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HomeMy WebLinkAbout01-25-2016 CHC Agenda Packet City of San Luis Obispo, Agenda, Cul tural Heri tage Co mmittee Monday, January 25, 2016 5:30 p.m. REGULAR MEETING Council Hearing Room 990 Palm Street San Luis Obispo, CA CALL TO ORDER: Chair Hill ROLL CALL: Sandy Baer, Craig Kincaid, Shannon Larrabee, James Papp, Leah Walthert, Vice-Chair Thom Brajkovich, and Chair Jaime Hill ACCEPTANCE OF AGENDA: Committee or staff may modify the order of items. CONSIDERATION OF MINUTES Minutes of the Cultural Heritage Committee meeting of November 23, 2015 PUBLIC COMMENT: At this time, people may address the Committee about items not on the agenda. Items raised are generally referred to staff and, if action by the Committee is necessary, may be scheduled for a future meeting. PUBLIC HEARING ITEMS NOTE: The action of the CHC is a recommendation to the Community Development Director, another advisory body, or City Council and, therefore, is not final and cannot be appealed. 1. City-Wide. ARCH-2408-2015; Review of City wayfinding signs: Downtown Orientation Map Kiosks and a new City Hall Information Center & Wayfinding Kiosk in the Downtown Historic District; City of San Luis Obispo - Public Works Department, applicant. (Rachel Cohen) 2. 1009 Monterey Street. HIST-2592-2016; Historic Significance Determination for a Cultural Heritage Committee Page 2 Contributing list property at 1009 Monterey Street; C-D-H zone; Rossi King Organization, Applicant. (Rachel Cohen) 3. 2223 Monterey Street. ARCH-2363-2015; Review of a hotel project with 52 rooms and a recreational vehicle park with 24 RV hookups on the Master List Historic Motel Inn property; C-T-S & C/OS-5 zone; Motel Inn, L.P., applicant. (Marcus Carloni) 4. 1516 Broad Street. ARCH-2225-2015; Review of a new 2-bedroom dwelling behind the Master List historic Renetzky House in the Old Town Historic District; R- 2-H zone; Bagnall Gary W. Family, applicant. (Walter Oetzell) COMMENT AND DISCUSSION ADJOURNMENT Meeting Date: January 25, 2016 Item Number: 1 CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: Review of City Wayfinding Signs: Downtown Orientation Map Kiosks and a new City Hall Information Center & Wayfinding Kiosk ADDRESS: Downtown BY:Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARCH-2408-2015 FROM: Brian Leveille, Senior Planner 1.0 SUMMARY RECOMMENDATION Adopt a Draft Resolution (Attachment 1), which recommends that the ARC approve the Downtown Orientation Map Kiosks and a new City Hall Information Center & Wayfinding Kiosk based on findings, and subject to conditions. Applicant City of San Luis Obispo Representative Mike McGuire, City Public Works Submittal Date 11/25/2015 Complete Date 12/21/2015 Zoning C-D-H (Downtown-Commercial with Historic Overlay) Environmental Status Categorically Exempt from environmental review under Section 15303, Class 3, New Construction or Conversion of Small Structures, of the CEQA Guidelines. 2.0 BACKGROUND The City Wayfinding Program (Program) provides a “family” or system of uniform and cohesive signs including entry monuments, directional signs, trail markers, building signs and other various City identifiers that provides residents, visitors and tourists with information about our City and leads them to important community destinations. The Program was developed with the assistance of RRM Design Group and Rademaker Design and underwent extensive review by the Promotional Coordination Committee, Cultural Heritage Committee, Architectural Review Commission, and Parks and Recreation Commission. The Program was adopted by the City Council on October 18, 2011. Since Program adoption, implementation has focused on installation of the directional signs as well as an entry monument at Highland Drive. On December 9, 2015, the Promotional Coordinating Committee (PCC) reviewed and recommended approval of the proposed Downtown Orientation Map Kiosks and a new City Hall Information Center & Wayfinding Kiosk (Attachment 4, Draft PCC Meeting Minutes). CHC1 - 1 CHC ARCH-2408-2015 (Downtown) Page 2 3.0 PROJECT INFORMATION 3.1 Site Information/Setting The Downtown Orientation Map Kiosks will be located in various locations within the downtown core and the new City Hall Information Center & Wayfinding Kiosk will be located in front of City Hall (990 Palm Street). Figure 1 shows the proposed general locations of the kiosks. Figure 1: Proposed locations of the kiosks. The star marks the location of City Hall and the location of the new information kiosk and wayfinding kiosk. 