HomeMy WebLinkAboutItem 4a. 1405 Garden Street (ARCH-0568-2024) Review of a Mixed-Use Development in the Old Town Historic District
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: 1405 GARDEN STREET (ARCH-0568-2024) REVIEW OF A MIXED-USE
DEVELOPMENT IN THE OLD TOWN HISTORIC DISTRICT
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:Levi Seligman
REPRESENTATIVE:Jessie Skidmore, TEN OVER STUDIOS
RECOMMENDATION
Provide a recommendation to the Community Development Director as to the consistency
of the proposed project with the Historic Preservation Ordinance and applicable historic
preservation policies, standards, and guidelines
1.0 BACKGROUND
The applicant proposes to construct an
addition to an existing commercial building in
the Old Town Historic District, to create a
three-story mixed-use project comprised of
two residential dwellings on the upper floors,
over ground-level commercial offices (see
Project Plans, Attachment A). As provided by
§§ 14.01.030(B)(7) & (C)(4) of the City’s
Historic Preservation Ordinance, the project
is being referred to the Cultural Heritage
Committee (CHC) for its recommendation to
the Community Development Director as to
its consistency with historical preservation
policies for alterations and additions involving
properties within historic districts.
2.0 DISCUSSION
Site and Setting
The subject property is a commercial parcel at the southwest corner of Garden and Pismo
Streets (Figure 1), within the Old Town Historic District, one of the City’s oldest residential
neighborhoods, built up historically around the turn of the 20th Century, with older
structures dating back to the 1880s (see District description, Attachment B).
Meeting Date: 11/18/2024
Item Number: 4a
Time Estimate: 45 minutes
Figure 1: 1405 Garden St.
Page 9 of 49
Item 4a
ARCH-0568-2024 (1405 Garden)
Cultural Heritage Committee Report –November 18, 2024
The site is situated within an Office (O) Zone that extends along Pacific and Pismo
Streets, along the northern edge of the District. It is one of only seven parcels of this
Office Zone that extend into the District and, apart from two small Neighborhood
Commercial Zones1, these are the only parcels in the District located in a non-residential
zone. It is developed with a single-story commercial office building, constructed in 1948.
In the listing of historic properties established in 1988, with adoption of Resolution 6424
by the City Council, the property was classified as a “Non-Contributing Property”2 and has
not been subsequently reclassified. Within the immediate vicinity of the subject site (the
Pismo and Garden Street frontages adjacent to the site) are seven listed historic
resources: the Master-List Old Fire Station Building (750 Pismo), D.M. and Carrie Proper
Meredith House (1421 Garden), and Stanton House (752 Buchon); and four Contributing-
List residences (729 Pismo, 777 Pismo, 1425 Garden, and 770 Buchon).
1 Within the Old Town Historic District are two Neighborhood Commercial Zones, encompassing
the Sidewalk Market and Deli at 1401 Osos Street, and Gus’s Deli at 1638 Osos Street.
2 Non-Contributing Property is described in the 1988 listing of historical properties as “a structure
that does not contribute to the historic character of the area.
Figure 2: 1405 Garden: Garden St. frontage (left); Pismo St. frontage (right)
Figure 3: Proposed building, as remodeled; Garden St. frontage (left), Pismo St. frontage
(right)
Page 10 of 49
Item 4a
ARCH-0568-2024 (1405 Garden)
Cultural Heritage Committee Report – November 18, 2024
3.0 EVALUATION
Historical Preservation Program Guidelines
§ 3.1.1
Conformance with design
standards
The proposed project will conform with the goals and
policies of the General Plan, the Historic Preservation
Ordinance, these Guidelines, the Community Design
Guidelines, any applicable specific or area plan, and the
Secretary of the Interior’s Standards for the Treatment of
Historic Properties.
§ 3.2.1
Architectural
Compatibility – within
Historic Districts
The proposed project can found architecturally compatible
with the prevailing historic character of the Old Town
Historic District, as measured by its consistency with the
scale, massing, rhythm, siting and street yard setbacks of
the district's historic structures. However, as a non-
contributing element in the District, it does not attempt to
incorporate architectural elements of the District’s historic
structure, copy or imitate historic structures, or seek to
create the illusion that it is historic.
