HomeMy WebLinkAbout08-26-2024 CHC Agenda Packet
Cultural Heritage Committee
AGENDA
Monday, August 26, 2024, 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. Attendees of City Council or Advisory Body meetings are eligible to receive one hour of
complimentary parking; restrictions apply, visit Parking for Public Meetings for more details.
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 must 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.OATH OF OFFICE
On August 20, 2024, the City Council will consider approving the appointment of
Ivan Simon to the Cultural Heritage Committee with a term ending March 31,
2027. If approved, City Clerk Teresa Purrington will administer the Oath of Office
to the newly-appointed Committee Member.
3.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.
4.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.
4.a CONSIDERATION OF MINUTES - JUNE 24, 2024 CULTURAL
HERITAGE COMMITTEE MINUTES
5
Recommendation:
To approve the Cultural Heritage Committee Minutes of June 24, 2024.
5.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.
5.a 1406 MORRO STREET (HIST-0386-2024) REVIEW OF A REQUEST
TO ENTER INTO A HISTORICAL PROPERTY PRESERVATION
CONTRACT (MILLS ACT) FOR THE MASTER LIST PROPERTY
KNOWN AS THE “SNYDER HOUSE”
9
Recommendation:
Provide a recommendation to the City Council regarding a Mills Act
historic property contract between the City and the owners of property at
1406 Morro Street, to encourage maintenance and restoration of the
“Snyder House”
5.b 1000 HIGUERA (ARCH-0205-2023) INSTALLATION OF A DINING
CORRAL STRUCTURE ON THE SPERRY FLOUR PROPERTY, A
CONTRIBUTING LIST HISTORIC RESOURCE IN THE DOWNTOWN
HISTORIC DISTRICT
25
Recommendation:
Provide a recommendation to the Community Development Director
regarding the consistency of the proposed alteration with the City’s
Historic Preservation Ordinance (SLOMC Ch. 14.01).
6.COMMENT AND DISCUSSION
6.a STAFF UPDATES AND AGENDA FORECAST
Receive a brief update from Senior Planner Brian Leveille.
7.ADJOURNMENT
The next Regular Meeting of the Cultural Heritage Committee is scheduled for
September 23, 2024 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
1
Cultural Heritage Committee Minutes
June 24, 2024, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Cultural Heritage
Committee Members
Present:
Member Benjamin Arrona, Member John Ashbaugh, Member
Sabin Gray, Chair Chuck Crotser
Committee Members
Absent:
Members Daniel Bernard and Leslie Terry, and Vice Chair John
Tischler
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 June 24, 2024 at 5:35 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:
None
--End of Public Comment--
3. CONSENT
3.a CONSIDERATION OF APRIL 22, 2024 CULTURAL HERITAGE
COMMITTEE MINUTES
Motion By Member Ashbaugh
Second By Member Gray
Approve the Cultural Heritage Committee Minutes of April 22, 2024.
Ayes (4): Member Arrona, Member Ashbaugh, Member Gray, and Chair
Crotser
Absent (3): Member Bernard, Member Terry, and Vice Chair Tischler
CARRIED (4 to 0)
Page 5 of 48
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4. PUBLIC HEARING
4.a 1133 PISMO STREET (HIST-0211-2024) REVIEW OF A REQUEST TO
ENTER INTO A HISTORICAL PROPERTY PRESERVATION CONTRACT
(MILLS ACT) FOR THE MASTER LIST PROPERTY KNOWN AS THE
“BRECHEEN HOUSE”
Assistant Planner Walter Oetzell presented the staff report and responded
to Committee inquiries.
Applicant representative, James Papp, provided a brief background on the
Mill's Act in reference to the listed project's requirements and responded to
questions raised.
Chair Crotser opened the Public Hearing
Public Comment:
None
--End of Public Comment--
Chair Crotser closed Public Comment
Motion By Member Ashbaugh
Second By Member Arrona
Recommend to the City Council approval of a Mills Act Historic Property
Contract between the City and the owners of property at 1133 Pismo
Street, to encourage maintenance and restoration of the “Brecheen
House”.
Page 6 of 48
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5. COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Senior Planner Brian Leveille provided the agenda forecast.
Committee Members Gray, Ashbaugh and Chair Crotser discussed their
attendance at the California Preservation Foundation conference and
thanked the City for the opportunity to attend.
6. ADJOURNMENT
The meeting was adjourned at 6:05 p.m. The next Regular Meeting of the
Cultural Heritage Committee is scheduled for July 22, 2024 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/2024
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Page 8 of 48
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: 1406 MORRO STREET (HIST-0386-2024) REVIEW OF A REQUEST TO
ENTER INTO A HISTORICAL PROPERTY PRESERVATION CONTRACT (MILLS ACT)
FOR THE MASTER LIST PROPERTY KNOWN AS THE “SNYDER HOUSE”
BY: Walter Oetzell, Assistant Planner FROM: Brian Leveille, Principal Planner
Phone Number: (805) 781-7593 Phone Number: (805) 781-7166
Email: woetzell@slocity.org Email: bleveille@slocity.org
APPLICANT: Sophia and Fred Kelley
RECOMMENDATION
Provide a recommendation to the City Council regarding a Mills Act historic property
contract between the City and the owners of property at 1406 Morro Street, to encourage
maintenance and restoration of the “Snyder House”
1.0 BACKGROUND
The owners of the Snyder House at 1406 Morro Street submitted an application to enter
into a Mills Act historical property contract with the City (see Draft Agreement,
Attachment A). The Committee will make a recommendation to the City Council about the
request, as provided in § 14.01.030 (B) (8) of the City’s Historical Preservation Ordinance.
2.0 DISCUSSION
Site and Setting
The property is located at the
southeast corner of Morro and
Pismo Streets, in the Old Town
Historic District, and is developed
with six residential buildings. The
Snyder House is located at the
corner of the property and is a two-
story single-family dwelling built
around 1885 (Figure 1), currently
accommodating several rental units.
The property was included in the
Master Inventory of Historic
Structures adopted in 1983
(Resolution No. 5197).
Meeting Date: 8/26/2024
Item Number: 5a
Time Estimate: 30 Minutes
Figure 1: Snyder House (1406 Morro)
Page 9 of 48
Item 5a
HIST-0386-2024 (1406 Morro)
Cultural Heritage Committee Report – August 26, 2024
The Historic Resources Inventory for the building (Attachment B) notes its architectural
significance and several of the characteristic features of the dwelling’s architectural style,
described as “Victorian Wood Frame with Eastlake Motifs) such as its shiplap siding, high-
pitched roof, gablet dormers, and bargeboard woodwork attached to the eaves and
façade. Also noted is its association with D.D. and Harriet H. Snyder, who operated a
store on Higuera Street, and lived in the home in 1904 (Inventory, pg. 2).
Mills Act Contracts
The Mills Act Program is a property tax reduction program for protection of cultural
resources that encourages their maintenance and restoration (§ 3.6.2 of the General Plan
Conservation and Open Space Element). Participation in the program is limited to Master
List Resources; the most unique and important historic resources in terms of age,
architectural or historical significance, rarity, or association with important persons or
events in the City’s past (HPO § 14.01.050 (A)).