3.2 Project Description Downtown Orientation Map Kiosk Description: The proposed Downtown Orientation Map Kiosks are 9 feet tall, 2 feet wide and a depth of 5 inches (see Attachment 2, Project plans 1). The two-sided Kiosks will include the following: • Constructed of stainless steel with an anodized aluminum face; • Dark brown background with a yellow band and a blue “i” symbol and the international symbol for walking at the top; • A bronze City emblem; • Cut vinyl text in the City’s font style; and • A removal orientation map. CHC1 - 2 CHC ARCH-2408-2015 (Downtown) Page 3 The “i” is the international symbol for information and is also located on the narrow sides of the sign. The orientation map will show streets, notable buildings (such as City Hall or the County Courthouse), parks, San Luis Creek, pedestrian walkways, and walking distances. Key buildings are highlighted in a brighter yellow color. A sample of the map content is provided in the Attachment 2 (Project plans 1). The map and the “i” are proposed to be internally illuminated. Location: The new Downtown Orientation Map Kiosks will be located at key locations in downtown, along pedestrian walkways yet in locations that will be identifiable from a distance. The location map (Attachment 3, Project plans 2) identifies priority locations and second priority locations. The first priority locations include: • Mission Plaza • Near or visible from the Palm Parking structures pedestrian exits • Near or visible from the Marsh parking Structure pedestrian exists • Near or visible from Transit Center (Palm/Osos intersection) The exact locations will be identified during the building permit phase. City Hall Information Center & Wayfinding Kiosk Currently the City has a kiosk and mailboxes that are located in front of City Hall. The project proposes to replace and relocate the existing kiosk and mailboxes and add a City Hall Wayfinding Kiosk. Description/Location: Information Center Kiosk – Replaces the existing information kiosk with a new kiosk that will display Official City agendas and notices. Proposed structure will be 7 feet tall and 5 feet 8 inches wide and maintains the same design character as the new wayfinding signs with dark green poles and dark brown sign background (Attachment 3, Project plans 2). Advisory body agendas and other information will be housed in a metal and glass cabinet that will be internally illuminated. This kiosk is proposed to be double sided with cabinets on both sides. The top of the kiosk incorporates a bronze City emblem and “Welcome to City Hall” cut vinyl text. The kiosk will be located to the west of the City Hall main entrance, perpendicular to the sidewalk. City Hall Wayfinding Kiosk – A new City Hall entry kiosk is proposed. The kiosk is 7 feet, 6 inches tall, 2 feet, 3 inches wide and 8 inches in depth and incorporates elements from the City Hall’s architecture such as the upper CHC1 - 3 CHC ARCH-2408-2015 (Downtown) Page 4 frieze pattern, terra cotta tile, and gray-green base (Attachment 3, Project plans 2). The kiosk will be constructed of smooth cast concrete capped with a bronze finish crown. Each face of the kiosk includes a bronze City emblem, the text “City Hall,” and a non-illuminated wayfinding map that will show the various City Hall offices as well as the handicap access and entries. The kiosk is proposed to be located at the front entry of the City hall near the sidewalk. Mailboxes – The plan proposes to relocate and replace the existing mailboxes from their current location in front of City Hall to the entrance to the Finance Department (Attachment 3, Project plans 2). The mailboxes will be a standard product that is built to into a new brick wall that matches the existing entrance. 4.0 EVALUATION/DISCUSSION The CHC’s purview is to review the project in terms of its consistency with the Historic Preservation Program Guidelines and to provide recommendations to the ARC. The CHC should provide feedback on the proposed signs for compatibility with the Downtown Historic District’s prevailing historic character. The Historic Preservation Program Guidelines discuss that new structures 1 shall be “designed to be architecturally compatible with the district’s prevailing historic character as measured by their consistency with the scale, massing, rhythm … New structures are not required to copy or imitate historic structures…”2 Additionally they “should not sharply contrast with, significantly block public views of, or visually detract from, the historic architectural character of historically designated structures … or detract from the prevailing historic architectural character of the historic district.”3 4.1 Downtown Orientation Map Kiosk The design of the proposed kiosks complements and incorporates the same brown colored background, fonts, and bronze City emblem that are consistent with approved wayfinding signs which were installed in three locations around downtown (see Figure 2). The orientation map kiosks have a simplified design and are intended to not conflict with surrounding architecture. Additionally, the kiosks are designed to be durable and provide clear communication. The maps within the kiosks can be easily removed and replaced for such a time when the information on the maps needs to be updated. Overall staff finds the proposed Orientation Map Kiosks do not visually detract from historically designated structures or detract from the character of the Downtown Historic 1 Historic Preservation Program Guidelines Section 5.5 Definitions: “Structure” includes anything assembled or constructed on the ground, or attached to anything with a foundation on the ground, including walls, fences, buildings, signs, bridges, monuments, and similar features. 2 Historic Preservation Program Guidelines Section 3.2.1. 