§ 3.2.2
Architectural
Compatibility
The proposed project will not sharply contrast with,
significantly block public views of, or visually detract from,
the historic architectural character of historically
designated structures adjacent to the site, or to detract
from the prevailing historic architectural character of the
Old Town Historic district.
Siting and setbacks. Current development standards for the Office and adjacent Medium-
Density Residential (R-2) Zones establish front and street side setbacks ranging from ten
to twenty feet. Much of the development in the vicinity, including construction of the
subject building, pre-dates the City’s adoption of setback standards3 and exhibits a variety
of nonconforming street setbacks, including the nearby historical resources identified
above.
Scale, massing, rhythm. Guidelines note that two-story, and rarely three-story, houses
predominate in the District (see Attachment B, pg. 35). Current development standards
limit building height in the Office and Medium Density Residential Zones to 35 feet, and
impose increasing upper-level setback requirements, to define the appropriate scale for
development within these zones. At 35 feet in height, and designed to step back at the
new upper levels to conform to setback standards, the proposed project maximizes the
site’s development potential and thus exhibits a marginally larger scale than the nearby
one- and two-story historical dwellings in the vicinity. The Stanton House, at Buchon and
3 The City of San Luis Obispo first adopted its Zoning Regulations in 1947
Page 11 of 49
Item 4a
ARCH-0568-2024 (1405 Garden)
Cultural Heritage Committee Report –November 18, 2024
Garden, on the “top of the hill” is among the largest of nearby buildings, in scale. Garden
Street slopes downward from Buchon toward Pismo Street, and a significant additional
upper-level setback is provided at the southern portion of the proposed building (adjacent
to 1421 Garden), which together serve to mitigate the perceived mass and scale of the
remodeled building.
Insofar as the existing building is nonconforming in street setback in a manner similar to
other buildings in the vicinity, and that the proposed addition is designed to conform to
current standards for building height and upper-level building setbacks, and provides
significant additional setback from adjacent property on Garden Street, the proposed
project can be seen to be consistent with the scale, massing, and rhythm exhibited by
buildings in the vicinity of this location.
Architectural Characteristics. As discussed above and in the Historical Preservation
Program Guidelines (see Attachment B, page 36), the Old Town Historic District is
predominantly a residential neighborhood, characterized by examples of High Victorian
architecture (including variations such as Queen Anne, Italianate, Stick and Gothic
Revival influences), especially along the “top of the hill” roughly aligned with Buchon
Street, and other, more modest structures with simpler styles (Neo-classic Row House,
Folk Victorian, and Craftsman Bungalow). Predominant architectural features include:
Two- and rarely three-story houses
Gable and hip roof types
Highly ornamented roof features, prominent fascias, bargeboards, gable end
treatments, decorative shingles, prominent pediments or cornices
Traditional fenestration, e.g., double-hung, wood sash windows, divided light
windows, ornamental front doors, wood screen doors
Painted wood surface material, including siding and decorative moldings
Figure 4: Stanton House (752 Buchon)
Page 12 of 49
Item 4a
ARCH-0568-2024 (1405 Garden)
Cultural Heritage Committee Report – November 18, 2024
Non-Contributing Elements. Guidelines note that most of the contemporary buildings in
the District are “non-contributing buildings” that do not exhibit the characteristics of the
District’s listed resources and have not achieved historical significance. With its stucco
siding, flat roof, rectilinear shape, and horizontal massing, the subject building falls within
this category. Given these circumstances, it is clear that with expansion of the building, it
cannot be expected that the architectural characteristics of the Victorian, Bungalow, and
other residential architectural styles found within the District would be incorporated into
the project design. It is also noted that Guidelines provide: “New structures are not
required to copy or imitate historic structures, or seek to create the illusion that a new
building is historic” (HPPG §3.2.1).
