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HomeMy WebLinkAbout04-27-2015 Item 3 - 570 Higuera Street (Creamery)Meeting Date: April 27, 2015 Item Number: 3 CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: Review of a remodel and rehabilitation of the Historic Master List Golden State Creamery and a new mixed-use structure within the Downtown Historic District. ADDRESS: 570 Higuera Street BY: Rachel Cohen, Associate Planner FILE NUMBER: ARCH 0893-2015 FROM: Brian Leveille, Senior Planner SUMMARY RECOMMENDATION Recommend the Architectural Review Commission (ARC) approve the proposed remodel and the addition of a new mixed-use structure. Applicant Creamery, LLC Representative Greg Wynn, Architect Historic Status Master List Submittal Date 2/9/2015 Complete Date 4/7/2015 Zoning C-D-H (Downtown-Commercial with Historic Overlay) General Plan General Retail Site Area ~38,420 square feet (.88 acres) Environmental Status Categorically Exempt from environmental review under Section 15332, Class 32, In-fill Development Projects, of the CEQA Guidelines. BACKGROUND The applicant is proposing to remodel and rehabilitate The Master List Historic Golden State Creamery (The Creamery) and construct a new, two-story mixed-use structure. The project requires review by the Cultural Heritage Committee pursuant to Historic Preservation Program Guidelines.1 There are two components of the project which require review by the CHC: 1 Historic Preservation Program Guidelines, Section 3.1.2: The Director shall refer a development project application for a property located within a historic district or on a property with a listed Historic Resource to the CHC for review. CHC 3 - 1 CHC ARCH-0913-2015 (570 Higuera Street) Page 2 (1) Evaluation of conformance with City’s Historic Preservation Guidelines and Secretary of Interior Standards for modifications to a historic resource; and (2) Evaluation of conformance with Historic Preservation Ordinance and guidelines for new construction in an historic district. PROJECT INFORMATION Site Information/Setting The subject property is within the Downtown Historic District and located near the intersection of Nipomo and Higuera Streets (see Attachment 1, Vicinity Map). The project site is approximately 38,420 square feet (.88 acres) and contains four buildings, a 15 space parking lot (located behind Spike’s Restaurant) and is accessed by pedestrians and vehicles from Higuera Street and from a parking lot off of Nipomo Street, east of the site (site plan, Attachment 3, Project Plans, pg. 11). The property received an extensive remodel in the 1970s. In 1983, as part of a City-wide effort to recognize historic resources, the site was added to the Master List of Historic Resources because of its role and significant contribution to the growth and development of the dairy industry in San Luis Obispo (Attachment 4, Historic Resources Inventory). Current Buildings A Historic Preservation Design Review of the proposed alterations to The Creamery, performed by Applied Earthworks, Inc. describes that the current arrangement of the existing structures was completed in 1926. Over time, there have been various modifications, additions and alterations to the buildings. Below is a brief description of the evolution of each of the buildings. Further details are provided in the Historic Preservation Design Review (Attachment 5, pgs. 5- 11). The building numbers correlate to the building numbers assigned in the project plans (see Figure 1, right). Building 1 was constructed in 1928 as a garage to store creamery delivery trucks. In 1974 to 1975 the building received significant alterations to establish separated retail space in the building. The corrugated metal siding was replaced with wood, windows and entry doors were installed along the north and south elevations, and a second floor was added within the structure. Figure 1: The Creamery buildings identified by number CHC 3 - 2 CHC ARCH-0913-2015 (570 Higuera Street) Page 3 Building 2 originally was a part of Building 1 and was enlarged with a masonry addition with clay tile walls. With the 1974-1975 remodel, the corrugated siding was removed replaced with wood siding. The clay tile walls were preserved on the east elevations of the structure. The remodel also divided the building into retail spaces, and added a breezeway between Building 1 and 2 and a new entry that accessed Building 3. Building 3 was the first building constructed on the site and was built between 1905 and 1909. The structure faced Higuera Street and featured a high truss roof, cement floors and corrugated metal siding. In 1910 a storage building was added which matched the form and style of the original building. The front of the building was remodeled using cement in 1928 and connected the front facades of Building 3 and 4 (Figure 2, left). During the 1974-1975 remodel, a projecting cornice, lighting and pilasters were added to the front façade. Doors were replaced and openings were altered, however windows remain in their original location. The storage building was integrated into the front structure along Higuera Street and a covered breezeway was constructed between Buildings 2 and 3. Building 4 was constructed in 1928 as part of the building permit that included the remodel of Building 3 and the construction of Building 1. The structure had four window openings and an entry along Higuera Street and four wood framed double hung windows along the east elevation. The structure also included wing wall that framed the west side driveway. The 1974-1975 remodel removed one of the front windows, moved the entry, removed the west wing wall and added a mural to the east elevation (Attachment 3, project plans, pg. 7). Project Description The proposal is to remodel and renovate the Creamery and to construct a new two story mixed- use building. Project components are summarized below: Reorganize non-historic interior spaces with new interior walls under the existing roof structures of Building 2 and 3 (Attachment 3, project plans, pgs. 13 & 14); Demolish a non-historic addition at the rear of Building 4 and construct a replacement addition (Attachment 3, project plans, pgs. 22 & 23); Replace non-historic walls and construct new walls in Building 3 for small-scale retail space adjacent to the Nipomo Street parking lot (Attachment 3, project plans, pg. 9: photos 2 & 3 and pg. 12, areas highlighted in purple). Construct a new mixed-use building (Building 5) along the west property line between Buildings 4 and 1 (Attachment 2, Project Plans, pgs. 12 and 24); Figure 2: The Creamery facade along Higuera, 1939 CHC 3 - 3 CHC ARCH-0913-2015 (570 Higuera Street) Page 4 Modify the east side of the Higuera Street parking lot into a courtyard preserving the existing fountain and tree in front of Building 3 (Attachment 3, Project plans pg. 25 & 27); Repaint and re-side walls; Repair and/or replace windows Replace storefront doors; Remove current planters with a new landscape design Remove brick walkways and reset (bricks are being removed in order to even out the grade and then reset back to their current location); and Retain and repair several historic, character defining features (see Attachment 3, Project Plans, pgs. 6 & 7): o Prominent rooftop historic-era condenser tower (repair and repaint); o Two large historic-era freezer doors (refinish); o Historic-era Clerestory arrangement (repair and repaint); o Two existing historic-era dairy loading doors (remain as is); o Existing historic-era loading dock area (remain as is). Building 1 and 2 (Attachment 3, project plans, pgs. 12, 13, 17, & 18): The applicant is proposing to repaint the exterior and repair or replace all the windows and skylights within the two buildings. Additionally the existing plywood exterior siding and trim will be removed and replaced with new horizontal hardi-plank siding. Storefront doors will be replaced and new light fixtures (similar to those existing, shown on page 7, photo #5) will be installed. Interior space within Building 2 will be reorganized to create space for new public restrooms. The applicant is also proposing to install new door openings on the east elevation of Building 2 where Goshi’s restaurant is located (Attachment 3, Project Plans, pg. 20). Both Building 1 and 2 will be re-roofed with corrugated metal. Proposed materials are shown on pages 25 and 26. Building 3 (Attachment 3, project plans, pgs. 6, 12, 14, 19, 20, & 21): The proposed plans include repainting the exterior and replacing the corrugated metal siding on the north elevation of Building 3. The interior space will be reconfigured and new lease space will be expanded and added under the existing roof span of Building 3 (Attachment 3, project plans, pg 14). The project will also repair, repaint the the condenser tower (Attachment 3, project plans, pg 6), install new roofing, and remove the promenade roof between Buildings 2 and 3 as shown on the project plans, page 6, photo #3 (Attachment 3). Plans also indicate that the project will cover and secure the existing electrical meters with a new door, retain the existing dairy freezer door and truss structure, and preserve the historic loading doors. The applicant is proposing to add a new parapet element with horizontal siding shown on the project plans, page 21 (Attachment 3) to screen existing mechanical equipment. As with Building 1 and 2, changes to Building 3 include removal and replacement of portions of exterior siding with new horizontal hardi plank siding and installation of new lighting that is consistent with current light fixtures. Building 4 (Attachment 3, project plans, pgs. 8, 12, 15, 22, & 23): The project proposes to retain the main structure and remove the rear dining area addition shown in photo #2 on page 8 (Attachment 3, project plans). A new dining room addition and trash enclosure will be constructed to match the colors and materials of Building 4. The west wall of CHC 3 - 4 CHC ARCH-0913-2015 (570 Higuera Street) Page 5 Building 4 will remain and be integrated into the new addition’s floor plan as shown on page 15 (Attachment 3, project plans), and preserve the existing window openings. The mural on the east elevation of Building 4 (Attachment 3, Project Plans, pg.7, photo #3) will remain unaltered. Building 5 (Attachment 3, project plans, pgs. 12, 16, & 24): The applicant is proposing to develop an all new, two story mixed-use structure in the existing western parking lot (see site plans on pgs. 11 & 12, Attachment 3, project plans). The structure includes approximately 1,635 square feet of retail space and five residential units (one unit on the first floor and four units on the second floor) ranging in size from 450 to 555 square feet (Attachment 3, project plans, pg. 16). The design of the new mixed-use structure reflects colors, materials and architectural features of The Creamery structures such as corrugated metal siding and roofing and horizontal siding). The contemporary architecture also incorporates roll-up store fronts, canvas and metal awnings, metal railings and features a saw-tooth roof (Attachment 3, project plans, pg. 24). EVALUATION/DISCUSSION The CHC’s purview is to review the project in terms of its consistency with the Historic Preservation Program Guidelines and the Secretary of the Interior’s (SOI) Standards for Building Rehabilitation and to provide recommendations to the ARC. Secretary of Interior Standards An evaluation of the proposed alterations was performed by Applied Earthworks, Inc. The report, prepared by Mr. James Jenks, provides recommendations to ensure rehabilitation plans are consistent with Secretary of Interior Standards and Historic Preservation Guidelines (Attachment 5, Historic Preservation Design Review). The Historic Preservation Design Review found that the most appropriate treatment is best characterized as “rehabilitation” under the SOI Standards of Treatment since the project proposes a continuation of a compatible use for the property, proposes restoration of key elements of the building’s exterior to approximate its