3 Historic Preservation Program Guidelines Section 3.2.2. Figure 2: Approved wayfinding sign CHC1 - 4 CHC ARCH-2408-2015 (Downtown) Page 5 District. The CHC should discuss if the proposed Orientation Map Kiosks’ colors, materials, design, and height are consistent with the Historic Preservation Program Guidelines. 4.2 City Hall Information Center The City Hall Information Center is designed to be very similar to the other downtown wayfinding signs (Figure 2) by including the same colors, materials, fonts, graphics and pole base. The kiosk will be a much needed update to the current Information Kiosk and will better complement the architecture of City Hall and the Downtown Historic District. 4.3 Wayfinding Kiosk The design of the proposed Wayfinding Kiosk has been designed to complement the Historic City Hall by incorporating similar colors, materials and architectural features found on the building. This Wayfinding Kiosk is consistent with Section 3.2.2 of the Historic Preservation Program Guidelines because it does not visibly detract from the Historic City Hall. 5.0 ENVIRONMENTAL REVIEW The project is exempt from environmental review under Class 3 (Section 15303) New Construction or Conversion of Small Structures, of the CEQA Guidelines because the project proposes to install small new structures (signs) that are consistent with the applicable general plan policies as well as with applicable City regulations. 6.0 RECOMMENDATION Recommend to the Architectural Review Commission that the project be approved, based on findings, and subject to the conditions in the attached resolution. 7.0 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. 8.0 ATTACHMENTS 1. Draft Resolution 2. Project Plans 1 3. Project Plans 2 4. Draft Promotional Coordinating Committee Minutes – December 9, 2015 CHC1 - 5 ATTACHMENT 1 RESOLUTION NO. XXXX-16 A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE, RECOMMENDING THE ARCHITECTURAL REVIEW COMMISSION APPROVE THE DOWNTOWN ORIENTATION MAP KIOSKS AND NEW CITY HALL INFORMATION CENTER & WAYFINDING KIOSK (ARCH-2408-2015) 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 January 27, 2016, pursuant to a proceeding instituted under application #ARCH 2408-2016, City of San Luis Obispo, 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. As conditioned, the proposed signs/kiosks are consistent with the Historic Preservation Guidelines because they do not sharply contrast with, significantly block public views of, or visually detract from, the historic architectural character of the Downtown Historic District or historically designated structures. 2. The proposed project is consistent with the General Plan Land Use Element Policy 4.20.6 by providing sidewalk appeal that can be appreciated by people on the sidewalks. 3. The proposed project is consistent with the General Plan Circulation Element Policy 5.1.1 because it encourages and promotes walking as a regular means of transportation. Section 2. Environmental Review. The project is exempt from environmental review under Section 15303, Class 3, New Construction or Conversion of Small Structures, of the CEQA Guidelines because the project proposes to install small new structures (signs) that are consistent with the applicable general plan policies as well as with applicable City regulations. Section 3. Action. The Committee hereby recommends approval of application #ARCH 2408- 2015, subject to the following conditions. Conditions 1. Final locations for the Downtown Orientation Map Kiosks in the public right-of-way shall be approved by the Public Works Director and the Community Development Director. CHC1 - 6 ATTACHMENT 1 Resolution No.XXXX-16 CHC ARCH-2408-2015 Page 2 2. Signs shall be designed and installed to be consistent with ADA standards. Sign installation is preferred, where feasible, with areas outside of the circulation path such as in a planter area or bulb out. On motion by Committee member _______, seconded by Committee member ______, and on the following roll call vote: AYES: NOES: REFRAIN: None ABSENT: None The foregoing resolution was passed and adopted this 27th day of January, 2016. _____________________________ Brian Leveille, Secretary Cultural Heritage Committee CHC1 - 7 Project 1: Downtown Orientation Map Kiosk Goals: 1. Develop pedestrian oriented “Downton Orientation Map Kiosks” that will help guide visitors navigating around downtown. 2. Reinforces SLO’s positive brand. 3. Add to and complement the recent wayfinding signage system. 4. Illustrate pedestrian connections between parks, plazas, public buildings and key sites within the downtown to increase the quality of the visitor experience. 5. Create a map with wayfinding elements to support discovery of the “hidden gems”. 6. Involve stakeholders such as Downtown Association, Chamber representatives, Promotional Coordinating Committee, and city staff in the design development process. 7. Provide durable materials and finishes. 