HomeMy WebLinkAboutAppendix B - Historic Preservation Report
Historic Preservation Report for the
Old Gas Works, 280 Pacific Street
(APN 002-505-006), San Luis
Obispo, San Luis Obispo County,
California
AUGUST 2024
REVISED AUGUST 2025
PREPARED FOR
CoVelop
PREPARED BY
SWCA Environmental Consultants
HISTORIC PRESERVATION REPORT FOR THE
OLD GAS WORKS,
280 PACIFIC STREET (APN 002-505-006),
SAN LUIS OBISPO, SAN LUIS OBISPO COUNTY,
CALIFORNIA
Prepared for
CoVelop
1304 Garden Street
San Luis Obispo, CA 93401
Prepared by
SWCA Environmental Consultants
1411 Broad Street
San Luis Obispo, CA 93401
(805) 543-7095
www.swca.com
SWCA Project No. 91108
August 2024
Revised August 11, 2025
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
i
CONTENTS
Introduction ................................................................................................................................................. 1
Methodology ................................................................................................................................................ 1
Prior Studies and Surveys .......................................................................................................................... 2
Remediation and Structural Stabilization ............................................................................................... 3
Project Description ..................................................................................................................................... 4
Regulatory Framework .............................................................................................................................. 6
State ........................................................................................................................................................ 6
California Environmental Quality Act ............................................................................................. 6
California Register of Historical Resources..................................................................................... 7
California Historic Building Code ................................................................................................... 7
Local ....................................................................................................................................................... 8
San Luis Obispo Historic Preservation Program ............................................................................. 8
San Luis Obispo Inventory of Historic Resources ........................................................................... 8
Historic Context ........................................................................................................................................ 10
Manufactured Gas Plants ...................................................................................................................... 10
The First Gas Works, Dana Street (1875–1905) .................................................................................. 11
Transitioning to Pismo Street (1902–1904) ......................................................................................... 14
Development of Block 117 ............................................................................................................ 17
Construction of the Pismo Street Gas Works ....................................................................................... 20
Los Berros Quarries .............................................................................................................................. 21
Mission Revival Architecture ............................................................................................................... 24
Electric Plant Fire ................................................................................................................................. 30
Inventory and Valuation (1911–1912) ................................................................................................. 32
Midland Counties Public Services Corporation ................................................................................... 34
PG&E Remediation and California Department of Toxic Substances Control Resolution ................. 39
Old Gas Works as a City of San Luis Obispo Master List Resource ................................................... 40
Old Gas Works as an Eligible Resource for Listing in the CRHR ....................................................... 41
Evaluation under Criterion 1 ................................................................................................................ 41
Evaluation under Criterion 2 ................................................................................................................ 41
Evaluation under Criterion 3 ................................................................................................................ 41
Evaluation under Criterion 4 ................................................................................................................ 41
Evaluation of Resource Integrity .......................................................................................................... 42
Character-Defining Features ................................................................................................................... 42
Original Character-Defining Features .................................................................................................. 42
Current Character-Defining Features ................................................................................................... 44
Summary of Existing Character-Defining Features ............................................................................. 53
Findings ...................................................................................................................................................... 56
California Register of Historical Resources ......................................................................................... 56
Assessments of Conformity ...................................................................................................................... 56
San Luis Obispo Historic Preservation Ordinance ............................................................................... 56
San Luis Obispo Historic Preservation Program Guidelines ................................................................ 57
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Secretary of the Interior’s Standards for the Treatment of Historic Properties: Rehabilitation ........... 58
Standards for Rehabilitation .......................................................................................................... 58
2014 Agreement Stipulations ............................................................................................................... 62
Conclusion ................................................................................................................................................. 63
Preparer’s Qualifications ......................................................................................................................... 63
References Cited ........................................................................................................................................ 64
Appendices
Appendix A. CoVelop Design Plan Set for the 280 Pismo Street Mixed-Use Development Project
(May 2025)
Appendix B. Salvaged Historic Door and Lunette Interior Reuse Exhibits
Figures
Figure 1. The project area, adjacent to the Mid-Higuera Street Enhancement Plan Area, is shown in
red. .............................................................................................................................................. 2
Figure 2. South/Pismo Street Elevation of the proposed project with the new residential building
(left) and proposed rehabilitation of the Old Gas Works building (right) (Arris Studio
Architects 2024). ......................................................................................................................... 5
Figure 3. East Elevation of the proposed project with the Old Gas Works building (center-left),
restroom addition hyphen (center), and kitchen addition (right) (Arris Studio Architects
2024). .......................................................................................................................................... 5
Figure 4. First Gas Works, at Dana Street location (Sanborn Map, September 1886, Sheet 7). ................ 12
Figure 5. San Luis Obispo Gas Works, featuring a modified bank of retorts, still occupied Dana
Street three years after the franchise ordinance (Sanborn Map December 1891, Sheet
11). ............................................................................................................................................ 13
Figure 6. The Sanborn map of May 1903 (Sheet 6) shows the last iteration of the gas plant at the
Dana Street location. Operating as the Pacific Coast Heat, Light & Power Company, the
plant included both coal-fed and crude oil-fed retorts. ............................................................. 13
Figure 7. Ezra Scoville (E. S.) Hoyt (1854–1924). ..................................................................................... 14
Figure 8. Harris & Lakin’s 1873 Map of Reed & Co’s Addition to the Town of San Luis Obispo.
Lots 10-12 of Block 117, indicated by the red box, are the future location of the 1905
Gas Works building. “Railroad Alley” crosses the middle of the block. .................................. 18
Figure 9. The San Luis Lumber Yard & Planing Mill added a daily cacophony to the South Higuera
Street neighborhood between Walker (Hill) Street and Archer Street in February 1888.
Note the hay barn in the lower left corner................................................................................. 19
Figure 10. Sanborn Map, December 1891, Sheet 16, shows only the hay barn on Sanborn-numbered
Block 129 [Reed and Co’s Addition Block 117]. ..................................................................... 19
Figure 11. “Volcanic tuff quarry, Los Berros, San Luis Obispo County” (California Bureau of
Geology 1906). ......................................................................................................................... 21
Figure 12. Los Berros stone on arches and coigns of 1905 Carnegie Library Building. ............................ 23
Figure 13. “Property of Charles Erickson, 1129-1133 Chorro Street” (Tigner 1904:42). .......................... 24
Figure 14. Southern Pacific Railroad advertisement, 1905 (Etsy 2025). .................................................... 25
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 15. 1894 Southern Pacific Railroad depot, Burlingame (IS Architecture 2017). ............................ 25
Figure 16. Sonoma City Hall under construction, 1906 (Wikimedia Commons). The building is
extant and listed on the National Register. ............................................................................... 25
Figure 17. Santa Clara Municipal Gas Works, 1905, showing the gas holder and the brick gas
generator building, constructed in the Mission Revival style. Photographer: “Winslow”
(Calisphere.org). ....................................................................................................................... 26
Figure 18. “San Luis Gas & Electric Co., Gas Works” Photographer: Fitzhugh (Tigner 1904:27). .......... 26
Figure 19. The Gas Works plant components are depicted in this 1903-1905 Sanborn map (Sheet
13); the electric plant had not yet been built. ............................................................................ 27
Figure 20. San Luis Gas & Electric Light Company Plant, June 1906 (San Luis Obispo Morning
Tribune 3 June 1906:1). The newly built electric plant is at the far right, fronting on
unpaved Walker Street (cf. Figure 21 for plan view). The subject gas plant is indicated
by the red arrow. ....................................................................................................................... 28
Figure 21. The July 1909 Sanborn map (Sheet 13) includes the electric plant, at the corner of
Walker and Pismo, completed on the site by June 1906. .......................................................... 29
Figure 22. San Luis Gas & Electric Company business office and showroom, 986 Monterey Street.
Note the gas stoves and heaters on display and the array of light bulbs framing the
windows (The History Center). ................................................................................................. 29
Figure 23. San Luis Obispo Tribune 25 July 1907:8. ................................................................................. 30
Figure 24. San Luis Obispo Tribune 18 September 1907:4. ....................................................................... 30
Figure 25. San Luis Obispo Tribune 5 February 1908:4. ............................................................................ 30
Figure 26. San Luis Obispo Tribune 18 August 1908:4.............................................................................. 30
Figure 27. Electric Plant damage from October 13, 1907, fire (The History Center). The Gas Plant,
far left, was unscathed. .............................................................................................................. 31
Figure 28. Interior fire damage included heavily scorched wood framing and the loss of the driver
belt for the massive generator (The History Center). ................................................................ 31
Figure 29. View of north end of Electric Plant after fire (cf. Figure 21 for plan view of this
building) (The History Center). ................................................................................................ 32
Figure 30. View of Gas Works, c1911 (The History Center). Note the doors, which appear to be in-
swinging, and the lunette in its original location. ..................................................................... 32
Figure 31. View across Gas Plant site toward Pismo Street, c1911 (The History Center). An in-
ground crude oil tank (holding the feed-stock for the gas plant) is at the right. ....................... 33
Figure 32. Grand Summary, Porter and Coy 1911-1912 Inventory and Valuation of San Luis Gas &
Electric Company (The History Center). .................................................................................. 33
Figure 33. Detailed descriptions of Gas Works components from Porter & Coy 1911-1912
Inventory and Valuation (The History Center). ........................................................................ 34
Figure 34. Detailed descriptions of Gas Works components from Porter & Coy 1911-1912
Inventory and Valuation (The History Center). ........................................................................ 34
Figure 35. San Luis Obispo and Coalinga are both shown as part of the territory combined by the
San Joaquin Light & Power Company and the Midland Counties Public Service
Corporation (Huntington Library Digital Collection). .............................................................. 35
Figure 36. Sanborn Fire Insurance map, 1926. The site was owned by the Midland Counties Public
Service Corporation, but manufactured gas and electricity production had ceased. Note
the Coalinga substation across the alley.................................................................................... 37
Figure 37. 2008 photograph of the Old Gas Works building’s north and west elevations. Note the
non-historic doors present at this time. ..................................................................................... 38
Figure 38. 2008 photograph of the Old Gas Works building’s south façade and west elevation. Note
the original doors and lunette in their historic location. ............................................................ 38
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 39. Project site in 2016, before the PG&E remediation clean-up began (San Luis Obispo
Tribune 2016). ........................................................................................................................... 39
Figure 40. California Department of Toxic Substances Control resolution of remediation. ...................... 39
Figure 41. Gas Works building in 1904, shortly after construction. ........................................................... 43
Figure 42. Gas Works building c1911. The broad, arched doorway, with wooden plank doors and a
decorative leaded glass lunette are visible on the Pismo Street (south) elevation. ................... 43
Figure 43. Gas Works building, c1911. The two skylights are prominent on the gabled roof ridge.
The corrugated iron roofing material was intended to imitate Mission Revival-style roof
tiles. ........................................................................................................................................... 44
Figure 44. Pismo Street elevation (cf. Figure 42, above). Character-defining features include the
original Los Berros (Caen) stone laid up in random, quarry-faced ashlar masonry
pattern; a broad arched doorway with voussoir; parapets extending beyond the wall; and
a low-pitched gable roof with narrow eaves and corrugated metal roofing material (this
roof is likely a replacement modeled after the original roof, described in 1911-1912 as
“imitation tiling galvanized iron”) (see Figure 33). The original roofline had skylights
and tall metal smokestacks. ....................................................................................................... 45
Figure 45. Pismo Street elevation. The initials are carved into the edge of the parapet wall, to the
left of the doorway. ................................................................................................................... 45
Figure 46. Pismo Street elevation. Detail of the voussoir above the arched doorway, including the
steel channel that was installed as part of the seismic retrofit. ................................................. 46
Figure 47. Pismo Street elevation. Articulation of the eaves, wall, and end of the adjoining parapet
wall (which abuts Pismo Street wall but is not integrated with it). ........................................... 46
Figure 48. Archer Street elevation. Character-defining features include a curvilinear parapet wall,
quatrefoil vent in gable end with fixed wooden louvers, and small arched doorway with
voussoir. .................................................................................................................................... 47
Figure 49. Archer Street and Pacific Street elevations. Character-defining features include original
door openings facing Pacific Street (cf. Figure 42). ................................................................. 47
Figure 50. Walker Street elevation. Character-defining features include the quatrefoil vent in the
gable end of the parapet wall, with fixed wooden louvers and porcelain knob insulators. ....... 48
Figure 51. Walker Street elevation. Parapet wall showing another view of the random, quarry-faced
ashlar masonry pattern used on the entire building. This masonry style uses high-relief,
rectangular blocks of various sizes, laid up in discontinuous courses. ..................................... 48
Figure 52. Interior view of rafters and corrugated roofing. The parapet wall with the quatrefoil vent
faces Walker Street, and the arched doorway faces Pismo Street. The doors pictured
here are not from the building’s period of significance and appear to have been
fabricated and installed at a later date. ...................................................................................... 49
Figure 53. The original Pismo Street entrance doors stored for reuse are located at left; note the
different material, different construction, and deteriorated condition compared to the
door at right. The original lunette window for the archway is also stored inside but was
still crated and not visible. Like the original doors, the original door hardware is also a
character-defining feature. ........................................................................................................ 49
Figure 54. Original iron bar door handle. ................................................................................................... 50
Figure 55. Side view of layers making up the original, historic door. ........................................................ 50
Figure 56. Original door latch eye. ............................................................................................................. 50
Figure 57. Original door hardware. ............................................................................................................. 50
Figure 58. The interior wall surfaces appear to have been coated with plaster originally. This
surface is discolored and deteriorated, with cracks, spalling, and patching at various
locations throughout the building. ............................................................................................ 51
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 59. Parapet wall with quatrefoil vent facing Archer Street. The location of the original small
arched door is not known. ......................................................................................................... 51
Figure 60. The large barn door, at left, was formerly installed on the Pacific Street elevation.
However, based on a comparison of historic photographs (cf. Figure 42), the door at left
is also not original to the building and, therefore, not a character-defining feature. ................ 52
Figure 61. The largest doorway, facing Pacific Street, is an original opening in the building. The
“barn” doors, however (stored to the right), are not original per historic photographic
evidence. The location of the original arched wooden segment of the door (cf. Figure
43) is not known. ....................................................................................................................... 52
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
1
INTRODUCTION
SWCA Environmental Consultants has been retained by CoVelop (Collaborative Development) to
prepare a Historic Preservation Report for the proposed 1390 Walker Street and 280 Pismo Street Mixed-
Use Development Project (project) in the city of San Luis Obispo, San Luis Obispo County, California.
This evaluation will examine the single extant building on the property—the former San Luis Obispo Gas
Works (Old Gas Works)—designated in 1983 by the city as a Master List Historical Property. The subject
project is located at 280 Pismo Street (APN 002-505-006), in a part of San Luis Obispo historically
characterized by mixed industrial, commercial, and residential use. The location is outside the limits of
any designated historic district and is currently zoned C-S (Service Commercial).
The proposed project would repurpose and rehabilitate the existing Mission Revival-style Old Gas Works
building, which was constructed in 1904, with an expansion addition as part of a future restaurant with
outdoor patio space, parking lot and trash enclosure and include a four-story, 49-unit residential building
and parking lot constructed on adjacent parcels between Pismo Street and Pacific Street (see Appendix A
for project plan set). The proposed project includes three separate parcels that will include in a minor
subdivision and tentative parcel map for an eventual condominium map.
The specific purposes of this Historic Preservation Report are: 1) to augment the existing historical
context of the building by identifying and documenting its character-defining features and verifying its
Master List designation and its designation as a historical resource under the California Environmental
Quality Act (CEQA); 2) to assess the proposed project’s compliance with the City of San Luis Obispo’s
Historic Preservation Program Ordinance and associated Preservation Program Guidelines; and 3) to
evaluate the proposed project’s compliance with the Secretary of the Interior’s Standards (SOIS).
METHODOLOGY
This report has drawn from primary and secondary sources, including city records, online newspaper
databases, online sources on manufactured gas plants, and Sanborn Fire Insurance Company maps. The
original 1911-1912 inventory and valuation of the San Luis Gas & Electric Company property (the
subject site), along with several detailed historical photographs of the property from the collections of The
History Center, were extremely useful in clarifying the original components and character-defining
features of the project site. SWCA visited the site on August 2, 2024, to take current photographs, also
included in this report.
This report is part of ongoing historic preservation efforts in the City of San Luis Obispo. The city
established its first historic preservation policies, created the Cultural Heritage Committee (an advisory
body to the City Council), conducted its first historical resource surveys, and designated its first historic
districts in the late 1970s and 1980s. Photographs, inventory sheets, and handwritten notes from files in
the city’s Community Development Department document that the Old Gas Works property at 280 Pismo
Street was among those inventoried in these early surveys. The tasks comprised in this Historic
Preservation Report (the architectural evaluation, assessment of compliance, and report preparation) were
carried out by SWCA Staff Architectural Historian Paula Juelke Carr, M.A. Supplemental revisions and
analysis were completed by SWCA Principal Architectural Historian Dan Herrick, M.H.C.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
2
PRIOR STUDIES AND SURVEYS
The first historic survey to document the project location (Figure 1) appears to have been the 1982-1983
survey conducted by the newly formed Cultural Heritage Committee. As described in the City of San Luis
Obispo’s Citywide Historic Context Statement (Historic Resources Group 2014:6):
[The Committee] completed an architectural and photographic survey that recorded over
2,000 pre-1941 buildings, sites, and objects within the city. This survey is referred to as
Historical Resources Survey I. The surveyed properties were located primarily near the
central downtown core. The goals of the survey included the preparation of a master
inventory of cultural resources and the identification of “parameters for establishing
guidelines for preservation issues and themes.” Those sites found to be architecturally or
culturally significant formed the basis of the City’s Master List of Historic Resources.
The Old Gas Works was included in the Committee’s survey and was designated a Master List property
in 1983. Because of the scale of the survey effort, intensive studies of each property were not planned.
The photos and descriptions compiled by the Cultural Heritage Committee, however, have created a
valuable baseline for the identification of significant resources and for capturing their condition in the
early 1980s.
Figure 1. The project area, adjacent to the Mid-Higuera Street
Enhancement Plan Area, is shown in red.
A few years earlier, in 1979, UCSB art history professor David Gebhard and architectural historian
Lauren Weiss had conducted a focused architectural survey of parcels along a segment of Higuera Street
(Gebhard and Weiss 1979). Their study was followed in the 1990s by further technical studies carried out
by Cannon & Associates on mid-Higuera Street in the late 1990s in connection with the city’s Mid-
Higuera Street Enhancement Plan. The study areas for both the Gebhard-Weiss report and the Cannon
studies are essentially the same, following the San Luis Obispo Creek and South Higuera Street corridor
from Marsh Street south to Madonna Road. The Mid-Higuera Street Enhancement Plan was adopted by
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
3
the City Council in March 2001 (Cannon & Associates 1999; San Luis Obispo City Council Resolution
No. 1965, 2001 Series).
The Enhancement Plan notes:
The Mid-Higuera area merits special attention for several reasons. It is a “gateway
corridor,” located between two major freeway interchanges, both major entries to San
Luis Obispo. Higuera Street serves as the principal commercial street connecting
Downtown to the city’s next largest retail area on Madonna Road . . . This section of
Higuera Street once served as the historic “El Camino Real.” Its role as the main route
through town, prior to the freeway, is reflected in a rich history and interesting mix of
land uses” (City of San Luis Obispo 2001:13).
Although the Gas Works property was not included in these studies, the nature of the “rich history and
interesting mix of land uses” along the Mid-Higuera Street corridor certainly extended into the general
project area—an eccentric triangular streetscape bounded by the angled intersection of Higuera and
Marsh streets to the north, by Archer Avenue to the east, and by High Street to the south. Within this
triangle, Pacific, Walker, Pismo, High, and Buchon streets converged at a variety of angles, feeding into
Mid-Higuera Street. The project area is at the center of this triangle.
It should be noted that the type of industries that predominated in this general area were both noisy and
noisome, with much of the work conducted and many of the materials stored outside. As documented on
Sanborn Fire Insurance maps, nearby land use (across High Street) included the tracks and numerous
sidings and spurs of the Pacific Coast Railway, along with the associated railway depot, loading docks,
repair shops, and extensive yards. The Railway was an important economic driver for the entire Mid-
Higuera Street neighborhood and was essential to a broad array of allied local industries, including
lumber companies, planing mills, and machine shops.
The 2001 Mid-Higuera Street Enhancement Plan identified several of the industrial and commercial
buildings and residences as “Resources of Historic, Architectural, or Aesthetic Value.” Two of these
Higuera Street resources have been designated Master List Historical Properties: the Pacific Coast
Railway, and the Waite Planing Mill (City of San Luis Obispo 2001:33–34). Like the other two industrial
sites, the Old Gas Works fits into the same category, manifesting its own historical and architectural
value.
Remediation and Structural Stabilization
In 2009 the Pacific Gas and Electric Company (PG&E) purchased the property with the intention of
remediating the former gas works property of hazardous materials. As part of this effort, PG&E also took
steps to preserve the Old Gas Works building in its existing condition. Initially, and to improve security
and safety at the building, the wood doors and wood windows were removed from the building by PG&E
in 2010 and replaced with wood framing and plywood. A 2014 agreement between the City and PG&E
stated that one sliding wood door, three hinged doors, and one wood window were all salvaged and stored
on-site within the building (City of San Luis Obispo 2014). In addition to completing a seismic retrofit of
the building, which included the construction of a new steel framing system at the interior of the building
to stabilize the overall structure and improve performance during a seismic event, the City stipulated that
the salvaged windows would be reused in the building as part of a “…future rehabilitation, adaptive reuse,
tenant improvement, or related work on the Historic Building” (City of San Luis Obispo 2014).
The 2014 Agreement noted that the original lunette window and all of the doors therein were historic.
However, subsequent investigations using historic photographs and physical observations have found that
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
4
two doors are likely to be original to the building. Other doors, including the large sliding barn door and
those of similar construction, were added at a later date and do not reflect the original conditions of the
building from the period of significance.
PROJECT DESCRIPTION
The proposed project is a mixed-use development that includes the rehabilitation of the historic Old Gas
Works building and new adjacent construction. Located southwest of downtown San Luis Obispo, the
project site occupies the western portion of the city block bounded by Pacific Street (north), Walker Street
(west), Pismo Street (south), and Archer Street (east). The northern portion of the property will be utilized
as surface parking and the southern portion along Pismo Street will include the mixed-use development
(Figure 2).
The main scope element is the new four-story multi-family residential building development that is
situated at the southwestern corner of the project site. This four-story building will offer a mixture of
studios, one-bedroom units, and two-bedroom units. Residents benefit from a range of amenities,
including a welcoming lobby, secure bike storage, and outdoor patios located throughout the insular
spaces of the property. In addition to the new construction, the historic Old Gas Works building will be
incorporated into the proposed project by rehabilitating and reusing the building as commercial space,
specifically as a restaurant with a restroom and kitchen addition that will contribute to the vibrancy and
utility of the development for both residents and the broader community.
For the proposed multi-family building, architectural elevations showcase a blend of materials, including
painted cement plaster stucco in both warm and neutral tones, metal vertical siding, terracotta brick
veneer, and similar details. This relatively traditional material palette, coupled with staggered massing to
create distinguished blocks and select use of a gable roof profile, will create a visually engaging
appearance that is intended to be sensitive within surrounding neighborhood context, while also being
differentiated as contemporary.
For the Old Gas Works building, the proposed project will preserve the Mission Revival-style building
and its character-defining exterior. New elements will be limited to the installation of new skylights and
black steel glazed storefront systems at the existing entrance openings. The most notable change will be
the construction of the new additions to the building at the north (rear) façade of the historic building.
This will be in the form of the restroom addition, which will have a smaller overall volume, ultimately
serving as a hyphen to separate the historic envelope of the Old Gas Works building from the nearby
kitchen addition (Figure 3). The restroom hyphen will be clad with corten siding in a wood tone, and the
kitchen addition will be clad with a terracotta veneer.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 2. South/Pismo Street Elevation of the proposed project with the new residential building
(left) and proposed rehabilitation of the Old Gas Works building (right) (Arris Studio Architects
2024).
Figure 3. East Elevation of the proposed project with the Old Gas Works building (center-left),
restroom addition hyphen (center), and kitchen addition (right) (Arris Studio Architects 2024).
At the interior of the Old Gas Works building, the interior of the building, which is defined by a single
open volume, will be preserved with the exposed stone masonry and previously installed retrofitted steel
structure framing exposed. At the primary entrance of the building, the historic wood doors will be fixed
at the interior elevation in an open position flanking the opening; all other doors that were previously
salvaged have been determined to be non-historic and later additions to the building (see the Character-
Defining Features section of this report). The historic lunette with decorative glass that was formerly in
the primary (south) entrance of the building will also be preserved and reused. However, due to the steel
channel installed at the archway to stabilize the building, the feature no longer fits within the existing
arched opening in a way that is functional. Because of this, and its generally deteriorated condition, the
feature will be reused as a decorative and interpretive element that will be installed at the interior west
elevation, near the entrance. These features will be accompanied by interpretive and didactic components,
including historic photographs and written narratives, which will be placed nearby and provide insights to
patrons and visitors into the history of the Old Gas Works building.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
6
REGULATORY FRAMEWORK
State
California Environmental Quality Act
CEQA requires a lead agency to analyze whether historic resources may be adversely impacted by a
proposed project. Under CEQA, a “project that may cause a substantial adverse change in the significance
of a historic resource is a project that may have a significant effect on the environment” (California Public
Resources Code [PRC] 21084.1). Answering this question is a two-part process: first, the determination
must be made as to whether the proposed project involves cultural resources; second, if cultural resources
are present, the proposed project must be analyzed for a potential “substantial adverse change in the
significance” of the resource.
According to State CEQA Guidelines Section 15064.5, for the purposes of CEQA, historic resources are:
1. A resource listed in, or formally determined eligible for listing in, the California Register of
Historical Resources (CRHR) (PRC 5024.1; 14 California Code of Regulations [CCR]
4850 et seq.);
2. A resource included in a local register of historical resources, as defined in PRC 5020.1(k) or
identified as significance in a historic resources survey meeting the requirements of PRC
5024.1(g); and
3. Any building, structure, object, site, or district that the lead agency determines eligible for
national, state, or local landmark listing; generally, a resource shall be considered by the lead
agency to be historically significant (and therefore a historic resource under CEQA) if the
resource meets the criteria for listing in the CRHR (as defined in PRC 5024.1; 14 CCR 4852).
According to CEQA, the fact that a resource is not listed in or determined eligible for listing in the CRHR
or is not included in a local register or survey shall not preclude the lead agency from determining that the
resource may be a historical resource (PRC 5024.1). Pursuant to CEQA, a project with an effect that may
cause a substantial adverse change in the significance of a historical resource may have a significant
effect on the environment (State CEQA Guidelines Section 15064.5(b)).
SUBSTANTIAL ADVERSE CHANGE
State CEQA Guidelines Section 15064.5 specifies that “substantial adverse change in the significance of
an historical resource means physical demolition, destruction, relocation, or alteration of the resource or
its immediate surroundings such that the significance of an historical resource would be materially
impaired.” Material impairment occurs when a project alters in an adverse manner or demolishes “those
physical characteristics of an historical resource that convey its historical significance and that justify its
inclusion” or eligibility for inclusion in the National Register of Historic Places (NRHP), CRHR, or local
register. In addition, pursuant to State CEQA Guidelines Section 15126.2, the “direct and indirect
significant effects of the project on the environment shall be clearly identified and described, giving due
consideration to both the short-term and long-term effects.”
State CEQA Guidelines Section 15064(d) further defines direct and indirect impacts in the following
manner:
1. A direct physical change in the environment is a physical change in the environment which is
caused by and immediately related to the project.
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2. An indirect physical change in the environment is a physical change in the environment, which is
not immediately related to the project, but which is caused indirectly by the project. If a direct
physical change in the environment in turn causes another change in the environment, then the
other change is an indirect physical change in the environment.
3. An indirect physical change is to be considered only if that change is a reasonably foreseeable
impact which may be caused by the project.
In accordance with State CEQA Guidelines and 14 CCR 15126.4(b)(1), a project that has been
determined to conform with the SOI Standards is generally considered a project that will not cause a
significant adverse impact to historical resources.
