1 CONSTRUCT CONCRETE FLATWORK.
2 CONSTRUCT SIDEWALK, CURB & GUTTER PER CITY DETAILS.
3 CONSTRUCT DRIVEWAY APRON PER CITY DETAILS.
4 CONSTRUCT 6" CONCRETE CURB.
5 PROVIDE ADA ACCESSIBLE PARKING SPACE & STRIPING PER ARCHITECT.
6 CONSTRUCT ASPHALT DRIVEWAY.
7 CONSTRUCT PERMEABLE PAVER.
8 CONSTRUCT CURB RAMP.
#
( IN FEET )
1 INCH = FT.
5 1010
200
SHEET:
DATE:
C1.0
JOB NUMBER:
SCALE:
22015
BY:
1601 OSOS ST.
G
E
W
A
DLL
06-20-2023
Page 24 of 78
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PRELIMINARY UTILITY
SHEET:
DATE:
C2.0
JOB NUMBER:
SCALE:
22015
BY:
1601 OSOS ST.
R
W
DLL
06-20-2023
SPECIFIC CONSTRUCTION NOTES:
1 INSTALL NEW WATER SERVICE LINE AND WATER METER PER CITY STANDARDS.
2 INSTALL NEW SANITARY SEWER LATERAL PER CITY STANDARDS.
3 INSTALL FIRE WATER LINE.
4INSTALL DOUBLE CHECK VALVE. FDC INCORPORATED.
5 EXISTING GAS METER TO BE RELOCATED.
6 EXISTING OVERHEAD LINES TO BE REMOVED.
7 PROTECT-IN-PLACE EXISTING POLE AND GUY WIRE.
8 PROTECT-IN-PLACE EXISTING WATER METER.
9 EXISTING DOWNSPOUTS OF THE COMMERCIAL BUILDING TO BE ROUTED TO
EXISTING BACK OF SIDEWALK.
10 NEW PAD MOUNTED TRANSFORMER PER PG&E.
11 INSTALL ELECTRICAL CONDUIT UNDERGROUND TO NEW & EXISTING BUILDINGS.
12 EXISTING SEWER LATERAL TO REMAIN FOR COMMERCIAL SPACE USE.
#
( IN FEET )
1 INCH = FT.
5 1010
200
Page 25 of 78
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PROPERTY INFO
( IN FEET )
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10 2020
400
SHEET:
DATE:
C3.0
JOB NUMBER:
SCALE:
22015
BY:
1601 OSOS ST.
DLL
06-20-2023
Page 26 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23
(E) OFFICE TO REMAIN
ADDITION OF NEW FIREWALL
NO
PA
R
K
I
N
G
65G 65G
95G 95G 95G
65G 65G 95G 95G 95G
1
2
1 2 3
3
4
4 4
56
7
47'-11"
(E) OFFICE
(N) DUPLEX
(N) MULTIFAMILY
BUILDING
ISLAY STREET
OS
O
S
S
T
R
E
E
T
L1.0
proposed landscape PLAN
SCALE: 1” = 10’-0”
N
KEYNOTES
1. (E) PROPERTY LINE
2. (N) ADA PATH OF TRAVEL
3. (E) 6'-0" TALL WOOD PRIVACY FENCE & GATE
4. (N) RESIDENTIAL ENTRANCE
5. (N) STREET TREE IN TREE WELL, TYP.
6. (E) POLE GUY ANCHOR
7. (N) DOUBLE CHECK DETECTOR VALVE
SITE PLAN NOTES
1. REFER TO CIVIL SHEETS FOR EXISTING
AND PROPOSED IMPERVIOUS SURFACES AND
EXISTING AND PROPOSED DRAINAGE.