The City and owners of a Master List Resource enter into an historical property contract
under which the owners agree to restore, maintain, and protect the property in
accordance with historical preservation standards. Owners may qualify for pro perty tax
relief, potentially realizing tax savings of between 40% and 60% per year. Contracts have
a minimum term of ten years, and contain standard elements set out in the Mills Act (Govt.
Code §§ 50280-50290), including: a provision for preservation (or, where necessary,
restoration and rehabilitation) of the property in conformance with state historic
preservation guidelines; periodic examination of the property for compliance with the
contract; and a provision binding the contract upon successive owner s. Automatic one-
year extensions are provided, unless either party gives notice of non -renewal of the
contract. On acceptance and recordation of the contract, the property is assessed using
an “income approach” that values the property by an income capitalization method,
following guidelines provided by the State Board of Equalization.
Proposed Improvements
Several improvements and maintenance items are identified by the applicant
(Attachment C) for completion during the term of the proposed contract. All of the items
discussed appear to be relevant to the preservation and maintenance of this property and
are included in Exhibit A of the proposed draft contract (Attachment A). Additionally, any
work undertaken on the property must, under the terms of the contract, be carried out in
a manner consistent with the City’s historical preservation standards and guidelines and
with the Secretary of the Interior’s Standards for Treatment of Historic Properties, so as
to retain and preserve original, character-defining architectural features and the historical
character of the property.
Page 10 of 48
Item 5a
HIST-0386-2024 (1406 Morro)
Cultural Heritage Committee Report – August 26, 2024
3.0 ENVIRONMENTAL REVIEW
Entering into a “Mills Act Contract” with the owners of historical property is not subject to
the provisions of the California Environmental Quality Act (CEQA) because it is not a
project as defined in CEQA Guidelines § 15378 (Definitions-Project). Implementation of
the Mills Act is a government fiscal activity which does not involve commitment to any
specific project resulting in a potentially significant physical impact on the environment
(CEQA Guidelines § 15378 (b) (4)).
4.0 ACTION ALTERNATIVES
1. Staff Recommendation: Recommend to the City Council that the City enter into a
Mills Act historic property contract with the property owners, to encourage
maintenance and restoration of the historic property at 1406 Morro Street.
2. Continue consideration of the request with direction to the applicant and staff.
3. Recommend to the City Council that the City not enter into the proposed historical
property contract. This action is not recommended because the City participates
in incentive programs that encourage maintenance and restoration of historic
properties, (General Plan Conservation and Open Space Element, Program 3.6.2),
and as a Master List Resource, this property is eligible for this program.
5.0 ATTACHMENTS
A - Historic Property Contract - Draft (1406 Morro)
B - Historic Resources inventory (1406 Morro)
C - Applicant Request Letter and List of Improvements (HIST-0386-2024)
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HISTORIC PROPERTY PRESERVATION AGREEMENT BETWEEN
THE CITY OF SAN LUIS OBISPO AND THE OWNERS OF THE HISTORIC
PROPERTY LOCATED AT 1406 MORRO STREET, IN THE CITY AND THE
COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA.
THIS AGREEMENT is made and entered into this ________ day of ________________, 2024,
by and between the City of San Luis Obispo, a municipal corporation (hereinafter referred to as
the “City”), and Fred E. Kelley and Sophia P. Kelley, Trustees of the Kelley Family Trust dated
April 13, 2005 (hereinafter referred to as “Owners”), and collectively referred to as the “parties.”
Section 1. Description of Preservation Measures. The Owners, their heirs, or assigns hereby
agree to undertake and complete, at their expense, the preservation, maintenance, and
improvements measures described in “Exhibit A” attached hereto.
Section 2. Effective Date and Term of Agreement. This agreement shall be effective and
commence upon recordation and shall remain in effect for an initial term of ten (10) years
thereafter. Each year upon the anniversary of the agreement’s effective date, such initial term will
automatically be extended as provided in California Government Code Section 50280 through
50290 and in Section 3, below.
Section 3. Agreement Renewal and Non-renewal.
a. Each year on the anniversary of the effective date of this agreement (hereinafter
referred to as “annual renewal date”), a year shall automaticall y be added to the
initial term of this agreement unless written notice of nonrenewal is served as
provided herein.
b. If the Owners or the City desire in any year not to renew the agreement, the Owners
or the City shall serve written notice of nonrenewal of the agreement on the other
party. Unless such notice is served by the Owners to the City at least ninety (90)
days prior to the annual renewal date, or served by the City to the Owners at least
sixty (60) days prior to the annual renewal date, one (1) year shall automatically be
added to the term of the agreement as provided herein.
c. The Owners may make a written protest of the notice. The City may, at any time
prior to the annual renewal date, withdraw its notice to the Owners of nonrenewal.
d. If either the City or the Owners serves notice to the other party of nonrenewal in
any year, the agreement shall remain in effect for the balance of the term then
remaining.
Section 4. Standards and Conditions. During the term of this agreement, the historic property
shall be subject to the following conditions:
a. Owners agree to preserve, maintain, and, where necessary, restore or rehabilitate
the building and its character-defining features, including: the building’s general
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Historic Preservation Agreement
1406 Morro Street
Page 2
architectural form, style, materials, design, scale, proportions, organization of
windows, doors, and other openings; interior architectural elements that are integral
to the building’s historic character or significance; exterior materials, coatings,
textures, details, mass, roof line, porch, and other aspects of the appearance of the
building’s exterior, as described in Exhibit A, to the satisfaction of the Community
Development Director or his designee.
b. The building’s interior closely relates to the property’s eligibility as a qualified
historic property. The Owners agree to allow pre-arranged tours on a limited basis,
to the approval of the Community Development Director or his designee.
c. All building changes shall comply with applicable City specific plans, City
regulations and guidelines, and conform to the rules and regulations of the Office
of Historic Preservation of the California Department of Parks and Recreation,
namely the U.S. Secretary of the Interior’s Standards for Rehabilitation and
Standards and Guidelines for Historic Preservation Projects. Interior remodeling
shall retain original, character-defining architectural features such wood details,
pillars and arches, special tile work, or architectural ornamentation to the greatest
extent possible.
d. The Community Development Director shall be notified by the Owners of changes
to character-defining exterior features prior to their execution, such as major
landscaping projects and tree removals, exterior door or window replacement,
repainting, remodeling, or other exterior alterations requiring a building permit.