California Register of Historical Resources
Created in 1992 and implemented in 1998, the CRHR is “an authoritative guide in California to be used by
state and local agencies, private groups, and citizens to identify the state’s historical resources and to indicate
what properties are to be protected, to the extent prudent and feasible, from substantial adverse change”
(PRC 21083.2 and 21084.1). Certain properties, including those listed in or formally determined eligible for
listing in the NRHP and California Historical Landmarks numbered 770 and higher, are automatically
included in the CRHR. Other properties recognized under the California Points of Historical Interest
program, identified as significant in historical resources surveys or designated by local landmarks programs,
may be nominated for inclusion in the CRHR. According to PRC 5024.1(c), a resource, either an individual
property or a contributor to a historic district, may be listed in the CRHR if the State Historical Resources
Commission determines that it meets one or more of the following criteria, which are modeled on NRHP
criteria:
• Criterion 1: It is associated with events that have made a significant contribution to the broad
patterns of California’s history and cultural heritage.
• Criterion 2: It is associated with the lives of persons important in our past.
• Criterion 3: It embodies the distinctive characteristics of a type, period, region, or method of
construction, or represents the work of an important creative individual, or possesses high artistic
values.
• Criterion 4: It has yielded, or may be likely to yield, information important in history or
prehistory.
Resources nominated to the CRHR must retain enough of their historic character or appearance to convey
the reasons for their significance, known as integrity. Aspects of integrity assessed when determining
potential eligibility include location, setting, materials, design, workmanship, feeling, and association.
California Historic Building Code
The California Historic Building Code (CHBC)—codified as 24 CCR Part 8—is intended to facilitate the
preservation and rehabilitation of qualified historic buildings and structures in the state, meaning those
that are designated at the federal, state, or local level. Generally, the CHBC recognizes that standard
building codes can pose challenges to historic properties, potentially leading to unnecessary loss of
historic fabric or character-defining features, resulting in challenges to continue reusing these properties
within a contemporary manner. The CHBC provides alternative regulations that are performance-based,
allowing for flexibility in meeting fire safety, structural, and accessibility requirements. This flexibility is
intended to encourage the continued use and adaptive reuse of historic resources, while still ensuring
reasonable levels of safety and accessibility.
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Although the CHBC can be a useful tool, the nature of the building was such that it was not necessary to
implement for the execution of the proposed project as a successful rehabilitation.
Local
San Luis Obispo Historic Preservation Program
The City’s Historic Preservation Program is established through the Historic Preservation Ordinance,
which is codified in Chapter 14.01 of the City’s Municipal Code. The overall purpose of the ordinance is
to identify, protect, enhance, preserve, and promote “. . . cultural resources that represent distinctive
elements of San Luis Obispo’s cultural, educational, social, economic, political, and architectural history”
(City of San Luis Obispo 2010a:14.01.010(B)). To meet this purpose, the Historic Preservation Ordinance
outlines the essential framework for the City’s Historic Preservation Program, which includes the
foundations and role of the City’s CHC, procedures for identifying and evaluating historic resources for
the San Luis Obispo Inventory of Historic Resources (SLO IHR), and processes for demolishing,
relocating, or altering a variety of historic properties.
To supplement the Historic Preservation Ordinance, the City adopted and published the Historic
Preservation Guidelines, which highlight key information and processes related to designing, planning,
and executing projects that both directly and indirectly involves historic resources (City of San Luis
Obispo 2010b).
San Luis Obispo Inventory of Historic Resources
The SLO IHR is the local inventory of designated historical resources within the city boundaries. This
includes any buildings, structures, objects, sites, gardens, sacred places, historic districts, or other
properties that have been determined to meet the City’s eligibility criteria. Unlike the NRHP or CRHR,
the SLO IHR features two distinct lists that correlate with the types of resources and their level of
significance:
• Master List Resource: A designation which may be applied to the most unique and important
historic properties and resources in terms of age, architectural or historical significance, rarity, or
association with important persons or events in the City’s past meeting criteria outlined herein
(City of San Luis Obispo 2010a:14.01.020 (33)).
• Contributing List Resource or Property: A designation that may be applied to buildings or
other resources at least 50 years old that maintain their original or attained historic and
architectural character and contribute either by themselves or in conjunction with other structures
to the unique or historic character of a neighborhood, district, or to the City as a whole. They
need not be located in a historic district. In some cases, these are buildings or other resources that
are less than 50 years old, but are nonetheless significant based on architecture, craftsmanship, or
other criteria as descried herein may be designated as a Contributing List resource (City of San
Luis Obispo 2010a:14.01.020 (12)).
For designation as either a Master List or Contributing List property, a property must be at least 50 years
old, unless sufficient time has passed to understand a property’s historical significance, retain sufficient
historical integrity, and demonstrate significance under at least one of the architectural or historic criteria.
The evaluation criteria for the SLO IHR are as follows (City of San Luis Obispo 2010a:14.01.070):
A. Architectural Criteria: Embodies the distinctive characteristics of a type, period, region, or
method of construction, or represents the work of a master, or possesses high artistic values.
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1. Style. Describes the form of a building, such as size, structural shape and details within
that form (e.g., arrangement of windows and doors, ornamentation, etc.). Building style
will be evaluated as a measure of:
a. The relative purity of a traditional style;
b. Rarity of existence at any time in the locale; and/or current rarity although the
structure reflects a once popular style; and
c. Traditional, vernacular and/or eclectic influences that represent a particularly
social milieu and period of the community; and or the uniqueness of hybrid styles
and how these styles are put together.
2. Design. Describes the architectural concept of a structure and the quality of artistic merit
and craftsmanship of the individual parts. Reflects how well a particular style or
combination of styles are expressed through compatibility and detailing of elements.
Also, suggests degree to which the designer (e.g., carpenter-builder) accurately
interpreted and conveyed the style(s). Building design will be evaluated as a measure of:
a. Notable attractiveness with aesthetic appeal because of its artistic merit, details,
and craftsmanship (even if not necessarily unique); and
b. An expression of interesting details and eclecticism among carpenter-builders,
although the craftsmanship and artistic quality may not be superior.
3. Architect. Describes the professional (an individual or firm) directly responsible for the
building design and the plans of the structure. The architect will be evaluated in reference
to:
a. A notable architect (e.g., Wright, Morgan), including architects who made
significant contributions to the state or region, or an architect whose work
influenced development of the city, state, or nation.
b. An Architect who, in terms of craftsmanship, made significant contributions to
San Luis Obispo (e.g., Abrahams who, according to local sources, designed the
house at 810 Osos—Frank Avila’s father’s home—built between 1927-1930).
B. Historic Criteria.
1. History—Person. Associated with the lives of persons important to local, California, or
national history. Historic person will be evaluated as a measure of the degree to which a
person or group was:
a. Significant to the community as a public leader (e.g., mayor, congress member,
etc.) or for his or her fame and outstanding recognition—locally, regionally, or
nationally.
b. Significant to the community as a public servant or person who made early,
unique, or outstanding contributions to the community, important local affairs or
institutions (e.g., council members, educators, medical professionals, clergymen,
railroad officials).
2. History—Event. Associated with the events that have made a significant contribution to
the broad patterns of local or regional history of the cultural heritage of California or the
United States. Historic event will be evaluated as a measure of:
a. A landmark, famous, or first-of-its-kind event for the city—regardless of whether
the impact of the event spread beyond the city.
b. A relatively unique, important or interesting contribution to the city (e.g. the Ah
Louis Store as the center for Chinese-American cultural activities in San Luis
Obispo history).
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3. History—Context. Associated with and also a prime illustration of predominant patterns
of political, social, economic, cultural, medical, educational, governmental, military,
industrial, or religious history. Historic context will be evaluated as a measure of the
degree to which it reflects:
a. Early, first, or major patterns of local history, regardless of whether the historic
effects go beyond the city level, that are intimately connected with the building
(e.g., County Museum)
b. Secondary patterns of local history, but closely associated with the building (e.g.,
Park Hotel).
C. Integrity. Authenticity of ahistorical resource’s physical identity evidenced by the survival of
characteristics that existing during the resources period of significance. Integrity will be evaluated
by a measure of:
1. Whether or not a structure occupies its original site and/or whether or not the original
foundation has been changed, if known.
2. The degree to which the structure has maintained enough of its historic character or
appearance to be recognizable as a historic resource and to convey the reason(s) for its
significance.
3. The degree to which the resource has retained its design, setting, materials, workmanship,
feeling, and association.
HISTORIC CONTEXT
This SWCA study is the first to systematically identify the character-defining features and the historical
contexts associated with the Old Gas Works. While such aspects as the physical condition, style,
materials, and workmanship of architectural resources can be considered to some extent on their own
merits, the significance of these resources can be determined only with reference to the historic
circumstances that created them. The historical contexts for the Old Gas Works focus on the development
of manufactured gas plants in San Luis Obispo between the 1870s and 1910s; on the associated career of
E. S. Hoyt; and on the associated consumer-related marketing in San Luis Obispo.
Manufactured Gas Plants
An important factor in the present condition and appearance of the subject property is the fact that the
historic-period operation of the manufactured gas plant resulted in contaminated soils. By 2014, PG&E
had identified over 40 manufactured gas plant sites that had been owned or operated by them; the project
site was among these. The company posted the following summary online as part of their public outreach
program (https://www.pge.com/en/about/corporate-responsibility-and-sustainability/environmental-
remediation/manufactured-gas-plants.html):
In the mid-1800s and early 1900s, manufactured gas plants existed throughout California
and the United States. These plants used coal and oil to produce gas for lighting, heating
and cooking. At that time, this technology was a major step forward. It helped
revolutionize street lighting, enhance public safety and enabled businesses to work into
the night. In addition to gas, manufactured gas plants produced byproducts including coal
tar and lampblack. The byproducts that could not be sold were removed for disposal or
remained on the manufactured gas site. With the arrival of natural gas around 1930, most
of the PG&E manufactured gas sites were no longer needed. They were closed down. As
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San Luis Obispo, San Luis Obispo County, California
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was common practice at the time, byproducts of the gas-making process were left buried
on-site.
In the 1980s, the United States Environmental Protection Agency (EPA) conducted
research on these sites. They found that, in some cases, residues from these facilities may
remain on-site and require mediation . . . Following the EPA study, PG&E established a
voluntary program under the oversight of the California Department of Toxic Substances
Control (DTSC). The program identified the location of our former manufactured gas
plant sites and began a process of testing soil and groundwater from those sites.
The development of manufactured gas plants in San Luis Obispo was inaugurated in the 1870s, roughly
25 years after California achieved statehood and the County of San Luis Obispo was organized. The 1860
federal census of the county recorded a population of only 300. In 1868, when the town of San Luis
Obispo was confirmed as the county seat, an estimated 600 residents were living within one square mile
of the town center. The City of San Luis Obispo was incorporated in 1876 (Historic Resources Group
2013:35).
To support a growing population and to achieve the amenities and reputation of an up-and-coming, “wide
awake” city, the San Luis Obispo City Board of Trustees (later, the City Council) initiated a series of
ordinances to establish city government and also approved myriad franchises to ameliorate public
comfort, hygiene, and safety. Among the first issues to be addressed were the very basics of civic life:
securing a dependable water supply; establishing and equipping a volunteer fire brigade; funding care for
indigents; dealing with lost, wandering, and stolen animals; and issuing business licenses, to name only a
few. The city was beginning to take shape, but what we think of today as public utilities were still in a
nascent state.
San Luis Obispo’s Citywide Historic Context Statement assigns resources associated with the advent of
public infrastructure to the category of “Late 19th Century Civic & Institutional Development”:
Examples of civic and institutional buildings from this period include courthouses, post
offices, libraries, schools, a sanitarium, and buildings associated with public
infrastructure agencies such as those providing power and water [emphasis added]. Non-
governmental institutional buildings include churches, meeting halls, and other buildings
associated with social organizations. Civic and institutional buildings from this period
represent some of the earliest institutional development in San Luis Obispo and represent
the establishment of San Luis Obispo as a City and the County seat (Historic Resources
Group 2014:57).
Both the San Luis Obispo Water Company and the San Luis Obispo Gas Company were organized by
private investors, under franchise agreements with the town’s Board of Trustees. The San Luis Obispo
Water Company was initially formed in 1872 (San Luis Obispo Tribune 26 October 1872:3), but right-of-
way acquisition and other issues led to delays and a change in ownership; in late 1874 the Water Works
was finally put into operation. “Water was transported by a 2-mile open flume that brought water to the
city’s reservoir; from there it was distributed to properties in the town center via pipes that ran beneath the
primary streets in the city” (San Luis Obispo Tribune 14 November 1874:2; Historic Resources Group
2014:55).
The First Gas Works, Dana Street (1875–1905)
The first lighting of a town with gas is justly considered an important epoch in its history.
The San Luis Obispo Gas Company was organized and chartered last May [1875] with a
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capital stock of $25,000; Messrs. Norcross, Mauk, Reed, Payne and Orcutt, of this city,
and Mr. Elmore, of San Francisco, being the owners of the works.
In the manufacture of the gas, no complicated apparatus is required. The whole thing is
very simple. The gas is made from crude petroleum, which is procured in our southern
counties. The petroleum is passed directly from the tank through a small tube into a series
of retorts heated to the requisite temperature, thence through a cooler and washer and
from there directly to the gas holder.
The entire work of manufacturing the gas requires only the continuous service of one
man and no more labor would be needed to supply a city of 10,000 inhabitants. The
works have the capacity of supplying a place of that size.
Nearly two miles of main pipe has been laid. The town now uses twenty public lamps
[streetlights], which are lighted every night, giving our town the appearance of a city.
There are already some fifty consumers, and the demand for fitting up buildings is large,
the gas fitters having at least sixty days’ work ahead of them . . . The gas is superior to
coal gas, giving a clear, brilliant light and as time shall demonstrate the economy and
advantages of its use we shall expect to see it universally adopted . . . In this connection
too much praise cannot be given Mr. M. G. Elmore, the originator of the enterprise and
the builder of the works. In three months from the time of the first commencement, the
works are completed and the gas lighted (San Luis Obispo Tribune 11 September
1875:4).
Over the years, alterations were made to the Dana Street plant. In 1879, for example, the lessee of the San
Luis Obispo Gas Works, a Mr. Kelly, was “in town superintending the re-laying of the gas mains. The
Company is replacing the wooden pipes with iron pipe” (San Luis Obispo Tribune 22 March 1879:5). In
1883 the gas works were reported to be “in complete running order, the new retorts being in place” (San
Luis Obispo Tribune 13 July 1883:6). As depicted on the September 1886 Sanborn Fire Insurance map,
the first gas works were built along the bank of San Luis Creek in an older residential neighborhood with
both adobe and wood-frame dwellings. The site, two blocks east of the Mission on a short dead-end street,
was sometimes identified as a segment of Monterey Street but better known as Dana Street. The gas
works were relatively extensive: a one-story frame building housing an array of brick retorts; a storage
building and an office; and the cylindrical gas holder (Figure 4).
Figure 4. First Gas Works, at Dana Street location (Sanborn Map,
September 1886, Sheet 7).
A change of management was effected in 1888. In May, City Trustees “Sinsheimer and Ready were
appointed a committee to confer with the parties asking for a franchise for gas works . . . The Water and
Gas Company are hereby requested to furnish the City Engineer with a true copy of their respective maps
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or plats showing where their pipes are laid in the streets” (San Luis Obispo Tribune 25 May 1888:3). On
June 14, 1888, the Board of Trustees approved Ordinance No. 36, granting to William S. Bell and John
Kirkham a 25-year franchise “to establish gas works and lay gas mains and pipes.” The enterprise was to
be operated as the Petroleum Gas Company of San Luis Obispo. The ordinance further stipulated, “The
gas works shall be located outside the present fire limits of [San Luis Obispo], and so constructed and
maintained as to give the least discomfort or annoyance to the public, or to individuals residing or owning
property near such works” (San Luis Obispo Tribune 14 June 1888:3). By July, the new franchise had
“not yet decided as to the grounds on which they will construct their gas works” (San Luis Obispo
Tribune 25 July 1888:3).
The search for a new location for the manufactured gas plant was not finally resolved until after the turn
of the century. The December 1891 Sanborn map shows the San Luis Obispo Gas Works operating at the
Dana Street location (Figure 5), and it was still there in May 1903 (Figure 6).
Figure 5. San Luis Obispo Gas Works, featuring a modified bank of
retorts, still occupied Dana Street three years after the franchise
ordinance (Sanborn Map December 1891, Sheet 11).
Figure 6. The Sanborn map of May 1903 (Sheet 6) shows the last
iteration of the gas plant at the Dana Street location. Operating as
the Pacific Coast Heat, Light & Power Company, the plant included
both coal-fed and crude oil-fed retorts.
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San Luis Obispo, San Luis Obispo County, California
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Transitioning to Pismo Street (1902–1904)
The abandonment of the Dana Street location and the successful transition to Pismo Street were both due
to the acumen of E. S. Hoyt, an experienced “inventor and gas engineer of wide reputation…” (Figure 7).
Hoyt was born in New York in 1854 but spent his early years in Pennsylvania—where the nation’s first
petroleum industry was rapidly developing. By 1883 Hoyt was already involved in gas and oil
engineering. Years later, his obituary noted:
In 1890 he became manager of the Natural Gas Fitting and Supply Company in Detroit.
He was organizer of the Hoyt Stove Company which built the first large gas range for
domestic use. Following this he became engineer and general superintendent of all the
Detroit gas plants. On coming to California, he first located in Bakersfield, where he built
the first successful plant in California for making gas from cheap fuel oil. In 1902 he
became possessor of the San Luis Obispo gas plant, which he enlarged and put on a paying
basis… (https://www.findagrave.com/memorial/144356605/ezra-scoville-hoyt).
Another important invention of Hoyt’s, described in a different obituary, was the gas heater, which
brought him wealth and prominence in the gas engineering field:
Beginning in a Pomona backyard a little more than a decade ago the Hoyt Heater
Company, now of Los Angeles, has grown to be a $500,000 corporation employing sixty-
five men and with sales and distribution agencies up and down the Pacific coast and at
various eastern points . . . In 1900 E. S. Hoyt, Sr., moved his family from Detroit to
Pomona. Here he was connected with a small gas plant owned and operated by the
Southern California Edison company. During his spare hours he and his son, E. S. Hoyt,
Jr., now president of the company, worked out several models of water heaters. Their
shop was part of their back yard and the heaters manufactured were sold through local
plumbers” (Pomona Progress Bulletin 25 October 1924:14).
Figure 7. Ezra Scoville (E. S.)
Hoyt (1854–1924).
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San Luis Obispo, San Luis Obispo County, California
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Hoyt’s move from Dana Street to the current project area occurred in two phases. The Dana Street gas
works no longer operated efficiently, and it was also suspected of polluting San Luis Creek, immediately
adjacent. Hoyt dealt with managing the old plant until a new site could be obtained and a new plant
constructed. His contributions in relocating the gas works to Pismo Street would end up taking many
forms; meanwhile, the progress of the long-awaited project was frequently discussed in the local press:
Some weeks ago the Tribune gave the first news to the people of this city of the proposed
sale of the old gas plant of this city to outside capitalists. The sale has not been fully
consummated but a deposit of $1000 has been made by E. S. Hoyt of Los Angeles and
Wm. C. Miller of Bakersfield giving them an option on the purchase of the plant . . .
The days of the wood dealer are numbered, for the new company will build an entirely
new plant and sell gas so cheaply that it can be used for fuel by everybody. They will
make a thorough canvass of the town and put in all the gas stoves they can. The city is
steadily becoming metropolitan in its ways (San Luis Obispo Tribune 26 June 1902:1).
The San Luis Gas company finds it necessary to erect and equip an entirely new gas
plant. The old [Dana Street] plant, or much of it, at least, is obsolete and out of date. It is
proposed to put up new buildings and to equip them throughout in modern style. It is
rumored that the new works will be located on the old Schiefferly place” [also referred to
as “Johnson’s grove”] (San Luis Obispo Tribune 17 September 1902:3; San Luis Obispo
Tribune, 4 November 1902:4).
In 1902, Hoyt and his Bakersfield business partner, William Miller, had also purchased the San Luis
Obispo electric light plant, then located “at the Sperry Flour Company’s place on Monterey street.” The
“new and modern plant for both gas and electricity” were both to be built on the Pismo Street site (San
Luis Obispo Tribune 22 October 1902:2).
The purchase recently reported of the properties of the Electric light works by the San
Luis Gas company has been received with quite general satisfaction… The new Gas
company are not suffering from any lack of capital. We hear of their putting in gas plants
in many parts of the country . . . The business of lighting this city is evidently in strong
hands and whatever this city may desire in that direction and will be willing to pay for, it
can have. It is to be hoped that our financial conditions may soon warrant all-night
service for street lighting.
We are emerging from the old-time regime when it was understood that all decent people
were in bed by ten o’clock. Nowadays we have a considerable population, railroad men
and others, whose regular occupations require them to pass along the streets at all hours
of the night and especially in the very early morning hours. They have families whose
safety they must entrust in their absence to the protection of the citizens. They form an
important and estimable part of our population, pay their taxes and assume their share of
the city burdens. They have the right to expect that their safety and that of their families
will be duly considered. But it is obvious enough that leaving the city in darkness for half
the night is an invitation to the criminal element to practice their devilment. We cannot,
of course, hope to have all the conveniences of a city until we have more than the wealth
and population of a village, but we may hope and plan for better things in the meantime
(San Luis Obispo Tribune 25 October 1902:2).
Infrastructure for the electric and gas works was already being planned. In December 1902, the Minutes
of the City Council recorded: “Communication was presented from the Gas Co. for permission to
construct and maintain a Spur Rail Road track from the present Spur Rail Road track of the Pacific Coast
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San Luis Obispo, San Luis Obispo County, California
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Railway Co. at the intersection of High and Pismo streets to and upon Block No. 117 of said City of San
Luis Obispo” (City of San Luis Obispo 1902:109). Ongoing concerns about the Dana Street plant led to
an official inspection in early 1903, lending more urgency to the relocation efforts. In the meantime, Hoyt
did what he could to solve problems as they arose and to keep gas service seamless; the San Luis Obispo
Morning Tribune continued to keep readers abreast of progress on Block 117, as the following excerpts
show:
Representatives of the State Fish Commission Here in Answer to Complaints. Manager
Hoyt Ready to do Anything Necessary to Keep Water in Stream Pure.
L. N. Kerchival and Attorney W. Cook, representing the State Fish Commission, made an
examination yesterday of the conditions surrounding the gas plant on the bank of San
Luis creek. Manager Hoyt showed them through the plant and a thorough examination
was made, the result of which will not be known except through the official reports of the
commission.
Mr. Hoyt says the water from the plant is filtered through from ten to fifteen feet of
gravel. Whether or not this was sufficient to purify the water the representatives of the
commission said they could not determine until they made their report.
It was offered by Mr. Hoyt, if it should be found injurious substances were finding their
way into the creek, to run the water across [Dana] street in the opposite direction into a
dump hole. From there the water would have to pass through over a hundred feet of earth
or gravel to reach the creek. The new site onto which the plant will be moved this
summer is a considerable distance from the creek (San Luis Obispo Morning Tribune 10
April 1903:4).
The San Luis Light, Heat and Power Company has constructed drain pipes to conduct the
water from its gas plant across Dana street where a dump hole has been dug 200 feet
away from any water course. This will avoid any appearance even of allowing deleterious
matter to contaminate San Luis creek.
Robt. N. Frick, a member of the firm of Thomas & Gerstle, attorneys, is here from San
Francisco as a representative of the new interests in the company and is looking over the
ground with a view of making all possible improvements in the service and to arrange to
move the plant to the new location (San Luis Obispo Morning Tribune 22 April 1903:1).
Complaint was made some two weeks ago to the San Luis Light, Heat and Power
company by Street Superintendent Norman Sandercock that refuse oil from their gas
plant has reached San Luis creek in such quantities that injury to the water might result.
Manager Hoyt concluded at once that it wasn’t necessary anyway to waste the oil and has
hit on a scheme for filtering the water from the plant through charcoal. In this way the oil
is separated from the water and the accumulation is utilized for fuel (San Luis Obispo
Morning Tribune 26 May, 1903:1).
E. S. Hoyt has purchased Lots 1-4 of Block 117 in this city. These lots lie at the corner of
Walker and Pacific streets and front on the southerly side of Pacific street. They are in the
gum tree grove and are on the opposite side of the half block purchased as a site for the
new gas and electric plant” (San Luis Obispo Morning Tribune 19 June 1903:3).
At last work is to begin on the new gas plant to be constructed by the San Luis Gas and
Electric Company on the site purchased for this purpose in the eucalyptus grove on Pismo
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San Luis Obispo, San Luis Obispo County, California
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street. W. F. Boardman, president of the company who resides in San Francisco, has been
in this city since Tuesday afternoon completing arrangements. Mr. Boardman leaves at
10:45 this forenoon for Los Angeles, where much of the material for the new plant will
be bought. The plans call for an expenditure of $30,000 and the plant is to be completed
within three months (San Luis Obispo Morning Tribune 24 September 1903:1).
E. S. Hoyt is away on a trip of some days looking for firebrick material from which to
burn the special brick to be used in the construction of the gas generators for the new gas
plant of the San Luis Gas and Electric Co. Mr. Hoyt will make a careful test of the
materials used by each of the several different concerns in the state which make such
brick before placing an order. These brick have to be specially made and from the best
clay it is possible to obtain (San Luis Obispo Morning Tribune 13 October 1903:1).
Plans for Gas Plant. Main Building to be Los Berros Stone with Imitation Tile Roof
The plans drawn up for the new gas works to be built on Pismo street near Higuera
provide for a main building that will be quite ornamental. It will be constructed of Los
Berros yellow or Caen building stone and will have imitation mission tile roofing of iron.
The two holders and purifying sheds will be outside of the main building. At present
there is but one holder or storage tank which prevents purifying the gas as it will be done
with the new plant when there will be facilities for storing the gas longer after being
manufactured. At present it is necessary to make gas for about eighteen out of the twenty-
four hours each day. Ten hours a day with the new plant will be sufficient for a much
larger city than San Luis Obispo is at the present time.
Mr. Hoyt, who is not manager now, but is general superintendent of the new construction,
is in Los Angeles and has placed an order for the construction of the new machinery
according to specifications with the Baker Iron Works. He has probably also placed an
order with the Los Angeles Pressed Brick company for the specially constructed fire
brick.
The pipe for extension of mains was ordered by Mr. Wm. Thomas some time ago and
must come from the east. This pipe is expected to arrive in about a month when the work
of laying the new mains will begin. The new plant can hardly be fully completed by
January 1st., but it is expected to be furnishing gas from it by that time. There will be no
break in service as the old plant will be kept running until the new is in readiness.
At a meeting of the directors of the company held recently in San Francsico, B. F.
Thomas was made manager as well as treasurer; E. S. Hoyt, vice president and general
manager of the new construction; and Wm. Thomas and E. S. Hoyt were added to the
board of directors (San Luis Obispo Morning Tribune 21 October 1903:4).
Development of Block 117
Block 117 was laid out in 1873 as part of the Reed & Co. Addition surveyed by R. R. Harris and George
Lakin (San Luis Obispo County Maps Book A, p. 51) (Figure 8). Bounded by Archer, Pismo, Walker, and
Pacific streets, the future site of the San Luis Gas Works was in the liminal area between downtown and
the sprawling yards of the Pacific Coast Railway—an industrial zone where noisier, dirtier, less hygienic,
and other objectionable activities were carried out. The railway itself had already introduced the noise of
train traffic, heavy machinery, and horse-drawn wagon traffic by the 1870s. The February 1888 Sanborn
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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map shows that Block 117 was occupied by Schwartz and Beebee’s San Luis Lumber Yard, with their
planing mill immediately adjacent; a hay barn occupied one corner of the block (Figure 9).
Figure 8. Harris & Lakin’s 1873 Map of Reed & Co’s Addition to the
Town of San Luis Obispo. Lots 10-12 of Block 117, indicated by the
red box, are the future location of the 1905 Gas Works building.
“Railroad Alley” crosses the middle of the block.