8. Provide map in a formatted that can be easily and economically updated by city staff. Signage Committee: An ad hoc signage committee was formed to provide the design team with ideas and feedback. Members included representatives of the Promotional Coordinating Committee, Downtown Association, Chamber of Commerce, Public Works, Parking and Transportation Divisions. Design Philosophy In response to the varying character of each proposed location and the preference of the signage committee, a contemporary approach was adopted. The concept is to create a neutral statement that does not conflict with its surroundings. Clear communication and durable construction became the guiding principles of the design. Inspiration was provided by many European examples that provide guidance in sensitive historic settings. Locations: The new Downtown Orientation Map Kiosks will be located at key locations in downtown outside of the pedestrian walkway yet in locations that will be identifiable from a distance. The location map identifies priority locations and second priority locations. The first priority locations include:  Mission Plaza, near east entry  Near or visible from the Palm Parking structures pedestrian exits  Near or visible from the Marsh parking Structure pedestrian exists  Near or visible from Transit Center (Palm/Osos intersection) The exact locations will be identified during the design development construction document phase. Refer to the location map for general locations. ATTACHMENT 2 CHC1 - 8 Description: The proposed Downtown Orientation Map Kiosk has a tall sender design to maximize visibility as one is walking downtown, while minimizing potential pedestrian conflicts along sidewalks. The Kiosk incorporates the international symbols for information, a lower case “i”, and the international symbol for pedestrians, the walking man symbol. The yellow band at the top of the sign combined with the blue “i” symbol makes the kiosk easily identifiable from a distance. The kiosk design ties back to the City’s Wayfinding signage designs with the dark brown background color, the City emblem, and font styles. An additional “i” symbol is located on the side of the sign (or this could be the historic district symbol). The Orientation Map uses a clean simple design style to illustrate streets, buildings, parks, SLO creek, and pedestrian walkways. Key buildings are in a brighter yellow tone. A sample of the map content is provided in the attached drawing. The map and the “i” are proposed to be interior illuminated, where possible, and will be double sided with maps on both sides. Material samples will be provided by Rademaker Design. Future Refinements for Design Development: 1. Determine exact installation locations and availability of power sources for illumination 2. Verify/Update of publically accessible pedestrian access ways and sidewalks 3. Verify/Update of building locations and developments 4. Verify/Update other information such as bus and trolley stops 5. Update all public restrooms Attachments: 1. Sign Elevation and Map Detail 2. Proposed Locations ATTACHMENT 2 CHC1 - 9 AL L I D E A S , D E S I G N S , A R R A N G E M E N T S , A N D P L A N S I N D I C A T E D O R RE P R E S E N T E D B Y T H I S D R A W I N G A R E O W N E D B Y A N D T H E PR O P E R T Y O F P I E R R E R A D E M A K E R D E S I G N , A N D W E R E C R E A T E D , EV O L V E D , A N D D E V E L O P E D F O R U S E O N A N D I N C O N N E C T I O N W I T H TH E S P E C I F I E D P R O J E C T . N O N E O F S U C H I D E A S , D E S I G N S , AR R A N G E M E N T S O R P L A N S S H A L L B E U S E D B Y O R D I S C L O S E D T O AN Y P E R S O N , F I R M O R C O R P O R A T I O N F O R A N Y P U R P O S E W H A T S O - EV E R W I T H O U T T H E W R I T T E N P E R M I S S I O N O F P I E R R E R A D E M A K E R DE S I G N . W R I T T E N D I M E N S I O N S O N T H E S E D R A W I N G S S H A L L H A V E PR E C E D E N C E O V E R S C A L E D D I M E N S I O N S . C O N T R A C T O R S S H A L L VE R I F Y A N D B E R E S P O N S I B L E F O R A L L D I M E N S I O N S A N D CO N D I T I O N S O N T H E J O B , A N D T H I S O F F I C E M U S T B E N O T I F I E D O F AN Y V A R I A T I O N S F R O M T H E D I M E N S I O N S A N D C O N D I T I O N S S H O W N BY T H E S E D R A W I N G S . S H O P D E T A I L S M U S T B E S U B M I T T E D T O T H E OF F I C E F O R A P P R O V A L B E F O R E P R O C E E D I N G W I T H F A B R I C A T I O N . Ci t y o f S a n L u i s O b i s p o 99 0 P a l m S t r e e t Sa n L u i s O b i s p o , C A 9 3 4 0 1 Si g n E l e v a t i o n s an d S p e c i f i c a t i o n s P R / D S / K T P R 1 1 - 9 - 1 5 Do w n t o w n Or i e n t a t i o n K i o s k s S L O - 1 5 0 1 1 1 10 4 1 C H O R R O S T R E E T , S U I T E 2 3 0 SA N L U I S O B I S P O , C A L I F O R N I A 9 3 4 0 1 ra d e m a k e r d e s i g n . c o m TE L E P H O N E : 8 0 5 / 5 4 4 - 7 7 7 4 DO W N T O W N Ci t y H a l l Vi s i t o r s C e n t e r M i s s i o n A r t C e n t e r C h i l d r e n ’ s M u s e u m Da r k a n o d i z e d al u m i n u m f a c e Fa c e V i e w Si d e V i e w Do w n t o w n O r i e n t a t i o n K i o s k Sc a l e : 1 " = 1 ' - 0 " 2' - 0 ' ' 5' ' 9 ' - 0 ' ' St a i n l e s s s t e e l su r r o u n d i n g st r u c t u r e In t e r i o r - i l l u m i n a t - ed m a p (b o t h s i d e s ) In t e r i o r i l l u m i n a t e d in t e r n a t i o n a l in f o r m a t i o n a n d pe d e s t r i a n s y m b o l s Cu t v i n y l gr a p h i c s SA N L U I S O B I S P O Ma p D e