Community Design Guidelines
§ 3.1 (B)
Architectural style
The proposed project can be found compatible with the
existing built environment and to preserve the historic
flavor of the community and its scale and ambience.
§ 3.1 (B.2)
Neighborhood
compatibility
Although the proposed project does not duplicate the
character of surrounding buildings, it can be found to be
complementary to its surroundings, through employment of
an appropriate design theme; proportional building scale
and size; appropriate building setbacks and massing; and
appropriate colors, textures, and building materials.
§ 3.1 (B.4)
Form and mass
The proposed project employs wall articulation expressed
through wall offsets, recessed windows and entries, and
second floor setbacks.
§ 3.1 (B.5)
Rooflines
The project design is amenable to a flat roof form and is
otherwise consistent with the objectives of these
guidelines.
§ 3.1 (B.9)
Additions to existing
structures
The design of the proposed addition increases the scale
and massing of the existing building but employs
proportion and detailing appropriate to the original
structure. The design repeats the extensive window area
of the building’s bay and picture windows, its flat roof
design, and incorporates column and masonry accent
details echoing the building’s original minimalistic
decorative details.
Page 13 of 49
Item 4a
ARCH-0568-2024 (1405 Garden)
Cultural Heritage Committee Report – November 18, 2024
As discussed in the section above, the proposed project builds on the modern form, style
and minimal detailing of the original structure, rather than attempting to incorporate
characteristic elements of early 20th Century residential buildings in the vicinity or to mimic
their architectural styles. Nevertheless, the building respects, and is compatible with, the
style and scale of those buildings. As described by the project architect in the application
Design Summary (see Attachment C), “The proposed building design is rooted in the
existing building's mid-century modern features which include rounded exterior corners
and strong horizontal rooflines. The intent is to complement the original building design,
while not disguising the new construction as part of the original building.”
The project design provides a sense of human scale and proportion by carefully
considered wall articulation, through the use of ground-floor roof overhang, repetition of
thin support columns, contrasting block wall accents, significant upper-level building
setbacks, wall offsets, recessed deck areas and entries, and expansive window area. The
building’s modernistic design is amenable to a flat roof, and its cornice trim and rounding
are among the elements that enhance a sense of quality in design. The resulting form,
style, and appearance can be found to be consistent with guidance provided in
Community Design Guidelines for commercial project design (§ 3.1).
Secretary of the Interior’s Standards (Rehabilitation)
Setting – Alterations and Additions for a New Use
Recommended Not Recommended
Designing adjacent new construction that
is compatible with the historic character of
the setting.
Introducing new construction into historic
districts which is visually incompatible or
that destroys historic relationships within
the setting.
Although neither the subject property nor the building on it have been designated as a
historic resource, they are located within a historic district. As such, guidance regarding
the relationship between new construction and the historical character of a historic district
is useful. The building, both as it exists and as proposed to be remodeled, is recognized
as a noncontributing element to the Old Town Historic District and thus it does not directly
incorporate the District’s signature characteristics or mimic its characteristic architectural
styles. It nonetheless has been designed to be consistent with the siting, scale, and
massing of historic resources in the vicinity, while also achieving visual compatibility with
the District’s character by employing forms, detailing, and design elements appropriate to
the building’s modern style.
Page 14 of 49
Item 4a
ARCH-0568-2024 (1405 Garden)
Cultural Heritage Committee Report – November 18, 2024
Summary
The applicant has designed an addition to the existing building on this property in a
manner that respects and is compatible with the siting, scale, massing, and architectural
elements of historical resources in the Old Town Historic District. Based on the evaluation
provided in this report, staff suggests that the Committee provide a positive
recommendation to the Community Development Director regarding consistency of the
project with the Historical Preservation Ordinance and with applicable historical
preservation policies, standards, and guidelines.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA). It consists of Infill Development consistent with the Office land use
designation and applicable policies described in the City’s General Plan, cons istent with
standards and limitations described in Zoning Regulations for the Office (O) Zone, occurs
on a project site of less than five acres substantially surrounded by urban uses with no
value as habitat for endangered, rare or threatened species, would not result in any
significant effects relating to traffic, noise, air quality, or water quality, and can be
adequately served by all required utilities and public services, as described in CEQA
Guidelines § 15332.