The neighborhood in and around Pismo and Walker streets was firmly in the industrial zone, and the
subject parcel benefitted from easy access to the Pacific Coast Railway and its terminus at Post Harford
(the present alley on the project site is labeled “Railroad Alley” on the 1873 tract map). By December
1891 Schwartz & Beebee’s planing mill had moved to the southwest corner of Pismo and Walker streets;
the hay barn was the only structure still depicted on the subject block, though it is likely that the open
space was still used for storage (Figure 10). On into the early twentieth century, activities associated with
lumber yards and planing mills included the loading and unloading of freight wagons and rail cars. These
enterprises were set against a background of the whining and buzzing of multiple saws, as well as smoke,
grime, and the clanging of metal-on-metal from forges and machine shops.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
19
Figure 9. The San Luis Lumber Yard & Planing Mill
added a daily cacophony to the South Higuera Street
neighborhood between Walker (Hill) Street and
Archer Street in February 1888. Note the hay barn in
the lower left corner.
Figure 10. Sanborn Map, December 1891, Sheet 16,
shows only the hay barn on Sanborn-numbered
Block 129 [Reed and Co’s Addition Block 117].
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
20
Construction of the Pismo Street Gas Works
The arrival of building materials and specialized gas plant equipment marked the second phase of Hoyt’s
gas plant relocation effort. The pipe ordered from the East arrived overland via the Southern Pacific
railroad. Special orders from Los Angeles were shipped to Port Harford and transported directly to the
building site. Actual construction of the gas plant building was underway by November 1903:
Three carloads of pipe arrived for the San Luis Gas & Electric Company yesterday. The
new gas plant site was staked off and work on the new buildings, etc., will soon be under
way. Former Manager Hoyt who is overseeing the new construction has rented the vacant
room in the Call block for the supply company’s headquarters and moved a large part of
the company’s goods there yesterday. Miss Wright will hereafter assist in the Supply
Company’s office (San Luis Obispo Morning Tribune 5 November 1903:3).
James Henry commenced hauling the pipe for the new gas plant yesterday. The material
for construction of buildings, etc., will soon arrive (San Luis Obispo Morning Tribune 11
November 1903:1).
Twenty-four workmen are employed by E. S. Hoyt in laying the gas main on Higuera
street for the San Luis Gas and Electric Company. This week will complete the work on
westerly Higuera street (San Luis Obispo Morning Tribune 11 December 1903:4).
The machinery for the new gas plant, including generators, scrubbers, washers, etc., was
shipped from Los Angeles on the 17th and is expected to arrive at Port Harford today on
the Coos Bay. All is in readiness for the machinery to be set up as soon as it arrives (San
Luis Obispo Morning Tribune 23 December 1903:1).
Four carloads of modern gas making machinery for the new gas plant arrived yesterday
from Los Angeles via Port Harford. It consists of generators, scrubbers, etc. and will be
unloaded today. Contractor Hoyt thinks the machinery can be placed so that gas from the
new plant will be flowing through the mains within thirty days.
The holder already erected at the new plant will be used next week for the storage of the
manufactured gas from the old plant. The holder will be filled with water next Saturday
and tested and it is expected that the gas can be turned in sometime during the following
week. The new plant will be made use of by degrees and there will be no check to the
flow of gas. The new mains have mostly been laid (San Luis Obispo Morning Tribune 30
December 1903:4).
The Gas & Electric Co. moved the last of the old gas plant from Dana street to the new
location on Pismo street yesterday morning. It was the old tank [gas holder] 18 feet high
by 30 feet in diameter which was hauled on trucks by eight horses. Jos. Maino did the
job. Owing to the narrow bridges on Nipomo and Broad streets the tank had to be hauled
up Monterey street to Chorro street. Some difficulty was experienced in getting under
numerous telephone and other wires but the job was done by nine o’clock. The people of
Dana street welcome the removal of the gas plant (San Luis Obispo Morning Tribune 11
May 1904:1).
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
21
Los Berros Quarries
At the same time that Hoyt was busy supervising the transition to Pismo Street and placing orders for gas
plant machinery, he was also investing and promoting two local Arroyo Grande quarries that yielded a
distinctive yellow-gold building stone. These deposits, of volcanic origin, were variously referred to as
Caen stone and Los Berros stone (Figure 11). As early as 1902, the stone had been used in the
construction of Arroyo Grande’s Independent Order of Odd Fellows (I.O.O.F.) lodge (listed on the
NRHP). At least three important San Luis Obispo projects made use of this building material between
1903 and 1905: 1) foundations for the original California Polytechnic School buildings designed by
Watsonville architect William H. Weeks and walls for the original campus Power House (no longer
extant); 2) the San Luis Obispo manufactured gas plant on Pismo Street; and 3) the Carnegie Library on
Monterey Street (now The History Center).
Figure 11. “Volcanic tuff quarry, Los Berros, San Luis
Obispo County” (California Bureau of Geology 1906).
[Mr. Ent of the San Luis Obispo Board of Trade] states that several building stone
quarries been opened in the southern part of the county, which promises to develop an
important industry for that section of the state. The rock has been pronounced by experts
to be almost an exact counterpart of the celebrated Caen stone of France, and in addition
to being easily worked, the supply seems to be inexhaustible.
The discovery of the building stone deposit was touted as having given “a very
considerable boom to the more substantial class of building in this vicinity. A large
amount of heavy stone masonry has been undertaken at San Luis Obispo within the past
few months, an entirely new feature in the building up of the place. The foundations of
the new State Polytechnic school, opened on October 1st … are built of the new stone, it
will be used for the construction of the new gas works, and several business blocks are in
process of construction using it as a material” (San Luis Obispo Morning Tribune 1
November 1903:1).
The Ways and Means Committee of the board of trustees of the California Polytechnic
school met yesterday . . . It was ordered that the proposition of E. W. Davies and E. S.
Hoyt to construct the walls of the power house of Los Berros rock at a cost of $1200 be
accepted. Their bid for the concrete work on the building was also approved (San Luis
Obispo Morning Tribune 11 August 1903:1).
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
22
Contractor [E. W.] Davies commenced yesterday on the construction of the foundation
and floors of the new gas plant. The work is of concrete (San Luis Obispo Morning
Tribune 17 November 1903:1).
E. S. Hoyt Successful in Promoting Company to Develop Valuable Los Berros Building
Stone Deposits.
We learn from Los Angeles papers of the filing in the County Clerk’s office on May 9th
of the papers incorporating the Caen Stone Co., of which we have heard a great deal
locally. The principal place of business of the company is given as Los Angeles, the
purpose to deal in real and personal property and to carry on the business of buying,
selling, mining, quarrying and marketing stone and mineral of every kind. The capital
stock is given as $300,000 and the directors are Fred L. Baker and Milo A. Baker of Los
Angeles, and E. S. Hoyt, Paul M. Gregg and H. C. Brandt of this city [San Luis Obispo].
Mr. Fred L. Baker is the manager and Milo A. Baker the superintendent of the Baker Iron
Works of Los Angeles [manufacturers of the specialized machinery ordered by Hoyt for
the San Luis Obispo gas works], one of the largest concerns of the kind in that city . . .
The incorporation is really formed for the particular purpose of quarrying and handling
the well known Los Berros stone which is securing great reputation and popularity with
the principal architects of the states and undoubtedly will be widely used hereafter (San
Luis Obispo Morning Tribune 12 May 1904:1).
Two weeks later, Hoyt hosted a group of Los Angeles and San Luis Obispo architects and businessmen,
who gathered in Arroyo Grande for a tour of that town and a visit to the Los Berros and Caen stone
quarries. “Various samples of the stone had been prepared at the instance of E. S. Hoyt who has been the
prime mover in this enterprise . . . For more than a year E. S. Hoyt of this city has neem investigating the
character of this stone and interesting others in it. He naturally turned to Los Angeles where there is a
great need of satisfactory building stone with the result that the Caen Stone Company has been formed
(San Luis Obispo Morning Tribune 31 May 1904:1).
The Gas Works and the Carnegie Library are both Master List properties. They survive as the most
prominent examples of the use of Caen/Los Berros building stone in San Luis Obispo. It is of interest that
they were built in the brief span of 1904 to 1905 and that, though relatively small, they each were built in
an architectural “high-style.”
The Carnegie Library building, completed in 1905, is a late example of Richardsonian Romanesque—a
heavy (often ponderous) masonry style generally associated with buildings of much greater scale and
mass (Figure 12). At its completion, it was described as “ a magnificent building, showing to good effect
the native building stone of San Luis Obispo county. The windows and doors are set off with the yellow
tinted Caen stone from Los Berros and from the foundation up to a height of five feet the blue granite
from Bishop’s Peak gives to the nether structure a semblance of solidity and beauty, which is pleasing to
the eye” (San Luis Obispo Morning Tribune 4 August 1905:3.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 12. Los Berros stone on arches and coigns of
1905 Carnegie Library Building.
The Arroyo Grande quarries and the characteristics of the building stone were described in California
State Mining Bureau publications:
The tuff is uneven in character, containing in places considerable iron. It generally has a
high yellow color, but with white patches and seams containing some lime (California
State. Bureau of Mining 1906).
Caen Quarry, formerly operated in two places, in Sect. 36 T. 32 S., R. 13 E. M. D. M. and
in Sect 26, T. 12 N., R. 35 W., S. B. M., has been idle for years. The material here is a
yellow, calcareous cemented volcanic tuff, which possesses considerable strength and is
easily cut to shape for building stone. It was quarried in large blocks which were sawed
up into desired sizes and hauled to the railroad two miles away. The quarry was last
operated about 10 years ago and the tuff was used a little for buildings in Arroyo Grande,
San Luis Obispo, and Los Angeles. The greatest faults of the stuff are its porosity and the
ease with which it stains (California State. Bureau of Mining 1919).
The first Los Berros stone building in San Luis Obispo (not extant) had been built in 1903, in another,
rather obscure, “revival” style (Figure 13). The contract for the double-storefront Erickson Building on
Chorro Street was let in June 1903. Although the sides were of brick construction, the Tribune noted that
“the front will be Los Berros yellow stone and the foundation will be of the Nichols trachyte stone from
Bishop’s peak. This will be the first stone front in this city. The style will of the Flemish Jacobean and its
Jacobite features in Ashlar quarry cut will be extremely pleasing” (San Luis Obispo Morning Tribune
5 June 1903:4).
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
24
Figure 13. “Property of Charles Erickson, 1129-1133
Chorro Street” (Tigner 1904:42).
Mission Revival Architecture
Tourism was instrumental in creating and popularizing the Mission Revival style. Beginning in the mid-
1870s, an increasing number of visitors from the Eastern states began to travel by rail to visit California,
sojourning for weeks at a time in newly built luxury hotels (such as the Arlington in Santa Barbara),
taking in the local exotic sights, and sketching and buying souvenir photographs of the Mission buildings,
often in a “picturesque” state of ruin. Helen Hunt Jackson’s 1884 novel Ramona, set in the Mission past,
further romanticized the Mission-era landscape and way of life.
The Mission Revival style received an impressive boost when it was selected as the architectural template
for the California Building, the enormous exhibit building representing the state at the 1893 World’s
Columbian Exhibition in Chicago. Over the ensuing decades, the Santa Fe and Southern Pacific railroads
used the Mission theme to attract more and more visitors to California, as documented not only in their
advertising (Figure 14) but in the architecture of their own passenger depots. Some of these former
Southern Pacific Railroad depots, such as the one built in Burlingame in 1894 (Figure 15), have achieved
historical significance in their own right and are listed on the National Register.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 14. Southern Pacific Railroad
advertisement, 1905 (Etsy 2025).
Figure 15. 1894 Southern Pacific Railroad depot,
Burlingame (IS Architecture 2017).
The peak popularity of the Mission Revival architectural style ranged from the 1890s into the 1920s. The
style is characterized by relatively smooth stuccoed walls, red tile roofs, broad arches, curvilinear
parapets, and ornamental quatrefoil openings (McAlester 2013:511–512, 518). Though not common,
brick and stone masonry walls are also found in the Mission Revival style, both in residences and public
buildings, such as the 1906 Sonoma City Hall (Figure 16).
Figure 16. Sonoma City Hall under construction, 1906
(Wikimedia Commons). The building is extant and
listed on the National Register.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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One brick masonry example (no longer extant) was the 1905 Santa Clara Municipal Gas Works, which
shared not only the specific purpose of the subject property as a manufactured gas plant but also basic
stylistic features of the Mission Revival style: a curvilinear parapet, an arched doorway, and a quatrefoil
opening in the gable end (Figure 17). The adjacent gas holder is identical to the large gas holder at the
San Luis Obispo plant (Figure 18), both having 10 vertical poles supported with cross-bracing and linked
by a trellis-like rim.
Figure 17. Santa Clara Municipal Gas Works, 1905, showing the gas holder and the
brick gas generator building, constructed in the Mission Revival style.
Photographer: “Winslow” (Calisphere.org).
Figure 18. “San Luis Gas & Electric Co., Gas Works” Photographer: Fitzhugh
(Tigner 1904:27).
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
27
Figure 18 may be the earliest photograph taken of the San Luis Obispo Gas Works. The view, captured by
local photographer Fitzhugh in 1904, shows the crew lined up outside. The huge gas holder in the
distance had been hauled from the Dana Street location in May, and another addition was made on the
property in July:
A new pump was installed at the works of the San Luis Gas and Electric Co. yesterday,
or rather the work was finished on the job yesterday, by which the water used in the
manufacture of gas from crude oil will be pumped from the forty-eight foot well at the
south side of the works. An engine used in the old gas works has been installed to do the
pumping. It is believed that the well will furnish the water necessary for all purposes. The
pump is of a new pattern, and is a very fine one. The company used water from the city
before their own well was put in use (San Luis Obispo Morning Tribune 17 July 1904:4).
Roughly contemporary with Fitzhugh’s photo, the Sanborn Fire Insurance map from May 1903, updated
to 1905, shows the layout of the gas works on Pismo Street before the construction of the Electric Light
plant (Figure 19). In May 1905, the Tribune reported on discussions under way:
W. F. Boardman, R. N. Frick, of the San Luis Gas & Electric Co., and A. M. Hunt, an
engineer, were in San Luis Obispo yesterday from San Francisco and considered the
matter of constructing a new electric plant adjoining the gas plant at the west end of
Pismo street. It is intended to build the plant at once which will cost $30,000 or $40,000”
(San Luis Obispo Morning Tribune 28 May 1905:4).
Figure 19. The Gas Works plant components are
depicted in this 1903-1905 Sanborn map (Sheet 13);
the electric plant had not yet been built.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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In November 1905, Boardman and his wife transferred Lots 8-14 of Block 117 to the San Luis Gas &
Electric Company, consolidating ownership of the complete southeast half of Block 117, from the alley to
Pismo Street and from Archer Street to Walker Street (San Luis Obispo Morning Tribune 28 November
1905:3).
In 1906, the Tribune described the new San Luis Gas & Electric installation:
Probably the best equipped plant for its size in California is that of the San Luis Gas and
Electric Light Company in this city, situated on the corner of Pismo and Walker streets
[Figure 20] . . . The gas plant which was completed two years ago last April, consists of
two duplicate machines each with a capacity of 6000 cubic feet per hour. Two gas
holders, the combined capacity of which is 36,000 cubic feet, hold the surplus supply.
Crude oil is used entirely for gas making purposes and turns out a twenty-three candle
power gas light. Both the gas and electric plants are new and both distribution systems
have been completely remodeled in the last three years (San Luis Obispo Morning
Tribune 3 June 1906:1).
Figure 20. San Luis Gas & Electric Light Company Plant, June 1906 (San Luis
Obispo Morning Tribune 3 June 1906:1). The newly built electric plant is at the far
right, fronting on unpaved Walker Street (cf. Figure 21 for plan view). The subject
gas plant is indicated by the red arrow.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 21. The July 1909 Sanborn map (Sheet 13) includes the
electric plant, at the corner of Walker and Pismo, completed on the
site by June 1906.
With both the gas works and electric plant in full operation, the company expanded their electrical service
“to furnish power 24 hours a day.” Commercial businesses greatly benefited—the Tribune was able to
order a new, larger printing press, for example—and labor-saving domestic appliances were available for
purchase at the downtown company headquarters (Figure 22). The company advertised regularly in the
San Luis Obispo Tribune (Figures 23–26).
Figure 22. San Luis Gas & Electric Company business office and
showroom, 986 Monterey Street. Note the gas stoves and heaters
on display and the array of light bulbs framing the windows (The
History Center).
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 23. San Luis Obispo Tribune 25
July 1907:8.
Figure 24. San Luis Obispo Tribune 18 September
1907:4.
Figure 25. San Luis Obispo Tribune 5 February
1908:4.
Figure 26. San Luis Obispo Tribune 18
August 1908:4.
Electric Plant Fire
On the morning of October 13, 1907, an early morning explosion and fast-moving fire destroyed the roof
of the electric plant and caused considerable damage to the interior of the wood-framed corrugated metal
building (Figures 27–29). The fire apparently started when gas, “generated from crude oil used for fuel”
suddenly ignited. The “first indication of trouble was given by a slight report [that sounded like] a gust of
wind. Instantly a sheet of flame ascended to the ceiling of the building and spread with almost lightning
rapidity over the entire interior. This in the main is accounted for by the tar paper used in the construction
of the building” (San Luis Obispo Daily Telegram 14 October 1907:1).
In the fire on October 13, 1907, the structure was almost a total loss but was fortunately
well insured… As for the machinery, “the boilers, dynamos, engines, meters, etc. were
only partially injured, [so] there was quite a little salvage credited. George L. Howard,
the cashier for the San Luis Gas and Electric company, informs the Daily Telegram that
the large generator will be in working order tonight and it is expected that street lighting
will be resumed” (San Luis Obispo Daily Telegram 19 October 1907:1).
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
31
Figure 27. Electric Plant damage from October 13, 1907, fire (The History Center).
The Gas Plant, far left, was unscathed.
Figure 28. Interior fire damage included heavily scorched wood framing and the
loss of the driver belt for the massive generator (The History Center).
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
32
Figure 29. View of north end of Electric Plant after fire (cf. Figure 21 for plan
view of this building) (The History Center).
Inventory and Valuation (1911–1912)
Two equally extraordinary photographs of the project site (Figures 30 and 31) were probably taken in
1911, in connection with the extensive inventory and evaluation of the San Luis Gas & Electric Company
holdings conducted by experts from San Francisco (Figure 32) (Porter and Coy 1911-1912). The Gas
Plant portion of the inventory provides building measurements and detailed descriptions of the subject
property’s building materials (Figures 33 and 34). It is likely that this inventory was undertaken as part of
the 1912 acquisition of the property by the Midland Counties Public Service Corporation.
Figure 30. View of Gas Works, c1911 (The History Center). Note the doors, which
appear to be in-swinging, and the lunette in its original location.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 31. View across Gas Plant site toward Pismo Street, c1911 (The History
Center). An in-ground crude oil tank (holding the feed-stock for the gas plant) is at
the right.
Figure 32. Grand Summary, Porter and Coy 1911-1912
Inventory and Valuation of San Luis Gas & Electric
Company (The History Center).
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
34
Figure 33. Detailed descriptions of Gas Works
components from Porter & Coy 1911-1912
Inventory and Valuation (The History Center).
Figure 34. Detailed descriptions of Gas Works
components from Porter & Coy 1911-1912
Inventory and Valuation (The History Center).
Midland Counties Public Services Corporation
By 1912 the Midland Counties Public Service Corporation—which was itself a subsidiary of the
sprawling San Joaquin Light and Power Corporation—had acquired the project site. The connection with
the San Joaquin company probably explains why San Luis Obispo city building permits were issued in
February 1913 to the Coalinga Water and Electric Light Co., to construct a steel frame and corrugated
iron substation on Lots 1 and 2 at the corner of Walker and Pacific streets (San Luis Daily Telegram 21
February 1913:1). These events mark the advent of major league power corporations into San Luis
Obispo—including corporations that would eventually be subsumed into PG&E. The Midland Counties
Public Services Corporation was acquired by PG&E in 1930.
As stated on the 1925 Map of Systems and Territory Served by the San Joaquin Light and Power
Corporation and the Midland Counties Public Service Corporation (Figure 35) the Midland corporation
“served Fresno, Monterey, San Luis Obispo, and Santa Barbara counties, receiving power wholesale from
the San Joaquin Light and Power Company” (see Figure 35).
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
35
Figure 35. San Luis Obispo and Coalinga are both shown as part of the territory
combined by the San Joaquin Light & Power Company and the Midland Counties
Public Service Corporation (Huntington Library Digital Collection).
In 1914, the local press featured a City Council meeting held to discuss a report and public comments on
“the business, plant, and general condition of service of the Midland Counties Public Service
Corporation” in San Luis Obispo. Consumer complaints noted problems with low gas pressure and the
presence of dust, water vapor, and sulfur in the gas, reporting that sometimes it was difficult to remain in
the same room with the gas stove burning. Mayor T. A. Norton observed that “the poor service was a
constant and annoying source of complaint to the Council. He states that he received letters in every mail
from the housewives of the city complaining about the service.” Mr. R. W. Ryder of the California
Polytechnic School, the expert who had been appointed by the City Council to prepare the report on the
Midland Counties Public Service Corporation, recommended “that the city adopt natural gas, which with
enlarged mains would overcome defects noted, and… in the event that natural gas cannot be brought to
the city, the company should be required to thoroughly remodel the plant to furnish the very best grade of
manufacture gas (San Luis Obispo Daily Telegram 23 June 1914:1).
(E. S. Hoyt, who had relocated to Los Angeles to establish the Hoyt Heater Company, also weighed in on
the subject of natural gas at a meeting of the Los Angeles City Council: “The use of natural gas as a basis
for the making of manufactured [gas] would not decrease the labor, the use of any of the machines, or in
any way decrease the expense around the manufactured gas plant . . . From 1893 to 1900 I was
superintendent of the Detroit City Gas Company, and we made our manufactured gas entirely this way, by
using natural gas as the principle element in its manufacture” [Los Angeles Times 4 September 1913:20]).
In San Luis Obispo, the existing distribution system was recognized as part of the gas service problem. In
September 1914 the assistant superintendent of the Midland Counties Public Service Corporation stated
that the company was
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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renewing the mains in various parts of the city and that the work would take six weeks or
longer, at the end of which time he expected to have a first-class service and better gas, as
the old pipes were choked up with naphthaline and in many instances were inadequate for
the load being forced on them. He said that the company has practically reconstructed the
old gas works and that other improvements have been made San Luis Obispo Tribune 22
September 1914:1).
In May 1917, a committee from the San Luis Obispo Chamber of Commerce reported on its plans to
provide better street lighting by installing “a series of 350 gas lights at selected points about the city,” and
the subject of natural gas was again brought up:
We have considered the use of electricity first by means of electroliers, which would
necessitate underground connections, conduits, etc. This we found would be expensive
and could be accomplished only by forming lighting districts and levying an assessment
on the property owners.” [The availability of necessary materials was also doubtful, as
the United States had just entered World War I, and raw materials needed for military
purposes were being requisitioned.] As an alternative for electricity we have considered
natural gas for illuminating purposes. We have investigated and find that the supply from
the Santa Maria fields is inexhaustible, the heat units are very high, being 1100 B.T.U. as
compared with 550 B.T.U. for manufactured gas . . . As candle power depends on heat
units, our natural gas contains double the candle power of the manufactured gas . . . Such
a system could be quickly installed as practically the entire city is already supplied with
gas mains and it would only require the setting up of the standards and the installing of
the burners and globes, etc. . . . We recommend to the Chamber of Commerce that the
city be lighted by natural gas” (San Luis Obispo Daily Telegram 23 May 1917:1, 5).
The Pismo manufactured gas plant “reportedly operated until 1918 at full capacity producing 12 to 16
million cubic feet of manufactured gas annually. Beginning in 1918, [the plant] was used as a standby
facility due to the availability of natural gas from the Santa Maria oilfields (Terra Pacific Group 2019:3).
For its part, the rival Santa Maria Gas & Power Company ran a provocative advertisement stating that it
was “an indisputable fact that before our Company came to this city the citizens were served with a foul
smelling manufactured gas at profiteering prices. Your only protection today against a return to former
conditions is Santa Maria Gas & Power Company” (San Luis Obispo Tribune 29 November 1918:2). As
shown on the 1926 Sanborn map, however, the subject property was still owned by Midland, but gas plant
and electric plant operations had ceased (Figure 36). The gas holders were gone; the two older corrugated
metal buildings onsite, and probably the masonry gas works as well, were being used for storage [the
microfilm label on the gas works building is illegible]. “In 1926, the purifying plant was replaced with a
new building…used for auto repair through circa 1950.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 36. Sanborn Fire Insurance map, 1926.
The site was owned by the Midland Counties
Public Service Corporation, but
manufactured gas and electricity production
had ceased. Note the Coalinga substation
across the alley.
From 1950 to around 2005, the site was used for various commercial purposes, including
a sign business, Salvation Army, computer store, architectural firm, religious
organization, salvage company, and an investment company. Between 2005 and 2009,
the site was used as a general construction yard, material storage, as warehouse and office
space. PG&E purchased the site in 2009 to facilitate environmental assessment and the
remedial activities . . . (Terra Pacific Group 2019:3).
At the time the property was purchased by PG&E, the building had undergone other alterations.
As evident in photographs from 2008, in comparison to those historic photos from when the
building was first constructed, original doors had largely been replaced and new entrance
openings were constructed (Figure 37). However, the original materials do appear to have been
present at the primary (south) façade (Figure 38).
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San Luis Obispo, San Luis Obispo County, California
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Figure 37. 2008 photograph of the Old Gas Works building ’s north and west elevations. Note the
non-historic doors present at this time.
Figure 38. 2008 photograph of the Old Gas Works building’s south façade and west elevation.
Note the original doors and lunette in their historic location.
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San Luis Obispo, San Luis Obispo County, California
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PG&E Remediation and California Department of Toxic
Substances Control Resolution
As noted at the beginning of this report, the historic-period operation of the manufactured gas plant at 280
Pismo Street resulted in contaminated soil. PG&E had identified the subject site as one of over 40
manufactured gas plant locations that had been owned or operated by them and required mediation.
In July 2016, the Tribune announced that remediation activities were about to begin: “PG&E owned the
site several times after the gas plant shut down, buying the property in 1938 and selling it off in parcels . .
. The pollutants on the site consist of various petroleum substances and toxic metals, such as arsenic and
lead . . . Work will begin with removal of trees and two vacant structures on the site—a large barnlike
building and an old gas works building” (San Luis Obispo Tribune 22 July 2016:A3) (Figure 39).
Figure 39. Project site in 2016, before the PG&E remediation clean-up began (San
Luis Obispo Tribune 2016).
The California Department of Toxic Substances Control website documents the following resolution of
remediation for the subject site (Figure 40). Funding was from the Toxic Substances Control Account
(TSCA) 2019-2020 fiscal year (https://dtsc.ca.gov/sd17/).
Figure 40. California Department of Toxic Substances Control resolution of remediation.
In addition to completing the remediation activities at the property, the Old Gas Works building was to be
preserved. Although no new use was identified at the time, the building was recognized as a historical
resource and steps were undertaken to both secure and stabilize the building. First, the existing doors were
removed and stored at the interior of the building, while the various entrances were secured with
plywood. Additionally, the building underwent structural improvements in the form of a seismic retrofit.
As part of the retrofit, a new steel structural framing system was designed and installed at the interior
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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space of the building. Designed by structural engineer Robert S. Vessely, the new steel structural framing
system featured new steel members with cross bracing that were attached to the interior of the stone
masonry walls, as well as new footings created at the interior volume. The arched entrance openings were
also stabilized with new steel channels to prevent collapse (Vessely 2013). As outlined in the 2014
Agreement with the City, the intent of the stabilization and preservation effort was to allow for a future
reuse project to occur at the building (City of San Luis Obispo 2014). The building has largely been
retained in this condition since these efforts were undertaken, with the plywood boarding installed and
multiple doors and the lunette window stored in the interior space. Although the 2014 Agreement notes
that all of the salvaged elements were historic, this study has found that only two of the doors appear to
actually be from the building’s period of significance. This is exhibited in photographs, as well as the
overall condition, materials, and construction of these features. Additionally, there are more doors extant
than openings, which further complicates the existing conditions. Despite the varied nature of the doors
that are on-site, SWCA’s team of architectural historians and historic preservation planners are confident
that the two doors that are the most deteriorated and feature all the hallmarks of early twentieth-century
construction are original to the building and appear to be consistent with the conditions visible in
photographs that depict the building from its period of significance (see Figure 30).