appearance during the historic era, and proposes new additions to the building and a new building that did not exist historically. The Historic Preservation Design Review found the proposed project consistent with all 10 standards for rehabilitation based on adherence to the proper removal of non-historic wood additions. Additionally, the Historic Preservation Design Review recommends rehabilitation of deteriorated historic features to their likely appearance, preservation of treatment of retaining historic window openings and establishing archeological monitoring associated with new construction. All recommendations of the Historic Preservation Design Review are included as conditions of approval (Attachment 2, Draft Resolution). SOI Rehabilitation Standard #5: Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. Staff Analysis: As described above, the applicant will be removing non-historic additions on Buildings 3 and 4. In order to comply with SOI standards, the Applied Earthworks review states that the applicant must remove the wood additions “with the minimum amount of impact to CHC 3 - 5 CHC ARCH-0913-2015 (570 Higuera Street) Page 6 original construction and new, planned additions shall be constructed with the same level of care to avoid impacts to the original buildings.” Staff has added a condition of approval to ensure that the applicant indicate on building plans the process of removal of the wood additions in order to avoid damaging the original building walls and replace any non-reparable or missing material to match in-kind and in-alignment with the original construction (Condition No. 1). SOI Rehabiliation Standard #9: New additions, alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall 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. SOI Rehabiliation Standard #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. Staff Analysis: The applicant is proposing to add a new addition to Building 4 as well as new additions and alterations to Building 3. The new addition on Building 4 will replace a non- historic addition and obscure two of the windows openings along the east elevation. As proposed, the addition to Building 4 complies with SOI Standards #9 and #10 because the historic window fenestrations will be enclosed with a design cover and not permanently filled with the proposed addition in order to preserve them for future use if the additions are removed. The addition will be differentiated by its new construction. The Applied Earthworks review notes that the new additions and alterations to Building 3 also comply with the SOI standards. The report states the “proposed new additions and new building construction are such that if removed, the essential form and remaining integrity to the Creamery complex would be unimpaired. The proposed additions and new construction will not occur in complex locations where their removal may damage adjacent historic buildings.” Additionally the plans indicate that removal of the non-historic roof between Building #2 and Building #3, demonstrate that no historic materials will be damaged or destroyed by the modifications. The proposed new mixed-use building (Building 5) complies with SOI standards because it is compatible with the Creamery’s historic environment and includes appropriate height (the height of the structure does not exceed Building 1) and location (behind Building 4). The saw tooth roof differentiates the structure from any of the other buildings in the complex. Additionally the structure incorporates material found on Creamery structures such as corrugated metal siding and horizontal siding. Historic Preservation Guidelines The Historic Preservation Guidelines provide criteria to evaluate alterations to historic resources and compatibility for new development within Historic Districts. CHC 3 - 6 CHC ARCH-0913-2015 (570 Higuera Street) Page 7 3.2.1 Architecturally compatible development within Historic Districts New structures in historic districts shall be designed to be architecturally compatible with the district’s prevailing historic architecture as measured by their consistency with the scale, massing, rhythm, signature architectural elements, exterior materials, siting and street yard setbacks of the districts 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. Staff analysis: The proposed new, mixed-use structure includes a blend of material elements and architectural features that are compatible with the existing structures within The Creamery and buildings in the vicinity. The Creamery does not exhibit the significant signature architectural elements found within the Historic Downtown District, but contributes its own, unique architectural style and historic association. The project includes materials such as corrugated metal siding and roofing and horizontal siding which are consistent with the materials used in The Creamery as well as other nearby, non-historic structures such as the Soda Works building and the Children’s Museum. The use of balconies and the saw tooth roof design help to break up the mass of the building and convey an industrial feeling that is complementary, but differentiated from the industrial design of The Creamery. The new mixed-use structure will be located behind existing Creamery structures and will not affect the historical streetscape view from Higuera Street 3.4.4 Exterior building changes Exterior changes to historically-listed building’s 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 Interior’s Standards to complement and be consistent with the original style of the structure. Building materials used to replace character defining features shall 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. Staff analysis: The proposed façade alterations are consistent with Section 3.4.4 of the Historic Preservation Guidelines because the colors and materials proposed are consistent with the original material used on Creamery structures such as corrugated metal and horizontal siding. Archaeological Resources The proposed project involves the construction of a new, mixed-use structure located behind Building 4 and in front of Building 1 and new smaller-scale addition to Buildings 1 and 3. The Historic Preservation Design Review notes that The Creamery, a City Master List Historic Resource, is within the Downtown Historic District and is located within 200 feet of the top bank of San Luis Obispo Creek. Due to the status of the subject property on the City’s Master List of Historic Resources, and its location in an archeologically sensitive area, staff has added Condition No. 3 which requires an archaeological monitoring plan. CHC 3 - 7 CHC ARCH-0913-2015 (570 Higuera Street) Page 8 ENVIRONMENTAL REVIEW The project is exempt from environmental review under Class 32 (Section 15332) In -fill Development Projects of the CEQA Guidelines because the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The project will not result in significant impacts on historic resources, traffic, noise, air quality or water quality. RECOMMENDATION Recommend to the Architectural Review Commission that the project be approved, based on findings, and subject to the conditions in the attached resolution. ALTERNATIVES 1. Recommend that the project be denied based on inconsistency with the City’s Historic Preservation Program Guidelines and/or Secretary of Interior Standards. 2. Continue the item with specific direction for additional discussion or research. ATTACHMENTS 1. Vicinity Map 2. Draft Resolution 3. Project Plans 4. Historic Resource Inventory 5. Historic Preservation Design Review by Applied Earthworks CHC 3 - 8 C-D C-R C-D R-3-H O-H C-R O-H R-3-H O-H-PD PF-H C-D-S-H C-D C-D-H C-D-H R-3-S R-4 C-D-MU C-D-H-PD R-3 C-D R-3-H HIGUE R A DANA NI P O M O MARSH MONTE R E Y VICINITY MAP File No. 0913-2015570 Higuera ¯ CHC 3 - 9 Attachment 1 ATTACHMENT 2 RESOLUTION NO. XXXX-15 A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE, RECOMMENDING THE ARCHITECTURAL REVIEW COMMISSION APPROVE THE REMODEL AND REHABILITATION TO THE HISTORIC MASTER LIST GOLDEN STATE CREAMERY AND THE CONSTRUCTION OF A NEW MIXED-USE STRUCTURE AT 570 HIGUERA STREET (ARCH 0893-2015) WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on April 27, 2015, pursuant to a proceeding instituted under application #ARCH 0893-2015, Creamery, LLC, applicant; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Cultural Heritage Committee has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. BE IT RESOLVED, by the Cultural Heritage Committee of the City of San Luis Obispo as follows: Section 1. Findings. 1. The proposed modifications to the Master List Golden State Creamery site which includes remodeling and rehabilitation is consistent with the Historic Preservation Guidelines and Secretary of Interior Standards, since character defining features will be retained. 2. The proposed construction of the new mixed-use building is consistent with Secretary of Interior Standards for new construction on historic properties since the new construction is compatible with the scale, size, massing and architectural features of the property and with development in the vicinity within the Downtown-Historic District. 3. As conditioned, the project is consistent with Archaeological Resource Preservation Program Guidelines since the project will be required to include an excavation monitoring and data recovery plan to document and preserve any artifacts found during construction. 4. The project is consistent with Housing Element and Land Use Element Policies of the General Plan by providing a mixed-use infill development project in the downtown core. The project is consistent with design principles for development in the downtown (LUE 4.0.16, 4.0.17) by providing for street level activity and upper floor dwellings. Section 2. Environmental Review. The project is exempt from environmental review under Class 32 (Section 15332) In-fill Development Projects of the CEQA Guidelines because the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The project will not result in significant impacts on historic resources, traffic, noise, air quality or water quality. CHC 3 - 10 ATTACHMENT 2 Resolution No.XXXX-12 CHC ARCH-0913-2015 (570 Higuera Street) Page 2 Section 3. Action. The Committee hereby recommends approval of application # ARCH 0893-2015, subject to the following conditions. Conditions 1. Plans submitted for a building permit shall include details and the procedure for removal of the wood additions of Buildings 3 and 4 in compliance with Secretary of the Interior Standards for rehabilitation in order to avoid damaging the original building walls. Any non-reparable or missing material shall be replaced to match in-kind and in-alignment with the original construction. 2. Plans submitted for a building permit shall clearly indicate the window openings in Building 4 shall be preserved and enclosed with a design cover and not permanently filled with the proposed addition. 3. The applicant shall provide an archeological monitoring plan prepared by a City qualified archeologist to be implemented during construction. The plan shall identify the qualified professional who will conduct the monitoring and circumstances where a Native American tribal representative or qualified site monitor are required The plan shall recommend specific procedures for responding to the discovery of archeological resources during the construction of the project consistent with Section 4.60 of the Archaeological Resource Preservation Program Guidelines. The plan shall be submitted as a part of the building permit. 