SITE PLAN LEGEND
(E) PROPERTY LINE
BUILDING SETBACK
ACCESSIBLE PATH OF
TRAVEL
Page 27 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23 L2.0
PLANT PALETTE
TREES QTY BOTANICAL / COMMON NAME SIZE REMARKS
1 Garrya elliptica 'Evie' / Evie Coast Silktassel 15 gal Size: to 15' Tall x 8'-12' Wide
WUCOLS PF: .1-.3
1 Olea europaea 'Swan Hill' / Swan Hill Olive 24"box Size: to 25' Tall & Wide
WUCOLS PF: < .1
SHRUBS QTY BOTANICAL / COMMON NAME SIZE REMARKS
10 Calamagrostis x acutiflora 'Karl Foerster' / Karl Foerster Feather Reed Grass 1 gal Size: 1-3' Tall & Wide
WUCOLS PF: .4-.6
4 Ficus pumila / Creeping Fig 1 gal Size: Climbing / Spreading
WUCOLS PF: .4-.6
2 Myoporum parvifolium 'Pink' / Pink Trailing Myoporum 1 gal Size: <1' Tall x 6-12' Wide
WUCOLS PF: .1-.3
4 Salvia apiana compacta / Compact White Sage 1 gal Size: 4-5' Tall & Wide
WUCOLS PF: >.1
22 Sesleria autumnalis 'Campo Verde' / Campo Verde Autumn Moor Grass 1 gal Size: 1-3' Tall & Wide
WUCOLS PF: .4-.6
6 Trachelospermum jasminoides / Star Jasmine Trellis 1 gal Size: Climbing/Spreading
WUCOLS PF: .4-.6
PLANT SCHEDULE
EVIE COAST SILKTASSEL SWAN HILL OLIVE KARL FOERSTER FEATHER REED GRASS
CREEPING FIG PINK TRAILING MYOPORUM COMPACT WHITE SAGE
STAR JASMINE TRELLISCAMPO VERDE AUTUMN MOOR GRASS
Page 28 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23 L3.0
MWELO IRRIGATION CALCULATIONS
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Page 29 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23 A1.0
EXISTING/DEMO SITE PLAN
N
TRUE NORTH
F.H.
J.P.
WATER
METER
C.O.
*0
2+
2+
2+
2+
2+
2+
2+
2+
2+
2+
2+
2+
2+
2+
1
2
3
4
5
(E) COMMERCIAL BUILDING
6 78
SCALE: 1” = 10’-0”
KEYNOTES
1. (E) CURB CUT TO BE DEMOLISHED, REPLACED AND
RELOCATED PER CITY OF SLO ENGINEERING STANDARDS
2. PORTION OF (E) BUILDING TO BE DEMOLISHED
3. OVERHEAD CABLE FOR NEIGHBORING DATA TO BE
RELOCATED
4. (E) 4" DIA. OLIVE TREE TO BE REMOVED
5. (E) 7" DIA. PLUM TREE TO BE REMOVED
6. (E) UTILITY POLE TO REMAIN, REFER TO CIVIL
7. (E) GUY WIRE ANCHOR TO REMAIN, REFER TO CIVIL
8. (E) GUY WIRE ABOVE TO REMAIN, REFER TO CIVIL
DEMOLITION SITE PLAN NOTES
1. ASPHALT PARKING AREA TO BE RE-SEALED AND RE-
STRIPED PER PROPOSED SITE PLAN ON SEET A1.1
SITE PLAN LEGEND
(E) BUILDING TO REMAIN
(E) PROPERTY LINE
(E) TO BE DEMOLISHED
Page 30 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23 A1.1
PROPOSED SITE PLAN
SCALE: 1” = 10’-0”
N
TRUE NORTH
KEYNOTES
1. (N) CMU TRASH STORAGE SHALL MEET CITY OF
SLO ENGINEER STANDARDS AND ZONE CODE 17.70.200
COMMERCIAL AND RESIDENTIAL REFUSE SERVICES
SHALL BE SEPARATE
2. (N) ACCESSIBLE PARKING STALL
3. (E) PAVING TO BE RE-SEALED AND RE-STRIPED
4. (N) CONCRETE WALKWAY
5. (N) STREET TREE WELL, REFER TO LANDSCAPE PLAN
6. (N) CONCRETE SLAB
7. (N) LANDSCAPING AREA
8. (E) FIRE HYDRANT
9. (N) PRE-FABRICATED SHORT-TERM "PEAK STYLE"
BICYCLE PARKING FOR AND RETAIL CUSTOMERS,
TYP. OF (8) SPACES PER CITY OF SAN LUIS OBISPO'S
ENGINEERING STANDARDS #7930
10. (N) CURB, GUTTER AND DRIVEWAY APPROACH PER
CITY ENGINEERING STANDARDS. REFER TO CIVIL
SHEETS FOR MORE DETAILS
11. TRASH BIN COLLECTION LOCATION
SITE PLAN NOTES
1. REFER TO CIVIL SHEETS FOR EXISTING AND
PROPOSED IMPERVIOUS SURFACES, EXISTING
AND PROPOSED DRAINAGE, STORM DRAIN INLETS,
UTILITIES, FIRE SPRINKLER WATER LATERAL
IF REQUIRED AND STORM WATER PLAN FOR POST
CONSTRUCTION REQUIREMENTS.