OLD GAS WORKS AS A CITY OF SAN LUIS OBISPO MASTER
LIST RESOURCE
As noted above, the Old Gas Works was designated a Master List Resource in 1983 as part of the City’s
initial historical surveys. This report has been prepared, in part, to augment the existing historical context
of the building by identifying and documenting its character-defining features and verifying its Master
List designation. The City’s Historic Preservation Ordinance (City of San Luis Obispo 2010), under
Municipal Code 14.01.020, states that the Master List Resource designation “may be applied to the most
unique and important historic properties and resources in terms of age, architectural or historical
significance, rarity, or association with important persons or events in the City’s past meeting criteria
outlined herein.”
As a Certified Local Government that has conducted its historical surveys in conformity with the
guidelines of California’s Office of Historic Preservation, San Luis Obispo’s Master List Resources also
constitute historical resources for the purposes of the California Environmental Quality Act. California
Public Resources Code (PRC) 21084.1 states:
A project that may cause a substantial adverse change in the significance of an historical
resource is a project that may have a significant effect on the environment. For purposes
of this section, an historical resource is a resource listed in, or determined to be eligible
for listing in, the California Register of Historical Resources. Historical resources
included in a local register of historical resources, as defined in subdivision (k) of Section
5020.1, or deemed significant pursuant to criteria set forth in subdivision (g) of Section
5024.1, are presumed to be historically or culturally significant for purposes of this
section, unless the preponderance of the evidence demonstrates that the resource is not
historically or culturally significant.
The preponderance of evidence, as documented in this report, confirms that the Old Gas Works building
is indeed both historically and culturally significant as well as unique in San Luis Obispo in several
respects. The following section describes how the resource also meets criteria for listing on the California
Register of Historical Resources (CRHR), at the local level of significance.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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OLD GAS WORKS AS AN ELIGIBLE RESOURCE FOR
LISTING IN THE CRHR
Eligibility for listing in the California Register of Historical Resources (CRHR) is evaluated under the
following four criteria for significance:
Evaluation under Criterion 1
Criterion 1. The resource is associated with events that have made a significant contribution to the
broad patterns of California’s history and cultural heritage.
The Old Gas Works has significance under California Register Criterion 1, at the local level of
significance, for its key role in the industrial modernization and urbanization of San Luis Obispo, first by
providing street lighting and later by extending service to provide manufactured gas to individual
businesses and residences. The greater supply of manufactured gas also made a commercial contribution
to San Luis Obispo residents through the marketing of “labor-saving” domestic appliances, targeting
female homemakers as consumers.
Evaluation under Criterion 2
Criterion 2. The resource is associated with the lives of persons important in our past.
The Old Gas Works has significance under California Register Criterion 2, at the local level of
significance, for its association with E. S. Hoyt, a prominent figure in regional gas works engineering and
construction, who was pivotal in the selection and acquisition of the Pismo Street site; in the relocation of
manufactured gas production from Dana Street to Pismo Street; in the selection, acquisition, and
configuration of the specialized equipment necessary for manufactured gas production; and in providing
the distinctive yellow building stone used in the construction of the Gas Plant building.
Evaluation under Criterion 3
Criterion 3. The resource embodies the distinctive characteristics of a type, period, region, or method of
construction, or represents the work of an important creative individual, or possesses high artistic
values.
The Old Gas Works has exceptional significance under Criterion 3, at the local level of significance, as a
unique example of the Mission Revival architectural style in San Luis Obispo; as a unique example of the
Mission Revical style applied to an industrial building; and as a unique example of a building constructed
entirely from Los Berros (Caen) stone masonry.
Evaluation under Criterion 4
Criterion 4. The resource has yielded, or may be likely to yield, information important in prehistory or
history (PRC 5024.1(c)).
California Register Criterion 4 is generally applied to archaeological resources. The entire site of the
former San Luis Gas & Electric Company (and its successors at that location) was included in PG&E’s
remediation effort. The extensive and intensive excavations carried out as part of that remediation make it
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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highly unlikely that archaeological resources are present. In some instances Criterion 4 may also be
applied to buildings likely to yield important historical information, such as distinctive construction or
technological features. Although the stone building material is distinctive, the construction methods for
the gas plant were standard for the time. This criterion might well have applied to the Old Gas Works if
the manufactured gas plant equipment had survived—and especially if the other original gas plant
buildings had also survived in situ. Lacking these conditions, however, the Old Gas Works does not have
significance under Criterion 4.
Evaluation of Resource Integrity
Eligibility requires not only evidence of significance but sufficient integrity to be able to convey that
significance. Resource integrity is evaluated against seven aspects: location, setting, design, materials,
workmanship, feeling, and association.
The Old Gas Works has retained excellent integrity of location, design, materials, workmanship, and
feeling from the time of its initial construction. The location is exactly the same, and the distinctive
appearance of the gas plant has made it a familiar visual feature of the neighborhood since 1905. Most
particularly, the integrity of the design, materials, and workmanship that characterizes the masonry
structure is exceptional. The structure retains its original form, its character-defining architectural
features, and its character-defining building material. The exterior masonry workmanship remains intact
and exhibits its original excellent quality.
The integrity of setting and association are exceptions to the overall integrity of the gas plant. The general
neighborhood setting, despite newer additions, does still include other buildings and even residences
contemporary with the gas plant, but the gas plant itself is the solitary survivor of the original diverse and
crowded setting. Without these associated structures, the building no longer visually conveys a clear idea
of its original function. The loss of this particular aspect of integrity is due to the removal of all the other
gas plant and electric power plant buildings and structures that occupied the same block and were
components of the same San Luis Obispo Gas and Electric Company industrial complex during its period
of significance (1904-1918). Nevertheless, additional research into the historic context (one of the
purposes of this report) has documented other non-visual facets of its significant associations: its key role
in the modernization and urbanization of San Luis Obispo’s infrastructure; its contribution to the rise of
domestic appliances targeting female homemakers as consumers; its association with E. S. Hoyt, a
prominent figure in gas works engineering and construction; and its association with the Los Berros
quarries, which produced a distinctive yellow building stone used in San Luis Obispo.
CHARACTER-DEFINING FEATURES
Original Character-Defining Features
Designed as an industrial building and surrounded by other allied industrial buildings, the gas works had
distinctive character-defining features consistent with its essential purpose. Its compact, windowless
masonry structure was topped by a corrugated galvanized iron roof with a single skylight and a cluster of
tall smokestacks and small vent pipes (Figure 41). The north (rear) elevation does not yet have a doorway
near the far left corner of the wall.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 41. Gas Works building in 1904, shortly after
construction.
The following two photographs (Figures 42 and 43) reveal character-defining features added after 1904
but still dated well within the period of significance (1904–1918), when the gas works was in operation
full time. By 1911, the number of rooftop smokestacks had been reduced from five to two; these two
appear to have been replacements of the earlier stacks. A second, smaller skylight was constructed on the
east end of the corrugated iron roof ridge. The oblique view documents that both skylights straddled the
roof ridge.
Figure 42. Gas Works building c1911. The broad, arched doorway,
with wooden plank doors and a decorative leaded glass lunette are
visible on the Pismo Street (south) elevation.
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San Luis Obispo, San Luis Obispo County, California
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Below, on the west end of the north elevation, there is a clear view of the massive arched doorway with
its broad doors of wooden planks. On the left end, a smaller rectangular doorway has been opened near
the corner of the parapet wall.
Figure 43. Gas Works building, c1911. The two skylights are
prominent on the gabled roof ridge. The corrugated iron roofing
material was intended to imitate Mission Revival-style roof tiles.
Current Character-Defining Features
A series of photographs taken by SWCA during the August 2, 2024, site visit (Figures 44–63) document
the current appearance of the exterior and interior of the Old Gas Works building. The gas works, even
after being acquired by other utility companies, has been out of full-time operation for over a century; the
building is now not only vacant but also the sole surviving structure on the parcel. In the intervening years
it has been occupied by a series of unrelated businesses and has also been used for storage. As a result,
existing character-defining features are now largely associated with its architecture: chiefly, its rare
Mission Revival style and Los Berros stone masonry, as summarized below. The building’s historic-
period identity and significance as an early twentieth-century gas works is now conveyed almost entirely
by its historical context, through photographs, newspaper articles, and other primary documentary
sources.
In the interior, no retorts, machinery, equipment, tools, or other features pertaining to the manufacture of
gas are extant. Masonry walls have been braced as part of seismic retrofit measures. There are currently
wooden doors, of which two are original to the building’s period of significance, and the original leaded
glass lunette stored against these interior walls.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 44. Pismo Street elevation (cf. Figure 42, above). Character-defining
features include the original Los Berros (Caen) stone laid up in random,
quarry-faced ashlar masonry pattern; a broad arched doorway with
voussoir; parapets extending beyond the wall; and a low-pitched gable roof
with narrow eaves and corrugated metal roofing material (this roof is likely
a replacement modeled after the original roof, described in 1911-1912 as
“imitation tiling galvanized iron”) (see Figure 33). The original roofline had
skylights and tall metal smokestacks.
Figure 45. Pismo Street elevation. The initials are carved
into the edge of the parapet wall, to the left of the doorway.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 46. Pismo Street elevation. Detail of the voussoir above the arched
doorway, including the steel channel that was installed as part of the
seismic retrofit.
Figure 47. Pismo Street elevation. Articulation of the eaves, wall, and end of
the adjoining parapet wall (which abuts Pismo Street wall but is not
integrated with it).
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 48. Archer Street elevation. Character-defining features include a
curvilinear parapet wall, quatrefoil vent in gable end with fixed wooden
louvers, and small arched doorway with voussoir.
Figure 49. Archer Street and Pacific Street elevations. Character-defining
features include original door openings facing Pacific Street (cf. Figure 42).
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 50. Walker Street elevation. Character-defining features include the
quatrefoil vent in the gable end of the parapet wall, with fixed wooden
louvers and porcelain knob insulators.
Figure 51. Walker Street elevation. Parapet wall showing another view of
the random, quarry-faced ashlar masonry pattern used on the entire
building. This masonry style uses high-relief, rectangular blocks of various
sizes, laid up in discontinuous courses.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 52. Interior view of rafters and corrugated roofing. The parapet wall
with the quatrefoil vent faces Walker Street, and the arched doorway faces
Pismo Street. The doors pictured here are not from the building’s period of
significance and appear to have been fabricated and installed at a later
date.
Figure 53. The original Pismo Street entrance doors stored for reuse are
located at left; note the different material, different construction, and
deteriorated condition compared to the door at right. The original lunette
window for the archway is also stored inside but was still crated and not
visible. Like the original doors, the original door hardware is also a
character-defining feature.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 54. Original iron bar door handle. Figure 55. Side view of layers making up the
original, historic door.
Figure 56. Original door latch eye. Figure 57. Original door hardware.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 58. The interior wall surfaces appear to have been coated with
plaster originally. This surface is discolored and deteriorated, with cracks,
spalling, and patching at various locations throughout the bu ilding.
Figure 59. Parapet wall with quatrefoil vent facing Archer Street. The
location of the original small arched door is not known.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
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Figure 60. The large barn door, at left, was formerly installed on the Pacific
Street elevation. However, based on a comparison of historic photographs
(cf. Figure 42), the door at left is also not original to the building and,
therefore, not a character-defining feature.
Figure 61. The largest doorway, facing Pacific Street, is an original opening
in the building. The “barn” doors, however (stored to the right), are not
original per historic photographic evidence. The location of the original
arched wooden segment of the door (cf. Figure 43) is not known.
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San Luis Obispo, San Luis Obispo County, California
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Summary of Existing Character-Defining Features
Contributing character-defining features include those identified below, along with the observed
conditions as of August 1, 2025. All photographs in this section were provided by CoVelop.
Character-Defining Feature Condition Image
• Mission Revival curvilinear
parapet walls on gable ends,
rising above roof ridge, and
finished with distinctive coping
Good
• Quatrefoil window openings
with fixed wooden louvers in
gable ends
Fair
• Red-painted corrugated
galvanized metal roofing
material (in imitation of terra
cotta roof tiles)
Fair
• Broad arched doorways Fair
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San Luis Obispo, San Luis Obispo County, California
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Character-Defining Feature Condition Image
• Two historic wood doors from
the Pismo Street entrance, along
with iron hardware
Poor
• Locally sourced yellow-gold
building stone from Los Berros
quarries
• Building stones are quarry-faced,
rectangular ashlars of varying
dimensions, tooled in high-relief,
and tapering down in thickness
at the edges. The blocks are
expertly laid up in discontinuous
courses in a random but
extremely cohesive design
format; mortared joints are
concave.
Good
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San Luis Obispo, San Luis Obispo County, California
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Character-Defining Feature Condition Image
• Voussoirs frame arched
doorways; voussoirs with
delicate tooled “beading” are
present above arched doorway
on the south elevation and on the
quatrefoil window openings.
Parapet walls extend outward
beyond the width of the north
and south walls. The stones in
the parapet walls abut the side
walls but are not structurally
integrated with them.
Poor-to-fair
• Decorative lunette Poor
• Remnants of plaster on interior
walls Poor
Non-contributing features associated with the building, meaning those elements that were added to the
building after its period of significance, are limited to the following:
• North, small entrance opening;
• The salvaged barn door, which is not apparent in historic photographs from the period of
significance, despite being identified as historic in the 2014 Agreement document; and
• The other remaining doors, which are of different materials, construction, and condition than the
original doors for the Pismo Street entrance, also misidentified as historic in the 2014 Agreement
document.
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San Luis Obispo, San Luis Obispo County, California
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FINDINGS
California Register of Historical Resources
This Historic Preservation Report documents that the Old Gas Works at 280 Pismo Street is a unique,
significant historical resource with excellent integrity. It has a level of historical and cultural significance
that not only confirms its 1983 designation as a Master List Resource in the City of San Luis Obispo but
appears to make it eligible for listing in the California Register of Historical Resources, at the local level
of significance:
• Under Criterion 1 for its key role in the industrial modernization and urbanization of San Luis
Obispo, first by providing street lighting and later by extending service to provide manufactured
gas to individual businesses and residences. The greater supply of manufactured gas also made a
commercial contribution to San Luis Obispo residents through the marketing of “labor-saving”
domestic appliances, targeting female homemakers as consumers;
• Under Criterion 2 for its association with E. S. Hoyt, a prominent figure in regional gas works
engineering and construction, who was pivotal in the selection and acquisition of the Pismo Street
site; in the relocation of manufactured gas production from Dana Street to Pismo Street; in the
selection, acquisition, and configuration of the specialized equipment necessary for manufactured
gas production; and in providing the distinctive yellow building stone used in the construction of
the Gas Plant building; and
• Under Criterion 3 as a unique example of the Mission Revival architectural style in San Luis
Obispo; as a unique example of the Mission Revival style applied to an industrial building; and as
a unique example of a building constructed entirely from Los Berros (Caen) stone masonry.
• Criterion 4 is generally applied to archaeological resources. The entire site of the former San
Luis Gas & Electric Company (and its successors at that location) was included in PG&E’s
remediation effort. The extensive and intensive excavations carried out as part of that remediation
make it highly unlikely that archaeological resources are present. In some instances Criterion 4
may also be applied to buildings likely to yield important historical information, such as
distinctive construction or technological features. Although the stone building material is
distinctive, the construction methods for the gas plant were standard for the time. This criterion
might well have applied to the Old Gas Works if the manufactured gas plant equipment had
survived—and especially if the other original gas plant buildings had also survived in situ.
Lacking these conditions, however, the Old Gas Works does not have significance under
Criterion 4.
ASSESSMENTS OF CONFORMITY
San Luis Obispo Historic Preservation Ordinance
The city’s Historic Preservation Ordinance states: “The broad purpose of this ordinance is to promote the
public health, safety and welfare through the identification, protection, enhancement and preservation of
those properties, structures, sites, artifacts and other cultural resources that represent distinctive elements
of San Luis Obispo cultural, educational, social, economic, political and architectural history” (Municipal
Code 14.01.010 B. Purpose). As documented in this Historic Preservation Report, the Old Gas Works is a
significant historical resource that represents, in particular, a distinctive element of the city’s economic,
political (i.e., civic), and architectural history.
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San Luis Obispo, San Luis Obispo County, California
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The project, as proposed by the Applicant, conforms to the city’s preservation ordinance in both its broad
purpose and in specific actions that facilitate the retention, continued use, and appreciation of a significant
historic structure. This proposed project facilitates the preservation of the original structure, its distinctive
building materials and its character-defining features, as well as the embodied energy in an existing
building. The proposed project is also an example of private stewardship of a historic building that
enhances the economic vitality of the Mid-Higuera neighborhood and offers the opportunity to promote a
better understanding of the historic significance of the Old Gas Works.
Information currently available on the city’s Community Development website (https://www.slocity.org)
describes the “Mid Higuera Area” as “poised for commercial and residential redevelopment” and as an
area that “contains some of the most opportune sites for innovative and mixed-use and reuse for office,
multifamily residential and industrial spaces.” The proposed project, which includes “historical building
rehabilitation,” is an example of the city’s desideratum for the project area.
The proposed project therefore conforms to the Historic Preservation Ordinance.
San Luis Obispo Historic Preservation Program Guidelines
Chapter 3 of the city’s Historic Preservation Program Guidelines, which focuses on the treatment of
historic resources, specifically addresses construction on properties with historic resources. The Old Gas
Works were historically associated with an eccentric cluster of other structures in close proximity. As
shown in Figures 28 and 29, above, rectangular gabled forms; towering, large-diameter cylinders; tall thin
smokestacks; and mature eucalyptus trees were all part of the historic-period setting. At a more detailed
level, the gabled structures show a variety of roof pitches; the major buildings include enclosed, open-
sided, and even semi-subterranean forms of different heights; and the building materials are widely
varied. The gas plant roof originally featured skylights and smokestacks. The two cylindrical gas holders
had steel-hooped bases topped by cage-like armatures of steel poles interconnected by cross bracing. In
operation, there would have been noise and smoke to add to the visual mixture.
Through it all, the gas plant itself has always been unique in its distinctive architectural style and bright
yellow-gold stonework. At present, the structure is the solitary survivor of an early twentieth-century
industrial complex; the proposed project will not alter that distinction. As presented in the May 2025 plan
set, the proposed project is consistent with the scale and industrial-style architecture of other buildings in
the general Mid-Higuera neighborhood. The three closest designated historical resources—the H. H.
Waite Planing Mill (a Master List resource at 236 Higuera Street); the Loomis Feed Co. Warehouse (a
National Register-listed property at 65 Higuera Street); and the Golden State Creamery (a Master List
property at 570 Higuera Street)—are separated from the project site by Higuera Street and High Street,
are screened by several intervening buildings, and are too far away to be directly or indirectly impacted or
adversely affected by the proposed project.
The proposed project will not alter in any substantial way any of the character-defining features that
convey the significance of the resource. As depicted in the May 2025 plan set (see Appendix A),
proposed additions and alterations to the gas plant building are confined to the roof (new black steel
framed skylights; new corrugated roofing similar to original with red tones to match the existing); to the
arched doorways (new storefront window assemblies will be installed with black steel storefronts); and
the addition of an attached restroom and kitchen ell on the courtyard side, which will be clad in terracotta
veneer or corten siding, both in earth tones to be consistent with the overall color palette of the original
building. The skylights and accessory buildings have historical precedent, as documented in several of the
historic photographs included in the sections above. Specific to the restroom and kitchen addition, this is
separated by a stepped-back and stepped-down volume, which acts as a hyphen to separate the massing of
the new construction from the historic fabric of the Old Gas Works building. Furthermore, the new
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
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addition will feature industrial and utilitarian materials consistent with the resource’s historic use and
setting, albeit composed in a way that is clearly contemporary to avoid creating a false sense of historic
development. The two original, historic wooden doors and lunette will be retained for reuse in the
interior.
The original wooden doors are in poor condition and their condition are unable to be utilized for creating
a watertight envelope for the restaurant or providing the necessary security and functionality. This is also
due in part to the installed steel channel at the arched entrance opening that occurred as part of the seismic
retrofit, which has reduced the size of the opening. Although the previously installed steel channel has
minimal visual effects, the change in the size of the opening is such that reinstallation of the doors and
lunette would require modifications that would require the removal of historic materials, and the
introduction of new materials to successfully repair them would be invasive and result in the change of
their overall character. For these reasons, it has been determined that the historic doors as part of the
operation of the primary entrance along the Pismo Street façade is infeasible. In keeping with the
2014 Agreement, which stipulated that the salvaged materials be reused at a later date, the proposed
project will have the historic doors reinstalled at the interior elevation of the Pismo Street façade, fixed
such that they appear to be in-swinging, consistent with the historic conditions, and fixed in an open
position (Appendix B). This will retain the relationship between the historic doors and the character-
defining arched entryway to convey the historic conditions through their placement and apparent use,
while also allowing for a new entrance system to adequately perform as required by code for the
building’s new use as a restaurant space. The lunette will also be preserved at the interior of the building,
as reusing the feature within the original entryway is infeasible due to the reduced opening and
deteriorated condition, similar to the two original doors remaining on site. As outlined in the project
description, the intent is to preserve the lunette feature as an interpretive element, which will be secured
to the west interior wall, near the primary entrance and original location. By placing this feature here, it
will be protected while also retaining a visual connection to the original location and accessible to visitors
to the building. This connection will be explained further through the use of written narratives, historic
photographs, and other didactic materials for both the doors and the lunette within the context of the
building’s history and associated historical themes (see Appendix B).
The proposed project therefore conforms to the Historic Preservation Ordinance.
Secretary of the Interior’s Standards for the Treatment of
Historic Properties: Rehabilitation
The SOIS address four treatment approaches for historic properties: Preservation, Rehabilitation,
Restoration, and Reconstruction (National Parks Service 2017:75–76). Of these, Rehabilitation is the
most applicable treatment approach for the Old Gas Works building, as it makes possible “an efficient
compatible use for a property through repair, alterations, and additions while preserving those portions or
features that convey its historical, cultural, or architectural values.”
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.
The Old Gas Works property, the only building on the subject parcel, has sat idle and vacant for many
years. From 1904 through 1918 the distinctive Mission Revival-style stone masonry building was part of
a larger complex of multiple industrial buildings that produced manufactured gas and electricity for
distribution to San Luis Obispo residences and downtown businesses. The proposed multi-use project will
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
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give this remarkable structure an adaptive reuse as a restaurant and a part of a new development that
includes an outdoor patio and dining area for public use and enjoyment, as well as residential units. This
rehabilitative use entails minimal changes to character-defining features, as the exterior will be largely
retained in its existing condition or with modifications—such as the addition of the skylights—that are
consistent with historic elements or features that have since been removed. Perhaps one of the most
notable changes at the building will be the introduction of a new entry at the primary façade along Pismo
Street. Although the historic doors and lunette were salvaged, the condition of these features are such that
they cannot operate and function as they did originally. The current doors are inadequate to ensure the
performance of the building’s envelope. The steel channel, set within the curvature of the arch, was
installed as part of the seismic retrofit and has reduced the entrance opening so that the doors no longer
fit. Coupled with the advanced deteriorated state of the door materials, they are unable to be repaired in a
manner that would both create a functional seal while also retaining the historic materials. The salvaged
wood doors will be installed at the interior elevation of the primary entrance, appearing as in-swing doors
fixed in an open position, which will be consistent with the historic conditions. This will retain the
relationship between the historic doors and the entryway and contribute to the overall historic character of
the building by retaining the relationship between the primary entrance and the historic materials.
Similarly, the salvaged decorative lunette will be installed at an interior elevation of the Old Gas Works
building as an interpretive element on the west interior wall, adjacent to the primary entrance. With
regards to larger concerns around spatial organization within the Old Gas Works’ setting, the proposed
project will also revive the building and its surrounding public and residential spaces as an area of
renewed activity and purpose, similar in someways to the industrial setting and historic use, that has been
otherwise dormant and in an underutilized state. The new entrance system will feature a black steel
storefront, which will have an industrial and utilitarian quality that is consistent with the historic use of
the building, while also being differentiated as contemporary to avoid creating a false sense of historical
development.
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.
The project as proposed does an exemplary job of retaining the historic character of the Old Gas Works’
distinctive materials, features, and spaces that have characterized the property since its construction.
Repairs and alterations such as new skylights and new windowed door systems are rehabilitation features
that are necessary to provide natural light, as well as accessibility and overall building performance; the
ell addition at the rear (north elevation) of the gas works building provides kitchen and restrooms for
restaurant customers and staff, preserving the open interior volume of the historic building. The original
doors and lunette window were salvaged in 2014 for reuse and will be incorporated into the interior space.
Specific to the historic doors, these will be attached at the interior elevation at the primary entrance such
that they appear in a fixed and open position, reflecting their original location and use within the building.
To preserve the fragile lunette, the proposed project will also utilize this element at the interior by fixing
it to another interior elevation to serve as both a decorative focal point and as an interpretive element that
helps to illustrate the building’s history spanning from its construction through its subsequent retrofits and
proposed rehabilitation. Although this feature will be removed out of necessity to allow for an uninhibited
path of travel and secure building envelope required for the new use as a restaurant, its incorporation
within the interior space as an interpretive centerpiece will continue to portray the historic character of the
building and provide a valuable didactic tool for describing its evolution and overall historical
significance.
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3. Each property will be recognized as a physical record of its time, place and use. Changes that
create a false sense of historical development, such as adding conjectural features or elements
from other historic properties, will not be undertaken.
No conjectural features will be added. There is sufficient historical documentation to guide project design
and rehabilitation. The ell addition, though partially attached to the stone masonry gas works building, is
understood to be an auxiliary building and will be clearly differentiated from the historical resource in
materials and style. The use of the historic doors at the interior, as well as the historic lunette, are original
to the building. Although they will not be used as originally designed, they will be placed and reused in
such a manner that will continue to both evoke the original functionality of these features and provide
important didactic qualities that illustrate the evolution of the building and avoid an overall false sense of
historical development.
4. Changes to a property that have acquired historic significance in their own right will be retained
and preserved.
This standard is not applicable.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship
that characterize a property will be preserved.
The distinctive compact form, Mission Revival architectural style, and Los Berros stone masonry are the
primary character-defining features of the entire Old Gas Works building and are fundamental to the
proposed project design for the structure. Other features, such as the salvaged historic doors and lunette,
will also be preserved and incorporated into the rehabilitation design. Although these elements will not
function in their original capacities, they will be preserved in a manner that provides interpretive value by
retaining and displaying the features in a manner that reflects the overall craftmanship that contributes to
the building’s historic character.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature will match the old in
design, color, texture and, where possible, materials. Replacement of missing features will be
substantiated by documentary and physical evidence.
Under the 2014 Agreement signed by the city and PG&E the original wooden doors and a large
ornamental lunette window were retained and stored inside the Old Gas Works for safekeeping and reuse.
For this rehabilitation project, the original wooden doors would be reused in the interior of the building
and fixed in an in-swing and open position, as new storefront window assemblies will be installed in the
two main doorways. Although they will not function as the primary doors, their proximity and
relationship to the entrance will convey their historic use and contribute to the preservation of the
character of the building. Similarly, the salvaged lunette will also be preserved and repaired in a manner
that is sensitive to the original materials and existing character. Although it is unable to function in its
original location, the lunette will be retained and installed at an interior elevation of the building as an
interpretive element demonstrating the building’s historic character and overall evolution since its
construction. The small arched door on the Archer Street elevation does not appear to be extant but could
be replaced in kind based on historical photographs and existing materials. The small doorway on the
Pacific Street elevation will provide access to the proposed new ell addition. It should also be noted that
the seismic retrofit recently carried out on the structure has greatly benefitted the long-term survival of
this locally designated Master List and CRHR-eligible historical resource.
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7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means
possible. Treatments that cause damage to historic materials will not be used.