4. On motion by Committee member, , seconded by Committee member, , and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 27th day of April, 2015. _____________________________ Brian Leveille, Secretary Cultural Heritage Committee CHC 3 - 11 gr e g wyn n ar c h i t e c t CHC 3 - 12 Attachment 3 gr e g wyn n ar c h i t e c t CHC 3 - 13 Attachment 3 gr e g wyn n ar c h i t e c t CHC 3 - 14 Attachment 3 gr e g wyn n ar c h i t e c t CHC 3 - 15 Attachment 3 5 PR O J E C T D I R E C T O R Y OW N E R : CR E A M E R Y , L L C PO B O X 1 2 9 1 0 SA N L U I S O B I S P O , C A 9 3 4 0 6 AR C H I T E C T : GR E G W Y N N A R C H I T E C T P. O . B O X 1 4 3 4 5 SA N L U I S O B I S P O , C A 9 3 4 0 6 (8 0 5 ) 8 0 1 - 3 4 1 4 PR O J E C T AD D R E S S : 57 0 H I G U E R A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 6 AP N NU M B E R S : 00 2 - 4 0 2 - 0 4 5 PR O J E C T D E S C R I P T I O N TH E E X I S T I N G C R E A M E R Y C O N S I S T S O F 4 BU I L D I N G S T H A T W I L L B E R E M O D E L E D A N D RE N O V A T E D T O E N H A N C E A N D H I G H L I G H T T H E HI S T O R Y O F T H E S T R U C T U R E S . T H E B U I L D I N G S EX T E R I O R W I L L B E R E P L A C E D , R E P A I R E D O R RE P A I N T E D . A L L R E P A I R S T O O C C U R O N N O N - HI S T O R I C A L C H A R A C T E R D E F I N I N G F E A T U R E S . WI N D O W S A N D D O O R S W I L L B E R E P L A C E D W I T H NE W . A D D I T I O N A L L E A S E S P A C E W I L L B E A D D E D UN D E R E X I S T I N G R O O F S T R U C T U R E . PR O P O S E D N E W B U I L D I N G W I T H R E T A I L & RE S I D E N T I A L U N I T S ( B U I L D I N G 5 ) VI C I N I T Y M A P MA X H E I G H T AL L O W E D : 45 F T . SH E E T I N D E X 1. H I S T O R I C A L P H O T O G R A P H 2. C O V E R R E N D E R I N G 3. T I T L E S H E E T 4. P H O T O S - H I S T O R I C E L E M E N T S 5. P H O T O S - F U N K Y E L E M E N T S 6. P H O T O S - W O R K S C O P E E L E M E N T S 7. P H O T O S - W O R K S C O P E E L E M E N T S 8. E X I S T I N G T O P O M A P 9. E X I S T I N G / D E M O S I T E P L A N 10 . P R O P O S E D S I T E P L A N 11 . B U I L D I N G 1 & 2 F L O O R P L A N 12 . B U I L D I N G 3 F L O O R P L A N 13 . B U I L D I N G 4 F L O O R P L A N 14 . B U I L D I N G 5 F L O O R P L A N 15 . E X T E R I O R E L E V A T I O N S B U I L D I N G 1 & 2 16 . E X T E R I O R E L E V A T I O N S B U I L D I N G 1 & 2 17 . E X T E R I O R E L E V A T I O N S B U I L D I N G 3 18 . E X T E R I O R E L E V A T I O N S B U I L D I N G 3 19 . E X T E R I O R E L E V A T I O N S B U I L D I N G 3 20 . E X T E R I O R E L E V A T I O N S B U I L D I N G 4 21 . E X T E R I O R E L E V A T I O N S B U I L D I N G 4 22 . E X T E R I O R E L E V A T I O N S B U I L D I N G 5 23 . C O U R T Y A R D C O L O R P A L E T T E 24 . N I P O M O C O U R T Y A R D C O L O R P A L E T T E 25 . L A N D S C A P E P L A N Bu i l d i n g 1 : Bu i l d i n g 2 : Bu i l d i n g 3 : Bu i l d i n g 4 : Bu i l d i n g 5 : 3, 0 1 1 s f 3, 0 5 9 s f 12 , 0 5 4 s f 2, 1 2 8 s f 3, 9 9 0 s f Se e S h e e t s 8 , 9 , 1 0 , & 1 1 f o r d e t a i l br e a k d o w n o n b u i l d i n g a r e a SU S T A I N A B L E S T R A T E G I E S • D I S C O N N E C T E D R O O F D R A I N A G E P A T H T H R O U G H LA N D S C A P I N G • S H I E L D E D S I T E L I G H T I N G • E X T E R I O R S U N C O N T R O L D E V I C E S • W A T E R R E D U C I N G F I X T U R E S gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 AP P L I C A B L E C O D E S • C B C 2 0 1 3 ( b a s e d o n 2 0 1 2 I B C ) • C E C 2 0 1 3 ( b a s e d o n 2 0 1 1 N E C ) • C M C 2 0 1 3 ( b a s e d o n 2 0 1 2 U M C ) • C P C 2 0 1 3 ( b a s e d o n 2 0 1 2 U P C ) • C F C 2 0 1 3 ( b a s e d o n 2 0 1 2 I F C ) • C A L G R E E N 2 0 1 3 ( b a s e d o n 2 0 1 2 I B C ) • 2 0 1 1 C A L I F O R N I A B U I L D I N G E F F I C I E N C Y S T A N D A R D S • C I T Y O F S A N L U I S O B I S P O 2 0 1 3 C O N S T R U C T I O N & F I R E C O D E ZO N I N G : PR O J E C T S T A T I S T I C S C- D DO W N T O W N C O M M E R C I A L R- 2 AP A R T M E N T H O U S E CHC 3 - 16 Attachment 3 1. C o n d e n s e r T o w e r c . 1 9 2 8 : T o r e m a i n - r e p a i r & re p a i n t 2. E x i s t i n g F r e e z e r D o o r , c . 1 9 2 8 ; T o r e m a i n 5. E x i s t i n g L o a d i n g D o o r s , c . 1 9 2 8 ; T o r e m a i n 4. E x i s t i n g s t r u c t u r e u n d e r r o o f , c . 1 9 7 0 : T o r e m o v e d a n d r e p l a c e d w i t h n e w w a l l s un d e r t h e r o o f 6. E x i s t i n g L o a d i n g D o c k , c. 1 9 2 8 ; T o R e m a i n 3. E x i s t i n g C o n d e n s e r T o w e r , S k y l i g h t & C l e r e s t o r y , c . 1 9 2 8 : T o b e r e p a i r e d , r e p a i n t e d a n d hi g h l i g h t e d a s o r i g i n a l e l e m e n t s t h r o u g h o u t t h e p r o j e c t . T h e P r o m e n a d e R o o f ( a s p h a l t sh i n g l e s b o t t o m o f p h o t o ) t o b e r e m o v e d t o e x p o s e o r i g i n a l h i s t o r i c a l e l e m e n t s 6 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 HI S T O R I C E L E M E N T S - P H O T O S CHC 3 - 17 Attachment 3 1. E x i s t i n g F o u n t a i n , c . 1 9 7 0 ; T o b e r e p a i r & r e s t o r e d 2. P l a n t e r , c . 1 9 7 0 ; t o r e m a i n 3. E x i s t i n g M u r a l , c . 1 9 7 0 ; T o r e m a i n 4. C r e a m e r y L o g o S i g n a g e , c . 1 9 7 0 ; T o b e u p d a t e d a n d u s e d t h r o u g h o u t t h e p r o j e c t 5. E x i s t i n g F u n k i n e s s , c . 1 9 7 0 ; T o r e m a i n , r e p a i r & re p a i n t 7 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 FU N K Y E L E M E N T S - P H O T O S CHC 3 - 18 Attachment 3 3. E x i s t i n g s u r f a c e e l e c t r i c a l p a n e l s t o b e c o v e r e d f o r s a f e t y & se c u r i t y 1. M a j o r r o o f f o r m s t o b e r e p l a c e d w i t h s t y l e a p p r o p r i a t e g a l v a n i z e d co r r u g a t e d r o o fing t o u n i f y a p p e a r a n c e a n d s o l v e w a t e r i n t r u s i o n p r o b l e m s 4. R e m o v e p r o m e n a d e r o o f a n d r e p a i r e x p o s e d w a l l t o en h a n c e t h e c l e r e s t o r y s t r u c t u r e o n t h e e n d o f b u i l d i n g 2 (S e e P a g e 2 - P h o t o 3 ) 2. S p i k e s a d d i t i o n t o b e r e m o v e d & r e p l a c e d 8 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 WO R K S C O P E - P H O T O S CHC 3 - 19 Attachment 3 1. N e w o p e n i n g s i n e a s t e r l y b r i c k w a l l 2. R e p l a c e 7 0 ’ s l e a s e s p a c e w i t h n e w l e a s e a r e a s o f a p p r o p r i a t e m a t e r i a l s 3. N e w l e a s e a r e a s u n d e r e x i s t i n g r o o f 9 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 WO R K S C O P E - P H O T O S CHC 3 - 20 Attachment 3 10 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 EX I S T I N G T O P O M A P CHC 3 - 21 Attachment 3 EX I S T I N G S I T E P L A N 11 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5  ( ; , 6 7 , 1 *  3 $ 5 . , 1 *  7 2  % (  5 ( 0 2 9 ( '  ), / / ( '  , 1  7 2  5 $ , 6 (  * 5 $ ' (  (  7 5 ( (  7 2  5 ( 0 $ , 1  (  7 5 ( ( 6  7 2  5 ( 0 2 9 ( '   7 < 3  (  & 2 1 &  & 8 5 %  7 2  % (  5 ( 0 2 9 ( '  5 ( 0 2 9 (  (  3 $ 7 , 2  6 7 8 5 & 7 8 5 (  2 1 63 , . ( 6  3 8 %  5 ( & 2 1 ) , * 8 5 (  (  : $ / /  3 $ 5 7 , 7 , 2 1  6( (  ) / 2 2 5  3 / $ 1 6  / 2 7  / , 1 (  $ ' - 8 6 7 0 ( 1 7  7 2  3 5 2 3 ( 5 7 < 72  0 $ , 1 7 $ , 1  % / ' *    2 1  6 , 1 * / ( 35 2 3 ( 5 7 <  (  7 5 ( ( 6  , 1  3 $ 5 . , 1 *  / 2 7  7 2  5 ( 0 $ , 1  (  & 8 5 %  7 2  5 ( 0 $ , 1  (  : $ / . : $ <  7 2  5 ( 0 $ , 1  5 ( 0 2 9 (  (  % 5 , & .  : $ / . : $ <  6 2 $& & ( 6 6  3 $ 7 +  & $ 1  % (  5 ( / ( 9 ( / ( '  5 ( 0 2 9 (  (  5 2 2 )  6 7 5 8 & 7 8 5 (  , 1  1 ( : 35 2 0 ( 1 $ ' (  $ 5 ( $  5 ( 3 / $ & (  (  : 2 2 '  * 8 $ 5 ' 5 $ , /  (  ' 5 , 9 ( : $ <  7 2  5 ( 0 $ , 1  (  6 7 5 ( ( 7  7 5 ( ( 6  7 2  5 ( 0 $ , 1  (  3 $ 5 . , 1 *  7 2  5 ( 0 $ , 1  ' ( 0 2  (  3 $ 5 . , 1 *  6 / 2 7 6  (  7 5 $ 6 +  7 2  5 ( 0 $ , 1 3+ 2 7 2  / ( * ( 1 '    , 6  3 $ * (  1 8 0 % ( 5  , 6  3 + 2 7 2  2 1  3 $ * ( EX I S T I N G S I T E P L A N N O T E S 1257+ EO G J  R Q H EO G J  W Z R EO G J  W K U H H VS L N H V  S X E FL R S L Q R W UH V W D X U D Q W VD Q G \ V OL T X R U KD L U VD O R Q IR U H P R V W ZL Q H  E D U EO G J  I R X U            DG M D F H Q W  S U R S H U W \ F U H H N RI I L F H  E O G J FUHHN                                       CHC 3 - 22 Attachment 3 12 gr e g wyn n ar c h i t e c t Ap r i l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ttachment 3 EL N U D P  \ R J D FX U L R UH W D L O  V S D F H UH W D L O  V S D F H JR V K L PH Q V ZR P H Q V UH W D L O  V S D F H PH Q V ZR P H Q V 1. R E C O N F I G U R E S P A C E F O R N E W P U B L I C R E S T R O O M S 2. P R O V I D E N E W S T O R E F R O N T D O O R S I N G O S H I 3. E X I S T I N G R E T A I L S P A C E T O R E M A I N 4. N E W S T O R E F R O N T D O O R S & W I N D O W S BU I L D I N G 1 & 2 F L O O R P L A N N O T E S 2 3 PH Q V ZRP H Q V PH Q V ZRP H Q V 1 BU I L D I N G 1 & 2 BU I L D I N G 1 : 4 , 5 8 8 s f BU I L D I N G 2 : 4 , 6 3 6 s f PU B L I C R E S T R O O M : < 4 2 6 s f > TO T A L : 8 , 7 9 8 s f 4 13 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 FL O O R P L A N B U I L D I N G 1 & 2 CHC 3 - 24 Attachment 3 SR W W H U \ PD P D V SL F N L Q J  G D L V \ V IR U H P R V W XW L O L W \ WR L O H W WR L O H W IO R Z H U O H D V H  V S D F H UH W D L O  V S D F H UH W D L O  V S D F H UH W D L O  V S D F H UH W D L O  V S D F H UHW D L O  V S D F H UHW D L O  V S D F H UH W D L O  V S D F H EX I S T I N G F L O O R P L A N - B U I L D I N G 3 PR O P O S E D F L O O R P L A N - B U I L D I N G 3 A. N E W L E A S A B L E S P A C E B. E X P A N D E D L E A S A B L E S P A C E C. R E C O N F I G U R E D E X I S T I N G R E T A I L S P A C E D. R E C O N F I G U R E T H E W A L K W A Y O U T S I D E E X I S T I N G TO I L E T R O O M S F O R M A M A ’ S R E S T A U R A N T E. E X I S T I N G T O I L E T R O O M S F. N E W L E A S A B L E S P A C E BU I L D I N G 3 F L O O R P L A N N O T E S 1 2 3 5 9 8 IO R Z H U 4 6 10 9 1. E X I S T I N G C O V E R E D W A L K W A Y T O B E C O N V E R T E D T O RE T A I L S P A C E 2. E X I S T I N G R E T A I L S T O R E 3. E X I S T I N G R E T A I L S T O R E W A L L S T O B E R E M O V E D - EX I S T I N G R O O F T O R E M A I N 4. E X I S T I N G W I N D O W S T O B E R E M O V E D 5. E X I S T I N G R E S T A U R A N T T O R E M A I N 6. E X I S T I N G W A L L S T O B E R E M O V E D 7. E X I S T I N G C O N D E N S E R T O W E R S U P P O R T T O R E M A I N 8. E X I S T I N G U T I L I T Y R O O M T O R E M A I N 9. E X I S T I N G T O I L E T R O O M S T O R E M A I N - R E C O N F I G U R E TH E W A L K W A Y T O P R O V I D E A C C E S S F R O M W I T H I N MA M A ’ S M E A T B A L L S 10 . E X I S I T N G F O R E M O S T R E S T A U R A N T T O R E M A I N BU I L D I N G 3 F L O O R P L A N N O T E S BU I L D I N G 3 MA I N B U I L D I N G : 1 0 , 6 8 1 s f AD D I T I O N : 1 , 3 7 3 s f TO T A L A R E A : 1 2 , 0 5 4 s f A B C D F E 7 14 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 FL O O R P L A N B U I L D I N G 3 CHC 3 - 25 Attachment 3 VS L N H V      VS L N H V PH Q V ZR P H Q V WU D V K GL Q L Q J      [            [           [      GL Q L Q J       [       JD U G H Q      PH Q V ZR P H Q V GL Q L Q J    [           [        [        [       PR O P O S E D F L O O R P L A N - B U I L D I N G 4 5 3 2 4 1 A. N E W D I N I N G A R E A B. N E W T O I L E T A R E A C. N E W O U T D O O R S E A T I N G A R E A D. N E W T R A S H A R E A E. P R E S E R V E T H E E X I S T I N G W I N D O W OP E N I N G S BU I L D I N G 4 F L O O R P L A N N O T E S EX I S T I N G F L O O R P L A N - B U I L D I N G 4 1. E X I S T I N G S P I K E S R E S T A U R A N T / B A R A R E A 2. E X I S T I N G T O I L E T S R O O M S T O B E R E M O V E D 3. E X I S T I N G K I T C H E N 4. E X I S T I N G D I N I N G A R E A T O B E R E M O V E D 5. E X I S T I N G C O N C R E T E C U R B T O B E R E M O V E D BU I L D I N G 4 F L O O R P L A N N O T E S BU I L D I N G 4 MA I N P U B : 1 3 5 0 s f DE M O A R E A : - 6 3 0 s f BU I L D I N G 4 MA I N P U B : 1 , 3 5 0 s f AD D I T I O N : 7 7 8 s f TO T A L A R E A : 2 , 1 2 8 s f QV B D 15 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 FL O O R P L A N B U I L D I N G 4 E C CHC 3 - 26 Attachment 3 UH W D L O  R Q H UH W D L O  W Z R UH W D L O  W K U H H $' $  E H G U R R P OR I W  R