HomeMy WebLinkAboutItem 5b. 1000 Higuera St. (ARCH-0205-2023)
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
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DR
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INLET
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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
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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
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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
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DR
AIN
INLET
CO
W
W
W
GGGGGGGGGGG2"GAS
SSSSSSSSSSSSSSSSSSSSSSSSSS
WWWWWWWW
2"GAS
4"WATER
8"SEWER
8"
P
V
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WV
WV
WV
WV
SD
WV
WV
SD
C
O
SD
PGE
WM WMGM
PG
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CATV
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TS
TS
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GMGMGMGM
WW WW W
WW WW
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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
FI
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H
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3
'
FIRE
H
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D
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1
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34
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6
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9
19
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±68'-6"
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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
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y
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.
HIGUERA ST.
(E
)
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
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REMOVE
A
W
N
I
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REMOVE
A
W
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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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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
i
l
d
i
n
g
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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Page 48 of 48
ARCH-0205-2023 (1000 Higuera)
Installation of a dining corral on a commercial building (Contributing List Property)
The CHC shall make recommendations to decision-making
bodies on the application of architectural, historic, and cultural
preservation standards and guidelines to projects and approvals
involving historic sites, districts, and structures
The Committee shall review and make recommendations to the
Director on applications and development review projects
which include new construction, additions or alterations on
historically listed properties
Historic Preservation Program Guidelines
§ 3.4.1 (c)New accessory structures should complement the primary
structure’s historic character through compatibility with its form,
massing, color, and materials.
§ 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.
Secretary of the Interior’s Standards (Rehabilitation)
Recommended Not Recommended
MASONRY
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.
WINDOWS
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.
Complementary form, massing, color, materials
Rectangular in form
“Painted to match” storefront
Material: Steel structure and railings
Maintain Integrity, Match Character
Aligned with columns, visibility to window bays
preserved
Attached to concrete façade at limited points
Alteration limited to portion of lower floor
Columns, Window Bays, Building entries unaltered
Commercial function and character
ARCH-0205-2023 (1000 Higuera)
Installation of a dining corral on a commercial building (Contributing List Property)
Action
Forward a recommendation to the Community Development Director regarding the
consistency of the proposed work with the Historic Preservation Ordinance