SITE PLAN LEGEND
BUILDINGS
(E) PROPERTY LINE
BUILDING SETBACK
ACCESSIBLE PATH OF TRAVEL
(E) 6' TALL WOOD FENCE
TO REMAIN
S#
VAN#
STANDARD PARKING STALL
EXTERIOR GRADE CAN LIGHT
RECESSED INTO GROUND LEVEL
CEILING TO CONFORM WITH CITY
OF SLO NIGHT SKY GUIDELINES
EXTERIOR GRADE WALL MOUNTED
LIGHT FIXTURE TO CONFORM WITH
CITY OF SLO NIGHT SKY GUIDELIN
STANDARD ACCESSIBLE VAN
PARKING STALL
(E) OFFICE TO REMAIN
ADDITION OF NEW FIREWALL
1 BEDROOM UNIT
374 SF
1 BED UNIT
500 SF
NO
PA
R
K
I
N
G
TRASH
PATIO
PATH OF TRAVEL
S2
S3
C1
VA
N
1
ELEC.
ROOM
FIRE
RISER
DRIVE AISLEWH
UP
5'-0"
SETBACK
5'
-
0
"
SE
T
B
A
C
K
10
'
-
0
"
SE
T
B
A
C
K
9'
-
6
"
8'
-
0
"
9'
-
6
"
9'
-
6
"
1'
-
2
"
8'
-
0
"
9'
-
6
"
8'
-
0
"
N. 53° 07'E
110.00'
N.
3
6
°
5
3
'
W
5
4
.
0
7
'
N. 53° 07'E 110.00'
N.
3
6
°
5
3
'
W
5
4
.
0
7
'
37
'
-
2
"
37'-8"
27
'
-
5
"
7'-3"17'-5"
1
2
3
4
6
7
F.H.
10 811
65G 65G
65G 65G 65G 65G
UP
UP
56.1' BAY WIDTH PER CITY OF SLO STANDARDS
TWO WAY TRAFFIC W/ 9'-6" PARKING STALL WIDTH
18.4' TYP.
9
5
1'
-
6
"
UP
DN
95G 95G 95G
65G 65G 95G 95G 95G
95G 95G 95G 95G 95G 95G
WH
UP
FIRE
RISER
PATIO 6
3'
-
4
"
5'
-
0
"
4'
-
0
"
1'
-
6
"
C#COMPACT PARKING STALL
Page 31 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23
( 2)),&(522)
BEDROOM
LIVING
ROOM
BATH
KITCHEN
2
1
UP
'83/(;
425 SF W.I.C.W/D
STOR.
BALCONY
DE
S
K
7'-3"
11
'
-
4
"
12'-6"5'-0"
5'
-
0
"
4'
-
0
"
12
'
-
8
12"
10
'
-
9
"
8'-312"9'-1112"6'-5"
(E) OFFICE TO REMAIN
ADDITION OF NEW FIREWALL
BEDROOM
LIVING
ROOM
BATH
KITCHEN
WH
7'-3"
11
'
-
4
"
2
1
UP
DUPLEX
425 SF
UP
3
W.I.C.W/D
STOR.
DECK
12'-6"5'-0"
5'
-
0
"
4'
-
0
"
12
'
-
8
12"
10
'
-
9
"
4'-512"13'-912"6'-5"
A2.0
building 1 - DUPLEX
2nd floor plan
building 1 - DUPLEX
1st floor plan
SCALE: 1/8” = 1’-0”SCALE: 1/8” = 1’-0”
N
FLOOR PLAN LEGEND
(E) BUILDING NOT IN SCOPE
(E) WALLS TO BE
DEMOLISHED
(E) WALLS TO REMAIN
(N) 2X WALL
KEYNOTES
1. (N) FIRE RISER
2. FIRE SEPARATION WALL
3. (N) ELECTRICAL METERS
Page 32 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23 A2.1
LINE OF BUILDING/
ROOF ABOVE
FLOOR PLAN LEGEND
KEYNOTES
1. (N) LONG TERM, WALL
MOUNTED DOUBLE BIKE
STORAGE TYP.
2. (N) ELECTRICAL METERS,
SINGLE STACKED METER SET
3. WALL MOUNTED CONDENSER
UNITS FOR IN UNIT MINI-SPLIT
SYSTEMS
4. ADJACENT RAMP
DN
UP
BEDROOM BATH
KITCHEN
LIVING
ROOM
BALCONY
1-BED
560 SF
BEDROOM
BEDROOM
LIVING
ROOM
BALCONY
2-BED
581 SF
BATH
KITCHEN
WH WH
UTIL./
STOR.
