HomeMy WebLinkAboutItem 4b. Review of new exterior facade on the Network Building (778 Higuera Street) and rehabilitation of 782 & 786 Higuera Street in the Downtown Historic District
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: REVIEW OF NEW EXTERIOR FAÇADE ON THE “NETWORK BUILDING”
(778 HIGUERA STREET - NOT A LISTED HISTORIC RESOURCE) AND
REHABILITATION OF 782 & 786 HIGUERA STREET (LOCAL REGISTER HISTORIC
RESOURCE) IN THE DOWNTOWN HISTORIC DISTRICT.
BY: Ivana Gomez FROM: Brian Leveille
Phone Number: 805-781-7147 Phone Number: 805-781-7166
Email: igomez@slocity.org Email: bleveille@slocity.org
APPLICANT: San Luis Obispo Museum REPRESENTATIVE: RRM Design Group
of Art (SLOMA)
RECOMMENDATION
Recommend the Community Development Director find the proposed project consistent
with applicable historic preservation policies, standards, and guidelines.
1.0 PROJECT SUMMARY
The project proposes construction of
a new facade for the “Network”
building at 778 Higuera St
(noncontributor1) and rehabilitation
of a portion of the “Johnson Block”
(Local Register Resource2),
including exterior modifications to
782 Higuera St. Proposed
improvements to 782 Higuera Street
include modifications to the
storefront to better align with
adjacent storefronts within the
Johnson Block, as well as the
introduction of a new rear entrance
facing Mission Plaza.
Additionally, the project proposes renovation of the patio spanning the rear of both sites
and the addition of a new creekside deck along the San Luis Obispo Creek corridor
adjacent Mission Plaza, which are included for context and re viewed separately through
the planning entitlement process (See Figures 1–2 for project location and an overview
1 A “noncontributor,” defined in Chapter 14.01, is a property that is located in a historic district but
does not contribute to the significance of that district.
2 A “Local Register Resource” has been found significant at the local level under one or more of
the criteria described in Section 14.01.060.
Meeting Date: 4/27/2026
Item Number: 4b
Time Estimate: 60 minutes
Figure 1: Conceptual Site Drawing of Front-Facing
Facades (RRM Design Group)
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of proposed improvements. Refer to Attachment A for the project plans, including relevant
architectural sheets).
2.0 BACKGROUND
The City’s Historic Preservation Program, including the Cultural Heritage Committee
(CHC), Historic Preservation Ordinance (SLOMC Chapter 14.01), and Historic
Preservation Program Guidelines, establishes the framework for review of development
projects that have the potential to affect historic resources. The CHC serves as an
advisory body to the Community Development Director on matters related to historic
preservation, including proposed alterations to designated historic resources and projects
located within historic districts.
The City’s Inventory of Historic Resources identifies designated properties, including
Local Register resources, that may be located within or outside of historic districts. The
evaluation of the proposed project is guided by the Historic Preservation Ordinance, the
City’s Historic Preservation Program Guidelines3, and the Secretary of the Interior’s
Standards for the Treatment of Historic Properties, which are used to assess whether
proposed modifications are compatible with the historic character of the resource and
surrounding district.
2.1 Cultural Heritage Committee Purview
782 and 786 Higuera Street, located on the same parcel, is a Local Register Resource4
and comprises a portion of what is known at the “Johnson Block”. The “Network” building
was previously included on the City’s Inventory of Historic Resources as a Contributing
resource, however, following evaluation against the Historic Preservation Ordinance
significance criteria, the CHC recommended its removal from the Inventory5, and the
building was subsequently formally delisted through a Director Action, consistent with
SLOMC §14.01.070(E).
Pursuant to SLOMC §14.01.030(C)(5), the Director may refer applications with the
potential to affect historic resources, including new construction, additions, or alterations,
to the Cultural Heritage Committee for review and recommendation . The Director has
referred this minor development review application to the CHC due to (1) proposed
alterations to a Local Register resource (Johnson Block), and (2) the project’s location
within the Downtown Historic District, which requires review of the new proposed façade
for compatibility with the district’s historic character.
3 City of San Luis Obispo Historic Preservation Program Guidelines
4 A Local Register resource within the downtown historic district, as designated by the City
Council in 1983 (Resolution 5197).
5 04-27-2020 CHC Minutes, including CHC action to recommend removal of the property at 778
Higuera, the “Network” from the City’s Historic Resources Inventory.