Some of the interior wall surface shows cracks and spalling. Repairs will be carried out in conformity
with this Standard. Either the natural stone surface or plaster would be acceptable on the interior, as both
are documented. The salvaged doors and windows will be preserved in their existing condition with
minimal stabilization work to leave the existing patina and materials uninterrupted. This careful approach
will also comply with this standard.
8. Archeological resources will be protected and preserved in place. If such resources must be
disturbed, mitigation measures will be undertaken.
Because of the previous PG&E soil remediation, this Standard is not likely to be applicable.
9. New additions, exterior alterations, or related new construction will not destroy historic materials,
features, and spatial relationships that characterize the property. The new work will be
differentiated from the old and will be compatible with the historic materials, features, size, scale
and proportion, and massing to protect the integrity of the property and its environment.
The multi-story buildings proposed for the project are sited at a reasonable distance from the Old Gas
Works building, with an intervening paved courtyard and broad walkway. This human-scale element
provides a visual and physical separation of use and maintains a good view of the historical resource at its
original location on Pismo Street. The proposed ell addition for the restroom and kitchen facilities will
have a low profile; its scale, massing, and spatial relationship with the masonry building are in keeping
with the kinds of structures present on the site when the plant was in operation. The new buildings do not
duplicate or imitate any of the character-defining features associated with the Old Gas Works. The design
of the proposed project respects the Old Gas Works as a legitimate focal point in the proposed
development and as a unique historical resource in the city. The existing high level of integrity of the
Master List property is enhanced by the rehabilitation and adaptive reuse of the original wooden doors
and leaded glass lunette, which will be retained and incorporated into the interior of the building. As
outlined previously, the historic wood doors will be installed at the interior in an in-swing and open
position, retaining that functional relationship with the Pismo Street entrance and new storefront system.
As for the lunette, it will be incorporated into the interior as both a decorative centerpiece and an
interpretive element that will preserve this feature while also contributing to the historic character through
the retention of its materials and overall craftsmanship. The reuse of the original materials in this way will
be compatible within the historic setting, but will be differentiated through their interpretive qualities and
relationship with new materials, which will collectively illustrate the historic character of the building and
how it has continued to evolve such that it will not create a false sense of history. The entrance system,
which will be a black steel storefront, will also be compatible with their minimal and industrial qualities
while also being differentiated as a clearly contemporary intervention. The completion of necessary
repairs and the ongoing protection and maintenance of the building support the continued use and
enjoyment of this Master List property.
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 ell addition will be attached on the north elevation of the building, making use of the existing
rectangular doorway to minimize removal of original masonry. The Old Gas Works has such a high level
of architectural integrity and so much visual character and “presence” that additions and alterations could
be removed or reversed without diminishing the resource in any way. Future removal of these additions
would leave the historic massing, form, materials, and other character-defining features intact such that
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
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the building would continue to retain historic integrity and qualify as a historical resource. Similarly, the
reuse of the salvaged historic doors and lunette at the interior of the building would also be reversible, as
they would be able to be salvaged for a different treatment at a later date (i.e. preservation vs.
rehabilitation).
2014 Agreement Stipulations
In addition to compliance with the City’s Historic Preservation Ordinance, City’s Historic Preservation
Program Guidelines, and the SOIS under CEQA, the proposed project must also satisfy the requirements
outlined in the 2014 Agreement between the City and PG&E, which required the retention and
preservation of the “. . . original wood doors and wood sash window. . .” in any future rehabilitation ore
reuse of the Old Gas Works building. Specifically, relevant stipulations to the proposed project are as
follows:
• Stipulation 3: Owner agrees that in accordance with Historic Preservation Guidelines of the
City of San Luis Obispo and Secretary of Interior Standards, the removed original wood doors
and wood sash window are important historic features that shall be retained for future
reinstallation if feasible.
• Stipulation 4: Owner agrees that alternatives to reinstallation of the wood doors and window as
part of future rehabilitation, adaptive reuse, tenant improvement, or related work on the Historic
Building, shall be reviewed by the Cultural Heritage Committee of the City of San Luis Obispo
for a determination of consistency with City Historic Preservation Guidelines and Secretary of
Interior Standards for the Treatment of Historic Properties (City of San Luis Obispo 2014).
Based on the investigations completed as part of this study, SWCA has determined that of the salvaged
features that were removed and stored on-site, only two of the hinged doors and the decorative lunette—
all from the primary entrance facing Pismo Street—are truly original features; upon closer inspection of
the remaining doors, these are clearly later additions as exhibited by their construction and the condition
of their materials. In keeping with the language of the 2014 Agreement, the retention and reinstallation of
these features at the building in the proposed manner is consistent with the language of Stipulation 3,
which requires that the “. . . historic features. . . be retained for future reinstallation of feasible.” All of the
character-defining features that have been determined to be historic and original to the building’s period
of significance have been retained and will be incorporated into the rehabilitation of the building in a
manner that is both appropriate and feasible. Although this stipulation likely intended reinstallation at the
exact location where removed, the current conditions, both at the building following the 2014 seismic
upgrade and the current condition of the historic features themselves, are not considered to be feasible.
Specifically, the historic wood doors are in an advanced deteriorated state that would require extensive
repairs and invasive modifications—the removal of inches to fit within the entrance openings and to
conform with accessibility requirement—that would greatly alter the historic doors. Similarly, the
functionality of the doors as the primary means of entrance and egress into the Old Gas Works building
would be further impacted over the intensive use as a restaurant space. In the interest of preserving the
doors in a condition that reflects their historic character, the proposed solution of retaining them at the
interior elevation of the primary entrance will continue to retain that functional relationship t o convey that
historic character, while also guaranteeing their continued protection and association with the historic Old
Gas Works building. As for the lunette window, the reinstallation of this feature at the primary entrance at
Pismo Street is not feasible. This is due to the placement of the installed steel channel as part of the
seismic retrofit needed to stabilize the archway, which would require a lower height within the opening
that would ultimately infringe upon the path of travel in a manner that does not comply with accessibility
requirements. This, coupled with the generally deteriorated condition of the lunette feature, means that
reinstallation at the original location is not feasible as part of this reuse. However, the retention of the
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
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feature and its inclusion as an interpretive centerpiece within the main volume of the Old Gas Works will
effectively preserve the feature on-site as an important historic element, alongside the necessary didactic
materials to convey this to visitors and patrons.
Under Stipulation 4, the proposed project, including the reinstallation of the historic doors and lunette
window, must be reviewed by the City’s Cultural Heritage Committee for compliance with the City’s
Preservation Guidelines and the SOIS.
CONCLUSION
Overall, the proposed project is compliant with the SOIS and the City’s Historic Preservation Guidelines.
Additionally, the proposed project adheres to the stipulations of the 2014 Agreement, which requires the
reinstallation of the historic doors, of which only two appear to be of historic age. As such, the proposed
project will have a less-than-significant impact on the Old Gas Works building, allowing it to remain
eligible for listing in the CRHR and for local designation as a Master List property.
PREPARER’S QUALIFICATIONS
SWCA Staff Architectural Historian Paula Juelke Carr, M.A., meets the SOIS for Professionally
Qualified Staff as both historian and architectural historian. Ms. Carr has more than 30 years of
experience in California history and architectural history, including more than 11 years as an Associate
Environmental Planner (Architectural History) for the California Department of Transportation, District
5. She has been with SWCA since 2017.
SWCA Principal Architectural Historian Dan Herrick, M.H.C., meets the SOIS for Professionally
Qualified Staff as both historian and architectural historian. SWCA earned his master’s in Heritage
Conservation from the University of Southern California’s School of Architecture in 2014, after which he
has continued to practice in the fields of historic preservation and environmental planning throughout
California and the western United States. He has been with SWCA as an architectural historian and
historic preservation planner since March 2022.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
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1903 Hoyt buys four lots. San Luis Obispo Morning Tribune 19 June 1903:3. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1903 Numerous jobs are let. San Luis Obispo Morning Tribune 11 August 1903:1. Available
at: https://www.newspapers.com/. Accessed 20 July 2024.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
68
1903 Work will soon begin. San Luis Obispo Morning Tribune 24 September 1903:1.
Available at: https://www.newspapers.com/. Accessed 20 July 2024.
1903 Looking for firebrick. San Luis Obispo Morning Tribune 13 October 1903:1. Available
at: https://www.newspapers.com/. Accessed 20 July 2024.
1903 Plans for gas plant. San Luis Obispo Morning Tribune 21 October 1903:4. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1903 We are forging ahead. San Luis Obispo Morning Tribune 1 November 1903:1. Available
at: https://www.newspapers.com/. Accessed 20 July 2024.
1903 Gas Company news. San Luis Obispo Morning Tribune 5 November 1903:3. Available
at: https://www.newspapers.com/. Accessed 20 July 2024.
1903 Hauling pipe. San Luis Obispo Morning Tribune 11 November 1903:1. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1903 Laying foundation and floor. San Luis Obispo Morning Tribune 17 November 1903:1.
Available at: https://www.newspapers.com/. Accessed 20 July 2024.
1903 Twenty-four workmen. San Luis Obispo Morning Tribune 11 December 1903:4.
Available at: https://www.newspapers.com/. Accessed 20 July 2024.
1903 Gas machinery is coming. San Luis Obispo Morning Tribune 23 December 1903:1.
Available at: https://www.newspapers.com/. Accessed 20 July 2024.
1903 Gas machinery arrives. San Luis Obispo Morning Tribune 30 December 1903:4.
Available at: https://www.newspapers.com/. Accessed 20 July 2024.
1903 Deed of Trust. San Luis Obispo Morning Tribune 26 January 1904:1. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1903 Caen stone corporation. San Luis Obispo Morning Tribune 12 May 1904:1. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1903 To Be of stone and brick. San Luis Obispo Morning Tribune 5 June 1903:4. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1904 Los Angeles architects visit Caen stone quarry. San Luis Obispo Morning Tribune
31 May 1904:1. Available at: https://www.newspapers.com/. Accessed 20 July 2024.
1904 Install fine pump. San Luis Obispo Morning Tribune 17 July 1904:4. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1905 New electric plant. San Luis Obispo Morning Tribune 28 May 1905:4. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1905 Recorder. San Luis Obispo Morning Tribune 28 November 1905:3. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1906 Gas and electric works. San Luis Obispo Morning Tribune 3 June 1906:1. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
San Luis Obispo Tribune
1872 San Luis Obispo Water Works. San Luis Obispo Tribune 26 October 1872:3. Available
at: https://www.newspapers.com. Accessed 19 July 2024.
1874 Our water works. San Luis Obispo Tribune 14 November 1874:2. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
69
1875 Our gas works. San Luis Obispo Tribune 11 September 1875:4. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1879 Mr. Kelly lessee of the San Luis Obispo Gas Works. San Luis Obispo Tribune 22 March
1879:5. Available at: https://www.newspapers.com. Accessed 19 July 2024.
1883 The gas works. San Luis Obispo Tribune 13 July 1883:6. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1888 An ordinance. San Luis Obispo Tribune 14 June 1888:3. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1888 The new gas company. San Luis Obispo Tribune 25 July 1888:3. City Trustees.
San Luis Obispo Tribune 25 May 1888:3. Available at: https://www.newspapers.com.
Accessed 19 July 2024.
1888 City Trustees. San Luis Obispo Tribune 25 May 1888:3. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1902 Day of wood is over. San Luis Obispo Tribune 26 June 1902:1. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1902 New gas works. San Luis Obispo Tribune 17 September 1902:3. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1902 Purchase electric plant. San Luis Obispo Tribune 22 October 1902:2. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1902 Board City Trustees. San Luis Obispo Tribune 4 November 1902:4. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1902 An important deal. San Luis Obispo Tribune 25 October 1902:2. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1918 Santa Maria Gas & Power Company. San Luis Obispo Tribune 29 November 1918:2.
Available at: https://www.newspapers.com. Accessed 19 July 2024.
2016 PG&E to clean up. San Luis Obispo Tribune 22 July 2016:A3. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
Terra Pacific Group
2019 Final Remedial Action Completion Plan. Former San Luis Obispo-1 Manufactured Gas
Plant Site, 280-290 Pismo Street and 1390 Walker Street, San Luis Obispo, California.
Prepared for Pacific Gas and Electric Company.
Tigner, J. H., comp. [L. M. Fitzhugh, photographer]
1904 San Luis Obispo Fire Department: Souvenir of San Luis Obispo. J. H. Tigner, Publisher,
Los Angeles, California.
Vessely, Robert
2013 Seismic Retrofit for 280 Pismo Street, San Luis Obispo, California. On file with the City
of San Luis Obispo.
APPENDIX A
CoVelop Design Plan Set for the
280 Pismo Street Mixed-Use Development Project (May 2025)
A0.0MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079COVER SHEETGAS WORKSPISMO ST & WALKER ST, SAN LUIS OBISPO, CA 93401SHEET INDEXARCHITECTURALA0.0 COVER SHEETA1.0 PROJECT DATAA1.1 CONSISTENCY MATRIXA1.2 CONSISTENCY MATRIXA2.0 EXISTING SITE PLANA2.1 OVERALL SITE PLANA2.3 ENLARGED SITE PLANA2.4 ENLARGED TRASH ENCLOSUREA3.1 FIRST FLOOR PLANA3.2 SECOND FLOOR PLANA3.3 THIRD & FOURTH FLOOR PLANSA3.4 ROOF PLANA3.5 UNIT PLANSA3.6 UNIT PLANSA4.0 PERSPECTIVESA4.1 PERSPECTIVESA4.2 PERSPECTIVESA4.3 PERSPECTIVESA4.4 PERSPECTIVESA4.5 PERSPECTIVESA4.6 PERSPECTIVESA5.0 BUILDING ELEVATIONSA5.1 BUILDING ELEVATIONSA5.2 BUILDING ELEVATIONSA6.0 BUILDING SECTIONSA7.1 COLORS & MATERIALSCIVILC1.1 OVERALL SITE AND UTILITY PLANC2.1 GRADING AND DRAINAGE PLAN-NORTHC2.2 GRADING AND DRAINAGE PLAN-SOUTHC2.3 GRADING AND DRAINAGE PLAN-EASTELECTRICALE1.0 SCHEMATIC SITE LIGHTING PLANLANDSCAPEL1.0 LANDSCAPE PLANL1.1 IRRIGATION PLANL1.2 PLANT SCHEDULESURVEY1 TENTATIVE PARCEL MAP - EXISTING CONSITIONS2 TENTATIVE PARCEL MAP - PROPOSED
A1.0MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PROJECT DATAPROJECT DESCRIPTIONPROJECT DIRECTORYPROJECT APPLICANT- ALAMO LLC1304 GARDEN STSAN LUIS OBISPO, CA 93401ATTN: JOEL WOODRUFF PHONE: (805) 610-8330ARCHITECT- ARRIS STUDIO ARCHITECTS 1327 ARCHER ST, SUITE 220 SAN LUIS OBISPO, CA 93401 ATTN: SHAWN RIDENHOUR PHONE: (805) 547-2240 EXT. 116 EMAIL: SHAWN@ARRIS-STUDIO.COMCIVIL ENGINEER- OMNI DESIGN, INC.1326 CHORRO STSAN LUIS OBISPO, CA. 93401ATTN: BRANDON MARCHELL PHONE: (805) 544-9700 EMAIL: BMARCHELL@OMNIDESIGN.USSURVEYOR- MBS LAND SURVEYS3559 S HIGUERA STSAN LUIS OBISPO, CA. 93401ATTN: LINDA RICHARDSON PHONE: (805) 594-1960 EMAIL: LINDA@MBSLANDSURVEYS.COMTHE PROPOSED HORIZONTAL MIXED-USE PROJECT INCLUDES AN ADAPTIVE REUSE AND EXPANSION OF THE EXISTING, HISTORIC GAS WORKS BUILDING INTO A RESTAURANT SPACE WITH AN OUTDOOR PATIO AND A SURFACE PARKING LOT(“COMMERCIAL PROJECT”). THE PROJECT ALSO INCLUDES A NEW 4-STORY RESIDENTIAL BUILDING WITH GROUND FLOOR AMENITY SPACE AND ASSOCIATED SURFACE PARKING.THE PROJECT INCLUDES A MINOR SUBDIVISION INCLUDING A TENTATIVE PARCEL MAP WITH 1 LOT FOR CONDOMINIUM PURPOSES. THIS WILL EVENTUALLY RESULT IN 49 RESIDENTIAL UNITS AND 1 COMMERCIAL UNIT. REFER TO TENTATIVE PARCEL MAPS (SLO-24-0025) FOR ADDITIONAL INFORMATION. THE PROJECT SITE INCLUDES THREE SEPARATE PARCELS. ALL THREE PARCELS ARE LOCATED WITHIN THE AE FLOOD ZONE. HOWEVER, ONLY PARCEL 3 IS LOCATED WITHIN THE SOUTH HIGUERA SPECIAL ZONE.• NO NEW STRUCTURES ARE LOCATED ON PARCEL 3.• THE EXISTING AND PROPOSED COMMERCIAL USES WILL BE DRY FLOODPROOFED.• THE NEW RESIDENTIAL BUILDING WILL BE ELEVATED ABOVE THE BASE FLOOD ELEVATIONS (BFE).PARKING FOR BOTH THE RESIDENTIAL AND COMMERCIAL USES IS PROVIDED IN ONSITE SURFACE PARKING LOTS.THE PROJECT IS UTILIZING THE CALIFORNIA STATE AFFORDABLE HOUSING DENSITY BONUS PROGRAM (CA GOVERNMENT CODE SECTION 69515). REFER TO PROJECT DATA AND AFFORDABLE HOUSING SUMMARY FOR ADDITIONAL INFORMATION.THE PROJECT WILL COMPLY WITH THE FOLLOWING REQUIREMENTS:• THE SECRETARY OF THE INTERIOR'S STANDARDS (SOIS) FOR THE TREATMENT OF HISTORIC PROPERTIES AND THE CITY OF SLO HISTORIC PRESERVATION ORDINANCE AND GUIDELINES.• ALL RECOMMENDATIONS MADE IN THE ESA REPORTS AND WITH DTSC REQUIREMENTS AS THE PROJECT SITE HAS KNOWN GROUND CONTAMINANTS THAT HAVE BEEN PREVIOUSLY MITIGATED. • THE INCLUSIONARY HOUSING REQUIREMENTS TO PROVIDE DEED-RESTRICTEDUNITS PURSUANT TO THE CALIFORNIA STATE DENSITY BONUS PROGRAM.• THE PUBLIC ART REQUIREMENTS IN THE CITY OF SLO ZONING SECTION 17.70.140(A)(2) BY PAYING THE APPROPRIATE IN-LEIU FEE.• THE CITY OF SLO ZONING REGULATION SECTION 17.70.130(F) TO HAVE BUSINESS OPERATING HOURS FROM 7AM - 8PM.PROJECT SIGN PROGRAM TO BE SUBMITTED AS A DEFERRED SUBMITTAL PRIOR TO ISSUANCE OF BUILDING PERMITS.PROJECT DATAADDRESSES:PARCEL 1: 1390 WALKER STREETPARCEL 2: 280 PISMO STREETPARCEL 3: 251 PACIFIC STREETAPNs:PARCEL 1: 002-505-005PARCEL 2: 002-505-006PARCEL 3: 002-505-001SITE AREA (AFTER PARCEL MAP RECORDATION & R.O.W. DEDICATIONS): *******PARCEL 1: 0.33 ACRES (14,341 SF)PARCEL 2: 0.49 ACRES (21,297 SF)PARCEL 3: 0.28 ACRES (12,277 SF)TOTAL AREA: 1.10 ACRES (47,915 SF)ZONING:PARCEL 1: C-SPARCEL 2: C-SPARCEL 3: C-S-MUFLOOD ZONE:PARCEL 1: YES (AE)PARCEL 2: YES (AE)PARCEL 3: YES (AE)MID-HIGUERA SPECIAL ZONE #1:PARCEL 1: NOPARCEL 2: NOPARCEL 3: YESUSE:EXISTING USE: VACANTPROPOSED USE: MIXED-USE (COMMERCIAL & RESIDENTIAL)NUMBER OF APARTMENTS:STUDIO UNITS: 6 UNITS (420 SF)1-BEDROOM UNITS (<600 SF): 28 UNITS (595 SF)1-BEDROOM UNITS (>600 SF): 4 UNITS (615 SF)2-BEDROOM UNITS: 11 UNITS (850-900 SF)TOTAL UNITS: 49 UNITSDENSITY ALLOWABLE: *BASE DENSITY: 26.40 DU (24 DU/ACRE x 1.10 ACRES)DENSITY BONUS: 5.28 DU (26.40 DU x 20% BONUS)TOTAL ALLOWED: 31.68 DUDENSITY PROPOSED: ********(6) STUDIO UNITS: 3.00 DU (6 x 0.50 DU)(28) 1-BEDROOM UNITS (<600 SF): 14.00 DU (28 x 0.50 DU)(4) 1-BEDROOM UNITS (>600 SF): 2.64 DU (4 x 0.66 DU)(11) 2-BEDROOM UNITS: 11.00 DU (11 x 1.00 DU)(49) TOTAL UNITS: 30.64 DUBUILDING AREA:RESIDENTIAL BUILDINGFIRST FLOOR: 11,302 SFSECOND FLOOR: 10,915 SFTHIRD FLOOR: 10,915 SFFOURTH FLOOR: 10,915 SFTOTAL RESIDENTIAL BUILDING: 44,047 SFCOMMERCIAL BUILDINGEXISTING BUILDING: 1,420 SFADDITIONAL BUILDING: 770 SF TOTAL COMMERCIAL BUILDING: 2,190 SFTOTAL BUILDING AREA: 46,237 SFNUMBER OF STORIES:RESIDENTIAL BUILDING: 4 STORIESCOMMERCIAL BUILDING: 1 STORYMAX BUILDING HEIGHT: **ALLOWABLE: 35'PROPOSED: 56'-6" (59'-6" AT STAIR TOWER)LOT COVERAGE ALLOWED: 75%LOT COVERAGE PROPOSED: 28%FLOOR AREA RATIO ALLOWED: 1.50FLOOR AREA RATIO PROPOSED: 0.96FRONT & STREET SIDE SETBACKS REQUIRED: ***REQUIRED AT PARKING : 5 FEETPROPOSED AT PARKING: 5 FEETREQUIRED AT BUILDINGS <20' HIGH: 10 FEETPROPOSED AT BUILDING <20' HIGH: 26 FEETREQUIRED AT BUILDINGS >20' HIGH: 15 FEETPROPOSED AT BUILDING >20' HIGH: 0 FEETINTERIOR SIDE & REAR SETBACK: NONE REQUIREDLOCATION OF GROUND FLOOR RESIDENTIAL UNITS: ****REQUIRED: NO MORE THAN 50% OF FIRST 50' OF BUILDINGS FACING A STREET AND NO MORE THAN 30% OF BUILDING FRONTAGE PROPOSED: 100% OF FIRST 50' & 100% OF FRONTAGETYPE OF CONSTRUCTION:RESIDENTIAL BUILDING: TYPE V-ARESTAURANT: TYPE V-BSPRINKLERS: YES (NFPA-13)PARKING REQUIRED: *****STUDIO UNITS: 6 SPACES (6 UNITS x 1 SPACES/UNIT)1 BEDROOM UNITS: 32 SPACES (32 UNITS x 1 SPACES/UNIT)2 BEDROOM UNITS: 16.5 SPACES (11 UNITS x 1.5 SPACES/UNIT)GUESTS: 0 SPACESTOTAL RESIDENTIAL: 54.5 SPACESRESTAURANT: 21.9 SPACES (2,190 SF @ 1 SPACE/100 SF)OUTDOOR DINING: 12 SPACES (1,200 SF @ 1 SPACE/100 SF)TOTAL COMMERCIAL: 33.9 SPACESTOTAL REQUIRED: ****** 88.4 SPACESPARKING PROVIDED:RESIDENTIAL USE: 55 SPACESCOMMERCIAL USE: 10 SPACESTOTAL PROVIDED: 65 SPACESEV PARKING REQUIRED:EV READYRESIDENTIAL USE: 5.5 SPACES (55 SPACES X 10%)COMMERCIAL USE: 1 SPACE (10 SPACES X 10%)TOTAL REQUIRED: 6.5 SPACESTOTAL PROVIDED: 7 SPACESEV CAPABLE RESIDENTIAL USE: 27.50 SPACES (55 SPACES X 50%)COMMERCIAL USE: 2.5 SPACES (10 SPACES X 25%)TOTAL REQUIRED: 30 SPACESTOTAL PROVIDED: 30 SPACESMOTORCYCLE PARKING REQUIRED: 4 SPACES (2 SPACES / 20)MOTORCYCLE PARKING PROVIDED: 4 SPACESBIKE PARKING REQUIRED:SHORT TERM:RESIDENTIAL USE: 10 BIKES (49 UNITS @ 1 BIKE / 5 UNITS)COMMERCIAL USE: 6 BIKES (75% OF 1 SPACE /500 SF)TOTAL REQUIRED: 16 BIKESTOTAL PROVIDED: 16 BIKESLONG TERM:RESIDENTIAL USE: 98 BIKES (49 UNITS @ 2 SPACES PER UNIT)COMMERCIAL USE: 2 BIKES (25% OF 1 SPACE /500 SF)TOTAL REQUIRED: 100 BIKESTOTAL PROVIDED: 100 BIKESFOOTNOTES:(REFER TO SEPARATE DENSITY BONUS SUMMARY DOCUMENT FOR ADDITIONAL INFORMATION)* PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 95915(f) THE APPLICANT IS PROVIDING 5% OF THE BASE DENSITY DWELLING UNITS (26.40 DU x 5% = 1.32 DU) AS VERY-LOW INCOME UNITS (TWO 1-BEDROOM UNITS (>600 SF) = 1.32 DU) IN EXCHANGE FOR A 20% DENSITY BONUS. PER SECTION 95915(d)(2)(A) THE APPLICANT SHALL RECEIVE ONE INCENTIVE OR CONCESSION. UNITS 204 & 304 WILL BE DESIGNATED AFFORDABLE.** THE APPLICANT IS REQUESTING A WAIVER PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65915(e) FOR AN INCREASE IN THE ALLOWABLE BUILDING HEIGHT IN THE CITY OF SAN LUIS OBISPO ZONING REGULATIONS SECTION 17.40.020 TABLE 2-21. *** THE APPLICANT IS REQUESTING A WAIVER PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65915(e) FOR A REDUCTION IN THE FRONT AND STREET SIDE SETBACK REQUIREMENTS FOR BUILDINGS OVER 20 FEET IN HEIGHT. **** THE APPLICANT IS REQUESTING A WAIVER PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65915(e) FOR RELIEF FROM CITY OF SAN LUIS OBISPO ZONING REGULATIONS SECTION 17.70.130(D)(1)(a) WHICH STATES THAT RESIDENTIAL UNITS SHALL NOT OCCUPY MORE THE 50% OF THE GROUND FLOOR SPACE WITHIN THE FIRST 50 FEET OF THE FLOOR AREA MEASURED FROM EACH BUILDING FACE ADJACENT TO A STREET TOWARD THE REAR OF THE BUILDING, WITH NO MORE THAN 30% OF THE BUILDING FRONTAGE TO BE OCCUPIED BY RESIDENTIAL USES. *****PER CALIFORNIA GOVERNMENT CODE SECTION 65915(p)(1), THE DEVELOPER IS REQUESTING THAT THE PARKING RATIOS, INCLUSIVE OF HANDICAPPED AND GUEST PARKING BE AS FOLLOWS:- STUDIO & ONE BEDROOM: ONE ON-SITE PARKING SPACE.- TWO & THREE BEDROOMS: ONE AND ONE-HALF ON-SITE PARKING SPACES.- FOUR AND MORE BEDROOMS: TWO AND ONE-HALF PARKING SPACES.ONSITE SPACES MAY BE PROVIDED THROUGH TANDEM, COVERED, OR UNCOVERED PARKING. REQUESTING THESE PARKING STANDARDS DOES NOT COUNT AS AN INCENTIVE OR CONCESSION.****** THE APPLICANT IS REQUESTING AN INCENTIVE/CONCESSION PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65915(d) FOR A REDUCTION IN THE NUMBER OF REQUIRED ONSITE COMMERCIAL PARKING SPACES.******* ALL PARCELS TO BE MERGED INTO ONE UPON PARCEL MAP RECORDATION.******** THE APPLICANT WILL BE FORGOING THE REMAINING 1.04 DU REMAINING FROM THE ALLOWABLE 31.68 DU.