Q H OR I W  W Z R OR I W  W K U H H OR I W  I R X U PR O P O S E D R E S I D E N T I A L L O F T F L O O R P L A N - B U I L D I N G 5 3 2 1 A. E N T R Y T O R E S I D E N T I A L L O F T U N I T S B. E X T E R I O R D E C K BU I L D I N G 5 F L O O R P L A N N O T E S PR O P O S E D R E T A I L F L O O R P L A N - B U I L D I N G 5 1. S T A I R S T O R E S I D E N T I A L L O F T U N I T S A B O V E 2. S T O R E F R O N T D O O R 3. G L A S S R O L L - U P S E C T I O N A L D O O R 4. N E W G L A S S S T O R E F R O N T BU I L D I N G 5 R E T A I L F L O O R P L A N N O T E S BU I L D I N G 5 RE T A I L O N E : 55 5 s f RE T A I L T W O : 54 0 s f RE T A I L T H R E E : 54 0 s f AD A U N I T : 55 5 s f TO T A L F L O O R A R E A : 2 , 1 9 0 s f TO T A L B U I L D I N G A R E A : 3 , 9 9 0 s f BU I L D I N G 5 LO F T O N E : 4 5 0 s f LO F T T W O : 4 5 0 s f LO F T T H R E E : 4 5 0 s f LO F T F O U R : 4 5 0 s f TO T A L F L O O R A R E A : 1 , 8 0 0 s f 1 A B A BBB 16 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 FL O O R P L A N B U I L D I N G 5 3 44 4 4 3 CHC 3 - 27 Attachment 3  %8 , / ' , 1 *  7 : 2 %8 , / ' , 1 *  2 1 (            (  : 2 2 '  5 $ , / , 1 *  7 2  5 ( 0 $ , 1  (  : '  3 2 6 7  7 2  6 8 3 3 2 5 7  6 7 $ , 5  7 2  5 ( 0 $ , 1  (  & / ( 5 ( 6 7 2 5 <  : , 1 ' 2 :  7 2  5 ( 0 $ , 1  (  & / ( 5 ( 6 7 2 5 <  : , 1 ' 2 :  7 2  5 ( 0 $ , 1  (  6 . < / , * + 7  7 2  % (  5 ( 3 $ , 5  $ 1 '  3 $ , 1 7 ( '  (  6 . < / , * + 7  7 2  % (  5 ( 3 $ , 5  $ 1 '  3 $ , 1 7 ( '  (  6 7 2 5 ( ) 5 2 1 7  6 < 6 7 ( 0  7 2  % (  5 ( 3 / $ & ( '  (  6 7 2 5 ( ) 5 2 1 7  6 < 6 7 ( 0  7 2  % (  5 ( 3 / $ & ( '  (  ( ; 7 ( 5 , 2 5  ) , 1 , 6 +  7 2  % (  5 ( 0 2 9 ( '  $ 1 ' 5( 3 / $ & ( '  (  ( ; 7 ( 5 , 2 5  ) , 1 , 6 +  7 2  % (  5 ( 0 2 9 ( '  $ 1 ' 5( 3 / $ & ( '  (  6 . < / , * + 7  7 2  % (  5 ( 3 $ , 5  $ 1 '  5 ( ) 8 5 % , 6 + ( '  (  ) 5 ( ( = ( 5  ' 2 2 5  7 2  % (  5 ( ) 8 5 % , 6 + ( '  (  5 2 2 )  6 7 5 8 & 7 8 5 (  % 5 , ' * , 1 *  % ( 7 : ( ( 1 %8 , / ' , 1 *    $ 1 '  % 8 , / ' , 1 *    (  & $ 1 9 $ 6  & $ 1 2 3 <  7 2  % (  5 ( 3 / $ & ( '  (  6 7 2 5 ( ) 5 2 1 7  ' 2 2 5  7 2  % (  5 ( 3 $ , 5 ( '  (  5 2 2 )  7 2 3  0 2 8 1 7 ( '  8 1 , 7  7 2  5 ( 0 $ , 1   5 ( 3 $ , 5  (  ( ; + $ 8 6 7  ' 8 & 7  7 2  5 ( 0 $ , 1   3 $ , 1 7  (  ) $ 6 & , $  7 2  5 ( 0 $ , 1   5 ( 3 $ , 1 7  (  ) $ 6 & , $  7 2  5 ( 0 $ , 1   5 ( 3 $ , 1 7  (  * $ % / (  9 ( 1 7  6 7 5 8 & 7 8 5 (  7 2  5 ( 0 $ , 1   5 ( 3 $ , 5  5( 3 $ , 1 7  (  % 8 / . + ( $ '  7 2  5 ( 0 $ , 1  (  : 2 2 '  7 5 8 6 6 ( 6  7 2  5 ( 0 $ , 1  (  6 7 2 5 ( ) 5 2 1 7  * / $ 6 6  7 2  % (  5 ( 3 / $ & ( '  (  % 5 , & .  : $ / /   6 ( (  % 8 , / ' , 1 *    ( / ( 9 $ 7 , 2 1  (  6 7 2 5 ( ) 5 2 1 7  ' 2 2 5  7 2  5 ( 0 $ , 1  (  6 . < / , * + 7  7 2  % (  5 ( 3 $ , 5  $ 1 '  3 $ , 1 7 ( ' PR O M E N A D E E L E V A T I O N L O O K I N G N O R T H - B U I L D I N G O N E & T W O EX I S T I N G P A R K I N G L O T 17 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 EL E V A T I O N N O T E S B L D G O N E + T W O EX I S T I N G E L E V A T I O N L O O K I N G N O R T H - B U I L D I N G O N E & T W O EX T E R I O R E L E V A T I O N B L D G 1 & 2 RE P A I R E X I S T I N G W I N D O W S @ C L E R E S T O R Y NE W S T O R E F R O N T D O O R S EX T E N D E X I S T I N G R O O F O V E R D O O R S NE W E X T E R I O R L I G H T I N G & S I G N A G E NE W H O R I Z O N T A L S I D I N G RE P A I R E X I S T I N G S K Y L I G H T RE F U R B I S H E X I S T I N G R O O F S T R U C T U R E - NE W L I G H T I N G RE M O V E E X I S T I N G R O O F S T R U C T U R E BE T W E E N B U I L D I N G 2 & 3 O V E R P R O M E N A D E NE W P U B L I C R E S T R O O M S RE F U R B U S H E X I S T I N G R O O F V E N T EX I S T I N G W O O D E N T R U S S S T R U C T U R E T O RE M A I N CHC 3 - 28 Attachment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gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 EX I S T I N G E L E V A T I O N L O O K I N G S O U T H - B U I L D I N G O N E & T W O EL E V A T I O N N O T E S B L D G O N E + T W O EX T E R I O R E L E V A T I O N B L D G 1 & 2        LA N D S C A P E S E C U R I T Y G A T E CHC 3 - 29 Attachment 3 PR O M E N A D E E L E V A T I O N L O O K I N G S O U T H - B U I L D I N G T H R E E NE W C O U R T Y A R D EX I S T I N G P A R K I N G L O T 19 gr e g wyn n ar c h i t e c t Ap r i l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ttachment 3  3 5 2 ) , / (  2 )  % 8 , / ' , 1 *       % ( < 2 1 '  (  % 5 , & .  ) $ & $ ' (  7 2  5 ( 0 $ , 1  ( ; , 6 7 , 1 *  2 3 ( 1 , 1 *  7 2  5 ( 0 $ , 1  6 7 5 8 & 7 8 5 (  8 1 ' ( 5  (  5 2 2 )  6 7 5 8 & 7 8 5 (  7 2 %(  5 ( 0 2 9 ( '  $ 1 '  5 ( 3 / $ & ( '  (  5 ( $ 5  ( 1 7 5 <  7 2  0 $ 0 $ 6  5 ( 6 7 $ 8 5 $ 1 7  7 2  % ( 5( & 2 1 ) , * 8 5 ( '  (  5 2 2 )  6 7 5 8 & 7 8 5 (  7 2  5 ( 0 $ , 1  (  5 2 2 )  6 7 5 8 & 7 8 5 (  7 2  5 ( 0 $ , 1  (  & 2 1 ' ( 1 6 ( 5  7 2 : ( 5  7 2  5 ( 0 $ , 1  (  & 2 1 &  : $ / /  2 1  3 5 2 3 ( 5 7 <  / , 1 (  7 2  5 ( 0 $ , 1  (  6 7 ( ( /  & 2 / 8 0 1  6 8 3 3 2 5 7 , 1 *  (  5 2 2 ) 67 5 8 & 7 8 5 (  7 2  % (  5 ( 3 / $ & ( '  (  5 2 2 )  6 7 5 8 & 7 8 5 (  7 2  % (  5 ( 0 2 9 ( '  7 < 3 , & $ /  5 ( 7 $ , /  6 3 $ & (  7 2  5 ( 0 $ , 1  (  & 2 2 5 , ' 2 5  7 2  5 ( $ 5  2 )  5 ( 6 7 $ 8 5 $ 1 7  72 , / ( 7 6  7 2  % (  & / 2 6 ( '  $ 1 '  1 ( :  5 ( 7 $ , / 63 $ & (  3 5 2 9 , ' ( '  (  ( / ( & 7 5 , & $ /  3 $ 1 ( / 6   0 ( 7 ( 5 6  7 2 5( 0 2 9 ( '  : + ( 5 (  3 2 6 6 , % / (  $ 1 '  & 2 9 ( 5 ( ' :, 7 +  ' ( & 2 5 $ 7 , 9 (  & $ % , 1 ( 7  (  ) 5 ( ( = ( 5  ' 2 2 5  7 8 5 1  : , 1 ' 2 :  7 2  5 ( 0 $ , 1  (  3 $ 5 $ 3 ( 7  7 2  5 ( 0 $ , 1  ( ; , 6 7 , 1 *  ' $ , 5 <  & + 8 7 (  7 2  5 ( 0 $ , 1  ( ; , 6 7 , 1 *  ' 2 2 5  7 2  6 7 2 5 (  7 2  5 ( 0 $ , 1  (  6 . < / , * + 7  7 2  5 ( 0 $ , 1  (  6 , ' , 1 *  7 2  % (  5 ( 3 $ , 5 ( '  $ 1 '  3 $ , 1 7 ( '  (  0 ( 7 $ /  5 2 2 )  7 2  5 ( 0 $ , 1 EX I S T I N G B U I L D I N G T H R E E E L E V A T I O N L O O K I N G W E S T 20 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 PR O P O S E D B U I L D I N G T H R E E E L E V A T I O N L O O K I N G W E S T EL E V A T I O N N O T E S B U I L D I N G T H R E E         %8 , / ' , 1 *  2 1 (   7 : 2 %8 , / ' , 1 *  7 + 5 ( ( EX T E R I O R E L E V A T I O N B L D G 3 EX I S T I N G C O N D E N S E R T O W E R T O B E RE F U R B I S H E D NE W L E A S E S P A C E U N D E R E X I S T I N G R O O F ST R U C T U R E EX P A N D E D L E A S E S P A C E U N D E R E X I S T I N G RO O F S T R U C T U R E PR O M E N A D E NE W D O O R A T G O S H I ’ S CHC 3 - 31 Attachment 3      %8 , / ' , 1 *  7 + 5 ( (   ) 2 5 ( 0 2 6 7  5 ( 6 7 $ 8 5 $ 1 7    1 2  : 2 5 . %8 , / ' , 1 *  7 + 5 ( (  $ 5 ( $  2 )  : 2 5 . HI G U E R A S T R E E T BU I L D I N G O N E - S O U T H E D G E O F P R O P E R T Y LO A D I N G D O O R S T O R E M A I N RE P A I R F A C A D E NO F A C A D E C H A N G E S 21 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 EX I S T I N G E L E V A T I O N L O O K I N G E A S T - B U I L D I N G T H R E E SH E E T P A G E 1 8 F O R EL E V A T I O N N O T E S EX T E R I O R E L E V A T I O N B L D G 3 CO U R T Y A R D E L E V A T I O N L O O K I N G E A S T - T O W A R D S B U I L D I N G T H R E E RE P A I R A N D R E P A I N T E X I S T I N G C O N D E N S E R TO W E R NE W P A R A P E T E L E M E N T T O S C R E E N ME C H A N I C A L U N I T NE W E X T E R I O R L I G H T I N G & S I G N A G E EX I S T I N G S I D I N G T O R E M A I N CHC 3 - 32 Attachment 3  (  6 7 5 8 & 7 8 5 (  % ( 7 : ( ( 1  % / ' *       7 2  5 ( 0 $ , 1  (  % 8 , / ' , 1 *  7 2  5 ( 0 $ , 1  (  . , 7 & + ( 1  ' 2 2 5  7 2  5 ( 0 $ , 1  (  ' , 1 , 1 *  6 7 5 8 & 7 8 5 (  7 2  % (  5 ( 0 2 9 ( '  $ 1 ' 5( 3 / $ & ( '  : , 7 +  1 ( :  (  & 2 1 & 5 ( 7 (  & 8 5 %  7 2  % (  5 ( 0 2 9 ( '  3 5 2 9 , ' (  1 ( :  : , 1 ' 2 :  ) 5 $ 0 (  , 1  (  : , 1 ' 2 : 23 ( 1 , 1 *   7 < 3  2 )    (  ( ; , 6 7 , 1 *  : , 1 ' 2 :  2 3 ( 1 , 1 *  7 2  % (  3 5 ( 6 ( 5 9 (  7< 3  2 )    : $ / /  5 ( 0 2 9 ( '  ) 2 5  1 ( :  $ ' ' , 7 , 2 1  (  2 3 ( 1 , 1 *  7 2  3 $ 5 . , 1 *  / 2 7  (  0 8 5 $ /  7 2  5 ( 0 $ , 1 22 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 EA S T NO R T H WE S T SO U T H EL E V A T I O N N O T E S B L D G F O U R     EX T E R I O R E L E V A T I O N B U I L D I N G 4 EX I S T I N G E L E V A T I O N - B U I L D I N G F O U R   %8 , / ' , 1 *  ) 2 8 5 ( '5 , 9 ( : $ < %8 , / ' , 1 *  7 + 5 ( (  CHC 3 - 33 Attachment 3  (  6 7 5 8 & 7 8 5 (  % ( 7 : ( ( 1  % / ' *       7 2  5 ( 0 $ , 1  (  % 8 , / ' , 1 *  7 2  5 ( 0 $ , 1  (  . , 7 & + ( 1  ' 2 2 5  7 2  5 ( 0 $ , 1  1  5 2 / /  8 3  6 ( & 7 , 2 1  ' 2 2 5  1  ) , ; ( '  6 7 5 2 ( ) 5 2 1 7  : , 1 ' 2 :   7 < 3  1  6 7 8 & & 2  : $ / /  2 )  $ ' ' , 7 , 2 1  % ( < 2 1 '  1  6 7 8 & & 2  : $ / /  7 2  6 8 5 5 2 8 1 '  7 5 $ 6 +  $ 5 ( $  $ 1 ' *$ 5 ' ( 1  1  ' 2 2 5  7 2  7 5 $ 6 +  5 2 2 0  1  ' , 1 , 1 *  $ 5 ( $  2 )  6 3 , . ( 6  3 8 %  (  : , 1 ' 2 : 6  % ( < 2 1 '  7 + (  : $ / /  (  0 8 5 $ /  7 2  5 ( 0 $ , 1    (  % 8 , / ' , 1 *  ) 2 8 5 1  $ ' ' , 7 , 2 1  (  % 8 , / ' , 1 *  ) 2 8 5 1  $ ' ' , 7 , 2 1   %8 , / ' , 1 *  ) 2 8 5 ( '5 , 9 ( : $ < %8 , / ' , 1 *  7 + 5 ( (   1  $ ' ' , 7 , 2 1     12  ) 5 2 1 7 $ * (  , 0 3 5 2 9 ( 0 ( 1 7  (  % 8 , / ' , 1 *  ) 2 8 5 1  $ ' ' , 7 , 2 1      23 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 EA S T NO R T H WE S T SO U T H EL E V A T I O N N O T E S B L D G F O U R EX T E R I O R E L E V A T I O N B L D G 4 - N E W PR O P O S E D E L E V A T I O N - B U I L D I N G F O U R CHC 3 - 34 Attachment 3 NE W R E T A I L / R E S I D E N T I A L B U I L D I N G E L E V A T I O N L O O K I N G W E S T BU I L D I N G O N E NE W R E T A I L / R E S I D E N T I A L B U I L D I N G E L E V A T I O N L O O K I N G S O U T H RE S I D E N T I A L L O F T S A B O V E R E T A I L RE T A I L L E V E L ST A I R S T O R E S I D E N T A L L O F T L E V E L 24 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 EX T E R I O R E L E V A T I O N B U I L D I N G 5 NE W R O L L - U P S T O R E F R O N T D O O R S BA L C O N Y CA N V A S A W N I N G S ME T A L S I D I N G & R O O F NE W R E T A I L / R E S I D E N T I A L B U I L D I N G E L E V A T I O N L O O K I N G E A S T CHC 3 - 35 Attachment 3 25 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 CO U R T Y A R D C O L O R P A L E T T E # PB SE' PSN FE   "     $PO DSF UF #   3 F D M B J N F E  . B Q M F ###      8 P P EU P  % F N JTJOH      8 B M M T $P NN PO 3 FE  $     # S JD L UP . B UD I     & Y J T U J O H %  ) B S E J F  1 M B O L  - B Q %%%     4JE J O H  $PM P O J B M  4NP P U I      & W F O J O H# M V F &  * O U F S J P S  $ P V S U Z B S E    &&&     1 B W F S  "D D FO U     1 P VSF E  $ P O DSF UF '  * O U F S J P S  $ P V S U Z B S E   '''    "J SW P M  5 VNCMF E    3 P N B O    $ I B S DPB M (  . F U B M  3 P P G J O H  (((     7 F S U J D B M  4JE J O H )  4 R V B S F  5 V C F )))     (V BS E S B J M    $IB S DPB M *   ) B S E J F  1 M B O L  - B Q  * *  *     4JE J O H  # F B E F E  4NP P U I    ) F B UIF S F E  . P TT (% ( " '" # # ( ) ( $ $ $ & *( * CHC 3 - 36 Attachment 3 26 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 NI P O M O C O U R T Y A R D C O L O R P A L E T T E # P B S E  ' P S N F E   "    $ P O DSF UF  3 F DMB J N F E #      # B S O X P P E  % P P S $ P N N P O  3 F E    $    # S J DL UP . 