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The proposed patio and creekside deck improvements are also described for context as
components of the overall project and will be reviewed at an administrative hearing. The
CHC’s review and purview focuses on the proposed rehabilitation of a Local Register
resource (782 and 786 Higuera Street) and the compatibility of the new proposed façade
of 778 Higuera Street (Network Building) with the Downtown Historic District.
3.0 DISCUSSION
3.1 Site and Setting
The project site is located on the north
side of Higuera Street, immediately
west of Chorro Street, within the
Downtown Historic District and the
Downtown Commercial Zone with
Historic Preservation Overlay (C-D-H).
The site is developed with a collection
of commercial structures divided into
individual retail spaces.
The surrounding block face includes
multiple buildings with distinct
identities, including the “Network”
building at 778 Higuera Street and the
buildings spanning 782–790 Higuera
Street, which share a unified upper façade along Higuera Street (Figure 3, below).
3.2 Proposed Construction
and Alterations
Exterior Façade Modifications –
“Network” Building
The project includes installation
of a new façade for the
“Network” building (778 Higuera
Street), including removal of
portions of the existing storefront
façade and introduction of a new
façade design incorporating
materials such as brick veneer,
precast concrete bulkhead accent trim, and anodized aluminum window framing (See
Attachment A, Sheets A-5 and A-6).
Figure 2: Aerial View of Project Site on Google
Maps
Figure 3: Unified Storefronts at 782-790 Higuera Street
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Exterior Façade Modifications – “Johnson Block” Portion
The project proposes exterior modifications to the front and rear façades of 782 Higuera
Street, which is part of the Johnson Block which also consists of the Landmark Historic
Johnson Building at 796 Higuera Street (corner of Chorro and Higuera Streets) and
adjacent storefronts at 1029 and 1033 Chorro Street . The proposed modifications to the
front facade are intended to be consistent with the character of the existing building and
surrounding storefronts. The design incorporates similar materials and finishes to
maintain visual continuity within the downtown historic district, including green and red
exterior-grade tile intended to match the neighboring building bulkhead and storefront
framing which is proposed to match the storefronts and transoms of the adjacent Johnson
block facades. The project also includes changes to the rear façade of 782 Higuera Street,
consisting of removal of existing door and window openings and installation of a new door
with surrounding windows to provide access and functionality associated with the
proposed use (see Figure 4). The existing brick exterior walls will be retained.
Figure 4: Left – Existing Rear Façade of 782 Higuera Street; Right – Conceptual Elevation of
Proposed Rear Façade
Patio and Creekside Deck
The project proposes renovation of the existing rear patio shared by the “Network” and
“Johnson” buildings, including resurfacing the patio with permeable pavers, updated site
furnishings, and landscaping improvements.
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The project also includes construction of a new deck along the San Luis Obispo Creek,
supported by piers within the creek setback area. The deck is intended to extend from the
rear patio and provide additional outdoor space while avoiding encroachment into the
active creek channel. Construction methods and final design details remain subject to
review and may be refined to address potential impacts to biological resources and tree
root zones.
Although not encroaching into the top of creek bank, the patio and deck improvements
are located within the City’s creek setback area and are subject to the City’s Creek
Setback Standards. A Creek Setback Exception is under review as part of the associated
architectural review application (ARCH-0933-2025), and modifications to the project may
be required based on the outcome of that review.
4.0 EVALUATION
Guidance for new construction associated with historical resources and districts is
provided in the City’s Historic Preservation Program Guidelines and the Secretary of the
Interior’s Standards for the Treatment of Historic Properties.6 Relevant applicable
guidelines, standards, and recommendations from these documents are outlined below.
4.1 The “Network” Building (778 Higuera Street – not historically designated) New
façade design
4.1.1 Historic Preservation Program Guidelines
Construction in Historic Districts
§ 3.2.1
Architecturally
compatible
development within
Historic Districts
New structures shall be designed to be architecturally
compatible with the district’s prevailing historic character as
measured by their consistency with the scale, massing, rhythm,
signature architectural elements, exterior materials, siting and
street yard setbacks of the district's historic structures. New
structures are not required to copy or imitate historic structures,
or seek to create the illusion that a new building is historic.