The Owners agree to secure all necessary City approvals and/or permits prior to
changing the building’s use or commencing construction work.
e. Owners agree that property tax savings resulting from this agreement shall be used
for property maintenance and improvements as described in Exhibit A.
f. The following are prohibited: demolition or partial demolition of the historic
building; exterior alterations or additions not in keeping with the standards listed
above; dilapidated, deteriorating, or unrepaired structures such as fences, roofs,
doors, walls, windows; outdoor storage of junk, trash, debris, appliances, or
furniture visible from a public way; or any d evice, decoration, structure, or
vegetation which is unsightly due to lack of maintenance or because such feature
adversely affects, or is visually incompatible with, the property’s recognized
historic character, significance, and design as determined by the Community
Development Director.
g. Owners shall allow reasonable periodic examination, by prior appointment, of the
interior and exterior of the historic property by representatives of the County
Assessor, the State Department of Parks and Recreation, the State Board of
Equalization, and the City as may be necessary to determine the owners’
compliance with the terms and provisions of this agreement.
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Section 5. Furnishing of Information. The Owners hereby agree to furnish any and all
information requested by the City which may be necessary or advisable to determine compliance
with the terms and provisions of this agreement.
Section 6. Cancellation.
a. The City, following a duly-noticed public hearing by the City Council as set forth
in Government Code Section 50285, may cancel this agreement if it determines that
the Owners have breached any of the conditions of this agreement or has allowed
the property to deteriorate to the point that it no longer meets the standards for a
qualified historic property; or if the City determines that the Owners have failed to
preserve, maintain, or rehabilitate the property in the manner specified in Section 4
of this agreement. If a contract is cancelled because of failure of the Owners to
preserve, maintain, and rehabilitate the historic property as specified above, the
Owners shall pay a cancellation fee to the State Controller as set forth in
Government Code Section 50286, which states that the fee shall be 12 ½% of the
full value of the property at the time of cancellation without regard to any restriction
imposed with this agreement.
b. If the historic building is acquired by eminent domain and the City Council
determines that the acquisition frustrates the purpose of the agreement, the
agreement shall be cancelled and no fee imposed, as specified in Government Code
Section 50288.
Section 7. Enforcement of Agreement.
a. In lieu of and/or in addition to any provisions to cancel the agreement as referenced
herein, the City may specifically enforce, or enjoin the breach of, the terms of the
agreement. In the event of a default, under the provisions to cancel the agreement
by the Owners, the City shall give written notice of violation to the Owners by
registered or certified mail addressed to the address stated in this agreement. If
such a violation is not corrected to the reasonable satisfaction of the Community
Development Director or designee within thirty (30) days thereafter; or if not
corrected within such a reasonable time as may be required to cure the breach or
default of said breach; or if the default cannot be cured within thirty (30) days
(provided that acts to cure the breach or default may be commenced within thirty
(30) days and shall thereafter be diligently pursued to completion by the Owners);
then the City may, without further notice, declare a default under the terms of this
agreement and may bring any action necessary to specifically enforce the
obligations of the Owners growing out of the terms of this agreement, apply to any
court, state or federal, for injunctive relief against any violation by the owners or
apply for such relief as may be appropriate.
b. The City does not waive any claim of default by the Owners if the City does not
enforce or cancel this agreement. All other remedies at law or in equity which are
not otherwise provided for in this agreement or in the City’s regulations governing
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Historic Preservation Agreement
1406 Morro Street
Page 4
historic properties are available to the City to pursue in the event that there is a
breach or default under this agreement. No waiver by the City of any breach or
default under this agreement shall be deemed to be a waiver of any other subsequent
breach thereof or default herein under.
c. By mutual agreement, City and Owners may enter into mediation or binding
arbitration to resolve disputes or grievances growing out of this contract.
Section 8. Binding Effect of Agreement. The Owners hereby subject the historic building
located at 1406 Morro Street, San Luis Obispo, California, Assessors Parcel Number 003-541-017,
to the covenants, reservations, and restrictions as set forth in this agreement. The City and Owners
hereby declare their specific intent that the covenants, reservations, and restrictions as set forth
herein shall be deemed covenants running with the land and shall pass to and be binding upon the
Owners’ successors and assigns in title or interest to the historic property. Every contract, deed,
or other instrument hereinafter executed, covering or conveying the historic property or any
portion thereof, shall conclusively be held to have been executed, delivered, and accepted subject
to the covenants, reservations, and restrictions expressed in this agreement regardless of whether
such covenants, restrictions, and reservations are set forth in such contract, deed, or other
instrument.
Section 9. Notice. Any notice required by the terms of this agreement shall be sent to the address
of the respective parties as specified below or at other addresses that may be later specified by the
parties hereto.
To City: Community Development Director
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
To Owners: Fred E. Kelley and Sophia P. Kelley, Trustees
The Kelley Family Trust dated April 13, 2005
1323 Mill St
San Luis Obispo CA 93401
Section 10. General Provisions.
a. None of the terms, provisions, or conditions of this agreement shall be deemed to
create a partnership between the parties hereto and any of their heirs, successors, or
assigns, nor shall such terms, provisions, or conditions cause them to be considered
joint ventures or members of any joint enterprise.
b. The Owners agree to hold the City and its elected and appointed officials, officers,
agents, and employees harmless from liability for damage or from claims for
damage for personal injuries, including death, and claims for property damage
which may arise from the direct or indirect use or activities of the Owners, or from
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those of their contractor, subcontractor, agent, employee, or other person acting on
the Owners’ behalf which relates to the use, operation, maintenance, or
improvement of the historic property. The Owners hereby agree to and shall defend
the City and its elected and appointed officials, officers, agents, and employees with
respect to any and all claims or actions for damages caused by, or alleged to have
been caused by, reason of the Owners’ activities in connection with the historic
property, excepting however any such claims or actions which are the result of the
sole negligence or willful misconduct of City, its officers, agents, or employees.
c. This hold harmless provision applies to all damages and claims for damages
suffered, or alleged to have been suffered, and costs of defense incurred, by reason
of the operations referred to in this agreement regardless of whether or not the City
prepared, supplied, or approved the plans, specifications, or other documents for
the historic property.
d. All of the agreements, rights, covenants, reservations, and restrictions contained in
this agreement shall be binding upon and shall inure to the benefit of the parties
herein, their heirs, successors, legal representatives, assigns, and all persons
acquiring any part or portion of the historic property, whether by operation of law
or in any manner whatsoever.
e. In the event legal proceedings are brought by any party or parties to enforce or
restrain a violation of any of the covenants, reservations, or restrictions contained
herein, or to determine the rights and duties of any party hereunder, the prevailing
party in such proceeding may recover all reasonable attorney’s fees to be fixed by
the court, in addition to court costs and other relief ordered by the court.
f. In the event that any of the provisions of this agreement are held to be unenforceable
or invalid by any court of competent jurisdiction, or by subsequent preemptive
legislation, the validity and enforceability of the remaining provisions, or portions
thereof, shall not be affected thereby.
g. This agreement shall be construed and governed in accordance with the laws of the
State of California.
Section 11. Amendments. This agreement may be amended, in whole or in part, only by a written
recorded instrument executed by the parties hereto.
Section 12. Recordation and Fees. No later than twenty (20) days after the parties enter into this
agreement, the City shall cause this agreement to be recorded in the office of the County Recorder
of the County of San Luis Obispo. Participation in the program shall be at no cost to the Owners;
however the City may charge reasonable and necessary fees to recover direct costs of executing,
recording, and administering the historical property contracts.