5.0 ACTION ALTERNATIVES
1. Recommend that the Community Development Director find the project consistent
with the City’s Historical Preservation Ordinance and with applicable historical
preservation policies, standards, and guidelines (this is the action recommended by
staff, based on the evaluation provided above);
2. Continue review to another date with direction to staff and applicant; or
3. Recommend that the Community Development Director deny the application, based
on specific findings describing inconsistency with historical preservation policies,
standards, and guidelines.
6.0 ATTACHMENTS
A - Project Plans (ARCH-0568-2024)
B - Old Town Historic District (Historic Preservation Program Guidelines)
C - Design Summary (TEN OVER STUDIO)
Page 15 of 49
Page 16 of 49
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34
5.2.1 Old Town Historic District
Setting
Established in 1987, the Old Town Historic District abuts the Railroad district on the southeast
and is generally bounded by Pacific and Islay streets on the north and south, and by Santa Rosa
and Beach streets on the east and west. As one of the City’s oldest residential neighborhoods,
Old Town was built up historically around the turn of the twentieth century, with older structures
dating back to the 1880s. It consists of five subdivisions: the Mission Vineyard Tract recorded
in March 1873, the Dallidet Tract recorded in 1876, the Murray Church Tract recorded in 1876,
the Ingleside Homestead Tract, recorded in 1887, and the La Vina Homestead Tract, recorded in
1903. The District encompasses 86.1 acres, or 0.13 square miles.
The District’s prominent location, located just south of and uphill from the Downtown
commercial district, made it a desirable neighborhood for the City’s emerging merchant class
and leading citizens. Here, residents were close to businesses and commerce, but could avoid the
flooding and mud that plagued the Downtown. Home sites were laid out in regular grid
patterns, with relatively wide (60 foot right-of-way) streets and 60 foot wide lots. The resultant
wide streets and lot frontages allowed deep (20+ feet) setbacks and ample landscaping,
reinforcing the district’s prosperous image. Today the high concentration of 100 year old or
older residences establishes the District’s predominant architectural and visual character.
Site Features and Characteristics
Common site features and characteristics
include:
A. Prominent street yard setbacks of 20
feet or more
B. Coach barn (garage) recessed into rear
yard
C. Finish floors raised 2 3 above finish
grade
D. Front entries oriented toward street,
with prominent walk, stairs and porch
E. Front building facades oriented
parallel to street
1060 Pismo Street, South Elevation
Page 27 of 49
35
Architectural Character
In keeping with its peak period of development between 1880 and 1920, the Old Town District
has many examples of High Victorian architecture, a style popular in California during that time
period that reflected prosperity, power and discriminating taste. This included several style
variations, such as Queen Anne, Italianate, Stick and Gothic Revival influences, especially along
the top of the hill within the district roughly aligned with Buchon Street. Other, more modest
structures with simpler styles abound in other areas of the district. These buildings were first
home to the burgeoning merchant class in San Luis Obispo that emerged during the turn of the
century. These styles include Neo-classic Row House, Folk Victorian, and Craftsman Bungalow,
with many homes borrowing architectural details from several styles. Most of the houses in this
district were designed and constructed by the homes’ first occupants or by local builders and
were influenced by architectural pattern books of the time period. The shared first story porches
along Pismo Street are a good example of a common design feature linking buildings.
Predominant architectural features include:
A. Two- and rarely three-story houses
B. Mostly gable and hip roof types
C. Highly ornamented roof features,
including prominent fascias,
bargeboards, gable end treatments,
decorative shingles, prominent
pediments or cornices
D. Traditional fenestration, such as
double-hung, wood sash windows,
divided light windows, ornamental
front doors, wood screen doors
E. Painted wood surface material,
including siding and decorative
moldings
Although many of the buildings were built at separate times, the pattern, rhythm and repetition of
common design elements or detailing of historic building facades along Old Town streets creates
a prevailing theme and character for the
district.