A1.1MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079CONSISTENCY MATRIXCONSISTENCY MATRIXSITE LAYOUT AND PROJECT DESIGN STANDARDS. EACH PROPOSED MIXED-USE PROJECT SHALL COMPLY WITH THE PROPERTY DEVELOPMENT STANDARDS OF THE APPLICABLE ZONE AND THE FOLLOWING REQUIREMENTS:1. LOCATION OF UNITS.A. GROUND FLOOR LIMITATIONS. IN THE DOWNTOWN CORE (AS SHOWN IN SECTION 17.141.020, FIGURE 8-1) AND THE C-D ZONE, RESIDENTIAL UNITS SHALL NOT OCCUPY ANY GROUND FLOOR SPACE. IN ALL OTHER ZONES, RESIDENTIAL UNITS SHALL NOT OCCUPY MORE THAN FIFTY PERCENT OF THE GROUND FLOOR SPACE WITHIN THE FIRST FIFTY FEET OF FLOOR AREA MEASURED FROM EACH BUILDING FACE ADJACENT TO A STREET TOWARD THE REAR OF THE BUILDING, WITH NO MORE THAN THIRTY PERCENT OF THE BUILDING FRONTAGE TO BE OCCUPIED BY RESIDENTIAL USES.B. NOISE. RESIDENTIAL UNITS SHALL BE LOCATED ON THE SITE TO MINIMIZE ADVERSE IMPACTS FROM EXISTING KNOWN NOISE SOURCES IN COMPLIANCE WITH THECITY’S NOISE REGULATIONS. WHEN A PROJECT IS LOCATED ADJACENT TO A KNOWN NOISE EMISSION ABOVE THE RESIDENTIAL THRESHOLDS, A NOISE STUDY SHALL BE PROVIDED.2. MECHANICAL SERVICE AND LOADING AREAS. SERVICE AND LOADING AREAS SHALL BE SCREENED FROM RESIDENTIAL AREAS AND INTEGRATED WITH THE DESIGN OF THE BUILDING. SPECIAL ATTENTION SHALL BE GIVEN WHEN DESIGNING LOADING AND MECHANICAL FACILITIES IN A LOCATION THAT IS PROXIMATE TO RESIDENTIAL USES. TECHNIQUES SUCH AS BLOCK WALLS, ENHANCED SETBACKS, OR ENCLOSED LOADING OR EQUIPMENT SHALL BE USED TO MINIMIZE ADVERSE IMPACTS TO RESIDENTS FROM VEHICLE AND MECHANICAL NOISE.3. TRASH AND RECYCLING AREAS. AREAS FOR THE COLLECTION AND STORAGE OF TRASH AND RECYCLABLE MATERIALS SHALL BE LOCATED ON THE SITE IN LOCATIONS THAT ARE CONVENIENT FOR BOTH THE RESIDENTIAL AND NONRESIDENTIAL USES. THE LOCATION AND DESIGN OF TRASH ENCLOSURES SHALL REDUCE NUISANCES FROM ODORS AND NOISE WHEN RESIDENTIAL USES MIGHT BE IMPACTED.4. LIMITATIONS ON USE. THE FOLLOWING USES AND ACTIVITIES SHALL NOT BE ALLOWED WITHIN ANY MIXED-USE DEVELOPMENT:A. MAJOR VEHICLE/EQUIPMENT REPAIR (E.G., BODY OR MECHANICAL WORK, INCLUDING BOATS AND RECREATIONAL VEHICLES, VEHICLE DETAILING ANDPAINTING, UPHOLSTERY, OR ANY SIMILAR USE);B. STORAGE OF FLAMMABLE LIQUIDS OR HAZARDOUS MATERIALS BEYOND THAT NORMALLY ASSOCIATED WITH A RESIDENTIAL USE;C. MANUFACTURING OR INDUSTRIAL ACTIVITIES, INCLUDING BUT NOT LIMITED TO WELDING, MACHINING, OR ANY OPEN FLAME WORK; ORD. ANY OTHER ACTIVITY OR USE, AS DETERMINED BY THE REVIEW AUTHORITY, TO BE INCOMPATIBLE WITH RESIDENTIAL ACTIVITIES AND/OR TO HAVE THE POSSIBILITY OF AFFECTING THE HEALTH OR SAFETY OF MIXED-USE DEVELOPMENT RESIDENTS DUE TO THE POTENTIAL FOR THE USE TO CREATE DUST, GLARE, HEAT, NOISE, NOXIOUS GASES, ODOR, SMOKE, TRAFFIC, VIBRATION, OR OTHER IMPACTS, OR WOULD BE HAZARDOUS BECAUSE OF MATERIALS, PROCESSES, PRODUCTS, OR WASTES.IN COMPLIANCE:A. SEE A3.1.B. SEE A2.1.DESIGN STANDARDS. A MIXED-USE PROJECT SHALL BE DESIGNED TO ACHIEVE THE FOLLOWING OBJECTIVES:1. THE DESIGN SHALL PROVIDE FOR INTERNAL COMPATIBILITY BETWEEN THE DIFFERENT USES IN TERMS OF NOISE, HOURS OF OPERATION, VEHICLE AND PEDESTRIAN CIRCULATION, ACCESS, USE OF OPEN SPACE, AND SIMILAR OPERATING CHARACTERISTICS.2. POTENTIAL NOISE, ODORS, GLARE, PEDESTRIAN TRAFFIC, AND OTHER POTENTIALLY SIGNIFICANT IMPACTS ON RESIDENTS SHALL BE MINIMIZED TO ALLOW A COMPATIBLE MIX OF RESIDENTIAL AND NONRESIDENTIAL USES ONTHE SAME SITE.3. THE DESIGN OF THE MIXED-USE PROJECT SHALL TAKE INTO CONSIDERATION POTENTIAL IMPACTS ON ADJACENT PROPERTIES AND SHALL INCLUDE SPECIFIC DESIGN FEATURES TO MINIMIZE POTENTIAL IMPACTS.4. THE DESIGN OF THE MIXED-USE PROJECT SHALL ENSURE THAT THE RESIDENTIAL UNITS ARE OF A RESIDENTIAL CHARACTER AND THAT PRIVACY BETWEEN RESIDENTIAL UNITS AND BETWEEN OTHER USES ON THE SITE IS MAXIMIZED.5. THE DESIGN OF THE STRUCTURES AND SITE PLANNING SHALL ENCOURAGE INTEGRATION OF THE STREET PEDESTRIAN ENVIRONMENT WITH THE NONRESIDENTIAL USES THROUGH THE USE OF PLAZAS, COURTYARDS, WALKWAYS, AND STREET FURNITURE.6. SITE PLANNING AND BUILDING DESIGN SHALL BE COMPATIBLE WITH AND ENHANCE THE ADJACENT AND SURROUNDING BUILT ENVIRONMENT IN TERMS OF SCALE, BUILDING DESIGN, COLOR, EXTERIOR MATERIALS, ROOF STYLES, LIGHTING, LANDSCAPING, AND SIGNAGE.N/A.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.N/A, THESE USES ARE NOT PROPOSED.IN COMPLIANCE, SEE A0.0 FOR HOURS OF OPERATION LISTED UNDER PROJECT DESCRIPTION.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.IN COMPLIANCE, SEE A5.0 - A5.2 FOR THE BUILDING ELEVATIONS.
A1.2MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079CONSISTENCY MATRIXOBJECTIVE DESIGN CRITERIA.1. BUILDING ORIENTATION AND ENTRANCES.A. ORIENTATION. THE PRINCIPAL BUILDING OF A DEVELOPMENT SHALL BE ORIENTED TO FACE A PUBLIC STREET. BUILDING FRONTAGES SHALL BE GENERALLY PARALLEL TO STREETS. FOR ALL RESIDENTIAL, RETAIL, AND OFFICE USES, AT LEAST ONE PRIMARY ENTRANCE TO A GROUND FLOOR USE SHALL FACE THE ADJACENT STREET RIGHT-OF-WAY. GROUND-RELATED ENTRANCES INCLUDE ENTRANCES TO GROUND FLOOR USES, RESIDENTIAL UNITS, CLUSTERS OF RESIDENTIAL UNITS, LOBBIES, OR PRIVATE COURTYARDS.B. NONRESIDENTIAL ENTRANCES. ENTRIES SHALL BE CLEARLY DEFINED FEATURES OF FRONT FAÇADES AND OF A SCALE THAT IS IN PROPORTION TO THE SIZE OF THE BUILDING AND NUMBER OF UNITS BEING ACCESSED. LARGER BUILDINGS SHALL HAVE A MORE PROMINENT BUILDING ENTRANCE, WHILE MAINTAINING A PEDESTRIAN SCALE.C. TRANSITIONAL SPACE AT RESIDENTIAL ENTRIES. NEW RESIDENTIAL BUILDINGS SHALL PROVIDE TRANSITIONAL SPACES IN THE FORM OF STOOPS, OVERHANGS, AND PORCHES BETWEEN PUBLIC AREAS FRONTING THE PRIMARY STREET AND ENTRANCES. THIS TYPE OF ELEMENT OR EQUIVALENT SHALL BE REQUIRED FOR EACH UNIT OR GROUP OF UNITS, BUT NO LESS THAN ONE OF THIS TYPE OF ELEMENT SHALL BE PROVIDED.2. BUILDING ARTICULATION. NO STREET FRONTAGE WALL MAY RUN IN A CONTINUOUS PLANE FOR MORE THAN TWENTY FEET WITHOUT AN OPENING OR OFFSETS, OR AS APPROVED BY THE REVIEW AUTHORITY IF THE PROJECT IS CONSTRAINED BY UNUSUAL PARCEL SIZE, SHAPE, USE, OR OTHER FEATURES THAT THE RESPONSIBLE REVIEW AUTHORITY ACCEPTS AS RENDERING THIS REQUIREMENT INFEASIBLE. OPENINGS FULFILLING THIS REQUIREMENT SHALL HAVE TRANSPARENT GLAZING AND PROVIDE VIEWS INTO WORK AREAS, DISPLAY AREAS, SALES AREAS, LOBBIES, OR SIMILAR ACTIVE SPACES. OFFSETS SHALL VARY IN DEPTH AND/OR DIRECTION OF AT LEAST EIGHTEEN INCHES, OR A REPEATED PATTERN OF OFFSETS, RECESSES, OR PROJECTIONS OF SIMILAR DEPTH. (ORD. 1726 § 5, 2023; ORD. 1705 § 24, 2021; ORD. 1650 § 3 (EXH. B), 2018)CONSISTENCY MATRIXIN COMPLIANCE:A. SEE THE SITE PLAN ON A2.1, THE RESIDENTIAL BUILDING IS ORIENTED TO FACE BOTH PUBLIC STREETS, PISMO ST AND WALKER ST. THE BUILDING FRONTAGES ARE PARALLEL TO THE STREETS. THERE IS AN ENTERANCE TO THE RESIDENTIAL BUILDING AND A MAIN ENTERANCE TO THE PASEO OFF OF PISMO ST.B. SEE ELEVATIONS ON SHEETS A5.0- A5.2 FOR THE BUILDING SIGNAGE LOCATIONS.C. SEE A2.3 FOR THE ELEVATED RESIDENTIAL COURTYARD THAT SERVES AS A TRANSITIONAL SPACE FROM THE PASEO TO THE UNITS.IN COMPLIANCE, SEE A3.1 FOR THE FLOOR PLAN, AND A5.0 - A5.2 FOR THE ELEVATIONS. PERFORMANCE STANDARDS.1. LIGHTING. LIGHTING FOR NONRESIDENTIAL USES SHALL BE APPROPRIATELY DESIGNED, LOCATED, AND SHIELDED TO NOT NEGATIVELY IMPACT THE RESIDENTIAL UNITS IN THE DEVELOPMENT OR ANY ADJACENT RESIDENTIAL USES AND SHALL ALSO COMPLY WITH SECTION 17.70.100 (LIGHTING AND NIGHT SKY PRESERVATION).2. NOISE. ALL RESIDENTIAL UNITS SHALL BE DESIGNED TO MINIMIZE ADVERSE IMPACTS FROM NONRESIDENTIAL PROJECT NOISE AND SHALL COMPLY WITH CHAPTER 9.12 (NOISE CONTROL).3. AIR QUALITY AND ODORS. ALL RESIDENTIAL UNITS SHALL BE DESIGNED TO MINIMIZE ADVERSE IMPACTS FROM MECHANICAL EQUIPMENT AND OPERATIONS OF NONRESIDENTIAL PROJECT AIR POLLUTANT EMISSIONS AND ODORS IN COMPLIANCE WITH THE AIR POLLUTION CONTROL DISTRICT AIR QUALITY HANDBOOK AND CHAPTER 8.22 (OFFENSIVE ODORS).4. HOURS OF OPERATION.A. C-N AND O ZONES. THE COMMERCIAL COMPONENT OF A MIXED-USE PROJECT SHALL BE ALLOWED TO OPERATE FROM SEVEN A.M. TO EIGHT P.M. OPERATION OUTSIDE OF THESE ALLOWED HOURS SHALL REQUIRE A MINOR USE PERMIT TO ENSURE THAT THE COMMERCIAL USE WILL NOT NEGATIVELY IMPACT THE RESIDENTIAL USES WITHIN THE PROJECT.B. ALL OTHER ZONES THAT ALLOW MIXED-USE PROJECTS. THE COMMERCIALCOMPONENT OF A MIXED-USE PROJECT SHALL BE ALLOWED TO OPERATE FROM SEVEN A.M. TO EIGHT P.M. OPERATION OUTSIDE OF THESE ALLOWED HOURS SHALL REQUIRE A MINOR USE PERMIT TO ENSURE THAT THE COMMERCIAL USE WILL NOT NEGATIVELY IMPACT THE RESIDENTIAL USES WITHIN THE PROJECT.C. GENERAL. COMMERCIAL HOURS OF OPERATION ALSO MAY BE RESTRICTED UPON EVIDENCE OF A SUBSTANTIATED COMPLAINT OR INADEQUATE PARKING.5. RESIDENTIAL NOISE NOTICE. RESIDENTS OF NEW MIXED-USE PROJECTS, WHETHER OWNERS OR TENANTS, SHALL BE NOTIFIED IN WRITING BEFORE TAKING UP RESIDENCE THAT THEY WILL BE LIVING IN AN URBAN-TYPE ENVIRONMENT AND THAT THE NOISE LEVELS MAY BE HIGHER THAN A STRICTLY RESIDENTIAL AREA.PEDESTRIAN ACCESS. ON-SITE PEDESTRIAN CIRCULATION AND ACCESS SHALL BE PROVIDED PER THE FOLLOWING STANDARDS:1. INTERNAL CONNECTIONS. A SYSTEM OF PEDESTRIAN WALKWAYS SHALL CONNECT ALL BUILDINGS ON A SITE TO EACH OTHER, TO ON-SITE AUTOMOBILE AND BICYCLE PARKING AREAS, AND TO ANY ON-SITE OPEN SPACE AREAS OR PEDESTRIAN AMENITIES.2. TO CIRCULATION NETWORK. REGULAR AND CONVENIENT CONNECTIONS BETWEEN ON-SITE WALKWAYS AND THE PUBLIC SIDEWALK AND OTHER EXISTING OR PLANNED PEDESTRIAN ROUTES, SUCH AS SAFE ROUTES TO SCHOOL, SHALL BE PROVIDED. AN ON-SITE WALKWAY SHALL CONNECT THE PRINCIPAL BUILDING ENTRY OR ENTRIES TO A PUBLIC SIDEWALK ON EACH STREET FRONTAGE.3. TO ADJACENT AREAS. DIRECT AND CONVENIENT ACCESS SHALL BE PROVIDED FROM MIXED-USE PROJECTS TO ADJOINING RESIDENTIAL AND COMMERCIAL AREAS TO THE MAXIMUM EXTENT FEASIBLE WHILE STILL PROVIDING FOR SAFETY AND SECURITY.4. TO TRANSIT. SAFE AND CONVENIENT PEDESTRIAN CONNECTIONS SHALL BE PROVIDED FROM ADJACENT TRANSIT STOPS TO BUILDING ENTRANCES.5. INTERIOR PEDESTRIAN WALKWAY DESIGN.A. WALKWAYS SHALL HAVE A MINIMUM CLEAR UNOBSTRUCTED WIDTH OF SIX FEET, BE HARD SURFACED, AND PAVED WITH CONCRETE, STONE, TILE, BRICK, OR COMPARABLE MATERIAL.B. WHERE A REQUIRED WALKWAY CROSSES DRIVEWAYS, PARKING AREAS, OR LOADING AREAS, IT MUST BE CLEARLY IDENTIFIABLE THROUGH THE USE OF A RAISED CROSSWALK, A DIFFERENT PAVING MATERIAL, OR SIMILAR METHOD.C. WHERE A REQUIRED WALKWAY IS PARALLEL AND ADJACENT TO AN AUTO TRAVEL LANE, IT MUST BE RAISED OR SEPARATED FROM THE AUTO TRAVEL LANE BY A RAISED CURB AT LEAST FOUR INCHES HIGH, BOLLARDS, OR OTHER PHYSICAL BARRIER.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.IN COMPLIANCE, SEE E1.0 FOR THE LIGHTING PLAN.IN COMPLIANCE, SEE A3.1 - A3.3 FOR THE RESIDENTIAL FLOOR PLANS.IN COMPLIANCE, SEE A3.1 - A3.3 FOR THE RESIDENTIAL FLOOR PLANS.IN COMPLIANCE, SEE A0.0 FOR HOURS OF OPERATION LISTED UNDER PROJECT DESCRIPTION.IN COMPLIANCE, RESIDENTS WILL BE PROVIDED WITH A NOICE NOTICE.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.
PISMO ST.WALKER ST.PACIFIC ST.ARCHER ST.ALLEY001002002002002002002HIGUERA ST.002002002PARCEL 3PARCEL 2PARCEL 1003N 36°53'W 146.21'N36°53'07'E 250.05'N 36°53'W 155.27'N36°53'07"W 100.03'N36°53'07"W 100.03'N 36°53'W 146.21'005005006014009008008008005013008007007010011003007008007007BFE 172BFE 173BFE 174BFE 175BFE 172012019017017017018018017PACIFIC ST.HIGUERA ST.ALLEYPISMO ST.BUCHON ST.HIGH ST.101 FREEWAYMARSH ST.FREEWAY EXIT RAMPBIANCHI LN.A R C H E R S T .W A L K E R S T .C A R M E L S T .PROJECT SITEA2.0MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079EXISTING SITE PLAN001 EXISTING GAS WORKS BUILDING TO REMAIN.002 EXISTING BUILDING ON ADJACENT PROPERTY.003 EXISTING LOT LINE TO BE REMOVED UPON PARCEL MAPRECORDATION.005 EXISTING FENCE TO BE REMOVED.006 EXISTING BLOCK WALL TO REMAIN.007 EXISTING UTILITY POLE TO REMAIN.008 EXISTING UTILITY POLE TO BE REMOVED.009 PROPOSED OFFER OF DEDICATION FOR PEDESTRIANACCESS EASEMENT ACROSS ALLEY BEHIND SIDEWALK.(SHOWN IN GREEN)010 EXISTING CITY ROAD & UTILITY EASEMENT. (SHOWN INPINK)011 PROPOSED OFFER OF DEDICATION FOR ROADEASEMENT AND P.U.E. (SHOWN IN BLUE)012 BASE FLOOD ELEVATION REFERENCE.013 PROPOSED OFFER OF DEDICATION FOR PEDESTRIANACCESS EASEMENT. (SHOWN IN GREEN)014 PROPOSED OFFER OF DEDICATION FOR ROADEASEMENT. (SHOWN IN YELLOW)017 PROPOSED PUE. (SHOWN IN ORANGE)018 PROPOSED OFFER OF DEDICATION FOR PEDESTRIANACCESS EASEMENT BEHIND SIDEWALK. (SHOWN INGREEN)019 EASEMENT FOR PUBLIC STREET AND P.U.E. (SHOWN INPINK)REFERENCE NOTESREFERENCE NOTES0'25'50'13'EXISTING SITE PLANVICINITY MAP
EXISTING GAS WORKS BUILDING PISMO ST.N 36°53'W 146.21'N53°35'05'E 250.04'WALKER ST.PACIFIC ST.ARCHER ST.ALLEYNEW RESIDENTIAL BUILDINGTRASH1*28**29*49*N 36°53'W 116.26'N36°53'07"W 70.00'N36°53'07"W 100.03'N 36°23'10"W 146.18'10810810124'12011218'12'11418'10'SETBACK10'-15' VARIABLE60'002N 36°52'W 155.18'126.21' 123.83'123.89'12612713512912912813650*515224'2*3*4*5*6*7*8*9*10*11*12*13*14*15*16*17*18*19*20*21*22**23**24**25**26**27**5'30*31*32*33*343536373848*47*46454443424140395354MM MM555657585960616263646512'2'7'24'4'24'TYP.18'132133129134134134134134BFE 172BFE 173BFE 174BFE 175BFE 17201260'-0"60'-0"41'-8"TYP.8'-7"TYP.8'-7"58'-1"6' PUE6' PUE6' PUE136138137139TYP.8'-7"8' 9'4'-6"140NEW ADDITIONA2.1MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079OVERALL SITE PLANREFERENCE NOTES002 EXISTING BUILDING ON ADJACENT PROPERTY.012 BASE FLOOD ELEVATION REFERENCE.101 PROPERTY LINE.108 TRANSFORMER & PAD. SEE SHEET L1.0 FOR LANDSCAPE SCREENING.112 EDGE OF EXISTING PAVING TO REMAIN.114 SHARED DRIVE AISLE.120 MONUMENT SIGN IN COMPLIANCE WITH CITY OF SLO SIGNREGULATIONS (MAX 24 S.F. AND 6' TALL)126 PROPOSED OFFER OF DEDICATION FOR ROAD EASEMENT.127 NEW CURB RAMP.128 PROPOSED OFFER OF DEDICATION FOR PEDESTRIAN ACCESSEASEMENT ACROSS ALLEY BEHIND SIDEWALK.129 NEW DRIVEWAY RAMP AND SIDEWALK.132 THE PARKING LOT AT 265 PACIFIC IS NOT A PART OF THIS PROJECT.HOWEVER, THERE IS COOPERATION BETWEEN THE PROPERTYOWNERS AND THE WORK WILL BE PERFORMED SIMULTANEOUSLYAND INCLUDE THE APPROPRIATE RECIPROCAL ACCESS EASEMENTSTO ALLOW SHARED USE OF THE DRIVEWAY AND PARKING LOTNECESSARY TO ACCESS THE PARKING SPACES.133 ACCESSIBLE PATH CONNECTING BUILDING ENTRANCES, ACCESSIBLEPARKING & SITE AMENITIES TO PUBLIC WAY134 EXISTING POWER POLE.135 PROPOSED OFFER OF DEDICATION FOR PEDESTRIAN ACCESSEASEMENT.136 PROPOSED OFFER OF DEDICATION FOR PEDESTRIAN ACCESSEASEMENT BEHIND SIDEWALK.137 EASEMENT FOR PUBLIC STREET AND P.U.E.138 EXISTING CITY ROAD & UTILITY EASEMENT.139 PROPOSED OFFER OF DEDICATION FOR ROAD EASEMENT ANDP.U.E.140 GROUNDWATER MONITERING WELL.FLOOD NOTESONE PARCEL OF THE PROJECT, 251 PACIFIC, FALLS WITHIN THE MID HIGUERA SPECIFIC PLAN – SPECIAL ZONE 1 AND WILL BE DEVELOPED AS A PARKING LOT, WHICH COMPLIES WITH THE CURRENT ZONING AND NO-RISE DEVELOPMENT REQUIREMENTS OF THE PLAN. THE OTHER PARCELS, 1390 WALKER AND 280-290 PISMO, ARE IN THE FLOOD PLAIN AND SUBJECT TO FLOODING DURING HEAVY RAINS. THE RESIDENTIAL PORTION OF THE BUILDING WILL BE ELEVATED 1' ABOVE THE BASE FLOOD ELEVATION. THE COMMERCIAL PORTION WILL BE DRY FLOODPROOFED.THE PROJECT WILL UTILIZE CURRENT FLOOD ZONE MITIGATIONS PER LATEST FEMA GUIDELINES.BASE FLOOD ELEVATION: 172.00'DESIGN FLOOD ELEVATION: 173.00'PARKING LEGENDM MOTORCYCLE PARKING STALL, 4'-0"x8'-0" 00 STANDARD PARKING STALL, 8'-7"x16'-0" WITH 2'-0" OVERHANG.00* EV CAPABLE00** EV READYPARKING STALL # INDICATED ON SITE PLAN
DNEXISTING GAS WORKS BUILDING (BLDG. A)PISMO ST.WALKER ST.ALLEYPROPOSED MULTI FAMILY BUILDING (BLDG. C) PROPOSED ADDITON (BLDG. B)107105103TRASH101102122108108122119TYP.11'-0"15'-0"2'-7"12'-9"0"18'-7"5'1" / 12"1" / 12"A2.3MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079ENLARGED SITE PLAN101 COURTYARD AREA102 ELEVATED RESIDENTIAL COURTYARD.103 DECORATIVE PAVING.105 RAISED PLANTERS.107 DASHED LINE INDICATES TRELLIS OVERHEAD108 TRANSFORMER & PAD. SEE SHEET L1.0 FOR LANDSCAPE SCREENING.119 LONG TERM BIKE PARKING (2) BIKE LOCKER SPACES ATCOMMERCIAL BUILDING122 SHORT TERM BIKE PARKING (10 BIKES AT RESIDENTIAL BUILDING AND6 BIKES AT COMMERCIAL BUILDING).REFERENCE NOTES0'10'20'5'ENLARGED SITE PLAN
32'-0"12'-0"AVG NATURAL GRADE0"52452552610'-0"7'-0"A2.4MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079ENLARGED TRASH ENCLOSURE524 SPLIT-FACE CMU WALL525 STANDING SEAM METAL ROOFING.526 METAL GATEREFERENCE NOTES0'4'8'2'TRASH ENCLOSURE PLANTRASH ENCLOSURE ELEVATION
DN1A5.12A5.12A5.01A6.01A6.02A6.02A6.01A5.04A5.21A5.21-BED C1091-BED A1081-BED A1072-BED A1061-BED A1051-BED B1041-BED B1021-BED A1031-BED A101FITNESS112LOBBY/LEASING/LOUNGE1111002-BED B110104103131'-7"TRASH10593'-10"25'-8"106'-8"27'-11"5'-8"53'-7" 19'-6"27'-11" 8'-3" 24'-0" 9'-8" 24'-0"29'-10" 15'-5" 28'-1"24'-10"23'-9"23'-9"35'-2"24'-1"45'-10"107ELEC.EQ.KITCHENR.R.19'-1"73'-3"BIKESPATIOPATIO PATIOPATIOPATIOSTAIR 2STAIR 1132132132132132132132132132132122122FIRE RISERFIRE RISERPATIOPATIOPATIOPATIO5'5'4'EXISTING GAS WORKS BUILDING(PROPOSED FUTURE RESTAURANT)A3.1MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079FIRST FLOOR PLANREFERENCE NOTES0'10'20'5'FIRST FLOOR PLAN100 LANDSCAPE AREA.103 DECORATIVE PAVING.104 DECOMPOSED GRANITE.105 RAISED PLANTERS.107 DASHED LINE INDICATES TRELLIS OVERHEAD122 SHORT TERM BIKE PARKING (10 BIKES AT RESIDENTIAL BUILDING AND6 BIKES AT COMMERCIAL BUILDING).132 VERTICAL DOUBLE BIKE RACK.