t a i l ATTACHMENT 2 CHC1 - 10 SL O W a y f i n d i n g P h a s e I I | Oc t o b e r 1 6 , 2 0 1 5 OR I E N T A T I O N M A P / K I O S K L O C A T I O N S - P H O T O I N V E N T O R Y HI G U E R A S T . MA R S H S T . MA R S H S T . MO N T E R E Y S T . PA L M S T . SANTA ROSA ST.SANTA ROSA ST. OSOS ST.OSOS ST. MORRO ST.MORRO ST. CHORRO ST. BROAD ST. BROAD ST. GARDEN ST. NIPOMO ST. LE G E N D Lo c a t i o n s o f c u r r e n t or i e n t a t i o n m a p s Pr i o r i t y l o c a t i o n s o f po t e n t i a l o r i e n t a t i o n ma p s / k i o s k s Se c o n d a r y l o c a t i o n s o f po t e n t i a l o r i e n t a t i o n ma p s / k i o s k s Cu r r e n t C i t y H a l l in f o r m a t i o n k i o s k Pa r k i n g Bu s S t o p A 1 A 2 E G F 1 P P B B B P P P A- G A- G 3 # 2 B 2 PD2 B 1 CHORRO ST. C D 1 P ATTACHMENT 2 CHC1 - 11 Project 2: City Hall Information Center Goals: 1. Replace the aged and unsightly existing information center at City Hall. 2. Provide an entry monument for City Hall that compliments the building yet incorporates the new City brand 3. Provide wayfinding for City Hall. 4. Provide weatherproof and lit information center for official city publications 5. Continue to provide Mailboxes – but not necessary to be part of center- can be located elsewhere 6. Provide durable materials and finishes 7. Design should not impact existing tree roots City Hall Infor Center Committee/Stakeholders: A review committee was formed to provide the design team with ideas and preliminary feedback on current use, issues and concerns with the existing structure and suggestions for a new structure. Members included representatives of Clerks Office, Administration, Public Works Maintenance, Community Development, and Finance. Staff also reached out to Charter and San Luis Garbage who utilize the existing payment drop-off boxes. Description: After discussions with stakeholders on how the existing structure was used, it was decided that the existing structure be broken up into three separate elements:  Information Center Kiosk – Replace the existing information kiosk with a kiosk that will display Official City agendas and notices. Proposed structure will be in the same design character as the new wayfinding signs with dark green poles and dark brown sign background. The agendas and information will be housed in a metal and glass cabinet that will be internally illuminated. This kiosk is proposed to be double sided with cabinets on both sides. The top of the sign has the City emblem and “Welcome to City Hall” font incorporated.   City Hall Wayfinding Kiosk – Provide a new City Hall entry monument. This kiosk design is reflective of the historic City Hall building incorporating the upper frieze pattern, terra cotta tile, and gray-green base from the City Hall façade and will incorporate a bronze city emblem. This monument will provide a wayfinding map that will direct people to the various City Hall offices as well as the handicap access and entry. It will be located at the front entry of the City hall near the sidewalk.    Mailboxes – Relocate and replace existing mailboxes to the sidewalk entrance to the Finance Department entry. The mailboxes will be a standard product and will be built into a new brick wall to match the adjacent brick wall. Future Refinements for Design Development: 1. Develop Wayfinding Map for City Hall ATTACHMENT 3 CHC1 - 12 2. Design development drawings for all three elements Attachments: 1. Elevations and Site Plan ATTACHMENT 3 CHC1 - 13 Up p e r L e v e l Co u n c i l C h a m b e r Ma y o r a n d C i t y C o u n c i l Ci t y C l e r k Hu m a n R e s o u r c e s Ad m i n i s t r a t i o n Ci t y A t t o r n e y Lo w e r L e v e l Ca s h i e r Ut i l i t y P a y m e n t s Bu s P a s s e s Pa r k i n g P e r m i t s Bu s i n e s s L i c e n s e s Fi n a n c e a n d I . T . Ca s t S t o n e gr a y - g r e e n ba s e Sm o o t h c a s t co n c r e t e p a i n t e d wi t h S W - 7 5 1 6 “K e s t r e l W h i t e ” fl a t e x t e r i o r f i n i s h Re c e s s e d l e t t e r s an d u p p e r f r i e z e pa t t e r n Te r r a c o t t a t i l e ba s e c a p 2' - 3 ' ' 8' ' 7 ' - 6 ' ' AL L I D E A S , D E S I G N S , A R R A N G E M E N T S , A N D P L A N S I N D I C A T E D O R RE P R E S E N T E D B Y T H I S D R A W I N G A R E O W N E D B Y A N D T H E PR O P E R T Y O F P I E R R E R A D E M A K E R D E S I G N , A N D W E R E C R E A T E D , EV O L V E D , A N D D E V E L O P E D F O R U S E O N A N D I N C O N N E C T I O N W I T H TH E S P E C I F I E D P R O J E C T . N O N E O F S U C H I D E A S , D E S I G N S , AR R A N G E M E N T S O R P L A N S S H A L L B E U S E D B Y O R D I S C L O S E D T O AN Y P E R S O N , F I R M O R C O R P O R A T I O N F O R A N Y P U R P O S E W H A T S O - EV E R W I T H O U T T H E W R I T T E N P E R M I S S I O N O F P I E R R E R A D E M A K E R DE S I G N . W R I T T E N D I M E N S I O N S O N T H E S E D R A W I N G S S H A L L H A V E PR E C E D E N C E O V E R S C A L E D D I M E N S I O N S . C O N T R A C T O R S S H A L L VE R I F Y A N D B E R E S P O N S I B L E F O R A L L D I M E N S I O N S A N D CO N D I T I O N S O N T H E J O B , A N D T H I S O F F I C E