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IN WITNESS WHEREOF, the City and Owners have executed this agreement on the day
and year written above.
THE KELLEY FAMILY TRUST DATED APRIL 13, 2005
____________________________________ ______________________________
Fred E. Kelley, Trustee Date
____________________________________ ______________________________
Sophia P. Kelley, Trustee Date
CITY OF SAN LUIS OBISPO
____________________________________ ______________________________
Mayor Erica A. Stewart Date
ATTEST:
____________________________________
Teresa Purrington, City Clerk
APPROVED AS TO FORM:
____________________________________
J. Christine Dietrick, City Attorney
ALL SIGNATURES MUST BE NOTARIZED
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EXHIBIT A
MAINTENANCE AND IMPROVEMENT MEASURES FOR THE SNYDER HOUSE
LOCATED AT 1406 MORRO STREET, SAN LUIS OBISPO, CALIFORNIA
1. Owners shall preserve, maintain, and repair the historic building, including its character-
defining architectural features in good condition, to the satisfaction of the Community
Development Director or designee, pursuant to a Mills Act Preservation Contract with the City of
San Luis Obispo for property located at 1406 Morro Street. Character-defining features shall
include, but are not limited to: roof, eaves, dormers, trim, porches, walls and siding, architectural
detailing, doors and windows, window screens and shutters, balustrades and railings, foundations,
and surface treatments.
2. Owners agree to make the following improvements and/or repairs during the term of this
contract but in no case later than ten (10) years from the contract date. All changes or repairs shall
be consistent with the City’s Historic Preservation Ordinance and the Secretary of the Interior’s
Standards for the Treatment of Historic Properties:
Replacement of roofing materials and gutters
Repair of trim detail (under gutters)
Landscape maintenance, including trimming of trees
Interior and exterior painting
Waterproofing around claw-footed (original) bathtubs
Window maintenance
Interior structural renovations
General maintenance and upkeep
THE KELLEY FAMILY TRUST DATED APRIL 13, 2005
____________________________________ ______________________________
Fred E. Kelley, Trustee Date
____________________________________ ______________________________
Sophia P. Kelley, Trustee Date
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Hello,
Our names are Fred and Sophia Kelley and we own the Snyder House, a historical
home located at 1406 Morro Street, at the corner of Morro and Pismo downtown. We
believe this building qualifies for Mills Act Status and are therefore applying as such.
Built in 1885, the Snyder House boasts vernacular architecture consisting of its
Victorian wood frame with Eastlake motifs. lt is an L-shaped, 2-story wood house with
150' of frontage by 180' of depth. lt has a high pitch roof with vintage gable dormers.
This legacy property once belonged to D.D. and Harriet Snyder who supplied
necessary goods to the San Luis Obispo community by running a store at 760 Higuera.
We imagine they may be related to local dentist G.A. Snyder, after whom the Snyder
Building was named. Later, it was home to Mrs. Marion Kohler who served to educate
the local youth as a teacher. This beautifully-restored gem preserves the integrity of the
Old Historic Town neighborhood by conveying a glimpse into SLO's past to everyone
heading downtown on Morro or Pismo St. We love it and are very passionate about
preserving it.
The home is currently on the "Master's List" and we hope to have it added to the Mills
Act list. We have attached a list of Planned lmprovements and a timeline of what we plan
to do in the next few years.
Thank you for your time and consideration
Best,
Sophia and Fred Kelley
Page 23 of 48
PLANNED IMPROVEMENTS
Property: 1406 Morro Street, San Luis Obispo, CA 93401
Item
Replace roof
Replace gutters
Repair trim detail under gutters
Trim trees
Update landscaping
Landscape lighting
lnterior painting
Exterior painting
New fence in back by parking lot
Waterproof around daw tubs to keep original tubs
Maintenance on original windows
lnterior structural renovations
Itam completion vear
2024
2424
2025
2425
2026
2026-2027
2027
2027-2028
2025
2A25-2026
2027
2025-2028
Page 24 of 48
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: 1000 HIGUERA (ARCH-0205-2023) INSTALLATION OF A DINING CORRAL
STRUCTURE ON THE SPERRY FLOUR PROPERTY, A CONTRIBUTING LIST
HISTORIC RESOURCE IN THE DOWNTOWN HISTORIC DISTRICT
BY: Walter Oetzell, Assistant Planner FROM: Brian Leveille, Principal Planner
Phone Number: 781-7593 Phone Number: 781-7166
Email: woetzell@slocity.org Email: bleveille@slocity.org
APPLICANTS: Sperry Flour LLC REPRESENTATIVE: Rob Rossi
RECOMMENDATION
Provide a recommendation to the Community Development Director regarding the
consistency of the proposed alteration with the City’s Historic Preservation Ordinance
(SLOMC Ch. 14.01).
1.0 BACKGROUND
The applicant proposes to install a “dining corral” to the front of the building at 1000
Higuera Street, as part of a project to create an outdoor dining area in front of the
restaurant (see Project Plans, Attachment A). The property is a Contributing List
Resource in the City’s Inventory of Historic Resources and located within the Downtown
Historic District. As provided by §§14.01.030(B)(7) & (C)(4) of the City’s Historic
Preservation Ordinance, the Cultural Heritage Committee (CHC) will provide a
recommendation to the Community Development Director as to the consistency of the
proposed work with historical preservation policies for alterations involving listed
resources and properties within historic districts.
2.0 DISCUSSION
Site and Setting
The property is a commercial parcel at the northeast corner of Higuera and Osos Streets,
within the Downtown Historic District, the oldest part of the City of San Luis Obispo,
containing one of the highest concentrations of historic sites and structures (see District
description, Attachment B). The site extends between Monterey Street to Higuera Street,
with frontage on both streets, and is developed with two buildings. At the Monterey Street
frontage is situated the Sperry Flour Building, a brick building associated with the Sperry
Flour Company mill complex that existed on the site at the turn of the century, and which
has been transformed over time, currently exhibiting with a stucco -covered streamlined
façade (see Figure 2, below).
Meeting Date: 8/26/2024
Item Number: 5b
Time Estimate: 30 Minutes
Page 25 of 48
Item 5b
ARCH-0205-2023 (1000 Higuera)
Cultural Heritage Committee Report – August 26, 2024
At the Higuera Street frontage is the subject building (see Figure 1, above), a larger two-
story building of concrete plaster expressing a rectangular framework with large window
bays and topped with a restrained decorative pediment. A date of construction is not found
for this building, but it appears on a 1926 Sanborn Map, noted as Auto Storage. The
property was included in the Inventory of Historic Structures as a Contributing Property in
the listing adopted in 1988 (Resolution No. 6424). The property appears several times in
the listing (at 1005 and 1007 Monterey, 1050 Osos, 1060 Osos, and 1000 Higuera), but
information found in City records is limited to the earlier brick Sperry Flour Company
building (see Attachment C).