WD WD
12'-3"10'-11"10'-6"4'-0"
24
'
-
8
"
2'
-
7
"
9'
-
1
1
"
10'-712"7'-1"6'-712"10'-7"2'-9"
18
'
-
1
12"
10
'
-
3
12"
2'
-
7
"
7'
-
8
"
1'
-
6
"
1
1
1 BED UNIT
ADAPTABLE
500 SF
BALCONY
ELEC.
ROOM
FIRE
RISER
WH
TRASH
12'-612"6'-512"18'-8"
5'
-
0
"
5'-6"12'-8"19'-6"
8'
-
6
"
28
'
-
6
"
1'
-
8
"
W/D
1
2
3
9'
-
1
0
"
22
'
-
4
"
9'-11"7'-312"
4
UP
DN
UP
UP
building 2 - MULTIFAMILY BUILDING
2nd floor plan (3RD SIM.)
building 2 - MULTIFAMILY BUILDING
1st floor plan
SCALE: 1/8” = 1’-0”SCALE: 1/8” = 1’-0”
N
Page 33 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23 A3.0
EXISTING building 1 EAST ELEVATION
EXISTING building 1 NORTH ELEVATION
SCALE: 1/8” = 1’-0”
SCALE: 1/8” = 1’-0”
TO BE DEMOLISHED
12
APPROX. TOP OF BUILDING
15'-8" EXISTING TO REMAIN
1 2
1. NO PROPOSED CHANGES TO EXISTING,
PREVIOUSLY APPROVED SIGNAGE
EXISTING ELEVATION NOTES
KEYNOTES
1. (E)VERTICAL SIDING
2. (E)WHITE TRIM
Page 34 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23 A3.1
EXISTING building 1 WEST ELEVATION
EXISTING building 1 SOUTH ELEVATION
SCALE: 1/8” = 1’-0”
SCALE: 1/8” = 1’-0”
TO BE DEMOLISHED
13
TO BE DEMOLISHED1
3 3
1. NO PROPOSED CHANGES TO EXISTING,
PREVIOUSLY APPROVED SIGNAGE
EXISTING ELEVATION NOTES
KEYNOTES
1. (E)VERTICAL SIDING
2. (E)WHITE TRIM
3. (E)CMU WALL
Page 35 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23
DUPLEX 1ST FLOOR
0'-0"
DUPLEX 2ND FLOOR
10'-6"
DUPLEX TOP OF ROOF PARAPET
22'-6"
1
2
2
DUPLEX TOP OF ROOF DECK
21'-0"
building 1 SOUTH ELEVATION
building 1 WEST ELEVATION
building 1 EAST ELEVATION
building 1 NORTH ELEVATION
3
1
2
4
1
2
2
A3.2
KEYNOTES
1. VERTICAL BOARD & BATTEN SIDING
2. 1X12 TRIM, SAME COLOR AS SIDING
3. (E)CMU WALL - NO CHANGE
4. (N)METAL BALCONY
SCALE: 1/8” = 1’-0”, TYP.
Page 36 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23 A3.3
building 2 EAST ELEVATION
building 2 NORTH ELEVATION
SCALE: 1/8” = 1’-0”
2
6
1
1ST FLOOR
0'-0"
2ND FLOOR
10'-0"
3RD FLOOR
20'-0"
TOP OF ROOF DECK
30'-0"
TOP OF PARAPET
32'-6"
4
4
7
5
building 2 SOUTH ELEVATION
SCALE: 1/8” = 1’-0”
building 2 west ELEVATION
SCALE: 1/8” = 1’-0”, TYP.