M U S T B E N O T I F I E D O F AN Y V A R I A T I O N S F R O M T H E D I M E N S I O N S A N D C O N D I T I O N S S H O W N BY T H E S E D R A W I N G S . S H O P D E T A I L S M U S T B E S U B M I T T E D T O T H E OF F I C E F O R A P P R O V A L B E F O R E P R O C E E D I N G W I T H F A B R I C A T I O N . Ci t y o f S a n L u i s O b i s p o 99 0 P a l m S t r e e t Sa n L u i s O b i s p o , C A 9 3 4 0 1 Ki o s k a n d M a i l b o x Lo c a t i o n s PR / D S / K T PR 11 - 9 - 1 5 Ci t y H a l l K i o s k s S L O - 1 5 0 1 1 2 10 4 1 C H O R R O S T R E E T , S U I T E 2 3 0 SA N L U I S O B I S P O , C A L I F O R N I A 9 3 4 0 1 ra d e m a k e r d e s i g n . c o m TE L E P H O N E : 8 0 5 / 5 4 4 - 7 7 7 4 Fa c e V i e w Si d e V i e w Ci t y H a l l W a y f i n d i n g K i o s k Sc a l e : 1 " = 1 ' - 0 " Pr o p o s e d M a i l b o x e s ( 4 s m a l l & 1 l a r g e ) Br o n z e f i n i s h cr o w n 7 1 / 2 ” d i a m e t e r ca s t b r o n z e C i t y se a l No n - i l l u m i n a t e d vi c i n i t y m a p Ch a m f e r e d c o r n e r s Cu t v i n y l g r a p h i c s Yo u a r e h e r e Pa r t i a l C i t y H a l l E n t r y S i t e P l a n ATTACHMENT 3 CHC1 - 14 No t i f i c a t i o n o f A c t i o n On e r e d k k k j j k l t t t e k n s t h e k n s n . T i e n i y l s e h d k l h e k g g u s b j m j d l t h e n g t h i n s l . O n e r e th e j r w e t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttl e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Bn g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g wq s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s oirn n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g iln o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s enn m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s dse r s x w e r h . Rn e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t on t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k cm b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n ww u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m in r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s dse r s x w e r h s k g n . Esn e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttl e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k cm b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e s a s s o y e . O n e r e th e j r w e t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttl e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . NO T I C E You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n on k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m inr e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h . Rne l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g po s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Esn e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k dis n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n gid n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e s a s s o y e . O n e r e t h e j r w e t h e r e n o n s e n s e . Fig i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m inr e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g wqs i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r re s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g wqs i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r re s a h w r s d s e r s x w e r h . B e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n ww u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n on k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m inr e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h skg n . d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n . NO T I C E You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n on k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m inr e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h . Rne l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g po s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Esn e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k dis n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n gid n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e s a s s o y e . O n e r e t h e j r w e t h e r e n o n s e n s e . Fig i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m inr e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g wqs i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r re s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g wqs i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r re s a h w r s d s e r s x w e r h . B e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n ww u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n on k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m inr e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h skg n . d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n . OF F I C I A L N O T I C E One k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n one l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r re s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i goe i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n gid n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h . Rne l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t