Figure 1: 1000 Higuera Street
Figure 2: Sperry Flour Building, 1005 Monterey
Page 26 of 48
Item 5b
ARCH-0205-2023 (1000 Higuera)
Cultural Heritage Committee Report – August 26, 2024
Project Description
The proposed dining corral is an open metal trellis about 10 feet in height, supporte d by
four double-post columns, and extending from the front of the building about 12 feet to
create a sidewalk dining area surrounded by a three -foot high metal rail enclosure (see
Project Plans, Attachment A and Figure 3 above). It will be centered on the building
frontage, aligned with the window bays and connected to the building for support with a
“C-Channel” bolted to the building façade.
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.1 These guidelines are concerned with the
retention of character-defining features of buildings and their integrity, and with
consistency and compatibility in form, style, and character. They also require that the
1 Available online at www.slocity.org/home/showpublisheddocument/4144
Figure 3: 1000 Higuera Street; Proposed Dining Corral
Figure 4: Dining Corral (Higuera St. Frontage)
Page 27 of 48
Item 5b
ARCH-0205-2023 (1000 Higuera)
Cultural Heritage Committee Report – August 26, 2024
work be consistent with the Secretary of th e Interior’s Standards for the Treatment of
Historic Properties.2
Historic Preservation Program Guidelines
Alterations to Historic Resources
§ 3.4.1 (c)
Accessory Structures
New accessory structures should complement the primary
structure’s historic character through compatibility with its form,
massing, color, and materials.
§ 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.
The proposed dining corral follows a rectangular form consistent with the overall bu ilding
form and is centered within the first level of the building frontage, its support posts aligned
with the vertical building column elements, with visibility through to the building face and
its characteristic large window bays. Its metal material and utilitarian design are
appropriate to the commercial character of the building and of the Downtown Historic
District itself, complementing the style of the structure, and introducing no conflicting
architectural elements. The concrete plaster of the building frontage is retained, though a
small amount of material will be affected at the points of attachment of the structure to the
building.
Secretary of the Interior’s Standards (Rehabilitation)
Standards for Rehabilitation
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 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment of
Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic
Buildings. Washington, D.C.: U.S. Department of the Interior National Park Service; Technical Preservation
Services, 2017
Page 28 of 48
Item 5b
ARCH-0205-2023 (1000 Higuera)
Cultural Heritage Committee Report – August 26, 2024
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.
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.
10. New additions and adjacent or related new construction will be undertaken in such a
manner that, if removed in the future, the essential form and integrity of the historic property
and its environment would be unimpaired.
The Secretary of Interior’s Standards provide guidance on rehabilitation3 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 commercial purposes. The proposed dining corral is designed in
a manner intended to exhibit compatibility in size and proportion with the existing building,
with no change to the building’s siding materials, detailing, or window forms, retaining the
property’s historic character. In addition, the project architect notes that awnings are
currently attached to the building at the points where the dining corral would be attached,
and that should the dining corral be removed in the future, only minor patching of the
attachment points to the building would be necessary to restore the building’s
appearance.
Masonry
Recommended Not Recommended
Identifying, retaining and preserving
masonry features that are important in
defining the overall historic character of the
building and decorative ornament and other
details (e.g., such as tooling and bonding
patterns, coatings, and color).
Removing or substantially changing masonry
features which are important in defining the
overall historic character of the building so
that, as a result, the character is diminished.
3 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 character. (SOI
Standards, pg. 3)
Page 29 of 48
Item 5b
ARCH-0205-2023 (1000 Higuera)
Cultural Heritage Committee Report – August 26, 2024
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.
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.
As noted above the subject building is largely characterized by its concrete siding,
rectangular exterior structural elements, and large window bays on its frontage . Addition
of the trellis structure to the frontage preserves the concrete masonry, only affecting the
points of attachment, where awnings are currently installed. The structure frames the
window bays such that views to them are largely unobstructed, and t he windows
themselves are unaffected by installation of the trellis.
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. This action
is not recommended because installation of the proposed dining corral appears to be
consistent with applicable historical preservation policies and standards.
6.0 ATTACHMENTS
A - Project Plans (ARCH-0205-2023)
B - Downtown Historic District (HPPG)
C - Historical Information (1005 Monterey)
Page 30 of 48
(E
)
DR
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INLET
CO
W
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GGGGGGGGGGG2"GAS
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1000
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1020
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HIGUERA ST.
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TO (E) SIDEWALK
±60'-8"(N) WIDENED SIDEWALK
FOR SPERRY BUILDING PARKLET
1
2
34
5
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SIDEWALK PLAN A
Sheet Contents:
Sheet Number:
Job Number:2257
Drawn By:CT
Date:09/27/23
D
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LIC. C17018
EXPIRES 1/31/23
L CI E N S ED ARCHIT
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DR
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INLET
SD
REMOVE 22'
PARKING SPACE
1OF6
REMOVE 22'
PARKING SPACE
1OF6
REMOVE 22'
PARKING SPACE
1OF6
REMOVE 22'
PARKING SPACE
1OF6
REMOVE 22'
PARKING SPACE
1OF6
REMOVE 22'
PARKING SPACE
1OF6
(E) TREE
REMOVE 48"
PLANTER
RELOCATE
(E) WASTE
RECEPTACLE
RELOCATE (E) SIGN:
TURNING VEHICLES TO
YIELD TO BICYCLES
REMOVE
A
W
N
I
N
G
REMOVE
A
W
N
I
N
G
REMOVE
A
W
N
I
N
G
REMOVE STOREFRONT
FRAME & CONCRETE
BULKHEAD
SAW-CUT FOR CURB &
TILE REMOVAL AT BACK
OF (E) MISSION TILES
SAW-CUT FOR CURB &
TILE REMOVAL AT BACK
OF (E) MISSION TILES
SAW-CUT FOR CURB &
TILE REMOVAL AT BACK
OF (E) MISSION TILES
REMOVE MIN. 2"
ASPHALT ACROSS BIKE
LANE & RESURFACE PER
CITY OF SLO STANDARD
SPECIFICATION #4030
LIMITS OF
REMOVAL
REMOVE NON-COMPLIANT
CURB RAMP FOR NEW
COMPLIANT CURB RAMP
CAFE / SHOP
ELEC
CAFE / SHOP
SIDEWALK / PUBLIC WAY FH
(E) PARKING LOT
±
6'-
8
"
BI
K
EL
A
N
E
1000
HIGUERA
1030
HIGUERA
1020
HIGUERA
1040
HIGUERA
1010
HIGUERA
1010
HIGUERA
6'-
0
"
M
C
L
E
A
R
14
15
16
17
16
17
0816SIDEWALK CAFE DEMO PLAN
SIDEWALK OVERHEAD / TRELLIS PLAN 0816
GENERAL NOTES
1. OUTDOOR DINING DESIGN GUIDELINES ALLOWS 6' CLEAR PEDESTRIAN PATH.
2. OUTDOOR DINING DESIGN GUIDELINES REQUIRE ANY HARD-WIRED OUTDOOR
ELECTRICAL FEATURES BE POWERED BY OUTDOOR-RATED GFCI OUTLETS. ANY
ELECTRICAL WIRES NEED TO BE AT LEAST 7' VERTICALLY ABOVE SIDEWALK LEVEL.