6 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’ s Standards for the Treatment
of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing
Historic Buildings. Washington, D.C.: U.S. Department of the Interior National Park Service;
Technical Preservation Services, 2017
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§ 3.2.2
Architectural
compatibility
New development should not sharply contrast with, significantly
block public views of, or visually detract from, the historic
architectural character of historically designated structures
located adjacent to the property to be developed, or detract from
the prevailing historic architectural character of the historic
district.
4.1.2 Secretary of the Interior’s Standards
Secretary of the Interior’s Standards - New Construction
Recommended Not Recommended
Designing new construction on a historic
site or in a historic setting that it is
compatible but differentiated from the
historic building or buildings.
Replicating the features of the historic
building when designing a new building,
with the result that it may be confused as
historic or original to the site or setting.
Designing adjacent construction that is
compatible with the historic character of
the site and preserves the historic
relationship between the building and the
landscape.
Introducing new construction on the
building site which is visually incompatible
in terms of size, scale, design, material, or
color.
Designing new construction to be
consistent with the scale, massing,
proportions, and rhythm of surrounding
historic buildings.
Designing new construction to be
consistent with the scale, massing,
proportions, and rhythm of surrounding
historic buildings.
4.1.3 Discussion
The proposed façade modifications to the Network building introduce a new storefront
design and material palette within the Downtown Historic District. The proposed
improvements incorporate materials such as brick veneer, stucco finishes, and metal
elements, which are consistent with the range of materials found throughout the district.
The modifications maintain the existing building footprint and general storefront rhythm
along Higuera Street, and do not introduce additional massing or height that would b e
inconsistent with surrounding development. The proposed façade does not attempt to
replicate historic architectural styles, consistent with §3.2.1 of the Historic Preservation
Program Guidelines and the Secretary of the Interior’s Standards, which suppor t new
construction that is compatible yet distinguishable from historic resources.
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The scale, proportions, and storefront configuration remain consistent with the
established pattern of the surrounding buildings in the district. The proposed materials
and detailing are similar in type to those found with surrounding development and are not
anticipated to sharply contrast with or detract from adjacent historic resources, including
the Johnson Block. The project also maintains existing public views and does not
introduce additional massing that would visually dominate surrounding structures. Based
on these considerations, the proposed modifications are consistent with §3.2.2 of the
Historic Preservation Program Guidelines and the Secretary of the Interior’s S tandards
related to compatible new construction within a historic setting.
4.2 Rehabilitation of 782 & 786 Higuera Street (Local Register Historic Resources)
4.2.1 Historic Preservation Program Guidelines
Changes to Historic Resources
§ 3.4.2
Percent of historic
resource to be
preserved
Alterations of historically-listed buildings shall retain at least
75% of the original building framework, roof, and exterior
bearing walls and cladding, in total, and reuse original materials
as feasible. Proposed alterations of greater than 25% of the
original building framework, roof, and exterior walls will be
subject to the review process for demolitions. Alterations do not
include ordinary repair or maintenance that is exempt from a
building permit or is consistent with the Secretary of the Interior’s
Standards for the Treatment of Historic Resources.
§ 3.4.3
Retention of
character-defining
features
Alterations of historically-listed buildings shall retain character
defining features. New features on primary and se condary
building facades, or features visible from a public area, should
be completed in a manner that preserves the original
architectural character, form, scale, and appearance of the
building.
§ 3.4.4
Exterior building
changes
Exterior changes to historically-listed buildings or resources
should not introduce new or conflicting architectural elements
and should be architecturally compatible with the original and/or
prevailing architectural character of the building, its setting and
architectural context. Additions to historic buildings shall comply
with the Secretary of the Interior’s Standards to complement and
be consistent with the original style of the structure. Building
materials used to replicate character-defining features shall be
consistent with the original materials in terms of size, shape,
quality and appearance. However, original materials are not
required.
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4.2.2 Secretary of the Interior’s Standards
Secretary of the Interior Standards – Rehabilitation
Recommended Not Recommended
Identifying, retaining and preserving
masonry features that are important in
defining the overall historic character of
the building (such as walls, brackets,
railings, cornices, window and door
surrounds, steps, and columns) and
decorative ornament and other details,
such as tooling and bonding patterns,
coatings, and color.
Removing or substantially changing
masonry features which are important in
defining the overall historic character of the
building so that, as a result, the character is
diminished. Replacing or rebuilding a major
portion of exterior masonry walls that could
be repaired, thereby destroying the historic
integrity of the building. Applying paint or
other coatings (such as stucco) to masonry
that has been historically unpainted or
uncoated to create a new appearance.