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E X I S T I N G T R E E T O R E M I A N PR E L I M I N A R Y P L A N T M A T E R I A L S L I S T 27 gr e g wyn n ar c h i t e c t Ap r i l 3 , 2 0 1 5 LA N D S C A P E P L A N 3 3 6+6+ 2 WU H H W  HV 22 4 1 1 CHC 3 - 38 Attachment 3 CHC 3 - 39 Attachment 4 CHC 3 - 40 Attachment 4 Historic Preservation Design Review for the Proposed Rehabilitation of the Creamery at 570 Higuera Street, San Luis Obispo, California James Jenks Prepared by Applied EarthWorks, Inc. 743 Pacific Street, Suite A. San Luis Obispo, CA 93401 Submitted To Covelop, Inc 1159 Marsh Street San Luis Obispo, CA 93401 April 2015 CHC 3 - 41 Attachment 5 Historic Preservation Design Review for the Proposed Rehabilitation of the Creamery at 570 Higuera Street ii CONTENTS  INTRODUCTION..............................................................................................................1   PREVIOUS RESEARCH ..................................................................................................2   HISTORICAL DEVELOPMENT OF THE PROPERTY .............................................4   DESCRIPTION OF THE CURRENT PROPERTY ......................................................5  4.1 BUILDING #1 .........................................................................................................6  4.2 BUILDING #2 .........................................................................................................7  4.3 BUILDING #3 .........................................................................................................8  4.4 BUILDING #4 .......................................................................................................10   SUMMARY OF PLANNED MODIFICATIONS .........................................................12  5.1 BUILDING #1 MODIFICATIONS .......................................................................12  5.2 BUILDING #2 MODIFICATIONS .......................................................................12  5.3 BUILDING #3 MODIFICATIONS .......................................................................12  5.4 BUILDING #4 MODIFICATIONS .......................................................................12  5.5 BUILDING #5 MODIFICATIONS .......................................................................13   EVALUATION OF CONSISTENCY WITH HISTORIC PRESERVATION GUIDELINES AND STANDARDS ..............................................14  6.1 HISTORIC SIGNIFICANCE OF THE CREAMERY COMPLEX ......................15  6.2 CONSISTENCY WITH THE SECRETARY OF THE INTERIORS STANDARDS FOR REHABILITATION ......................................15   CONSISTENCY WITH THE CITY OF SAN LUIS OBISPO’S HISTORIC PRESERVATION ORDINANCE AND HISTORIC PRESERVATION GUIDELINES ..................................................................................19  7.1 PERCENT OF HISTORIC RESOURCE TO BE PRESERVED. .........................19  7.2 RETENTION OF CHARACTER-DEFINING FEATURES ................................19  7.3 EXTERIOR BUILDING CHANGES ....................................................................19  7.4 INTERIOR BUILDING CHANGES .....................................................................19  7.5 ACQUIRED HISTORIC APPEARANCE ............................................................20   RECOMMENDATIONS FOR CONSISTENCY WITH STANDARDS AND GUIDELINES ...............................................................................21  8.1 PRESERVATION OF ARCHAEOLOGICAL RESOURCES .............................21  8.2 REMOVAL OF NON-HISTORIC WOOD ADDITIONS ....................................21  8.3 ROOF REPAIR ......................................................................................................21  8.4 STOREFRONT WINDOW AND DOOR REPLACEMENT ...............................21  8.5 INTERPRETIVE OPPORTUNITIES ...................................................................22  CHC 3 - 42 Attachment 5 Historic Preservation Design Review for the Proposed Rehabilitation of the Creamery at 570 Higuera Street iii  CONCLUSIONS ..............................................................................................................23   REFERENCES .................................................................................................................24  APPENDIX A Conceptual Designs for the Proposed Creamery Rehabilitation FIGURES 4-1 1909 Sanborn map illustrating the first Creamery building, a garage at 570 Higuera Street. ...............................................................................................................5 4-2 1926 (Revised 1950) Sanborn map, demonstrating the general footprint of today’s Creamery complex. ...........................................................................................6 4-3 South elevation of Building #1, built in 1928 as a garage for creamery vehicles. .........................................................................................................................7 4-4 East elevation of Building #3, illustrating the 1928 masonry wall and 1970s retail space to be removed and replaced. .............................................................8 4-5 The first creamery building, a converted garage. Image from Janet Penn Frank’s San Luis Obispo: A History in Architecture. ....................................................9 4-6 Building #3, The Creamery façade along Higuera Street, 1939. .......................................10 4-7 Building #4 façade along Higuera Street, 1939. ................................................................11 4-8 Today’s Building #3 and Building #4, with modified façade. ...........................................11 CHC 3 - 43 Attachment 5 1 INTRODUCTION CoVelop (Collaborative Development) Inc. proposes to rehabilitate the historic Golden State Creamery Buildings (the Creamery), located at 570 Higuera Street in San Luis Obispo, California. The Creamery complex is comprised of a handful of buildings which date to the early and middle twentieth century but which experienced substantial remodel in the mid-1970s. Generally, the proposed project will reorganize non-historic interior spaces under an existing roof structure, demolish two non-historic additions and construct replacement buildings in the same locations, construct a new small-scale retail space adjacent to the Nipomo Street parking lot, construct a new mixed-use building in the west side of the existing Higuera Street parking lot, and modify the east side of the Higuera Street parking lot into a courtyard. Existing buildings will be painted and resided, and existing storefront doors and windows will be replaced. Current planters will be removed in favor of a new landscape design and brick walkways will be removed and reset. The proposed project will retain and repair several historic, character- defining features (see Appendix A for the Conceptual Designs). The Creamery is included on the City of San Luis Obispo’s Master List of Historic Resources and the property is located within the City’s Downtown Historic District. According to the City’s Historic Preservation Ordinance, the Master List includes only “The most unique and important resources and properties in terms of age, architectural or historical significance, rarity, or association with important person or events in the city’s past, which meet one or more of the criteria outlined in Section 14.01.070.” Accordingly, restoration or rehabilitation of the building must comply with the City’s Historic Preservation Ordinance and Historic Preservation Program Guidelines (updated November 2010) and must be approved by the Cultural Heritage Committee (CHC). Because development of the project will require a discretionary permit from the City, it is also subject to the requirements of the California Environmental Quality Act (CEQA); under CEQA and the City Guidelines, a project will not have a significant impact on historical resources if it complies with the Secretary of the Interior’s Standards for the Treatment of Historic Properties, with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings. CHC 3 - 44 Attachment 5 2 PREVIOUS RESEARCH Three prior historical investigations of the Creamery property have occurred. In 1982, the Creamery was recorded on State of California Department of Parks and Recreation Historic Resources Inventory Form 523. The brief document provides little information on the history or the historical development of the property. However, the recorder examined the property following 1970s-era alterations to buildings, concluding that “…the Creamery is now a colorful complex of shops and restaurants. Major alterations to the original structure have left very few elements of the original creamery” (State of California DPR Form 523, 1982). In 1990, the City of San Luis Obispo and the City Cultural Heritage Committee (CHC) reviewed an application to demolish five of the six buildings associated with the Creamery and construct a 60,000 square foot mixed use center. At that time, the CHC determined the structures to be historically, architecturally, and culturally significant. Per City requirements, San Buenaventura Research Associates prepared and submitted a Phase I Cultural Resource Study in April 1990 (Triem 1990a). The Phase I study included an overview of the original construction, use, and subsequent 1970s- era alterations to each Creamery building. The study recommended that the complex was significant, but likely not eligible for listing in the National Register of Historic Places due to a loss of integrity. However, the CHC found the Phase I study to be inadequate, noting that it did not adequately address the historical, cultural, or architectural significance of the site. The CHC concluded that it would not consider the demolition request until a revised cultural resources survey was completed. In October 1990 San Buenaventura Research Associates completed a Phase II Cultural Resource Study (Triem 1990b). The Phase II report included the following: • The historical background of the Creamery, its relationship to other creameries and the role it played in the development of the dairy business in San Luis Obispo County; • Discussion of the architectural significance of the present Creamery complex, including changes to structures over time and significant remaining features; and, • Impact mitigation recommendations. The Phase II study concluded by noting that: “The complex of buildings known as the Creamery were simple utilitarian buildings of medium to poor construction when they were first built. The first attempt to unify the CHC 3 - 45 Attachment 5 3 appearance of the buildings was made in 1928. The façade constructed across the front of the buildings was designed using elements of Spanish Colonial Revival style seen in the stepped parapet with tile cap, the use of wood lintels over drive through entries and some windows and the concrete and stucco siding. Many of these features have been changed or removed. All that remains is the basic original massing and form of the buildings” (Triem 1990b: 13). And, “Of the five buildings in the Creamery complex, building #1 [Building #3 for the purposes of the current project] the Processing Plant is the most historically significant because it was the first building used as a creamery and housed the office and laboratory. The building also has the most distinctive features including the original truss roof, original doors where milk was delivered, and the cooling tower” (Triem1990b: 14). The Phase II study employed National Register of Historic Places significance and integrity criteria to evaluate the Creamery, noting that the Creamery is significant under National Register Criterion A for its significant contribution to the growth and development of the dairy industry in San Luis Obispo. However, the study also noted that integrity of the Creamery, it’s retention of the essential physical features which allow it to transmit its historical significance, was questionable. The study reported that: “Because of extensive changes to the historic materials of the buildings over time, they have lost the essential physical features and workmanship that were part of their character when the building’s operated as a creamery…At present [1990], the group of buildings appear to only have integrity of location, association, and perhaps feeling” (Triem 1990b: 15–16). CHC 3 - 46 Attachment 5 4 HISTORICAL DEVELOPMENT OF THE PROPERTY Triem’s Phase II study (Oct 1990) included an overview of the historic development of the Creamery; the following the summary is drawn from that narrative. The dairy industry in the San Luis Obispo area commenced with the arrival of the Steele Brothers in 1866. Dairymen from the San Francisco Bay Area, the brothers purchased 45,000 acres of land