1
2
6
4
4
7
4
5
2
1
SCALE: 1/8”
KEYNOTES
1. STUCCO EXTERIOR FINISH
2. BOARD & BATTEN SIDING
3. NOT USED
4. 1X12 TRIM
5. WINDOW
6. METAL BALCONY
7. METAL AWNING
Page 37 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23
MULTIFAMILY BUILDING MATERIALSEXISTING MATERIALS
NO PROPOSED CHANGES TO EXISTING
SIGNAGE. NO NEW SIGNAGE PROPOSED
WINDOW FRAME
WHITE
EXISTING AWNING TO REMAIN
CORRUGATED METAL
EXISTING CMU BLOCK
PAINTED GRAY
TO REMAIN
EXISTING WOOD 1X4 TRIM
PAINTED WHITE
TO REMAIN
EXISTING WOOD VERTICAL SIDING
PAINTED GRAY
TO REMAIN
NEW BUILDINGS CITYWIDE SHALL INCORPORATE THE FOLLOWING CONTRUCTION METHODS AND MATERIALS: IGNITION RESISTANT EXTERIOR WALL COVERINGS; FIRE SPRINKLER PROTECTION IN ATTIC AREAS (AT LEAST ONE "PILOT HEAD"); EMBER
RESISTANT VENT SYSTEMS FOR ATTICS AND UNDER FLOOR AREAS, PROTECTED EAVES, AND CLASS 'A' ROOF COVERINGS AS IDENTIFIED IN THE CALIFORNIA BUILDING CODE CHAPTER 7A
all new buildings shall have exterior construction materials that conform to
chapter 7a of the building code or r337 of the crc for exposure to wildfire
MATERIAL BOARD
A3.4
WOOD OR FIBER CEMENT TRIM
SW 7562 ROMAN COLUMN
FIBER CEMENT
BOARD & BATTEN SIDING
SW 7562 ROMAN COLUMN
DUPLEX MATERIALS
SMOOTH STUCCO EXTERIOR FINISH
PAINTED TO MATCH (E) BUILDING
FIBER CEMENT
BOARD & BATTEN SIDING
SW 7562 ROMAN COLUMN
WINDOW FRAME
WHITE
WOOD OR FIBER CEMENT TRIM
SW 7562 ROMAN COLUMN
METAL AWNING
CORRUGATED METAL
Page 38 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23 A4.0
VIEW FROM ISLAY STREET - (N) DUPLEX ADU & MULTIFAMILY BUILDING
Page 39 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23 A4.1
VIEW FROM ISLAY STREET - (N) DUPLEX & MULTIFAMILY BUILDING
Page 40 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23 EX.1
Residential Site
context
976 ISLAY
1626 OSOS
1604 MORRO
981 BUCHON
1703 SANTA BARBARA
many surrounding homes have
exterior parking
board and batten siding and
stucco are prevalent materials
throughout the neighborhood
flat roofs & shed roof buildings
are seen within the neighborhood
Page 41 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23
1638 OSOS 976 LEFF
1601 OSOS
EX.2
surrounding commercial buildings
have flat roofs
commercial Site
context
Page 42 of 78
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
1601 OSOS STREET
SAN LUIS OBISPO, CA
DATE:10/13/23 EX.3
ELEVATION FROM ISLAY STREET
ELEVATION EXHIBIT FROM DESIGN GUIDELINES
VISUAL STUDY
from ISLAY street, the new
buildingS STEP UP IN SCALE
FROM 1 TO 3 STORIES
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CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: 285 BUENA VISTA (ARCH-0416-2023) - ADDITION TO A SINGLE-FAMILY
DWELLING (CONTRIBUTING LIST 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: Cheryl O'Conner REPRESENTATIVE: Monique Grajeda
RECOMMENDATION
Provide a recommendation to the Community Development Director regarding the
consistency of the proposed project with applicable historical preservation policies,
standards, and guidelines.
1.0 BACKGROUND
The applicant proposes to construct an
addition to a single-family dwelling
designated as a Contributing List Historic
Resource (see Project Plans, Attachment
A). As provided by 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 (§14.01.030).
2.0 DISCUSSION
Site and Setting
The property is a residential parcel on the north side of Buena Vista Avenue in the
Monterey Heights neighborhood. Monterey Heights was subdivided in 1925 using an
innovative more "naturalistic" approach to creating the neighborhood, following a popular
movement of the early 1920s and 1930s pioneered by Landscape Architect Frederick
Law Olmsted, and featuring pocket parks and curvilinear streets, a layout that deviated
from the traditional street grid patterns common at the time. 1
1 Discussion summarized from the May 8, 2008 Council Agenda Report prepared for nomination of
Monterey Heights properties for historic listing, available online at:
http://opengov.slocity.org/WebLink/DocView.aspx?id=32214
Meeting Date: 11/8/2023
Item Number: 4b
Time Estimate: 45 Minutes
Figure 1: 285 Buena Vista Ave, street (south) elevation
Page 45 of 78
Item 4b
ARCH-0416-2023 (285 Buena Vista)
Cultural Heritage Committee Report – October 23, 2023
Between 2005 and 2007, the Cultural Heritage Committee surveyed several
neighborhoods for potential historic resources, including Monterey Heights. Following the
survey, eight properties were added to the Inventory of Historic Resources by the City
Council in May 2008; one as a “Master List Property,” and seven, including the subject
property, as “Contributing Properties," with adoption of Resolution 9983 (Attachment B).
The Contributing Properties were found to contribute to the historic and architectural
character of the City and to meet the criteria for inclusion on the Contributing Properties
List due to their age, retention of original architectural character, and contribution to the
architectural and historical character of the Monterey Heights neighborhood . Property
owners were notified of the survey and proposed listings, explaining:
“… Contributing properties listing is primarily an honorary designation.