Removing paint from historically-painted
masonry.
Identifying, retaining, and preserving
storefronts and their functional and
decorative features that are important in
defining the overall historic character of
the building, including wood, ceramic tile
and bulkheads.
Removing or substantially changing
storefronts and their features which are
important in defining the overall historic
character of the building so that, as a result,
the character is diminished.
Adding new window openings on rear or
other secondary, less visible elevations, if
required by a new use. The new openings
and the windows in them should be
compatible with the overall design of the
building but, in most cases, not duplicate
the historic fenestration.7
Changing the number, location, size, or
glazing pattern of windows on primary or
highly-visible elevations which will alter the
historic character of the building.
Cutting new openings on character-
defining elevations or cutting new openings
that damage or destroy significant features.
7 This guidance is applicable to the proposed modifications at the rear (secondary) elevation of
782 Higuera Street, where new openings are introduced to accommodate the proposed use.
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Replacing in kind extensively
deteriorated or missing components of
storefronts when there are surviving
prototypes, such as doors, transoms, kick
plates, base panels, bulkheads, piers, or
signs, or when the replacement can be
based on documentary or physical
evidence. The new work should match
the old in material, design, scale, color,
and finish.
Replacing an entire feature or storefront
when limited replacement of deteriorated
and missing components is appropriate.
Using replacement material that does not
match the historic storefront feature.8
4.2.3 Discussion
The proposed modifications to the Johnson building include façade improvements to the
front storefront and changes to the rear façade to accommodate the proposed museum
use. The project retains the primary building framework, roof, and exterior bearing walls,
including the existing brick cladding, and does not constitute alterations exceeding 25
percent of the structure, consistent with §3.4.2 of the Historic Preservation Program
Guidelines.
The proposed improvements retain the building’s character-defining features, including
its overall form, scale, and primary materials. The front façade modifications incorporate
design elements such as tile accents that are consistent with adjacent storefronts within
the Johnson Block. The project also proposes the installation of new storefront systems
and transoms at 782 Higuera Street to return the façade to its historical appearance
matching the adjacent façade at 786 and 790 Higuera Street. In order to ensure that the
storefront systems (including transoms) are consistent with the design, configuration and
dimension of the adjacent Johnson Block facades, staff is recommending the following
condition of approval to be included at the time the Director considers approval of the
overall project: “Details shall be provided at the time of building permit submittal for the
final design details of the storefront and transom system at 782 Higuera Street. The
submitted design details shall include proportions, detailing, and material finish,
consistent with and reflective of the adjacent storefronts within the Johnson Block
(including 786 and 790 Higuera Street), subject to review and approval by the Community
Development Director prior to issuance of building permits."
8 This guidance reflects Preservation treatment standards and is applied to the primary (Higuera
Street) elevation of 782 Higuera Street to guide in-kind replacement of storefront framing and
transom elements. The overall project remains evaluated under Rehabilitation standards.
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Consistent with the Secretary of the Interior’s Standards for Rehabilitation, the project
retains and preserves masonry features that contribute to the building’s character and
avoids removal or substantial alteration of primary character-defining elements. The
proposed exterior changes to the rear elevation are limited to modifications necessary to
accommodate the proposed used, including removal of existing openings and installation
of a new door with surrounding windows. As a secondary elevation, these changes are
consistent with guidance that allows for new openings on less visible facades, provided
they are compatible with the overall design of the building and don’t replicate historic
fenestration. The proposed exterior changes do not introduce new or conflicting
architectural elements and utilize materials that are consistent with the existing building
and its context within the downtown historic district.
5.0 CONCLUSION
The proposed project includes a new façade on the “Network” building and rehabilitation
of a portion of the “Johnson Block,” including exterior modifications to 782 Higuera Street
and limited changes to the rear elevation to accommodate the proposed museum use.
Figure 5: Left - Existing Front Façade of 782 Higuera Street; Right – Adjacent Storefront
at 786 Higuera Street within the “Johnson Block”
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The project also includes patio and creekside deck improvements, which are reviewed
separately through the planning entitlement process.