in the southern Edna Valley. In the 1870s, the Steele’s operated five dairy farms, owning the second highest number of dairy cows in the state. By the 1890s three creameries operated in San Luis Obispo County, but by the turn of the century each had ceased operation. In 1907, Swiss immigrant Marius G. Salmina filled the vacuum, establishing a cooperative cheese factory in the Harmony Valley, along with new creameries in Harmony and Cayucos. In 1910 August Jensen, a dairyman who established the Central Creamery Company in Humboldt County in 1905, arrived in San Luis Obispo. That year Jensen opened another Central Creamery operation in a preexisting garage and machine shop at the Higuera Street property, the second creamery to be established in the City of San Luis Obispo. In 1912 the successful creamery changed its name to California Central Creamery, and in 1926 the company changed its name yet again to Golden State Milk Products Company. In 1930, the firm shortened its name to Golden State Company Ltd., a name it retained until the company was purchased by Foremost Dairy in 1954. At its peak, Golden State operated creameries throughout California, including Los Angeles, San Francisco, Santa Barbara, and Long Beach, as well as its local concern. Foremost became the last operating creamery in San Luis Obispo. In 1972, the small Higuera Street plant and its aging equipment became too costly to operate and the creamery was closed. The shuttered property was nearly sold to the City for demolition and use as a parking lot. However, the complex was purchased by Jim Swift and John Korelich, who in 1974–1975 converted the Creamery into a 20-shop restaurant and retail complex. Today, the Creamery buildings continue to function as a commercial destination in downtown San Luis Obispo. CHC 3 - 47 Attachment 5 5 DESCRIPTION OF THE CURRENT PROPERTY The Creamery is located at 570 Higuera Street, between Higuera Street to the south, Nipomo Street to the east, and San Luis Obispo Creek to the north. On the west side, a modern fence runs the length of the property. The July 1909 Sanborn map (Figure 4-1) is the first such map to illustrate a building on the subject property, labelled as a garage. The garage along Higuera Street, which remains at the property today in a modified condition, became the first creamery building. Figure 4-1 1909 Sanborn map illustrating the first Creamery building, a garage at 570 Higuera Street. By the April 1926 (Revised 1950) Sanborn map (Figure 4-2), the Creamery assumed the general layout recognizable today. By then additional land was acquired on the east side of the complex, which included the 1929 brick building at 1043 Nipomo Street, used by the creamery for drying and storage (the 1043 Nipomo Street property is not part of the proposed project). The Sanborn map illustrates the two Creamery buildings which stand along Higuera Street today, as well as the large building at the rear of the property, constructed as a garage. As the map illustrates, the building immediately east of the garage was constructed to accommodate ice cream production and a clay-tiled addition along the east elevation was used as cold storage. CHC 3 - 48 Attachment 5 6 The following section describes Creamery buildings in greater detail. Numbers assigned to Creamery buildings in this report correspond to building numbers used in the proposed project’s conceptual plans. Figure 4-2 1926 (Revised 1950) Sanborn map, demonstrating the general footprint of today’s Creamery complex. 4.1 BUILDING #1 The building was constructed in 1928, when the Golden State Milk Products Company received a City Building Permit to erect a 40 x 130 foot garage to house creamery delivery vehicles. The simple, utilitarian style building initially featured wood-frame construction and corrugated metal siding. The 1926 (Revised 1950) Sanborn map (Figure 4-2) also illustrates that the east elevation of the building was originally connected to the Ice Cream Manufacturing Building (the project’s Building #2) through an opening or large vehicle door. Today’s continuation of the roof over the two buildings illustrates the original arrangement. The map also demonstrates that the west elevation of the garage was open or included a door along the entire elevation, while the south elevation consisted of vehicle bay openings. The building underwent significant alterations in 1974–1975, when siding was changed from corrugated metal to wood and new windows and entryways were added to accommodate retail spaces along the south and north elevations. The garage door connection between Building #1 and Building #2 was enlarged with the construction of a north/south breezeway between the buildings. This allowed the placement of retail spaces along each side of the breezeway. A second floor was apparently added at the time, with the stairwell located along the east elevation CHC 3 - 49 Attachment 5 7 of the breezeway. The interior of Building #1 was substantially altered to accommodate separate commercial spaces. Figure 4-3 South elevation of Building #1, built in 1928 as a garage for Creamery vehicles. 4.2 BUILDING #2 As noted above, today’s Building #2 originally formed the east portion of Building #1. The 1926 (Revised 1950) Sanborn map (Figure 4-2) demonstrates that between 1926 and 1950, the building, used for ice cream manufacturing, was enlarged to include a sizeable addition on the original south elevation. A masonry addition, which featured clay tile walls, was also added to the east elevation of the building. With the exception of the clay brick walls, the Phase II study notes that the rest of the building was clad with corrugated metal siding. During the 1974–1975 remodel, most of the metal siding was either removed or covered with wood, though some remnants of the corrugated metal siding remain on the wall near the southwest corner of the building. The clay tile wall still forms the east elevation of the building and it appears that what was once a first floor window on the east elevation of the masonry addition, demonstrated on the 1926 (Revised 1950) Sanborn map (Figure 4-2), was expanded into an entryway and breezeway built east/west through the building. Retail spaces were added along the north and south sides of the breezeway, along with a small addition along the east elevation (Figure 4-4). A second entryway also pierced the masonry wall, allowing access to the rear of restaurants located in Building #3. CHC 3 - 50 Attachment 5 8 The north elevation, along San Luis Obispo Creek, also experienced the addition of retail-related fenestration in the 1970s. Original interiors were altered or new construction was undertaken to accommodate new commercial spaces. Figure 4-4 East elevation of Building #3, illustrating the 1928 masonry wall and 1970s retail space to be removed and replaced. 4.3 BUILDING #3 Built between 1905 and 1909, the first building constructed at the property faced Higuera Street and originally featured a high truss roof, cement floor and corrugated metal siding. The 1909 Sanborn map (Figure 4-1) describes the interior building components as an office and garage, with a machine shop in the rear area of the building. The following year, the building was in use as the Central Creamery (Figure 4-5). In 1910, the Creamery received a City Building Permit to erect a new storage building, also illustrated in Figure 4-5. The building mirrored the form and monitor-style of the original building, and was built behind the original building. In 1928 the building’s façade was remodeled, an alteration that was included in a 1928 City Building Permit issued to the Golden State Milk Products Company. Then, the creamery remodeled the front of the original building using cement. The new façade connected the main building with a new building (the project’s Building #4) to the south. The new façade featured a stepped parapet. Plain concrete walls were interrupted by wood frame window openings and wood doors. A second floor was added to the front portion of the building; the Phase II study notes that the small space was used as a laboratory. CHC 3 - 51 Attachment 5 9 Figure 4-5 The first creamery building, a converted garage. Image from Janet Penn Frank’s San Luis Obispo: A History in Architecture. A 1939 photograph of the Higuera Street façade illustrates the 1928 alterations (Figure 4-6). Plain concrete walls are evident. Five wood-frame window opening and a wood double-door entrance with a wood-frame transom are demonstrated. A wood door that is partially visible along the west elevation has since been filled in, though the seams are visible. A wing wall over the vehicle entrance connects the building with Building #4; the wall supports prominent signage advertising Golden State Milk Products. The 1928 façade was again altered during the 1974–1975 remodel (Figure 8). A projecting section was added below the cornice that contains lights, and pilasters were added. While the arrangement of the fenestration remained intact, windows were changed to multi-paned reflective glass, with aluminum frames and mullions. Wood doors were replaced with modern recessed doors, and openings were altered. Much of the northerly west elevation of the building, originally used as a loading dock for the delivery of milk to the creamery, was also modified at that time to accommodate new retail space. The space between the original and 1910 building was also filled in, creating a single large building. The rear of the building, where it meet’s today’s Building #2, was altered to accommodate the construction of the breezeway, with interior commercial spaces added along the corridor. CHC 3 - 52 Attachment 5 10 Figure 4-6 Building #3, The Creamery façade along Higuera Street, 1939. 4.4 BUILDING #4 The construction of this building was approved as part of the 1928 Building Permit. The 33 1/3 x 41 foot building was built as an office adjacent to Building #3 and connected by a decorative wing wall that supported creamery signage. The wood-frame building was constructed with the same style façade as its neighbor, Building #3. The 1939 photograph of the Higuera Street façade illustrates this building (Figure 4-7). Four window openings are along the front elevation, with what appears to be a wood and glass entryway on the east side of the façade. All front fenestration features awnings. Four wood-frame double-hung windows are visible along the west elevation. A wing wall over the west-side driveway continues the façade. The 1974–1975 remodel altered the fenestration arrangement along the façade (Figure 4-8). While three window openings remain in their original locations, a fourth window and the entryway were reconfigured. The window was eliminated and a new recessed entryway was built along the elevation. A wood-frame and glass addition was also constructed on the rear of the building. A large colorful mural, which chronicles the dairy-based history of the creamery, covers the east elevation of the building. The wing wall over the west side driveway has been removed. CHC 3 - 53 Attachment 5 11 Figure 4-7 Building #4 façade along Higuera Street, 1939. Figure 4-8 Today’s Building #3 and Building #4, with modified façade. CHC 3 - 54 Attachment 5 12 SUMMARY OF PLANNED MODIFICATIONS 5.1 BUILDING #1 MODIFICATIONS • There are no planned modifications to Building #1. 5.2 BUILDING #2 MODIFICATIONS • Modifications include the reconfiguration of interior space on the north side of the breezeway for new public bathrooms. • New storefront doors and windows will be installed along the north side elevation, facing San Luis Obispo Creek. • New storefront doors and window will be installed along both sides of the breezeway and walls will be repainted and/or reclad with corrugated metal. • The narrow deteriorating roof over the breezeway will be removed. 