Changes to Continuing properties are allowed and require architectural or
historical review to ensure that significant exterior changes maintain the
building’s original character.” (Correspondence to Property Owners
regarding Nominations, April 11, 2008, see Attachment B)
285 Buena Vista Avenue
The property is developed with a single-story three-bedroom dwelling constructed in
1931, and a detached garage structure behind the house. Significant alterations to the
property appear to be limited to a small addition (148 square-feet, bath and guest room),
permitted in 1987. City records (see Attachment C) describe the dwelling as Tudor
Revival / Storybook in style, noting several of its characteristic features, including:
Steeply-pitched gable roof; wood shingles
Small decorated gables on front elevation
Rough-finished stucco siding
Rectangular windows; fixed pane windows with diamond-shaped divided lites
Raised front porch within gabled extension; brick arcade opening and quoins
Two brick chimneys (only one remaining)
Ornamental windows and canales (decorative tile vents) in gable faces
Half-timbering effects
Project Description
The applicant proposes to construct an addition of about 250 square feet in area to the
front of the dwelling (see Project Plans, Attachment A. and Figure 2), extending the façade
at its southeast corner toward the front of the building by about 14 feet, to accomm odate
an expanded kitchen. The addition will replace the existing front gable on the right side of
the building façade with a larger and taller gable feature, projecting about seven feet in
front of the remaining wall plane. Plans depict half -timber decoration and replacement
windows with diamond-pattern.
Page 46 of 78
Item 4b
ARCH-0416-2023 (285 Buena Vista)
Cultural Heritage Committee Report – October 23, 2023
The deck in front of the kitchen, and the double doors leading to it, will also be extended
to the front. A new gable feature is introduced to the left side of the façade, at the Living
Room, and is proposed to accommodate a bay window. The existing small gable in the
east wall of the building is retained and incorporated into the new addition, but the other
east-facing gable in the middle of the building (behind the porch gable) will be obscured
(see Figure 3).
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
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
Figure 2: Front (South) Elevation: existing (left), proposed (right)
Figure 3: Right Side (East) Elevation: existing (left), proposed (right)
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Item 4b
ARCH-0416-2023 (285 Buena Vista)
Cultural Heritage Committee Report – October 23, 2023
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
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 change in the outward appearance of the dwelling,
including its street appearance, 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
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 48 of 78
Item 4b
ARCH-0416-2023 (285 Buena Vista)
Cultural Heritage Committee Report – October 23, 2023
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
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 features of the Tudor Revival style
(see Attachment D), which include:
Asymmetrical façade; varied eave line height
Plaster, stucco, or brick exterior siding, typically with half -timbering
Steeply (pitched) gable and hipped roofs; prominent front-facing gable
Wooden shingles, occasionally imitating thatch
Tall, narrow divided-light windows, casement or double-hung sash
May display picture windows with leaded diamond panes
Small gabled entry porch, often with arched openings
Stone or brick accents or faux quoining
The proposed addition and alterations are situated on the primary building elevation
visible from the street. Although the roofline and the scale and arrangement of gabled
roof forms is altered, the design of the addition is intended to continue the Tudor Revival
Style, retaining an asymmetrical façade, stucco siding, steep gables, including a
prominent front-facing gable, and characteristic diamond-paned windows and brick
accents.
The Committee should consider whether the proposed addition is a close match to the
building’s original Tudor Revival architecture, such that the structure’s original
architectural integrity4 is maintained, as directed by HPPG § 3.4.1 (d). Opportunity may
exist for refinements to ensure a close match, including close attention to the height and
slope of the new primary gable feature (on the east side of the building) to achieve
appropriate form and proportion, the appropriateness of the new secondary gable on the
west side of the building, and the scale and form of the proposed new bay window. The
Committee’s recommendation to the Director may include guidance on these or other
refinements, to be addressed in greater detail with final action on the application.
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.
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 association
(Historic Preservation Ordinance).
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Item 4b
ARCH-0416-2023 (285 Buena Vista)
Cultural Heritage Committee Report – October 23, 2023
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.
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 compati ble,
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 treatments 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)."
Page 50 of 78
Item 4b
ARCH-0416-2023 (285 Buena Vista)
Cultural Heritage Committee Report – October 23, 2023
The Committee should consider whether the proposed changes to the alteration of the
roof line and gabled roof forms are significant, and whether they would result in a
diminishment of the historic character of the building, contrary to the guidance fr om SOI
Standards. While characteristic forms are altered by the addition, the new construction
utilizes materials, forms, and details that are also characteristic of the Tudor Revival Style,
aiming to maintain the building’s architectural style.