on t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k cm b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n ww u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m inr e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s dse r s x w e r h s k g n . Esn e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k cm b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e s a s s o y e . O n e r e the j r w e t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Fig i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i asn e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k cm b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n ww u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m inr e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s dse r s x w e r h . B e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g iln o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s enn m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s dse r s x w e r h s k g n . Vaa s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k cm b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e s a s s o y e s . NO T I C E • O n e r e t h e j r w e t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttl e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . • T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n one l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttl e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g pos i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s oirn n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h . • W n e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttl e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g pos i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s oirn n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Dn e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttl e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g pos i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e s a s s o y e . NO T I C E • O n e r e t h e j r w e t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . • T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n on e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g po s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h . • W n e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g po s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Dne l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g po s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e s a s s o y e . AG E N D A Esn e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e sas s o y e . O n e r e t h e j r w e t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n oan . Fig i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i asn e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Rei g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n on e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n wei n t o e b e r r e s a h w r s d s e r s x w e r h . B e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k on e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n in o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n wei n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Vaa s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t on t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e sas s o y e s . Fig i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i asn e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Rei g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n on e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n wei n t o e b e r r e s a h w r s d s e r s x w e r h . B e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k on e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n Vaa s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t on t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e sas s o y e s . AG E N D A Esn e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttl e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e sa s s o y e . O n e r e t h e j r w e t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s oirn n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n oan . Fig i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i as n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttl e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Rei g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n one l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n wei n t o e b e r r e s a h w r s d s e r s x w e r h . B e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k one k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n in o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n wei n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttl e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Vaa s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t on t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e sa s s o y e s . Fig i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i as n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttl e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Rei g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n