Based on the analysis above, the proposed modifications to the Network building are
consistent with the Historic Preservation Program Guidelines related to new construction
within historic districts, as well as the Secretary of the Interior’s Standards, in that the
design is compatible with the surrounding context while remaining distinguishable from
historic resources.
The proposed modifications to the Johnson building retain the primary building
framework, materials, and overall character of the historic resource, and are consistent
with the Historic Preservation Program Guidelines and the Secretary of the Interior’s
Standards for Rehabilitation. The project avoids substantial alteration of character -
defining features and introduces changes that are compatible with the building and its
setting, including limited modifications to a secondary elevation to support the proposed
use.
The proposed project is consistent with applicable General Plan Land Use Element
policies for the Downtown Core, including Policies 4.3, 4.4, 4.16, and 4.31 , as well as
policies related to historic and architectural resources, including policies 3.3.1, 3.3.4, and
3.6.8. The project introduces a cultural use within an existing downtown location and
includes façade improvements to existing structures, consistent with policies supporting
a mix of uses and active ground-floor uses within the Downtown (Policies 4.3 and 4.31).
The project maintains and reuses existing buildings, consistent with policies re lated to
preservation of community character and established development patterns (Policies 4.4
and 4.16)9, as well as policies supporting the preservation and rehabilitation of historic
resources (Policies 3.3.1 and 3.3.4). The project also facilitates the continued use of an
existing historic resource, consistent with policies promoting adaptive reuse (Policy 3.6.8).
The proposed improvements are limited to existing structures and do not alter the overall
development pattern of the Downtown Core10.
The proposed project is an opportunity to achieve General Plan goals by providing for
redevelopment and the adaptive reuse and rehabilitation of a historic building for an
important community use in the Downtown (SLOMA). Based on the above staff analysis,
and with the inclusion of staff’s recommended condition on final storefront details for 782
Higuera Street, staff finds and recommends that the CHC find and make a
recommendation to the Community Development Director that the project is consistent
with the applicable Historic Preservation Program Guidelines and Secretary of the
Interior’s Standards.
9 City of San Luis Obispo General Plan – Chapter 1 (Land Use)
10 City of San Luis Obispo General Plan – Chapter 6 (Conservation and Open Space) Section 3
(Cultural Heritage)
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6.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from environmental review pursuant to the California
Environmental Quality Act (CEQA) Guidelines Section 15301 (Class 1 – Existing
Facilities), which applies to minor alterations to existing structures involving negligible or
no expansion of use. The proposed project consists of exterior façade modifications to
existing buildings, including rehabilitation of 782 Higuera Street and modifications to the
“Network” building at 778 Higuera Street, as well as associated site improvements. The
project does not involve expansion of floor area and is limited to alterations of exis ting
facilities.
In accordance with CEQA Guidelines Section 15300.2(f), a categorical exemption may
not be used for a project that may cause a substantial adverse change in the significance
of a historical resource. The project includes rehabilitation of 782 and 786 Higuera Street
and exterior modifications to 782 Higuera Street, which is listed as a Local Register
resource. As discussed in Section 4.2 of this report, the proposed project retains the
primary building framework, materials, and overall chara cter of the Johnson building, is
consistent with the Secretary of Interior Standards and Historic Preservation Program
Guidelines, and does not involve substantial alteration of character-defining features.
Proposed modifications to the front façade are designed to be compatible with the building
and surrounding historic context, and changes to the rear façade are limited in scope and
occur on a secondary elevation. The proposed modifications for the new façade on the
Network building are consistent with Historic Preservation Program Guidelines and will
not result in impacts to the Downtown Historic District.
Based on this analysis, the project would not result in a substantial adverse change in the
significance of a historical resource. Accordingly, the e xception set forth in CEQA
Guidelines Section 15300.2(f) which could exclude use of a categorical exemption for a
project that could result in an adverse change the significance of a historical resource is
not applicable to the project and the project is c ategorically exempt from environmental
review as described above.
7.0 ACTION ALTERNATIVES
1. Staff Recommendation: Recommend that the Community Development Director find
the project consistent with historic preservation policies, standards, and guidelines as
described in this report.
2. Continue the item to a future meeting with direction to staff and the applicant.
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3. Recommend that the Community Development Director find the project inconsistent
with applicable historic preservation policies, standards, and guidelines. This action
should include specific findings detailing how the proposal is inconsistent.
8.0 ATTACHMENTS
A - Project Plans (778-786 Higuera)
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