5.3 BUILDING #3 MODIFICATIONS • The Higuera Street façade of the building will not be modified. • The central and northern portion of the west elevation will receive new storefront windows and doors, with new painting and/or new corrugated metal siding. • 1970s-era wood-frame additions along the east elevation, currently used for retail, will be demolished and replaced with new retail spaces in the same location. • An existing walkway connected to the south elevation of the breezeway will be filled in with a small retail space. Existing restrooms will be reconfigured in their current locations. • Two small retail spaces will be constructed adjacent to the Nipomo Street parking lot, adjacent to the east elevation of the building. 5.4 BUILDING #4 MODIFICATIONS • The Higuera Street façade of the building will not be modified. • Modifications to Building #4 include the demolition of the 1970s addition to the rear of the building and the construction of a new dining area, garden and trash enclosure which will occupy a portion of the rear (north) and the entire side (west) elevations. CHC 3 - 55 Attachment 5 13 5.5 BUILDING #5 MODIFICATIONS Construction of a new building is intended in the west side of the Higuera Street parking lot. The building is conceptually planned as a two-story with a 2,190 square foot footprint. Four retail spaces are planned for the first floor and four residential loft units on the second floor. The building will feature metal cladding. The east side of the Higuera Street parking lot will be converted into a courtyard. CHC 3 - 56 Attachment 5 14 EVALUATION OF CONSISTENCY WITH HISTORIC PRESERVATION GUIDELINES AND STANDARDS To effectively evaluate compliance of the proposed alterations to the Creamery with the SOI Standards, it is important to appropriately define the specific category of treatment that is being proposed. The following definitions are cited verbatim from the “Introduction to Standards and Guidelines” provided online by the National Park Service: The four treatment approaches are Preservation, Rehabilitation, Restoration, and Reconstruction, outlined below in hierarchical order and explained: The first treatment, Preservation, places a high premium on the retention of all historic fabric through conservation, maintenance and repair. It reflects a building's continuum over time, through successive occupancies, and the respectful changes and alterations that are made. Rehabilitation, the second treatment, emphasizes the retention and repair of historic materials, but more latitude is provided for replacement because it is assumed the property is more deteriorated prior to work. (Both Preservation and Rehabilitation standards focus attention on the preservation of those materials, features, finishes, spaces, and spatial relationships that, together, give a property its historic character.) Restoration, the third treatment, focuses on the retention of materials from the most significant time in a property's history, while permitting the removal of materials from other periods. Reconstruction, the fourth treatment, establishes limited opportunities to re-create a non- surviving site, landscape, building, structure, or object in all new materials [Weeks and Grimmer 2001]. One intent for alterations to the Creamery is to retain and repair as much as possible the important historic features of the building and remove some non-historic materials and additions. However, the proposed work does not appear to be consistent with a restoration treatment as defined under the SOI Standards given the proposed small new additions and new building to the Creamery complex. The proposed treatment of the Creamery is, therefore, best characterized as rehabilitation under the SOI Standards as it proposes continuation of a compatible use for the property, proposes restoration of key elements the building’s historic exterior (corrugated metal cladding) to approximate its appearance during the historic era, and proposes new additions to the building, and a new building, that did not exist historically. Consequently, this design review is conducted with reference to the Standards for Rehabilitation & Guidelines for Rehabilitating Historic Buildings as presented in the updated version provided online http://www.nps.gov/tps/standards/four-treatments/treatment-rehabilitation.htm, accessed March 30–31, 2015. CHC 3 - 57 Attachment 5 15 6.1 HISTORIC SIGNIFICANCE OF THE CREAMERY COMPLEX The 1990 Phase I and Phase II cultural resource studies concluded that the Creamery is significant under National Register of Historic Places Criterion A. Under Criterion A, significant resources are those that are associated with events that have made a significant contribution to the broad patterns of United States history. The Creamery is also significant under California Register of Historic Resources Criterion 1, where a significant resource must be associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage. National Register and California Register resources may be significant at either the local, state, or national level. The Phase I study noted that: “The complex of buildings, known as the Creamery, are significant because of the role they played in the development of the dairy industry in San Luis Obispo. From 1901 to 1970, there were approximately 11 creameries that operated in San Luis Obispo…[T]he Creamery at 570 Higuera Street is the oldest existing creamery in San Luis Obispo, although it operated from ca 1910 until 1970 under three different names….[I]t would appear that the Creamery buildings [have] significance because of its long standing reputation as the oldest and largest Creamery in San Luis Obispo in its original location” (Triem 1990a: 4-5). However, the 1990 studies did not provide a period of significance for the Creamery. Based on available data, it appears that a period of significance from 1928 to 1972 (the year the creamery ceased operation) is appropriate. While the Creamery began operations in 1910, the complex did not assume its present architectural form until 1928, when today’s Building #1, Building #2, and Building #4 were constructed. That same year, the façade of Building #1 was modified with a cement finish. 6.2 CONSISTENCY WITH THE SECRETARY OF THE INTERIORS STANDARDS FOR REHABILITATION The proposed alterations to the Creamery as communicated in the conceptual drawings by Greg Wynn, Architect are consistent with the 10 Standards for Rehabilitation, though adherence to recommendations regarding removal of non-historic wood additions is required. Additionally, archaeological monitoring associated with new construction at the Creamery may be required. Deteriorated historic features, identified Standards #6, will be rehabilitated to their likely appearance during the Creamery’s recommended period of significance of 1928–1972. Discussion of each of the standards and assessment of the proposed alterations for consistency is presented in this section. 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 Creamery has been used as a retail complex since the mid-1970s. The proposed project is not a new use but series of modifications designed to enhance the complex’s continued use as a commercial space. The continued use of the historic Creamery as a commercial space will require minimal further change to historic materials that have already experienced substantial alteration. Accordingly, the proposed project complies with this Standard. CHC 3 - 58 Attachment 5 16 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. Much of the historic character of the Creamery was altered during the mid-1970s during the conversion from use as a creamery to reuse as a retail complex. Today’s historic character is expressed in the intact location and general forms of the historic buildings, which will not be modified by the proposed project. Additionally, the proposed project has identified several historic features, described in Standard’s #6, which will be retained and repaired. The proposed project complies with this Standard. 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. There are no proposed changes that would create a false sense of historical development. The proposed project complies with this Standard. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. Existing modifications to the Creamery were made in the mid-1970s. Under CEQA Guidelines, buildings, structures and objects that are less than 50 years of age are generally not considered to be historical resources. As such, property modifications dating from the mid-1970s to the Creamery, such as small building additions, exterior wood siding, reorganization of interior spaces and installation of storefront doors and windows have not achieved historic significance in their own right. However, the proposed project retains conspicuous features that are emblematic of the 1970s-era alterations of the property, such as the existing fountain, which will be integrated into the new courtyard, and Building #4 mural. Accordingly, the proposed project complies with this Standard. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize the property will be maintained. The Creamery is significant due to its role in local patterns of historic development as the second creamery established in San Luis Obispo and as the last creamery to operate within the city. The simple, utilitarian buildings that became the Creamery and subsequent 1970s-era construction at the property are not architecturally significant or examples of particular craftsmanship. However, care must be taken to preserve original materials, features, finishes, and construction techniques while removing the non-significant wood additions adjacent to Building #3 and Building #4. Additions must be removed with the minimum amount of impact to original construction and new, planned additions shall be constructed with the same level of care to avoid impacts to original buildings. Recommendation are provided in the next section regarding how best to address this concern; adherence to the recommendations will result in compliance with the Standard. CHC 3 - 59 Attachment 5 17 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. Project proponents have identified several historic, character-defining features that will be retained and rehabilitated in a historically-appropriate manner that adheres to the Creamery’s recommended period of significance. These features include: • The prominent rooftop historic-era condenser tower, to be repaired and repainted; • Two large historic-era freezer doors, to be refinished; • Historic-era Clerestory arrangement, to be repaired and repainted; • Two existing historic-era dairy loading doors, to remain; • Existing historic-era loading dock area, to remain; and, • Iconography associated with historic signage will be used throughout the property. Conceptual plans rehabilitate the historic features appropriately. Accordingly, the proposed project complies with this Standard. 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. The conceptual plans do not indicate any planned chemical or physical treatments. As long as none will be undertaken that could cause damage to historic materials, the proposed project complies with the Standard. 8. Archaeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. The proposed project involves the construction of a new building in the Higuera Street parking lot and new smaller-scale retail space adjacent to the Nipomo Street Parking lot. The Creamery, a City Master List Historic Resource, is within the Downtown Historic District and is located within 200 feet of the top bank of San Luis Obispo Creek. Depending on the depth of required trenching, the construction of the new buildings may require preparation of an archeological monitoring plan. Preparation and approval of such a plan by the City of San Luis Obispo, if required, will allow the proposed project to comply with the Standard. 