1A5.12A5.12A5.01A6.01A6.02A6.02A6.01A5.04A5.21A5.21-BED C2091-BED A2081-BED A2072-BED A2061-BED A2051-BED B2041-BED B2021-BED A2031-BED A2012-BED B210STUDIO A2122-BED B211208TYP.200131'-2"27'-4" 5'-0" 22'-11" 25'-8" 23'-11" 5'-0" 24'-2"27'-9" 7'-11" 24'-6" 9'-1" 24'-7"27'-6" 6'-0" 73'-0"24'-8"23'-9"23'-9"35'-2"23'-11"93'-10"202201106'-6"STUDIO A213207207208208208521STAIR 1STAIR 2200200200210200EA2.4132132132132132132132132132132132132132VERY LOW INCOME UNITA3.2MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079SECOND FLOOR PLANSECOND FLOOR PLAN132 VERTICAL DOUBLE BIKE RACK.200 EXTERIOR BALCONY.201 WALKWAY202 TRELLIS BELOW, SEE FIRST FLOOR PLANS207 ROOF BELOW.208 METAL AWNING.210 ROOF BELOW.521 NEW SKYLIGHT ON EXISTING MASTER LIST OLD GAS WORKSBUILDING.REFERENCE NOTES0'10'20'5'
1A5.12A5.01A6.01A6.02A6.02A6.01A5.01-BED C3091-BED A3081-BED A3072-BED A3061-BED A3051-BED B3041-BED B3021-BED A3031-BED A3012-BED B310STUDIO A312STUDIO A3132-BED B311200131'-5"27'-5" 5'-0" 23'-0" 25'-7" 53'-2"106'-8"27'-11" 5'-8" 19'-7" 8'-6" 45'-0"27'-11" 7'-8" 24'-7" 9'-1" 24'-7"24'-1" 35'-2" 23'-9" 23'-9" 24'-10"134'-3"93'-10"201200200200132132132132132132132132132132132132132VERY LOW INCOME UNITA3.3MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079THIRD & FOURTH FLOOR PLANSTHIRD FLOOR PLAN (FOURTH FLOOR SIMILAR)132 VERTICAL DOUBLE BIKE RACK.200 EXTERIOR BALCONY.201 WALKWAYREFERENCE NOTES0'10'20'5'
1A5.11A6.01A6.02A6.02A6.0507519SLOPESLOPESLOPESLOPESLOPESLOPE208208208208TYP.208523SLOPE532532532ROOF DECKSTAIR 1STAIR 2ELEVATOR4'A3.4MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079ROOF PLANROOF PLAN0'10'20'5'208 METAL AWNING.507 STANDING SEAM METAL AWNING.519 TPO ROOFING523 MECHANICAL EQUIPMENT LOCATED AND SCREENED FROM VIEWFROM BELOW.532 AREA FOR SOLAR EQUIPMENT.REFERENCE NOTES
A4.0MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PERSPECTIVESVIEW FROM PISMO ST LOOKING WEST
A4.1MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PERSPECTIVESVIEW FROM PISMO ST LOOKING NORTH
A4.2MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PERSPECTIVESVIEW FROM ALLEY LOOKING SOUTH
A4.3MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PERSPECTIVESVIEW FROM PARKING LOOKING WEST
A4.4MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PERSPECTIVESVIEW FROM COMMON AREA LOOKING WEST
A4.5MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PERSPECTIVESVIEW FROM PARKING LOOKING NORTH
A4.6MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PERSPECTIVESVIEW FROM PASEO LOOKING NORTH
AVG NATURAL GRADE0"508507517203508509203521509515204203510513205503T.O. STAIR TOWER57'-6"T.O. ROOF54'-6"T.O. EXISTING23'-0"53053153159'-6"56'-6"AVG NATURAL GRADE0"510508508203206203522512T.O. STAIR TOWER57'-6"T.O. ROOF54'-6"59'-6"56'-6"A5.0MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079BUILDING ELEVATIONSREFERENCE NOTESWEST ELEVATION (WALKER ST)NORTH ELEVATION (PACIFIC PISMO ALLEY)0'10'20'5'203 TERRACOTTA WALL COVERING204 EXISTING STONE BLOCK ON EXISTING MASTER LIST OLD GAS WORKSBUILDING TO REMAIN.205 EXISTING CORRUGATED METAL ROOF206 CONCRETE CAP503 VERTICAL METAL PANELS.507 STANDING SEAM METAL AWNING.508 PAINTED METAL BALCONY.509 STOREFRONT SYSTEM.510 DARK BRONZE VINYL WINDOW.512 METAL TRIM.513 PAINTED METAL AWNING515 PAINTED PIPE TRELLIS517 CEMENT PLASTER WALL FINISH.521 NEW SKYLIGHT ON EXISTING MASTER LIST OLD GAS WORKSBUILDING.522 FLAT METAL PANEL.530 ADDRESS NUMBERS.531 INTERNALLY ILLUMINATED CHANNEL LETTER PROJECT SIGNAGE INCOMPLIANCE WITH CITY OF SLO SIGN REGULATIONS. SIGNPROGRAM TO BE SUBMITTED PRIOR TO ISSUANCE OF BUIDLINGPERMIT.
AVG NATURAL GRADE0"508510514203517517508517T.O. STAIR TOWER57'-6"T.O. ROOF54'-6"59'-6"56'-6"AVG NATURAL GRADE0"508507508204205533517209T.O. STAIR TOWER57'-6"T.O. ROOF54'-6"T.O. EXISTING23'-0"53453059'-6"56'-6"A5.1MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079BUILDING ELEVATIONSNORTH ELEVATION (PASEO)SOUTH ELEVATION (PISMO ST)REFERENCE NOTES0'10'20'5'203 TERRACOTTA WALL COVERING204 EXISTING STONE BLOCK ON EXISTING MASTER LIST OLD GAS WORKSBUILDING TO REMAIN.205 EXISTING CORRUGATED METAL ROOF209 NEW SKYLIGHT.507 STANDING SEAM METAL AWNING.508 PAINTED METAL BALCONY.510 DARK BRONZE VINYL WINDOW.514 SCREEN WIRE MESH SYSTEM517 CEMENT PLASTER WALL FINISH.530 ADDRESS NUMBERS.533 NEW STOREFRONT SYSTEM ON EXISTING MASTER LIST OLD GASWORKS BUILDING. REPURPOSE EXISTING HISTORICAL DOORS AS ABACKDROP ON INTERIOR WALLS.534 INTERNALLY ILLUMINATED CHANNEL LETTER PROJECT SIGNAGE ONEXISTING MASTER LIST OLD GAS WORKS BUILDING IN COMPLIANCEWITH CITY OF SLO SIGN REGULATIONS. SIGN PROGRAM TO BESUBMITTED PRIOR TO ISSUANCE OF BUIDLING PERMIT.
AVG NATURAL GRADE0"203202204T.O. STAIR TOWER57'-6"T.O. ROOF54'-6"T.O. EXISTING23'-0"56'-6"59'-6"AVG NATURAL GRADE0"203202515204105T.O. EXISTING23'-0"A5.2MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079BUILDING ELEVATIONSNORTH ELEVATION (PASEO)EAST ELEVATION (PARKING LOT)REFERENCE NOTES0'10'20'5'105 RAISED PLANTERS.202 EXTERIOR CORTEN SIDING203 TERRACOTTA WALL COVERING204 EXISTING STONE BLOCK ON EXISTING MASTER LIST OLD GAS WORKSBUILDING TO REMAIN.515 PAINTED PIPE TRELLIS
AVG NATURAL GRADE0"2-BED A4062-BED A1062-BED A2062-BED A3061-BED B4041-BED B3041-BED B2041-BED B1041-BED B1021-BED B2021-BED B3021-BED B402T.O. ROOF54'-6"T.O. EXISTING23'-0"50820956'-6"EXISTING GAS WORKS BUILDING(PROPOSED FUTURE RESTAURANT)AVG NATURAL GRADE0"1-BED A3031-BED A2031-BED A1031-BED B3041-BED B2041-BED B1042-BED B3102-BED B2102-BED B1102-BED B410STUDIO A313STUDIO A4131-BED B404STUDIO A213ELEC.409T.O. STAIR TOWER57'-6"1-BED A403BIKES21910'-1"1'-3"10'-1"1'-3"10'-1"1'-3"10'-1"59'-6"A6.0MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079BUILDING SECTIONSSECTION A1 (LOOKING NORTH)SECTION A2 (LOOKING EAST)REFERENCE NOTES0'10'20'5'209 NEW SKYLIGHT.508 PAINTED METAL BALCONY.
M1S2B2B2C2M2CEMENT PLASTER-PAINTED STUCCOS1BENJAMIN MOORE 2173-30 "TAWNY ROSE"CEMENT PLASTER PAINTED STUCCOS2BENJAMIN MOORE 1561 "CASTLE PARK GRAY"METAL VERTICAL SIDING-WALL SYSTEMM1AEP SPAN(P3) BOX RIB "COOL WALNUT"THIN BRICK VENEER-WALL SYSTEMB1BELDEN BRICK"8520 COARSE VELOUR"CONCRETE -PRECASTC1BRICKFORM(P5) "FOG"CONCRETE -CAST IN PLACEC2BRICKFORM(P6) "ALABASTER"TERRACOTTA BRICK VENEER -WALL SYSTEMB2CORTEN VERTICAL SIDING -WALL SYSTEMM3WESTERN STATES(3") WESTERN REVEALWINDOWS & GLAZINGALUMINUM STOREFRONTG1CLEAR GLASSRESIDENTIAL WINDOWSG2CLEAR GLASSSTANDING SEAM METAL-ROOF SYSTEMM2AEP SPAN(P4) DESIGN SPAN HP "ZINC GRAY"BUILDING FACADEMETAL MESHM4(GAS WORKS ADDITION)B2S1S1C1M4A7.1MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079COLORS & MATERIALSCOLORS AND MATERIALS
DNPISMO ST.WALKER ST.PACIFIC ST.ARCHER ST.POST-MOUNTED LIGHTS, TYP AT PARKINGEXISTING BUILDINGNEW RESIDENTIAL BUILDINGTRASH(NOT A PART)WALL-MOUNTED LIGHTS, TYP AT BUILDINGSEXISTING GAS WORKS BUILDING NEW ADDITIONE1.0MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079SCHEMATIC SITE LIGHTING PLANOVERALL SITE LIGHTING PLAN0'20'40'10'GENERAL NOTESLIGHTING LEGENDA. LIGHTING LAYOUT AND FIXTURE SELECTIONS FOR SCHEMATIC PURPOSES, ELECTRICAL ENGINEER TO PROVIDE FINAL LAYOUT AND FIXTURE SELECTION AT CONSTRUCTION DOCUMENTS.B. ALL EXTERIOR LIGHT FIXTURES TO BE DARK SKY COMPLIANT.WALL-MOUNTED SATIN BLACK BARN LIGHT W/ GOOSENECK ARMHTM LIGHTING SBL17-BK-SGN24-BK OR EQ.POLE-MOUNTED SATIN BLACK BARN LIGHT W/ GOOSENECK ARMHTM LIGHTING SBL17-BK OR EQ. POLE BY OTHERS, 12' POLE AT COURTYARD, 20' DUAL GOOSENECK POLE AT PARKING
EXISTING BUILDINGPISMO ST.WALKER ST.PACIFIC ST.ARCHER ST.ALLEYEXISTING BUILDINGNEW RESIDENTIAL BUILDINGTRASH(NOT A PART)L01L01L01STREET TREESSHADE TREESACCENT TREESMEDIUM SHRUBSLOW SHRUBSEXISTING TREES (TO REMAIN)GROUND COVERREFER TO SHEET L1.2 FOR SPECIFIC PLANT SELECTIONSL1.0NOVEMBER 22, 2024GAS WORKSSAN LUIS OBISPO, CAA23079LANDSCAPE PLAN0'20'40'10'LANDSCAPE PLANPLANT LEGENDREFERENCE NOTESL01 PLANTING AT INTERSECTIONS TO BE LESS THAN 36" IN HEIGHT ANDSCHEDULED TO BE TRIMMED WHEN HEIGHTS REACH 30".
EXISTING BUILDINGPISMO ST.WALKER ST.PACIFIC ST.ARCHER ST.ALLEYEXISTING BUILDINGNEW RESIDENTIAL BUILDINGTRASH(NOT A PART)WFSPCRPOINT OF CONNECTIONWATER METERBACKFLOW PREVENTIONMASTER VALVECONTROL VALVEPRESSURE IRRIGATORFLOW SENSORDRIP IRRIGATION CONNECTIONMAIN LINELATERAL LINERAIN SENSOR PROGRAMMABLE CONTROLLERHYDROZONE 1HYDROZONE 2POCWFSRPCL1.1NOVEMBER 22, 2024GAS WORKSSAN LUIS OBISPO, CAA23079IRRIGATION PLANIRRIGATION NOTES0'20'40'10'IRRIGATION PLAN1. THIS IRRIGATION PLAN IS DIAGRAMMATIC ONLY, CONTRACTOR SHALL VERIFY WITH GENERAL CONTRACTOR THE EXACT LOCATION OF THE POC AS WELL AS THE CONTROLLER LOCATION AND POWER SOURCE.2. ALL REMOTE CONTROL VALVES TO BE INSTALLED IN SHRUB OR GROUND COVER AREAS WHERE POSSIBLE AND WITHIN 18" OF HARDSCAPE.3. IRRIGATION SYSTEM RUN TIME SCHEDULING NOT TO EXCEED 8 GPM MAXIMUM AT ANY GIVEN TIME INTERVAL.4. PVC SCHEDULE AND DIAMETER TO BE DETERMINED BY LANDSCAPE INSTALLER AFTER VERIFICATION OF PSI.5. ANY EXPOSED PVC SHALL BE SCHEDULE 80 OR BROWNLINE.6. IRRIGATION SHALL COMPLY WITH THE CITY OF SLO WATER EFFICIENT LANDSCAPE STANDARDS. SEE WORKSHEET ON THIS PLAN SHEET.IRRIGATION LEGENDIRRIGATION WORKSHEET
L1.2NOVEMBER 22, 2024GAS WORKSSAN LUIS OBISPO, CAA23079PLANT SCHEDULEPLANT IMAGERYWATER CONSERVATIONWATER CONSERVATION NOTESTHE FOLLOWING WATER CONSERVATION TECHNIQUES SHALL BE EMPLOYED IN THIS PROJECT:• WATER CONSERVING PLANTS, DEFINED AS "LOW" OR "VERY LOW" IN THE "WATER USE CLASSIFICATION OF LANDSCAPE SPECIES" (WUCOLS IV, UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION), SHALL BE UTILIZED IN 75% OF THE TOTAL PLANT AREA.• IRRIGATION SYSTEM SHALL BE SEPARATED INTO DISTINCT HYDROZONES BASED ON PLANT MATERIAL TYPES, EXPOSURE, AND ORIENTATION.• SOIL AMENDMENTS AND MULCH SHALL BE UTILIZED TO IMPROVE WATER HOLDING CAPACITY OF SOIL. ALL GROUND COVER AND PLANTER AREAS SHALL HAVE A 3" MINIMUM LAYER OF SINGLE-GRIND REDWOOD "GORILLA HAIR".• AUTOMATIC IRRIGATION SYSTEM SHALL UTILIZE "SMART CONTROLLER" TECHNOLOGY WITH WATER BUDGETING TO ADJUST WATER APPLICATION BASED ON SOIL MOISTURE AND/OR LOCAL WEATHER DATA.STATEMENT OF WATER-CONSERVING IRRIGATION DESIGNTHE FOLLOWING PRINCIPLES OF IRRIGATION DESIGN UTILIZED ON THIS PROJECT ARE DIRECTED SPECIFICALLY AS CONSERVING WATER AND IMPROVING THE EFFICIENCY OF THE IRRIGATION SYSTEM:• ALL IRRIGATION SHALL BE DRIP OR DRIPLINE EMITTERS. NO OVERHEAD SPRAY HEADS WILL BE USED.• UTILIZATION OF IRRIGATION SYSTEM MASTER VALVE.• UTILIZATION OF IRRIGATION "SMART CONTROLLER" WITH WATER BUDGETING FEATURE.• UTILIZATION OF IRRIGATION SYSTEM FLOW SENSOR.• UTILIZATION OF RAIN SHUT-OFF DEVICE CONNECTED TO IRRIGATION CONTROLLER.TO HELP MAINTAIN THE IRRIGATION EFFICIENCY AS INTENDED IN THE DESIGN, IRRIGATION SYSTEM SHALL BE TESTED AND MAINTAINED ON A MONTHLY BASIS BY MAINTENANCE STAFF.LEGENDWATER USE EVALUATION OF PLANT MATERIALSWATER USE OF PROPOSED PLANS HAVE BEEN EVALUATED USING THE "WATER USE CLASSIFICATION OF LANDSCAPE SPECIES" (WUCOLS IV, UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION.)(VL) = VERY LOW WATER USE(L) = LOW WATER USE(M) = MEDIUM WATER USE(H) = HIGH WATER USECORN OAK "QUERCUS SUBER" (L)LONDON PLANE TREE "PLATANUS ACERIFOLIA" (M)JACARANDA"JACARANDA MIMOSIFOLIA"(M)STREET TREESACCENT TREESSHADE TREESBRONZE LOQUAT"ERIOBOTRYA DEFLEXA"(L)COAST LIVE OAK"QUERCUS AGRIFOLIA"(VL)GOLDEN MEDALLION TREE"CASSIS LEPTOPHYLLA"(L)CHITALPA (MULTI-TRUNK"CHITALPA TASHKENTENSIS"(L)CRAPE MYRTLE (CORAL PINK)"LAGERSTROEMIA 'TUSCARORA'"(L)CRAPE MYRTLE (WHITE)"LAGERSTROEMIA INDICA 'NATCHEZ'"(L)SHRUBSTREE PHILODENDRON"PHILODENDRON SELLOUM"(M)SHRUBSSHADE TREES'MARINA' ARBUTUS"ARBUTUS MARINA"(L)WESTERN REDBUD"CERCIS OCCIDENTALIS"(L)LITTLE GEM MAGNOLIA"MAGNOLIA GRANDIDLORA 'LITTLE GEM'"(M)ARNOLD TULIP TREE"LIRIODENDRON TULIPFERA ARNOLD"(M)CAJEPUT TREE"MELALEUCA QUINQUINERVIA"(L)BOUGAINVILLEA (RED)"BOUGAINVILLEA LA JOLLA"(L)DWARF NEW ZEALAND FLAX"PHORMIUM TENAX MAIORI MAIDEN"(L)DWARF NEW ZEALAND FLAX"PHORMIUM YELLOW WAVE"(L)GOLD DUST PLANT"AUCUBA JAPONICA VARIEGATA"(M)RED FRINGE FLOWER"LOROPETALUM PURPLE MAJESTY"(L)LILY OF THE NILE"AGAPANTHUS AFRICANUS QUEEN ANNE"(M)MYER'S ASPARAGUS"ASPARAGUS DENSIFLORUS MYERII"(L)JACK OF HEARTS GERANIUM"PELLARGONIUM JACK OF HEARTS"(L)CAST-IRON PLANT"ASPIDISTRA ELATIOR"(L)BIG BLUE LILY TURF"LIRIOPE MUSCARI"(M)HEAVENLY BAMBOO"NANDINA DOMESTICA FIREPOWER"(L)TRAILING LANTANA"LANTANA MONTEVIDENSIS"(L)PINK TRAILING MYOPORUM"MYOPORUM PERVIFOLIUM PINK"(L)GROUND COVER
^^^^^^^^^^^^^^^^^^^^^
^^^^^^^^^^^^^^^PACIFIC STREET
RAILROAD ALLEY
ARCHER STREETPISMO STREETWALKER STREETSDSDSDSDSD
SDSDSDSDSDSDSDSD
SDSDSD SDSDSDSDSDSD
SSSSSSSSSDSDSDSD
SDSD
SD
SDSDSD
SSSSSS
W
WWWWW
W
D
SD
SD
SDSDSD
WMWMW W WWWWWWWW
SSSSSS
SD
WMSD SD SD
SS SS SS
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=171.1
6"INV=169.09
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=170.0
6"INV=168.50
6"SD
L=43.0'
S=2.00%
6"SD
L=47.6'
S=2.00%NYLOPLAST DRAIN
W/ DOME GRATE
8"ØTG=171.5
6"INV=167.28
8"INV=166.12
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=169.9
6"INV=168.40
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=169.8
6"INV=167.99
NYLOPLAST DRAIN
W/ DOME GRATE
8"ØTG=171.1
8"INV=166.58
6"SD
L=20.7'
S=2.00%
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.93
4"INV=170.78
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=170.91
4"INV=170.41
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.85
4"INV=170.74
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.84
4"INV=171.34
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.91.X
4"INV=170.03
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.91
4"INV=169.03
4"SD
L=16.1'
S=2.00%
4"SD
L=18.3'
S=2.00%4"SD
L=16.9'
S=2.00%
4"SD
L=50.0'
S=2.00%
4"SD
L=29.8'
S=2.00%
4"SD
L=18.7'
S=2.00%
4"SD
L=40.5'
S=2.00%
CLEANOUT
RIM=170.4
6"INV=167.85 8"SD
L=24.9'
S=5.10%
6"SD
L=12.4'
S=2.00%
8"SD PERF
L=92.3'
S=0.50%
TRENCH DRAIN
TG=(170.5±)
EXISTING BUILDING
TO REMAIN
4' CONCRETE V-GUTTER
PERMEABLE
PAVERS
PROPOSED ASPHALT PAVEMENT
EXISTING BUILDING
TO REMAIN
SLURRY SEAL AND RE-STRIPE
EXISTING OFF-SITE PARKING
LOT PER ARCHITECTURAL PLANS
PROTECT EXISTING SIDEWALK IN PLACE
CITY STANDARD DRIVEWAY APRON
4.8'±NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=171.0
6"INV=168.23
CITY STANDARD
ALLEY APPROACH
FOG SEAL
EXISTING RAILROAD ALLEY
PROTECT EXISTING SIDEWALK
IN PLACE
CITY STANDARD DRIVEWAY APRON
EXISTING WATER SERVICE
LATERALS
FIRE WATER
BACKFLOW
PREVENTER
ACCESSIBLE PEDESTRIAN
CURB RAMP
PROTECT EXISTING
SIDEWALK IN PLACE
7.8'±
PROPOSED
RESIDENTIAL
PROPOSED
RESIDENTIAL
PROPOSED
RESIDENTIAL
PROPOSED
COMMERCIAL
PROPOSED
RESIDENTIAL
7.8'±4.8'±4'PROTECT EXISTING SIDEWALK IN PLACE
PROTECT EXISTING
SIDEWALK IN PLACE
7.8'
4'
8'
CITY STANDARD
SIDEWALK
PROTECT EXISTING SIDEWALK IN PLACE 4'WC900 PVC FIRE WATER, TYPICAL
7.3'±
CITY STANDARD
SIDEWALK
C900 PVC PE
DOMESTIC WATER
LINES, TYPICAL
EXISTING VCP SEWER LATERAL,
CONTRACTOR TO VERIFY LOCATION
AND CONDITION WITH CITY.
EXISTING VCP SEWER LATERAL,
CONTRACTOR TO VERIFY LOCATION
AND CONDITION WITH CITY.HDPE SANITARY SEWER
LINE, TYPICAL
W
WWWWW
WMINSTALL WATER SERVICE
LATERAL FOR IRRIGATION
HDPE SANITARY SEWER
LINE, TYPICAL
ACCESSIBLE PATH-OF-TRAVEL, TYP.
Project:
GAS WORKS MIXED-USE
PARCEL 1: 1390 WALKER STREET
PARCEL 2: 280 PISMO STREET
PARCEL 3: 251 PISMO STREET
SAN LUIS OBISPO | CALIFORNIA | 93401
1326 CHORRO STREET
SAN LUIS OBISPO, CALIFORNIA 93401
C:\Users\Brandon\OneDrive - Cal y Mayor\OMNI\Projects - Data OMNI's files\1360-01 Little Alamo\_CIVIL\Sheets\3-UTILITY.dwg, SHEET TITLE, Nov 22, 2024 2:41pm, BrandonClient:
COVELOP
1135 SANTA ROSA STREET, SUITE 210
SAN LUIS OBISPO | CALIFORNIA | 93401
THE INFORMATION CONTAINED IN THIS DOCUMENT IS
PROPRIETARY TO OMNI DESIGN, INCORPORATED. THIS
DOCUMENT IS PREPARED FOR A SPECIFIC SITE AND
IN CO RPOR ATE S CALC ULA T I O NS BA SE D ON D ATA
AV AILABL E F ROM THE C LIE NT AT THIS T I M E. BY
ACCEPTING AND USING THIS DOCUMENT, THE RECIPIENT
AGREES TO PROTECT ITS CONTENTS FROM FURTHER
DISSEMINATIO N, (OT HER THAN THAT WITHIN THE
OR G A NIZATI ON N EC E SS AR Y T O E VALU ATE S UC H
SPECIFICATION) WITHOUT THE WRITTEN PERMISSION OF
OMNI DESIGN, INCORPORATED. THE CONTENTS OF THIS
DOCUMENT ARE NOT TO BE REPRODUCED OR COPIED IN
WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION
O F O M N I D E S I G N , I N C O R P O R A T E D .
SHEET TITLE:
SHEET NUMBER:
PROJECT NUMBER: 1360-01
DATE: 2024.11.22
FOR GOVERNING AGENCY USE:
PRE
LI
MI
N
A
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No.Revision Date By
40% DESIGN
DEVELOPMENT
DESIGN: BLM DRAWN: SA
C1.1
OVERALL SITE AND
UTILITY PLAN
N
0'20'20'
SITE AND UTILITY PLAN
SCALE: 1" = 20'24
^^^^^^^^^^^>>>>>^^^^^^^^^^^>>>>>>>>>>>>>>>>>>>>>>^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^>>>>>>>>>>>>>D 171.77FS
1
7
1
.
7
9
F
S
1
7
0
.
3
6
F
S 170.54FL(171.0)±FS(
1
7
1
.
1
)
±
FS
1
7
1
.
1
3
TC
1
7
0
.
6
3
FS170.71
T
C
170.2
1
F
S 171.33FS171.30
TC170.80
FS
1
7
1
.
5
2
T
C
1
7
1
.
0
2
F
S 171.52 TC171.02 FS17
1
.
3
3
F
S
172.64 TC172.14 FS172.23
TC171.73
FS
1
7
1
.
9
4
T
C
1
7
1
.
4
4
F
S
172.02 TC
171.52 FS
172.28 TC
171.78 FS
171
.
9
0
T
C
17
1
.
4
0
F
S
(171.
8
)
±
FS
170.74FS170.7FL170.19FS
170.
7
1
T
C
170.
2
1
F
S171.2FL(
1
7
0
.5
)±FS1
7
0
.
9
6
TC
1
7
0
.
4
6
FS170.68 TC170.18 FS(171.9
)
±
T
C
(171.4
)
±
F
L
(171.3)±
FS (171.4)±FS(170.9)±
FS
(171.9)
±
T
C
(171.4)
±
F
L
(171.8)
±
FS(171.5)
±
FS
(
1
7
1
.
5
)
±
FS
170.07 T
C
169.57 F
S
(1
7
0
.
1
)
±
T
C
(1
6
9
.
6
)
±
F
S(170.
2)
±
T
C
(169.
7)
±
F
S
169.
8
9
T
C
169.
3
9
F
S
170.
0
1
FS170.14FS169.95FS1
7
0
.
0
F
L
1
6
9
.
4
F
L
170.
4
1
T
C
170.
4
1
F
S
170.51
T
C
170.51
F
S
(
1
7
0
.
5
)
±
FS 170.23 TC169.73 FS171.05 TC170.55 FS1
7
1
.
0
5
T
C
1
7
0
.
5
5
F
S
1
7
0
.
2
3
T
C
1
6
9
.
7
3
F
S172.35 TC171.85 FS170.85 TC170.35 FS171.20 TC170.70 FS170.12 TC169.62 FS17
0
.
1
2
T
C
16
9
.
6
2
F
S
17
1
.
2
0
T
C
17
0
.
7
0
F
S
1
7
0
.
7
4
F
S
1
7
0
.
5
7
TC
1
7
0
.
0
7
FS
170.77FS
(
1
7
0
.
8
)
±
F
S
170.
9
6
FS
1
7
0
.
9
8
TC
1
7
0
.
4
8
FS
1
6
9
.
9
1
T
C
1
6
9
.