Individually Contributing Elements in the
Old Town District
Some buildings within the bounds of the Old
Town District, constructed outside of the
period of significance for the district, 1880-
1920, do not share the elements outlined in the
above description, but have achieved
historical significance on their own and
1543 Morro Street, East Elevation
M.F. Avila House, 1443 Osos Street, East
Elevation Page 28 of 49
36
therefore individually contribute to the historic character of San Luis Obispo.
The M.F. Avila House at 1443 Osos Street is an example of a Spanish Revival style building
built in the late 1920s that has been placed on the City’s Master List as a significant resource, in
this case for its craftsmanship as well as its association with a historically significant local
person. St. Stephens Episcopal Church at 1344 Nipomo Street built in 1873 is an example of
Carpenter Gothic style. The first Episcopal church in San Luis Obispo County, St. Stephens is
historically significant both its architecture and its association with the pioneer period of San
Luis Obispo.
Non-Contributing Elements in the Old Town District
Non-contributing buildings are those buildings that both do not meet the criteria outlined above
and have not achieved historical significance. Most of the contemporary buildings in the district
fall into this category.
Non-contributing architectural styles,
materials or site features include:
A. Contemporary stucco or other material
exterior siding
B. Flat or extremely low pitched roof
C. Aluminum sliding windows
D. Rectilinear, “boxy” shape or very
horizontal massing
E. Unarticulated wall surfaces
The Vista Grande Apartments, 1415 Morro
Street, East Elevation.
Page 29 of 49
37
***
1059 Leff Street; Biddle House, 559 Pismo Street; 1624, 1636, 1642 Morro Street; and
Pismo Buchon Alley from Santa Rosa Street
Page 30 of 49
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 1 of 10
GARDEN STREET – MIXED USE
DESIGN SUMMARY
SITE INFORMATION
Address: 1405 GARDEN
Zone: O- OFFICE
Overlay Zone: HISTORIC DISTRICT- OLD TOWN
Listed Historic Property: NO
Flood Zone: 100 YEAR
Current Use: Office
Proposed Use: Office & Residential
PROPOSED DESIGN
This project proposes the conversion of an existing office building at the corner of Pismo St & Garden St.
into a 3-story mixed use building. A substanical portion of the ground floor office space is to remain to
maintain the integrity of the existing building and style. SEE IMAGE 1. Away from the corner, a portion of the
existing office building along Pismo St. will be renovated to a 2-car garage and entryway for the new
residential duplex above. SEE IMAGE 2.
IMAGE 1 – PROMINENT CORNER VIEW OF EXISTING BUILDING
IMAGE 2 – PORTION OF BUILDING ON PISMO TO UNDERGO RENOVATIONS.
Page 31 of 49
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 2 of 10
The ground floor office to remain will undergo a remodel of the interior, replacement windows for energy
upgrades, as well as a new roof (in the same location as the existing)
The new 2nd and 3rd floors are comprised of (2) residential units. Each unit has 2 bedrooms, open living
areas, in-unit laundry, and ample outdoor deck areas and (2) parking spaces - one inside the garage and one
directly outside. The upper floors are substantially set back to be a secondary feature to the overall
building, allowing the original office building to be prominent. The design also considers the uphill neighbors
on Garden street by maintaining a large setback from the shared property line.
The original structure was constructed in 1948 by a local architect H.B. Douglas, originally as a physician’s
office for James Barry Smith. The proposed building design is rooted in the existing building's mid century
modern features which include rounded exterior corners and strong horizontal rooflines. The intent is to
compliment the original building design, while not disguising the new construction as part of the original
building.