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.
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 addition is proposed to be constructed on the building’s primary street-facing front
elevation. Site area does exist for addition to the rear, less visible, portion of the building,
into the rear yard area, but is somewhat constrained by the upward slope of the property.
The purpose of the addition is to extend the existing kitchen which is located at the front
corner of the home, presenting little practical opportunity to expand by adding to the
opposite corner, at the rear of building. Avoidance of a primary elevation is, in this case,
balanced against the need to provide for continued of a structure, with attention to
maintaining the building’s historic character.
The building remains a single-story in height, and with the addition it is generally
consistent with the size, proportion, and massing of a typical single-family dwelling. In its
use of a steep primary gable, maintenance of an asymmetrical façade, and characteristic
decorative details, the design of the addition, while not seeking to exactly duplicate
building details, nevertheless attempts to maintain a n appearance in keeping with the
original architectural design and to retain the building’s historic character.
Summary
The applicant has proposed an addition to a primary building elevation that alters the
building’s outward appearance but employs characteristic features of the Tudor Revival
style to avoid diminishing its architectural character. The Committee should consider
whether the proposed design of the addition achieves the purpose of applicable
preservation policies and standards, consistent with its status as a Contributing List
Resource, and whether the changes maintain the building’s original character as
Page 51 of 78
Item 4b
ARCH-0416-2023 (285 Buena Vista)
Cultural Heritage Committee Report – October 23, 2023
communicated in the April 11, 2008 correspondence to property owners, such that a
positive recommendation can be provided to the Director regarding the project’s
consistency with those policies and standards. The Committee may also consider
recommended conditions of approval for final action that could inform minor design
revisions that would enhance preservation and maintenance of the building’s architectural
and historic integrity.
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)).
5.0 ACTION ALTERNATIVES
1. 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 ensure this consistency. This is the action recommended by
staff, as diminishment of the Contributing Resource’s significance can be avoided by
designing the proposed addition using characteristics of the building’s Tudor Revival
style.
2. Continue review to another date with direction to staff and applicant. This action is
only recommended should Committee review of substantial revisions to the project
design be necessary in order to avoid diminishment of the significance of the
Contributing Resource by construction of the proposed addition,
3. Recommend that the Community Development Director find the project inconsistent
with historical preservation policies, citing specific areas of inconsistency. This action
not recommended at this time, as the proposed addition is designed following the
building’s Tudor Revival style, and opportunity exists to modify or refine the project
design where necessary to achieve the intent of applicable preservation policies and
standards.
Page 52 of 78
Item 4b
ARCH-0416-2023 (285 Buena Vista)
Cultural Heritage Committee Report – October 23, 2023
6.0 ATTACHMENTS
A - Project Plans (285 Buena Vista)
B - Resolution 9983 (2008) & Correspondence to Property Owners
C - Property Information (285 Buena Vista)
D - Tudor Revival Style (Context Statement, HPPG)
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O O
RESOLUTION NO. 9983 (2008 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
ADDING 2243 SANTA YNEZ TO THE MASTER LIST OF HISTORIC RESOURCES AND
PROPERTIES LOCATED AT 2859 405, AND 495 BUENA VISTA, 398 SAN MIGUEL, 2102,
2122, AND 2160 LOOMIS TO THE CONTRIBUTING PROPERTIES LIST OF HISTORIC
RESOURCES.
WHEREAS, in 1983 the City Council adopted Resolution No. 5197 establishing the "Master List
of Historic Resources" and "Contributing Properties List" (collectively referred to as "Historic Resources "),
along with procedures for adding properties to the listing; and
WHEREAS, on April 28, 2008, the Cultural Heritage Committee held a public hearing to consider
recommending to the City Council the addition of eight properties in the City of San Luis Obispo to the
Historic Resource List due to their historical and/or architectural significance to their neighborhood and to
the community; and
WHEREAS, at said meetings, the Cultural Heritage Committee reviewed the historical
documentation on the property of 2243 Santa Ynez and recommended that the City Council add the
property to the Master List of Historic Resources; and
WHEREAS, at said meetings, the Cultural Heritage Committee reviewed the historical
documentation on the following properties and recommended that the City Council add these properties to
the Contributing Properties List of Historic Resources:
1. 285, 405, and 495 Buena Vista
2. 398 San Miguel
3. 2102, 2122, and 2160 Loomis
WHEREAS, this City Council considered this recommendation at an advertised public meeting on
May 20, 2008 pursuant to historic preservation guidelines established by Council Resolution No. 6157