4
1
F
S170.00 TC169.50 FS169.41FS170.5FL(1
7
0
.3
)
±FS1
6
9
.
4
F
L
170.36FSPACIFIC STREET
RAILROAD ALLEYWASLKER STREETPROPOSED OPEN CURB
PROPOSED
OPEN
CURB
EXISTING V-DITCH TO REMAIN
171.49 LIP
(171.4 FL±)
171.51 LIP
(171.4 FL±)
(171.8 TC±)
(171.4 FL±)
(171.8 TC±)
(171.4 FL±)
170.84 TC
(170.3 FS±)
171.85 TC
(171.8 FS±)
170.97 TC
(170.5 FS±)
171.07 TC
(170.6 FS±)
171.85 TC
(171.8 FS±)
172.55 TC
(172.1 FS±)
169.62 LIP
(169.5 FL±)
169.49 LIP
(169.4 FL±)5.1%1.5%5.1%1.2%2.7%2.0%
2.0%2.0%2.0%2.0%
2.0%2.0%9.1%0.8%2.0%2.0%1.9%2.0%2.0%1.8%3.7%0.3%3
.
7%1.4%
0.1%1.7%
1.5%
1.5%
9.5%
9.5%
EXISTING UTILITY POLE
SAWCUT AND REMOVE PAVEMENT PER CITY STANDARD 4910
SAWCUT AND REMOVE EXISTING
CONCRETE PER CITY STANDARD 4910
PROPOSED DRIVEWAY RAMP PER CITY STANDARD 2116
PROPOSED SIDEWALK PER CITY STANDARD 4110
PROPOSED 6" VERTICAL CURB
PROPOSED 6"
VERTICAL CURB
PROPOSED
6" VERTICAL
CURB
1.0%1.4%
170.78
TG
170.78
TG
172
172
171171 172
170PROPERTY LINE, TYPICAL
17
2 172GRADE BREAK, TYPICAL
EXISTING PARKING LOT TO REMAIN.
SLURRY SEAL AND RE-STRIPE EXISTING
OFF-SITE MARKING LOT PER
ARCHITECTURAL PLANS
PROPOSED ASPHALT PAVEMENT
PROPOSED
CONCRETE
BANDING
169.2
TG
169.9
TG
169.8
TG
171.0
TG
170.1
TG
EXISTING BUILDING
TO REMAIN
4' CONCRETE V-GUTTER1.0%7.8'±7.8'±4'EXISTING UTILITY POLE TO BE REMOVED
EXISTING UTILITY POLE TO BE REMOVED
7.7'±
PROTECT EXISTING SIDEWALK IN PLACE
PROTECT EXISTING
SIDEWALK IN PLACE
PROTECT EXISTING SIDEWALK IN PLACE
2.0%
PROPOSED
CONCRETE
BANDING
PROPOSED
PERMEABLE
PAVERS
PROPOSED
PERMEABLE
PAVERS
2.0%2.9%2.9%1.4%2.0%2.0%PROPOSED OPEN CURB1.0%PROPOSED OPEN CURB
1.0%3.7%3.8%2.0%170171ACCESSIBLE PATH-OF-TRAVEL, TYP.
Project:
GAS WORKS MIXED-USE
PARCEL 1: 1390 WALKER STREET
PARCEL 2: 280 PISMO STREET
PARCEL 3: 251 PISMO STREET
SAN LUIS OBISPO | CALIFORNIA | 93401
1326 CHORRO STREET
SAN LUIS OBISPO, CALIFORNIA 93401
C:\Users\Brandon\OneDrive - Cal y Mayor\OMNI\Projects - Data OMNI's files\1360-01 Little Alamo\_CIVIL\Sheets\2-GRADING.dwg, C2.1, Nov 22, 2024 2:41pm, BrandonClient:
COVELOP
1135 SANTA ROSA STREET, SUITE 210
SAN LUIS OBISPO | CALIFORNIA | 93401
THE INFORMATION CONTAINED IN THIS DOCUMENT IS
PROPRIETARY TO OMNI DESIGN, INCORPORATED. THIS
DOCUMENT IS PREPARED FOR A SPECIFIC SITE AND
IN CO RPOR ATE S CALC ULA T I O NS BA SE D ON D ATA
AV AILABL E F ROM THE C LIE NT AT THIS T I M E. BY
ACCEPTING AND USING THIS DOCUMENT, THE RECIPIENT
AGREES TO PROTECT ITS CONTENTS FROM FURTHER
DISSEMINATIO N, (OT HER THAN THAT WITHIN THE
OR G A NIZATI ON N EC E SS AR Y T O E VALU ATE S UC H
SPECIFICATION) WITHOUT THE WRITTEN PERMISSION OF
OMNI DESIGN, INCORPORATED. THE CONTENTS OF THIS
DOCUMENT ARE NOT TO BE REPRODUCED OR COPIED IN
WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION
O F O M N I D E S I G N , I N C O R P O R A T E D .
SHEET TITLE:
SHEET NUMBER:
PROJECT NUMBER: 1360-01
DATE: 2024.11.22
FOR GOVERNING AGENCY USE:
PRE
LI
MI
N
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No.Revision Date By
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DEVELOPMENT
DESIGN: BLM DRAWN: SA
C2.1
GRADING AND
DRAINAGE PLAN -
NORTH
N
0'10'10'
GRADING & DRAINAGE PLAN
SCALE: 1" = 10'24
SEE SHEET C2.2
AREA OF DISTURBANCE:54,199 SQUARE FEET
MAXIMUM CUT HEIGHT:4.0 FEET
MAXIMUM FILL HEIGHT:3.0 FEET
RAW CUT:
(ASSUMED 12" HOLD-DOWN)1600 CUBIC YARDS
RAW FILL:1100 CUBIC YARDS
ADJUSTED FILL:
(ASSUMED 25% SHRINKAGE)1375 CUBIC YARDS
NET QUANTITY:225 CUBIC YARDS (NET EXPORT)
THE APPROXIMATE RAW EARTHWORK QUANTITIES SHOWN HEREON REPRESENT THE ESTIMATED
VOLUMETRIC DIFFERENCE CALCULATED BETWEEN THE PROPOSED SUBGRADE OR FINISHED GRADE AND
EXISTING GRADE SURFACE, AND ARE SUBJECT TO CHANGE. THESE ESTIMATES DO NOT INCLUDE
CONSIDERATIONS FOR LOSSES OR BULKING DUE TO: SOIL AMENDMENTS, STABILIZATION, CONSTRUCTION
TECHNIQUE, FOOTING & TRENCHING SPOILS, ETC. THESE CONSIDERATIONS, IN ADDITION TO ACTUAL
FIELD CONDITIONS AND THE FINAL RECOMMENDATIONS OF THE GEOTECHNICAL ENGINEER, MAY
SIGNIFICANTLY EFFECT THE FINAL IMPORT/EXPORT QUANTITIES. APPROXIMATE QUANTITIES SHOWN ON
THESE PLANS ARE FOR PERMITTING PURPOSES ONLY. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO
CALCULATE ACTUAL QUANTITIES FOR THE PURPOSE OF CONSTRUCTION AND COST ESTIMATES.
CONTRACTOR IS ALSO RESPONSIBLE FOR ADJUSTMENTS TO SLOPE HINGE POINTS IN ORDER TO PROVIDE
GRADED PAD AREA ADJACENT TO PATHS, WALKWAYS, AND ROADS FOR UTILITY BOXES,
TRANSFORMERS, AND ABOVE GROUND UTILITY INFRASTRUCTURE.
EARTHWORK QUANTITIES 11
>>>>>>>>>>>>>>>>>>>>>^^^^^^^^^^^^^>>>
>>>>>>>>>^^^^^^^^^^^^^^^^^^^^^^^^^^^^D
WMWMSSSSSSSSSSSSSS
WMRAILROAD ALLEY
WALKER STREETPISMO STREET
4 STEPS
6"R x 12"T
3 STEPS
3"R x 12"T
EXISTING V-DITCH TO REMAIN
171.20 TC
(170.7±) FS
171.50 FF
RET HT 0.83'
171.50 FF
RET HT 0.9'
170.62 FS
RET HT 0.8'170.58 FS
RET HT 0.0'
173.00 FF
RET HT 2.7'
173.00 FF
RET HT 2.6'
173.00 FF
RET HT 3.8'
173.00 FF
RET HT 2.4'
173.00 FF
RET HT 0.0'
173.00 FF
RET HT 0.4'
1.5%
1.5%
1.5%
1.5%1.5%1.5%0.
6
%1.3%1.7%2.8%2.8%1.2%2.5%0.4%1.5%1.5%1.5%
1.5%0.5%1.5%0.5%1.
8
%
4.6%1.5%2.9%1.3%0.9%
0.5%0.9%1.5%1.5%1.5%3.3%4.5%1.5%0.7%1.5%
1.5%3.3%6.1%2.8%2.8%0.7%
1
.
0%
4.1%
1.5%
1.5%
7.0%2.0%2.0%2.0%3.2%2.0%4.5%2.0%4.0%2.5%
0.8%2.0%1.5%
1.5%
173.00 FF
173.00 FF
173.00 FF
173.00 FF172.98FS1
7
2
.
9
8
F
S
172.98
FS
172.98FS
172.
9
8
FS
172.98FS
1
7
2
.
9
8
F
S
172.98
FS
172.98
FS
172.98
FS
172.98
FS
172.98
FS
17
2
.
9
8
FS
172.
8
7
FS172.87FS(170.6)±FS(
1
7
0
.
7
)
±
F
S
(169.7)±
FS
(
1
6
9
.
6
)
±
F
S
(169.6)±FS(169.5)±FS(169.
3)
±
FS
(
1
6
9
.
3
)
±
F
S
173.00 FF
1
6
9
.
3
8
F
S 169.40FS(170.0)± FF
169.58FS169.68FS169.79FS169.98FS1
6
9
.
7
2
FS
170.00 FF 169.89FS169.98FS169.
98
FS
169.98
FS
169.98FS172.9TG172
.
9
8FS172.9TG 172.96FS1
7
2
.
9
6
FS
172.9TG172.94
FS 171.45FS171.48FS170.70FS171.4TG171.45FS170.
6
5
FS170.
6
2
FS
17
2
.
6
2
F
S
172.98
FS
172.98
FS172.95FS173.0TG(170.5)±FS(1
7
0
.
5
)
±
F
S
(170.6)±FS170.5
6
FS
171.50 FF
173.00 FF
171.44
FS (170.5)±FS170.5
7
FS 170.62FS171.4TG171.48FS1
7
1
.
4
3FS171.43FS171.46FS170.8
FG 170.67FS171.50 FF
171.48
FS 171.42FS1
7
1
.
4
2
F
S
170.
5
3
FS
170.31
FS
170.10
FS
169.78FS1
6
9
.
7
1
F
S
17
0
.
6
7
FS
169.91FS169.87
FS
170.94
FS
171.29
FS
170.56
FS
169.
6
7
FS
170.3
3
FS
169
.
7
8
FS
169.98FS1
6
9
.
9
4
F
S
1
6
9
.
9
4
F
S
16
9
.
9
6
F
S
1
6
9
.98FS169.
9
8
FS
169.98FS169.8TG16
9
.
8
1
FS
16
9
.
9
1
FS 169.9
1
FS
169
.
8
5
FS
169.
7
7
FS
169.72FS169.8
9
FS
169.98
FS169.3FG
16
9
.
1
TG
169.33
FS
171.32
FS
170.
4
0
FS
170.03
FS
170.7
FG
170.19FS170.10FS169.86FS
169.9
4
FS
169.91
FS
172.98FS17
2
.
9
8
FS
17
2
.
9
T
G172.96FS172.93FS(169.9)±
FS
(169.8)
±
FS 170.01FS170.3FG
1
7
0
.
3
FG
1
6
9
.
9
FG
1
6
9
.
8
F
G
16
9
.
4
F
G169.0FG169.4FG169.6FG169.4FG169.3FG169.1FG16
9
.
1
F
G 169.4FG169.6FG169.8FG169.2
TG
1
6
9
.
6FL 169.8FG168.8
TG169.1FL(169.
5)±
FS
(169.4)±
FS
(169.
4)
±
FS(169.
7)
±
FS
1
6
9
.2FL(169.
2)
±
FS
168.8
FG(169.
1)
±
FS
(169.
1)
±
FS 168.9FL168.6
TG
(168.7)± TC
(168.2)± FS
169.2
FG
16
9
.
0
FG
(169.1)±FS169.4
FG
(
1
6
9
.
2
)
±
FS
(169.2)±FS16
9
.
2
F
G
16
9
.
2
6
F
S170.1FG1
6
9
.
9
F
L
170.
0
FG
169.8
TG
(170.0)±
FS
(170.5)±
FS
(169.
1
)
±
FS
(169.5)± TC(169.0)± FS(16
9
.
5
)
±
FS
172.8
TG172.96FL0.9%172.87FS172.9TG0.6%1.9%
17
2
.
9
T
G
1.
0
%
1.4%169.28FS3.6%169.63
FS
169.63
FS 1.0%16
9
.
5
3
F
S
1.5%1.1%1
6
9
.
3
F
G
2.3%8.6%
5.0%
1
6
8
.
7
T
G
0.4%
0.5%2.5%1.6%1.8%169.65FS2.1%(169.5)±FS0.1%
169.5
FL
169.
5
FL
2.0%2.0%0.5%
0.5%
0.5%2.1%2.4%169.27FS172.98FS1.5%
1.5%2.0%3.0%172.74FS172.
8
2
FS
172.
8
1
FS
172.72
FS 1.8%1.
3
%172.8TG172.8
TG
172.98FS1
7
2
.
9
3
F
S1.5%172.88
FS
172.8
TG
172.
9
FG
172.7TG
172.9
FG 172.8TG0.6%
0.9%0.8%0.5%0.5%167.5
FG
172.98FS1
7
2
.
9
8
F
S172.87FS1.0%
171
169
172.97
FL
169.2
FG
169.6
FG
169.5
FG
168.8TG5 STEPS
6"R x 12"T
172.98FS17
2
.
8
8
FS
172.
8
8
FS
1
7
2
.
8
8
F
S
169.
4
FG 1
7
2
.
8
8
F
S
172.
8
8
FS
172.
8
8
FS
1
7
0
.
0
1FSPROPOSED SIDEWALK PER
CITY STANDARD 4110
7.7'±
8.1'
PROTECT EXISTING
SIDEWALK IN PLACE
4'7.8'±7.7'±
PROTECT EXISTING
SIDEWALK IN PLACE
BIORETENTION BASIN
TOP = 169.5
WSEL = 169.0
BOT = 168.5
VOLUME = 130 CF
170
168
169
170
169(168.8)
±
T
C
(168.3
)
±
F
S7.4%
PROPOSED
ONE-RAMP CORNER
PER CALTRANS
STANDARD A88A
17
2
.
8
9
FS 172.89FS171.50 FF
RET HT 0.7'
(170.4)±
FS(170.5)±FSACCESSIBLE PATH-OF-TRAVEL, TYP.
Project:
GAS WORKS MIXED-USE
PARCEL 1: 1390 WALKER STREET
PARCEL 2: 280 PISMO STREET
PARCEL 3: 251 PISMO STREET
SAN LUIS OBISPO | CALIFORNIA | 93401
1326 CHORRO STREET
SAN LUIS OBISPO, CALIFORNIA 93401
C:\Users\Brandon\OneDrive - Cal y Mayor\OMNI\Projects - Data OMNI's files\1360-01 Little Alamo\_CIVIL\Sheets\2-GRADING.dwg, C2.2, Nov 22, 2024 2:41pm, BrandonClient:
COVELOP
1135 SANTA ROSA STREET, SUITE 210
SAN LUIS OBISPO | CALIFORNIA | 93401
THE INFORMATION CONTAINED IN THIS DOCUMENT IS
PROPRIETARY TO OMNI DESIGN, INCORPORATED. THIS
DOCUMENT IS PREPARED FOR A SPECIFIC SITE AND
IN CO RPOR ATE S CALC ULA T I O NS BA SE D ON D ATA
AV AILABL E F ROM THE C LIE NT AT THIS T I M E. BY
ACCEPTING AND USING THIS DOCUMENT, THE RECIPIENT
AGREES TO PROTECT ITS CONTENTS FROM FURTHER
DISSEMINATIO N, (OT HER THAN THAT WITHIN THE
OR G A NIZATI ON N EC E SS AR Y T O E VALU ATE S UC H
SPECIFICATION) WITHOUT THE WRITTEN PERMISSION OF
OMNI DESIGN, INCORPORATED. THE CONTENTS OF THIS
DOCUMENT ARE NOT TO BE REPRODUCED OR COPIED IN
WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION
O F O M N I D E S I G N , I N C O R P O R A T E D .
SHEET TITLE:
SHEET NUMBER:
PROJECT NUMBER: 1360-01
DATE: 2024.11.22
FOR GOVERNING AGENCY USE:
PRE
LI
MI
N
A
R
Y
No.Revision Date By
40% DESIGN
DEVELOPMENT
DESIGN: BLM DRAWN: SA
C2.2
GRADING AND
DRAINAGE
PLAN-SOUTH
N
0'10'10'
GRADING & DRAINAGE PLAN
SCALE: 1" = 10'24
SEE SHEET C2.1
SEE SHEET C2.3
^^^^^^^^^>>
RAILROAD ALLEY
PISMO STREET
PROPOSED DRIVEWAY RAMP PER CITY STANDARD 2116
PROPOSED CURB AND GUTTER PER CITY STANDARD 4030
SAWCUT AND REMOVE PAVEMENT PER CITY STANDARD 4910
PROPOSED SIDEWALK PER CITY STANDARD 4110
SAWCUT AND REMOVE EXISTING
CONCRETE PER CITY STANDARD 4910
SAWCUT AND REMOVE EXISTING
CONCRETE PER CITY STANDARD 4910
169.28 LIP
169.20 FL
169.43 LIP
169.35 FL
171.39 TC
(170.9±) FS171.20 TC
(170.7±) FS
PROPOSED
OPEN CURB
PROPOSED OPEN CURB
PROPOSED OPEN CURB
0.7%1.5%7.3%1.5%7.3%1.0%
1.0%0.5%1.0%
2.4%
2.0%1.4%2.0%
0.4%1.0%9.5%2.8%1.9%2.8%1.2%1.5%9.5%1.6%1.3%
1.5%
1.5%0.5%1.5%1.3%(
1
7
0
.
7
)
±
F
S
(170.9)±FS(
1
6
9
.
7
)
±
F
S
(169.7)±
FS
(169.6)±
FS
(169.
4)
±
FS
(1
7
0
.
1
)
±
F
S
(169.8)±FS
(169.
7)
±
T
C
(169.2
)
±
F
L
17
0
.
3
9
T
C
16
9
.
8
9
F
S
170.
2
4
T
C
169.
7
4
F
S
169.69
TC169.19
FL
(169.9)±
T
C
(169.4)±
F
L
169.88 TC169.38 FL170.13
TC169.63
FS170.29 TC169.79 FS169.96 TC169.46 FS1
6
9
.
5
5
T
C
1
6
9
.
0
5
F
S
169.69
T
C
169.19
F
S
169
.
7
7
T
C
169
.
2
7
F
S
1
6
9
.
5
8
T
C
1
6
9
.
0
8
F
S
169.7
0
T
C
169.2
0
F
S
169.
7
0
T
C
169.
2
0
F
S 170.56 TC170.06 FS170.
0
4
T
C
169.
5
4
F
S
170.57
TC170.07
FS170.28
TC169.78
FS
(170.0)± FF
169.58FS169.79FS169.98FS1
7
0
.
3
0
T
C
1
6
9
.
8
0
F
S
(170.7)±EG
(171.2)±EG(171.3)±EG(171.5
)
±
EG
(171.
6
)
±
EG(171.0)±EG(170.9)±EG(171.3)±EG(171.
2)
±
EG
(171.0)±EG(170.3)±
FS (170.4)±FS170.00 FF 169.89FS169.98FS169.98
FS
169.82 TC
169.32 FS
169.9
1
T
C
169.4
1
F
S
169.91 TC
169.41 FS
169.98
FS
169.98FS169.91FS169.87
FS
169.
6
7
FS
169
.
7
8
FS
1
6
9
.
9
4
F
S
16
9
.
9
6
F
S
1
6
9
.98FS169.
9
8
FS
169.91
FS
0.5%1.4%
16
8
.
5
0
F
S
1
6
8
.
5
5
F
S
169.06FS169.0
FL
1.0%1.5%169.28FS3.6%169.63
FS
169.63
FS 1.0%171.44 TC
170.94 FS1.3%170.66FS2.0%
1
6
9
.
6
2
F
S
0.6%
16
9
.
5
3
F
S
1.5%1.1%1
6
9
.
3
F
G
2.3%8.6%
5.0%
1
6
8
.
7
T
G
0.4%1.8%0.5%FLUSH CURB
EXISTING WALL
EXISTING CURB
VERTICAL CURB
VERTICAL CURB
16
9
.
6
5
T
C
16
9
.
1
5
F
S
PROPERTY LINE, TYP.171170
169 169169.5
TG
168.9
TG
7.8'±4'PROTECT EXISTING
SIDEWALK IN PLACE
PROTECT EXISTING
SIDEWALK IN PLACE
BIORETENTION BASIN
TOP = 169.5
WSEL = 169.0
BOT = 168.5
VOLUME = 130 CF
1.0%170
170
171ACCESSIBLE PATH-OF-TRAVEL, TYP.
Project:
GAS WORKS MIXED-USE
PARCEL 1: 1390 WALKER STREET
PARCEL 2: 280 PISMO STREET
PARCEL 3: 251 PISMO STREET
SAN LUIS OBISPO | CALIFORNIA | 93401
1326 CHORRO STREET
SAN LUIS OBISPO, CALIFORNIA 93401
C:\Users\Brandon\OneDrive - Cal y Mayor\OMNI\Projects - Data OMNI's files\1360-01 Little Alamo\_CIVIL\Sheets\2-GRADING.dwg, C2.3, Nov 22, 2024 2:41pm, BrandonClient:
COVELOP
1135 SANTA ROSA STREET, SUITE 210
SAN LUIS OBISPO | CALIFORNIA | 93401
THE INFORMATION CONTAINED IN THIS DOCUMENT IS
PROPRIETARY TO OMNI DESIGN, INCORPORATED. THIS
DOCUMENT IS PREPARED FOR A SPECIFIC SITE AND
IN CO RPOR ATE S CALC ULA T I O NS BA SE D ON D ATA
AV AILABL E F ROM THE C LIE NT AT THIS T I M E. BY
ACCEPTING AND USING THIS DOCUMENT, THE RECIPIENT
AGREES TO PROTECT ITS CONTENTS FROM FURTHER
DISSEMINATIO N, (OT HER THAN THAT WITHIN THE
OR G A NIZATI ON N EC E SS AR Y T O E VALU ATE S UC H
SPECIFICATION) WITHOUT THE WRITTEN PERMISSION OF
OMNI DESIGN, INCORPORATED. THE CONTENTS OF THIS
DOCUMENT ARE NOT TO BE REPRODUCED OR COPIED IN
WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION
O F O M N I D E S I G N , I N C O R P O R A T E D .
SHEET TITLE:
SHEET NUMBER:
PROJECT NUMBER: 1360-01
DATE: 2024.11.22
FOR GOVERNING AGENCY USE:
PRE
LI
MI
N
A
R
Y
No.Revision Date By
40% DESIGN
DEVELOPMENT
DESIGN: BLM DRAWN: SA
C2.3
GRADING AND
DRAINAGE
PLAN-EAST
N
0'10'10'
GRADING & DRAINAGE PLAN
SCALE: 1" = 10'24SEE SHEET C2.2
PACIFIC STREET
PISMO STREETWALKER STREETARCHER STREETHIG
U
E
R
A
S
T
R
E
E
T
PARCEL 1
TENTATIVE PARCEL MAP
SLO 24-0025
PACIFIC STREET
PISMO STREETWALKER STREETARCHER STREETHIG
U
E
R
A
S
T
R
E
E
T
PARCEL 1
TENTATIVE PARCEL MAP
SLO 24-0025
APPENDIX B
Salvaged Historic Door and Lunette Interior Reuse Exhibits
NORTH
PROJECT
45'-6"
45'-8"37'-10"38'-2"4'-2"12'-5"21'-5"5'-1"2'-5"
4'-2"8'-4"33'-2"7'-3"2'-9"28'-2"NORTH
PROJECT
1
3
54321
ABCDE54321
A A
BB1
4
5"5"4'-11"4'-11"4'-11"4'-11"4'-11"4'-11"2'-0"
5"5"5'-2"5'-2"5'-2"5'-2"5"5"1'-3"5'-0"5'-0"5'-0"5'-0"5'-0"1'-6"1'-5"5'-0"5'-0"5'-0"5'-0"1'-9"5"1
3
5
4
4
5
4
5
4
4
4
4
5
454545
4 5 4 5 45
14
9
24
9
34
9
34
9
14
9
24
9
2
2
2
2
2
3
3
2
2
2
22222
2 2 2 2 2
2 13
2
2
3 3
3
2
14
9
24
9
14
9
24
9
14
9
24
9
14 24
14
9
24
9
14
9
24
9
14
9
24
9
14
9
24
9
14 24142414241424
34
9
34
9
34
9
34
9
34
9
343434
23
23
13
13
13
13
13
13
13
23
23
53
53
535353
33
9
53 43 53 33
33 33535343
99999999999
99
9 9 9 9
9
9
9
9
9
9
9
99999
9
9
9
9
9
9
9
9 9 930'-0"2
2
1
1
6 44
9
6 44
9
AS BUILT
AS BUILT
7
2004\GasWorks/GasWorksBase2013.dwg Layout 1
6/17/2013
RSV
STAMP
DATE:
DRAWN BY:
OF
SHEET #:
SHEET TITLE:
Appendix B
Gas
Works
Building
280 Pismo Street,
San Luis OBispo,
California
FOR ILLUSTRATIVE
PURPOSES ONLY
1 Add notes to remove only perimeter
slab & to remove chicken wire from walls.
Sept. 25, 2013.
As Built changes.10/6/2014.
Proposed interior reuse -
Historic Doors - N.T.S.
Photos, informational
plaques etc to be displayed
illustrating the historical
significance of the historic
doors.
WALL 'D' (SOUTH WALL) INTERIOR ELEVATION
SCALE: 1/2" = 1'
WALL 'B' (NORTH WALL) INTERIOR ELEVATION
SCALE: 1/2" = 1'
3468
34
1
6
7
8
15432
51234
13'-3" TYP.5
6
32
9
51
9
53
933
9
43
9
41
9
31
951
9
32
10
32
10
32
9
51
9
53
933
9
43
9
41
9
31
51
9
9
AS BUILT
AS BUILT
6/17/2013
RSV
STAMP
DATE:
DRAWN BY:
SHEET TITLE:
NORTH &
SOUTH WALL
INTERIOR
ELEVATION
Appendix B
Gas
Works
Building
280 Pismo Street,
San Luis OBispo,
California
prepared for
Terra Pacific Group
Incorporated
FOR ILLUSTRATIVE PURPOSES ONLY
1 Add notes to remove only perimeter
slab & to remove chicken wire from walls.
Sept. 25, 2013.
As Built changes.10/6/2014.
Proposed interior reuse -
Historic Doors - N.T.S.
Photos, informational plaques
etc to be displayed illustrating
the historical significance of
the historic doors.
WALL '1' (WEST WALL) INTERIOR ELEVATION & WEST WING WALL ELEVATIONS
SCALE: 1/2" = 1'
11
3
4
5
6
7
2
DE B AC
13'-3"12
9
21
9
23
9
11
9
13
9
41
10
2004\GasWorks/GasWorksIntElevs2013.dwg Layout 10
SHEET TITLE:
SHEET #:
WEST WALL
INTERIOR
ELEVATION
Appendix B
prepared for
Terra Pacific Group
Incorporated
Gas
Works
Building
SEISMIC
RETROFIT
280 Pismo Street,
San Luis OBispo,
California
FOR ILLUSTRATIVE
PURPOSES ONLY
Lunette Window N.T.S.
Proposed interior location
of Lunette window reuse
Photos, informational
plaques etc to be
displayed illustrating the
historical significance of
the lunette window.