Page 32 of 49
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 3 of 10
OLD TOWN CONSIDERATIONS
The existing building would be considered an outlier to the prominent High Victorian architectural style of
the Old Town District. Though many of the elements are on the “non-contributing architectural style” it is
clear that the stucco siding and flat roof are critical to the modern design. It was our intent to follow the
queues from “Commercial infill in Historic Districts”, SEE IMAGE 3. as well as Modernisitic features that were
appropriate for commercial projects, rather than the prominently residential character of the Old Town
design guidelines.
IMAGE 3 (EXCERPTS FROM CITY OF SLO: HISTORIC PRESERVATION ORDINANCE )
Page 33 of 49
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 4 of 10
Other considerations were taken that the site is on the edge of the district SEE IMAGE 4, with an eclectic
mix of architectural styles in the immediate vicinity. SEE CONTEXTUAL IMAGES
IMAGE 4
SITE LOCATION
Page 34 of 49
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 5 of 10
CONTEXTUAL IMAGES
CORNER OF PISMO AND GARDEN (ACROSS STREET, JUST OUTSIDE OF OLD TOWN)
1329 GARDEN (JUST OUTSIDE OF OLD TOWN)
Page 35 of 49
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 6 of 10
1404 BROAD (IN OLD TOWN)
CORNER OF CHORRO AND PISMO (IN OLD TOWN)
Page 36 of 49
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 7 of 10
CORNER OF CHORRO AND PISMO (JUST OUTSIDE OF OLD TOWN)
CORNER OR CHORRO AND PISMO (JUST OUTSIDE OF OLD TOWN)
Page 37 of 49
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 8 of 10
1326 CHORRO (JUST OUTSIDE OF OLD TOWN)
1321 OSOS (IN OLD TOWN)
Page 38 of 49
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 9 of 10
PROPOSED DESIGN SUMMARY
Thank you! Please email me if you have any questions. Jessie Skidmore jessies@tenoverstudio.com
REUSE COLUMN ELEMENT AT
FIRST FLOOR ROOF
(CURRENTLY PART OF A
CANOPY)
UTILIZE SMOOTH
STUCCO PER
MODERNISITIC
DESIGN ELEMENTS
& TO MATCH
EXISTING BUILDING
UPPER FLOOR
STEPBACK PER
COMMERCIAL INFILL
IN HISTORIC
DISTRICTS
ROUNDED CORNERS ON
EXISTING AND NEW
MATCH NEW WINDOWS
TO EXISTING WINDOW
STYLE
NEW BREEZEWAY TO
CONNECT TO
EXISTING
COURTYARD
MATCH STYLE OF
VERTICAL COLUMNS
TO EXISTING ENTRY
DETAIL ON GARDEN
STREET.
UPPER FLOOR STEPBACK PER
COMMERCIAL INFILL IN
HISTORIC DISTRICTS
Page 39 of 49
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 10 of 10
Page 40 of 49
1
ARCH-0568-2024 (1405 Garden)
Alteration and addition to create a mixed-use project
(Old Town Historic District)
2
Historic Preservation Ordinance
3
4
5
6
7
8
9
10
Historic Preservation Program Guidelines
§ 3.2.1 & 3.2.2 Architectural Compatibility
Scale, massing, rhythm,
Signature architectural elements, exterior materials,
Siting and street yard setbacks
Not required to copy or imitate, or create illusion that building
is historic
Should not sharply contrast with, significantly block public
views of, or visually detract from historic architectural
character of adjacent historic structures or detract from
district’s prevailing historic architectural character
11
12
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Community Design Guidelines
General Architectural Guidelines – (§ 3.1 (B))
No particular architectural style or design theme is required
Preserve historic flavor, scale, and ambience of the community
Duplicating character not a design goal
Design theme; scale and size; setbacks and massing;
Colors, textures, and building materials
Express horizontal and vertical wall articulation
Flat roofs appropriate where project's overall design is
amenable
Addition should follow the same general scale, proportion,
massing, and detailing of the original structure
14
15
ARCH-0568-2024 (1405 Garden)
Alteration and addition to create a mixed-use project
(Old Town Historic District)
Recommended Action: Provide a positive recommendation to the Director regarding consistency with the Historic Preservation Ordinance and supporting Guidelines