9. New additions, alterations, or related new construction will not destroy historic materials, features, and spatial relationships which characterize the property. The new work shall 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. CHC 3 - 60 Attachment 5 18 According to the conceptual plans, a new addition along the rear and west side elevations of Building #4 will replace a non-historic addition currently located behind Building #4. The addition consists of a modernized dining area, two restrooms, a trash disposal area and small garden area. The trash disposal area and garden area are planned along Higuera Street, and will be fenced and gated. While the appearance of the addition will differentiate from the adjacent historic Building #1, the addition will obscure the two northerly, original window openings along the west elevation. However, the window openings will not be filled in but preserved in place through a designed cover. Most of the addition will not be visible from Higuera Street due to associated fencing for the trash area and garden located immediately adjacent to Higuera Street, in the driveway west of Building #1. The proposed project also calls for the construction of a new addition along the east elevation of Building #3, in place of an existing non-historic addition. Further, new small-scale construction will occur immediately south of the new addition, projecting again from the east elevation. The non-historic roof connection between Building #2 and Building #3, above the breezeway, will also be removed. Conceptual plans demonstrate that no historic materials will be damaged or destroyed by the modifications. Conceptual plans for the new mixed-use building (Building #5) planned for construction on the west side of the Higuera Street parking lot demonstrate that the building is compatible with the Creamery’s historic environment. The height of the new construction does not exceed Building #1 and its location, behind the Higuera Street buildings, minimizes its appearance along the primary street frontage. Further, the sawtooth form of the roof mimics, with appropriate differentiation, Building #1’s roof shape. Cladding will feature metal siding and metal roof material, which is compatible with new cladding to be applied to other Creamery buildings as part of the rehabilitation. Metal cladding is appropriate, and reflects the type of exterior cladding used at the Creamery during the period of significance. Accordingly, the proposed project is consistent with this Standard. 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. Proposed new additions and new building construction are such that if removed, the essential form and remaining integrity to the Creamery complex would be unimpaired. The proposed additions and new construction will not occur in complex locations where their removal may damage adjacent historic buildings. The proposed addition adjacent to Building #4 will obscure the two northerly windows along the west elevation. However, the window openings will be enclosed with a designed cover and not permanently filled. This will preserve the historic fenestration arrangement for future use if planned additions are eventually removed. Therefore, the proposed project is consistent with this Standard. CHC 3 - 61 Attachment 5 19 CONSISTENCY WITH THE CITY OF SAN LUIS OBISPO’S HISTORIC PRESERVATION ORDINANCE AND HISTORIC PRESERVATION GUIDELINES The City of San Luis Obispo requires that alterations to listed historic resources be evaluated for consistency with SOI Standards for Treatment as well as additional requirements set forth on the City’s Historic Preservation Ordinance and Historic Preservation Program Guidelines (2010). 7.1 PERCENT OF HISTORIC RESOURCE TO BE PRESERVED. City Historic Preservation Program Guidelines require that alterations to historically listed building must ensure retention of at least 75 percent of the original building framework, roof, and exterior bearing walls and cladding. While it is difficult to place a percentage on the remaining historic building fabric following the 1970s alterations, the proposed project does little to alter intact historic features and will return metal cladding to Creamery buildings. The proposed project appears to meet this requirement. 7.2 RETENTION OF CHARACTER-DEFINING FEATURES Character-defining features are addressed in the previous section in Standards No. 6. The proposed alterations to the building will retain and repair many of the Creamery’s remaining character-defining features. The proposed project appears to meet this requirement. 7.3 EXTERIOR BUILDING CHANGES The City’s Historic Preservation Program Guidelines state that “Exterior changes to historically-listed building’s 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 Interior’s Standards to complement and be consistent with the original style of the structure. Building materials used to replace character- defining features shall 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” [City of San Luis Obispo 2010:13]. The proposed alterations to the Creamery are consistent with this guideline. 7.4 INTERIOR BUILDING CHANGES The City’s Historic Preservation Program Guidelines state that “interior changes to publicly- accessible listed historic building whose architectural or historic significance is wholly or partially based on interior architectural characteristics or features shall preserve and restore significant architectural features” [City of San Luis Obispo 2010:14]. While the Creamery is today publically-accessible commercial space, this guideline does not apply. The complex does CHC 3 - 62 Attachment 5 20 not derive its significance from original interior architectural features, virtually of which were removed in the mid-1970s when the property transitioned from a creamery to retail and restaurant use. Additionally, Triem’s Phase II study (Oct 1990) includes an interview with Joe Crescione, the architect for the mid-1970s modifications. Regarding the interior, Mr. Crescione recalled that: “The interior was basically barns with timbers going straight up…[I]t was like a barn with no walls, only columns, trusses and sheet metal roofs” (Triem 1990b: appendix). Accordingly, the proposed alterations to the Creamery are consistent with this guideline. 7.5 ACQUIRED HISTORIC APPEARANCE The City’s Historic Preservation Program Guidelines state, “[c]hanges to listed historic resources that the Director or CHC determine to have acquired historic significance in their own right shall be retained and preserved” (City of San Luis Obispo 2010:14). To the best knowledge of the project proponent and historic preservation consultant, no changes to the building have been identified by the Director or CHC to have acquired historic significance in their own right. This and prior studies conducted in 1990 to not identify any post-historic era changes that would be historically significant. Accordingly, the proposed alterations to the Creamery are consistent with this guideline. CHC 3 - 63 Attachment 5 21 RECOMMENDATIONS FOR CONSISTENCY WITH STANDARDS AND GUIDELINES The following recommendations are designed to aid in the sensitive rehabilitation of the Creamery. The recommendations are provided to guide future development and rehabilitation of the Creamery. 8.1 PRESERVATION OF ARCHAEOLOGICAL RESOURCES New building construction at the Creamery may impact archeological resources. The status of the subject property, on the City’s Master List of Historic Resources, and its location in an archeologically sensitive area of the City may require submission and approval of an archeological monitoring plan, depending on the depth of construction-related ground disturbing activities. The need for an archaeological monitoring plan shall be determined by the City. 8.2 REMOVAL OF NON-HISTORIC WOOD ADDITIONS 1. Extreme care should be taken during the removal of the wood additions to avoid damaging as much as possible the original building walls. 2. Any non-reparable or missing material should be carefully replaced to match in kind and alignment with that which is still present. 8.3 ROOF REPAIR 1. The retention of non-original skylights is acceptable, as they are not visible from the nearby streets. 2. The project proponent shall consider the use of corrugated metal roofing material, which was historically present at the Creamery. 8.4 STOREFRONT WINDOW AND DOOR REPLACEMENT The National Park Service’s Technical Preservation Services issues Preservation Briefs, which are guidelines on preserving, rehabilitating, and restoring historic buildings. While current storefront windows and doors at the Creamery are not of historic-age, the proposed project will rehabilitate existing fenestration. Preservation Brief 11 examines the rehabilitation of historic storefronts; below are excerpted guidelines for the design of replacement storefronts, an important component of the proposed project. All 47 Preservation Briefs are viewable at http://www.nps.gov/tps/how-to-preserve/briefs.htm. 1. Scale: Respect the scale and proportion of the existing building in the new storefront design. CHC 3 - 64 Attachment 5 22 2. Materials: Select construction materials that are appropriate to the storefronts; wood, cast iron, and glass are usually more appropriate replacement materials than masonry which tends to give a massive appearance. 3. Cornice: Respect the horizontal separation between the storefront and the upper stories. A cornice or fascia board traditionally helped contain the store's sign. 4. Frame: Maintain the historic planar relationship of the storefront to the facade of the building and the streetscape (if appropriate). Most storefront frames are generally composed of horizontal and vertical elements. 5. Entrances: In order to meet current code requirements, out-swinging doors generally must be recessed. Entrances should be placed where there were entrances historically, especially when echoed by architectural detailing (a pediment or projecting bay) on the upper stories. 6. Windows: The storefront generally should be as transparent as possible. Use of glass in doors, transoms, and display areas allows for visibility into and out of the store. 7. Secondary Design Elements: Keep the treatment of secondary design elements such as graphics and awnings as simple as possible in order to avoid visual clutter to the building and its streetscape. 8.5 INTERPRETIVE OPPORTUNITIES The creation of a courtyard in a portion of the Higuera Street parking lot and the retention of the 1970s fountain creates an opportunity for a new interpretive display chronicling the unique history of the Creamery. The display, prominently located in the new courtyard, should include historic photos of the Creamery, historic Sanborn maps which illustrate the development of the complex, its renovation in the 1970s, and the proposed project’s historically-appropriate improvements. CHC 3 - 65 Attachment 5 23 CONCLUSIONS The proposed rehabilitation of the Creamery at 570 Higuera Street will be consistent with the SOI Standards for Treatment and the City’s Historic Preservation Ordinance and Historic Preservation Program Guidelines (2010). Under CEQA and the City Guidelines, a project that complies with the SOI Standards for Treatment will not have a significant impact on historical resources. CHC 3 - 66 Attachment 5 24 REFERENCES City of San Luis Obispo 2010 Historic Preservation Program Guidelines. City of San Luis Obispo, San Luis Obispo, California. 2001 The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings. U.S. Department of the Interior, National Park Service, Heritage Preservation Services, Washington, D.C. Updated online version, http://www.nps.gov/hps/tps/standguide/, accessed March 30–31, 2015. Franks, Janet Penn 2004 San Luis Obispo: A History in Architecture. Arcadia Publishing, South Carolina. Greg Wynn 2015 Creamery Project Plan, conceptual designs provided March 2015. Greg Wynn Architect, San Luis Obispo, California. Triem, Judith 1990a “The Creamery: Phase I Cultural Resources Study.” By San Buenaventura Research Associates for the Planning Mill. San Luis Obispo, California. 1990b “The Creamery: Phase II Cultural Resources Study.” By San Buenaventura Research Associates for the Planning Mill. San Luis Obispo, California. Unknown Author 1982 State of California Historic Resources Inventory Forms, DPR 523. Prepared for the Creamery Building, San Luis Obispo, California. CHC 3 - 67 Attachment 5