3. PROTECT EXISTING CULVERT IN PLACE (SAN LUIS OBISPO CREEK, BELOW)
REFERENCE NOTES
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
(E) STREET SIGN POLE, ONE-WAY SIGN, WALK SIGNALS TO REMAIN
CITY OF SLO WASTE RECEPTACLE
RELOCATED SIGN: "TURNING VEHICLES TO YIELD TO BICYCLES"
CORNER CURB RAMP PER CITY OF SLO STANDARD #A88A, DETAIL B FOR
TYPICAL ONE-RAMP INSTALLATION.
LINEAR FIRE ELEMENT W/ GLASS SHIELD
(E) UNDER SIDEWALK DRAIN FROM SPEC. 9367 TO CREEK BELOW
WASTE / RECYCLE
(10) 42 x 30 WOOD TABLES
MISSION TILES PER CITY OF SLO STANDARD
FUTURE PATIO
ADD BACK (1) 18' PARKING SPACE
SHRINK (1) PARKING SPACE FROM 22' TO 18'
(E) FIRE HYDRANT & NO-PARKING RED-PAINTED CURB
GAS HEATER ABOVE, TYP.
METAL TRELLIS ABOVE. PAINT TO MATCH (E) BUILDING.
(E) AWNING TO REMAIN
(E) LIGHTING TO REMAIN.
PEAK CAMPUS 2-BICYCLE RACKS, POWDER COATED DARK GREEN.
RETAIN EXISTING ON-STREET BIKE LANE WITH STRIPED BUFFER
ZURN LINEAR DRAIN GRATE (OR APPROVED ALTERNATE)
18" CURB & GUTTER, REMOVE MIN. 2" ASPHALT ACROSS BIKE LANE &
RESURFACE PER CITY OF SLO STANDARD SPECIFICATION #4030.
PROTECT (E) CULVERT BELOW IN PLACE.
MISSION STYLE SIDEWALK PER CITY OF SLO STANDARDS 73-4.02.
CONTINUE (E) UNDER SIDEWALK DRAIN SPEC 9367 TO CREEK BELOW
SIDEWALK TRANSITIONS PER CITY OF SLO STANDARD 4120, TYP.
(N) DRAIN INLET AT LOW POINT TO CREEK BELOW
SIDEWALK CAFE PLAN — OPTION A 0816
(E)
D
R
A
I
N
IN
L
ET
00
ERA
±3'-6"
5'-4 1/2"
6'-5
1/
2"
6'-
0
"
C
L
R.
6'
-
0"
CL
R.
3'
-
8
"
3'-4 1/2"
±4
'
-
1
1
/
2
"
3'
-
4
1
/
2
"
6
7
5
1
3
23
ENLARGED PLAN 048
01/10/24 COMPLETION REVIEW1
1
1
1
02/27/24 COMPLETION REVIEW2
2
2
2
2
2
2 2
2
3
3
Page 31 of 48
(E
)
DR
AIN
INLET
CO
W
W
W
GGGGGGGGGGG2"GAS
SSSSSSSSSSSSSSSSSSSSSSSSSS
WWWWWWWW
2"GAS
4"WATER
8"SEWER
8"
P
V
C WATERWWWWWWW
WV
WV
WV
WV
SD
WV
WV
SD
C
O
SD
PGE
WM WMGM
PG
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CATV
CO
TS
TS
TS
GMGMGMGM
WW WW W
WW WW
G
ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC
SD
(E) TREE
CAFE / SHOP
ELEC
CAFE / SHOP
SIDEWALK / PUBLIC WAY FH
(E) PARKING LOT
1000
HIGUERA
1030
HIGUERA
1020
HIGUERA
1040
HIGUERA
1010
HIGUERA
HIGUERA ST.
9
21 24
(E)
W
ATER FLOW
±20'-31/2"TRANSITION
TO (E) SIDEWALK
±109'-8"(N) WIDENED SIDEWALK
FOR SPERRY BUILDING PARKLET
10 10
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±68'-6"
SPERRY BUILDING PARKLET
±3
6
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-
2
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±7
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±97'-11"
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SC1b
SIDEWALK PLAN B
Sheet Contents:
Sheet Number:
Job Number:2257
Drawn By:CT
Date:09/27/23
D
A
M RONIT
LIC. C17018
EXPIRES 1/31/23
L CI E N S ED ARCHIT
S
TATE OF CAL I F O R N I A
E
CT
Sp
e
r
r
y
B
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1
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.
HIGUERA ST.
(E
)
DR
AIN
INLET
SD
REMOVE 22'
PARKING SPACE
1OF6
REMOVE 22'
PARKING SPACE
1OF6
REMOVE 22'
PARKING SPACE
1OF6
REMOVE 22'
PARKING SPACE
1OF6
REMOVE 22'
PARKING SPACE
1OF6
REMOVE 22'
PARKING SPACE
1OF6
(E) TREE
REMOVE 48"
PLANTER
RELOCATE
(E) WASTE
RECEPTACLE
RELOCATE (E) SIGN:
TURNING VEHICLES TO
YIELD TO BICYCLES
REMOVE
A
W
N
I
N
G
REMOVE
A
W
N
I
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G
REMOVE
A
W
N
I
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G
REMOVE STOREFRONT
FRAME & CONCRETE
BULKHEAD
SAW-CUT FOR CURB &
TILE REMOVAL AT BACK
OF (E) MISSION TILES
SAW-CUT FOR CURB &
TILE REMOVAL AT BACK
OF (E) MISSION TILES
SAW-CUT FOR CURB &
TILE REMOVAL AT BACK
OF (E) MISSION TILES
REMOVE MIN. 2"
ASPHALT ACROSS BIKE
LANE & RESURFACE PER
CITY OF SLO STANDARD
SPECIFICATION #4030
LIMITS OF
REMOVAL
REMOVE NON-COMPLIANT
CURB RAMP FOR NEW
COMPLIANT CURB RAMP
CAFE / SHOP
ELEC
CAFE / SHOP
SIDEWALK / PUBLIC WAY FH
(E) PARKING LOT
±
6'-
8
"
BI
K
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A
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1000
HIGUERA
1030
HIGUERA
1020
HIGUERA
1040
HIGUERA
1010
HIGUERA
OSOS
ST.TT
HIGUERA ST.TT
REMOVE 22'
PARKING SPACE
1 OF 6
REMOVE 22'
PARKING SPACE
1 OF 6
REMOVE 22'
PARKING SPACE
1 OF 6
REMOVE 22'
PARKING SPACE
1 OF 6
REMOVE 22'
PARKING SPACE
1 OF 6
REMOVE 22'
PARKING SPACE
1 OF 6
RELOCATE (E)SIGN:
TURNING VEHICLES TO
YIELD TO BICYCLES
SAW-CUT FOR CURB &
TILE REMOVAL AT BACK
OF (E)MISSION TILES
REMOVE MIN.2"
ASPHALT ACROSS BIKE
LANE &RESURFACE PER
CITY OF SLO STANDARD
SPECIFICATION #4030
LIMITS OF
REMOVAL
REMOVE NON-COMPLIANT
CURB RAMP FOR NEW
COMPLIANT CURB RAMP
±
6'-8"
BIKE
LANE
1010
HIGUERA
6'-
0
"