1987 Series).
NOW THEREFORE BE IT RESOLVED by the Council of the City of San Luis Obispo that
based on the Cultural Heritage Committee's recommendation, documentation as described in the Historical
Resource Inventory for each property, on file in the Community Development Department, public
testimony, the staff report, and on the City's Historic Preservation Program Guidelines the following:
SECTION 1. Addition to the Master List of Historic Resources. The property located at 2243 Santa
Ynez has been found to meet the eligibility criteria for inclusion on the Master List of Historic Resources
due to its unique design and exceptional masonry craftsmanship, and is hereby added to the Master List of
Historic Resources as a Type 5 property, and shall be designated as the historic "Faulstich House."
SECTION 2. Addition to Contributing Properties List. The following properties have been found to
contribute to the historic and architectural character of the City and to meet the criteria for inclusion on the
Contributing Properties List due to their age, retention of original architectural character, and contribution
to the architectural and historical character of the Monterey Heights neighborhood and are hereby deemed
Contributing Properties:
Page 65 of 78
Resolution No. 9983 (2008 Series)
Page 2
1. 285, 405, and 495 Buena Vista
2. 398 San Miguel
3. 2102, 2122, and 2160 Loomis
SECTION 3. Environmental Determination. The City Council hereby determines that this action is not
a "project" as defined in Article 20 of the California Environmental Quality Act (CEQA) since it does not
have the potential for resulting in a physical change in the environment, and therefore, is not subject to
environmental review requirements.
SECTION 4. Publish Revised Contributing Properties List. The Community Development Director is
hereby directed to amend the Contributing Properties and Master Lists to include the properties listed above
and to publish revised historic resource listings for public distribution.
SECTION 5, Recording of Historic Properties. The City Clerk is hereby directed to record the
properties' historic designation with the County Recorder, pursuant to State Law.
On motion of Council Member Settle, seconded by Council Member Mulholland and
on the following roll call vote:
AYES: Council Members Carter, Mulholland, and Settle, Vice Mayor Brown and
Mayor Romero
NOES: None
ABSENT: None
The foregoing resolution was passed and adopted this 20th day of May 2008.
S
Mayor David F. Romero
ATTEST:
Audrey Hoo
City Clerk
APPROVED AS TO FORM:
Jo4g !well
City Attorney
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29
Tudor Revival
The Tudor Revival style is one of a series of revivals that gained popularity in the 1920s and
1930s in San Luis Obispo. This revival style is a reinterpretation of late Medieval English
houses. Many of the houses in the Mt. Pleasanton-Anholm area fall into this style. Detail
characteristics include:
Characteristic features include:
-steeply gable and hipped roofs
-varied eave line height
-decorative half-timbering
-plaster or brick exterior siding
-wooden shingles, occasionally imitating thatch
Examples of this style include:
The J.J. Dunne House at 59 Benton Way
The Vard Shepherd House at 148 Broad Street
Page 77 of 78
City of San Luis Obispo Architectural Character
Citywide Historic Context Statement
HISTORIC RESOURCES GROUP
142
TUDOR REVIVAL
The Tudor Revival style is loosely based on a variety of Medieval English building traditions. In the
United States, these traditions are combined freely, but retain the steeply-pitched front-facing gable
which is almost universally present as a dominant façade element. The style’s popularity expanded
dramatically in the 1920s and early 1930s, when masonry veneering techniques allowed even the
most modest examples to mimic closely the brick and stone exteriors seen on English prototypes.
The Storybook cottage is a more whimsical version of Tudor Revival. Storybook residences typically
feature roofs laid in irregular patterns and rolled eaves to suggest thatching, eyebrow arches over
entries and dormers, and exterior walls with irregular plaster finish. The Storybook style was
particularly popular in Hollywood where motion picture set designers sometimes moonlighted as
architects.
Character-defining features include:
Asymmetrical facade
Steeply-pitched gabled roof with a prominent front-facing gable
Stucco or brick exterior wall cladding, typically with half-timbering
Tall, narrow divided-light windows, casement or double-hung sash, often arranged in multiples
May display picture windows with leaded diamond panes
Small gabled entry porch, often with arched openings
Details may include stone or brick accents or faux quoining
236 Broad Street. Source: City of San Luis Obispo.
1167 Marsh Street, 1930.Source: Historic Resources Group. 752 Mission Street, 1931. Source: Historic Resources Group.
Dunne House, 59 Benton Way, 1927. Source City of San
Luis Obispo.
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