M
C
L
E
A
R
14
15
16
17
16
17
0816SIDEWALK CAFE DEMO PLAN
SIDEWALK OVERHEAD / TRELLIS PLAN 0816
GENERAL NOTES
1. OUTDOOR DINING DESIGN GUIDELINES ALLOWS 6' CLEAR PEDESTRIAN PATH.
2. OUTDOOR DINING DESIGN GUIDELINES REQUIRE ANY HARD-WIRED OUTDOOR
ELECTRICAL FEATURES BE POWERED BY OUTDOOR-RATED GFCI OUTLETS. ANY
ELECTRICAL WIRES NEED TO BE AT LEAST 7' VERTICALLY ABOVE SIDEWALK LEVEL.
3. PROTECT EXISTING CULVERT IN PLACE (SAN LUIS OBISPO CREEK, BELOW)
REFERENCE NOTES
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
(E) STREET SIGN POLE, ONE-WAY SIGN, WALK SIGNALS TO REMAIN
CITY OF SLO WASTE RECEPTACLE
RELOCATED SIGN: "TURNING VEHICLES TO YIELD TO BICYCLES"
CORNER CURB RAMP PER CITY OF SLO STANDARD #A88A, DETAIL B FOR
TYPICAL ONE-RAMP INSTALLATION.
LINEAR FIRE ELEMENT W/ GLASS SHIELD
(E) UNDER SIDEWALK DRAIN FROM SPEC. 9367 TO CREEK BELOW
WASTE / RECYCLE
(10) 42 x 30 WOOD TABLES
MISSION TILES PER CITY OF SLO STANDARD
FUTURE PATIO
ADD BACK (1) 18' PARKING SPACE
SHRINK (1) PARKING SPACE FROM 22' TO 18'
(E) FIRE HYDRANT & NO-PARKING RED-PAINTED CURB
GAS HEATER ABOVE, TYP.
METAL TRELLIS ABOVE. PAINT TO MATCH (E) BUILDING.
(E) AWNING TO REMAIN
(E) LIGHTING TO REMAIN.
PEAK CAMPUS 2-BICYCLE RACKS, POWDER COATED DARK GREEN.
RETAIN EXISTING ON-STREET BIKE LANE WITH STRIPED BUFFER
ZURN LINEAR DRAIN GRATE (OR APPROVED ALTERNATE)
18" CURB & GUTTER, REMOVE MIN. 2" ASPHALT ACROSS BIKE LANE &
RESURFACE PER CITY OF SLO STANDARD SPECIFICATION #4030.
PROTECT (E) CULVERT BELOW IN PLACE.
MISSION STYLE SIDEWALK PER CITY OF SLO STANDARDS 73-4.02.
CONTINUE (E) UNDER SIDEWALK DRAIN SPEC 9367 TO CREEK BELOW
SIDEWALK TRANSITIONS PER CITY OF SLO STANDARD 4120, TYP.
(N) DRAIN INLET AT LOW POINT TO CREEK BELOW
SIDEWALK CAFE PLAN — OPTION B 0816
(E)
D
R
A
I
N
IN
L
ET
00
ERA
±3'-6"
5'-4 1/2"
6'-5
1/
2"
6'-
0
"
C
L
R.
6'
-
0"
CL
R.
3'
-
8
"
3'-4 1/2"
±4
'
-
1
1
/
2
"
3'
-
4
1
/
2
"
6
7
5
1
3
23
ENLARGED PLAN 048
01/10/24 COMPLETION REVIEW1
1
1
1
02/27/24 COMPLETION REVIEW2
2
2
2
2
2
2 2
2
3
3
Page 32 of 48
+228.59'
+218.73'
HIGUERA BRIDGE
+218.63'
11'-11"6'-0"
(6'-0" MIN)
5"
5'
-
4
1
/
2
"
44" CLR.
1'
-
2
"
8'
-
4
1
/
2
"
3'
-
0
"
4"
CU
R
B
1.
7
5
%
B
A
C
K
-
S
L
O
P
E
(EXISTING)
±6'-9"
BIKE LANE
±10'-0"
TRAVEL LANE
±18'-11/2"
TRAVEL / PARKING LANE
(EXISTING)(EXISTING)
WOODSTOCK'S
1.75%
11'-5"
±9
'
-
0
"
(V
E
R
I
F
Y
)
±8
'
-
2
"
(V
E
R
I
F
Y
)
2'-0"
BUFFER
6
45
2
7
13 12
14 15
SC2
ELEVATIONS
Sheet Contents:
Sheet Number:
Job Number:2257
Drawn By:CT
Date:09/27/23
D
A
M RONIT
LIC. C17018
EXPIRES 1/31/23
L CI E N S ED ARCHIT
S
TATE OF CAL I F O R N I A
E
CT
Sp
e
r
r
y
B
u
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l
d
i
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S
i
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Sp
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048SIDEWALK CAFE FRONT ELEVATION
A B
6
66
8
7
2 345
7
6
048SIDEWALK CAFE SECTION 'A'
ELEVATION REFERENCE NOTES
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
LINEAR GAS FIRE ELEMENT W/ GLASS SHIELD.
STEEL BALUSTERS BY KING ARCHITECTURAL METALS (13-45025-940,
13-45025-941) OR APPROVED ALTERNATE. PAINT TO MATCH (E) STOREFRONT.
STEEL POST PER PLAN. PAINT TO MATCH (E) BUILDING STOREFRONT.
GASHEATERS,TYP.OF(5)PERPLAN.
METAL OVERHEAD TRELLIS (2x2 SECONDARY COMPONENTS). PAINT TO MATCH
(E) BUILDING ELEMENTS.
(E) OVERHEAD AWNING TO REMAIN.
(E) LIGHTING TO REMAIN.
(E) SIGNAGE TO REMAIN.
STUCCO FINISH & PAINT TO MATCH (E) BUILDING.
RE-USE (E) LED STRING LIGHTS NO LOWER THAN 7' A.F.F.
EXISTING BICYCLE LANE TO REMAIN
MISSION WALK TILES PER CITY OF SLO STANDARD
ZURN LINEAR DRAIN GRATE (OR APPROVED ALTERNATE)
(E) UNDER SIDEWALK DRAIN SPEC 9367 TO CREEK BELOW
CONTINUE (E) UNDER SIDEWALK DRAIN SPEC 9367 TO NEW CURB FACE INLET
+228.59'
±219.19'
HIGUERA BRIDGE
±11'-8"6'-0"
(6'-0" MIN)
8'
-
3
"
(V
E
R
I
F
Y
)
3'
-
0
"
4"
CU
R
B
~1
.
6
%
B
A
C
K
S
L
O
P
E
(EXISTING)
±6'-9"
BIKE LANE
±10'-0"
TRAVEL LANE
±18'-11/2"
TRAVEL / PARKING LANE
(EXISTING)(EXISTING)
SPERRY
CAFE
1.6%
2'-0"
BUFFER
6
2
7
11
13 12
048SIDEWALK CAFE SECTION 'B'
3'
-
0
"
6
4
5
7
8
2
3
(EXISTING SIGNAGE)
WEST ELEVATION
3'
-
0
"
6
4
5
7
2
3
EAST ELEVATION
01/10/24 COMPLETION REVIEW1
1
11
Page 33 of 48
Page 34 of 48
38
5.2.2 Downtown Historic District
Setting
The Downtown Historic District encompasses the oldest part of the City of San Luis Obispo and
contains one of the City’s highest concentrations of historic sites and structures. The historic
Mission San Luis Obispo de Tolosa is at the geographic and historic center of the district, which
is bounded roughly by Palm and Marsh Streets on the north and south, Osos and Nipomo Streets
on the east and west, plus Dana Street as the northwest corner. Although some structures date to
the Spanish and Mexican eras (1772-1850) and the American pioneer settlement era (1850s-
1870), the majority of surviving structures date from the 1870s to the 1920s. The district is
comprised of two subdivisions: the Town of San Luis Obispo, recorded 1878 and the Mission
Vineyard Tract recorded in March of 1873. The Downtown Historic District has an area of 61.5
acres and in 2010 includes 98 designated historic structures.
The Downtown Historic District was developed along the City’s earliest commercial corridors
along Monterey, Higuera, Chorro, Garden and Marsh Streets, and has retained its historical use
as San Luis Obispo’s commercial and civic center. Commercial structures were laid out in a
regular grid pattern, with buildings set at the back of sidewalks and relatively narrow (60 foot
right-of-way) streets. The resultant narrow streets and zero building setbacks reinforce the
district’s human scale and vibrant Main Street image.
Site Features and Characteristics
Common site features and characteristics
include:
A. Buildings located at back of sidewalk
with zero street and side setbacks
B. Finish floors at grade
C. Recessed front entries oriented toward
the street
D. Front facades oriented toward the
street
E. Trees placed at regular intervals along
the street
Architectural Character
Built during the San Luis Obispo’s boom time circa 1870s-1910s (when the Town’s population
increased over 800 percent from 600 people in 1868 to 5,157 in 1910), the district’s commercial
architectural styles reflect the increasing wealth of the times. Architectural styles present in the
Downtown District include examples of Classical Revival, Italianate and Romanesque structures,
and more modest early American commercial. Although a few structures were designed by
outside architects (specifically from San Francisco and Los Angeles), the majority of Downtown
buildings were designed and built by local builders, including the Maino family, John Chapek,
721, 717 and 715 Higuera Street, North
Elevation
Page 35 of 48
39
Doton Building, 777 Higuera
Street, North Elevation
and Frank Mitchell.
Predominant architectural features include:
A. One to two stories (occasionally three)
B. Flat or low pitched roof, often with a parapet
C. Wide entablature or projecting cornice that often
includes classical architectural details such as
dentils, brackets and molding
D. First floor windows are horizontally oriented
storefront windows, often with display space
facing street. In multi-story structures, windows
are vertically oriented, typically with double
hung, wood sashes, and symmetrically arranged
so that they are dimensionally taller than their
width
E. Structures follow simple rectilinear or “boxy”
buildings forms
F. Masonry or smooth stucco wall siding
G. Contrasting bulkheads along base of street façade
H. Use of awnings, historic signs, second-story
overhangs and canopies
I. Use of transom windows above storefronts
Individually Contributing Elements in the Downtown District
Not all historic resources in the Downtown Historic
District were built during the district’s period of
significance of 1870-1930. These buildings generally do
not exhibit the signature architectural elements described
above but do contribute to the historic character of San
Luis Obispo in their own right based on age, architectural
style or historical association. By virtue of their
significance, these resources also merit preservation.
For example, the Doton Building is an example of
Streamline Moderne architecture from the 1930s. This
building was placed on the Master List as a significant
resource due to its craftsmanship and the rarity of this
particular style in San Luis Obispo. Additional examples
include the Laird building at 1023 Garden. Built in the
1880s, the Laird building is one of the City’s last
remaining Pioneer False front buildings. The Golden State
Creamery building at 570 Higuera is historically
significant to San Luis Obispo for its association with the
Smith Building and Union
Hardware Building, 1119 and
1129 Garden Street, East
Elevation
Page 36 of 48
40
dairy industry, an industry integral to the City’s development.
Non-Contributing Elements in Downtown
Non -contributing buildings are those that both do not meet the criteria outlined above and have
not achieved historical significance. Most of the post—1950 contemporary buildings in the
district fall into this latter category.
Non-contributing architectural styles,
materials or site features include:
A. Buildings setback from street or side
property lines
B. Building height, form or massing
which contrasts markedly with the
prevailing 2-3 story pattern
C. Wood, metal or other contemporary
material siding, or “faux”
architectural materials or features.
D. Asymmetrical arrangement of doors
and windows
E. Raised, non-recessed or offset street
entries to buildings
Residential
Although the majority of the Downtown District is commercial, within the district is a smaller
residential section, primarily along Dana Street and also down Monterey Street to the west of the
mission. This subsection includes a spectrum of settlement from the mid 19th century to the
1920s. Lots were generally platted in regular grids, although curved along Dana to accommodate
the creek.
Site features and characteristics- Residential:
A. Street yard setbacks of 20 feet or
more, often with low walls (2 feet) and
fences at sidewalk
B. Coach barn (garage) recessed into rear
yard
C. Front entries oriented toward the street
with prominent porch and steps
D. Front facades oriented toward the
street
The architectural styles in the residential area
of the Downtown district are varied and 756 Palm Street, South Elevation
1010 Nipomo Street, South and West
Elevations
Page 37 of 48
41
represent several different periods of development in San Luis Obispo. The oldest, vernacular
Adobe, dates back the early pioneer period. The Rosa Butrón de Canet adobe at 466 Dana is
from this period and is one of the few surviving adobes in San Luis Obispo. Folk and High
Victorian structures built during the population influx at turn of the twentieth century. Finally,
Spanish Revival, a style that achieved popularity in San Luis Obispo during the housing boom of
1920s and 1930s which was itself funded in part by the maturation of war bonds from World
War I.
Architectural features- Residential:
A. One and rarely two story buildings
B. Gable and hip roof types predominate
C. Traditional fenestration, such as
double-hung, wood sash windows,
ornamental front doors, wood screen
doors
D. Painted wood or smooth stucco
siding.
469 Dana Street, North Elevation
Page 38 of 48
42
***
Murray Adobe, 474 Monterey Street; Anderson House, 532 Dana
Street; Hotel Wineman, 849 Higuera Street; 762 Higuera Street
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