one l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n wei n t o e b e r r e s a h w r s d s e r s x w e r h . B e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k one k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n Vaa s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t on t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e sa s s o y e s . AG E N D A Esn e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttl e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e sas s o y e . O n e r e t h e j r w e t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n oan . Fig i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i asn e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttl e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Re i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n one l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n wein t o e b e r r e s a h w r s d s e r s x w e r h . B e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k one k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n in o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n wein t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttl e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Vaa s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t on t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e sas s o y e s . Fig i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i asn e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttl e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Re i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n one l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n wein t o e b e r r e s a h w r s d s e r s x w e r h . B e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k one k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n Vaa s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t on t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e sas s o y e s . AN N O U N C E M E N T S 1. O n e r e d k k k j j k l t t t e k n s t h e k n s n . T i e n i y l s e h d k l h e k g g u s b j m j d l t h e n g t h i n s l . One r e t h e j r w e t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n oan . 2. B n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i go e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n on k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s enn m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s dse r s x w e r h s k g n . R e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i go e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g po s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h . R n e l n g i a s n e s e n n m inr e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k dis n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g po s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n ww u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m inr e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s dse r s x w e r h s k g n . 3. E s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t on t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e sas s o y e . O n e r e t h e j r w e t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n oan . 4. F i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n on e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n oan . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h skg n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h skg n . 5. V a a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n oan . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y yd k n e s a s s o y e s . 6. L o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n on k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s enn m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s dse r s x w e r h s k g n . R e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i go e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g po s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h . R n e l n g i a s n e s e n n m inr e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k dis n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g po s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n ww u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m inr e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s dse r s x w e r h s k g n . AN N O U N C E M E N T S 1. O n e r e d k k k j j k l t t t e k n s t h e k n s n . T i e n i y l s e h d k l h e k g g u s b j m j d l t h e n g t h i n s l . One r e t h e j r w e t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n oan . 2. B n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i goe i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n onk d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s enn m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s dse r s x w e r h s k g n . R e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i goe i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g pos i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h . R n e l n g i a s n e s e n n m in r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k dis n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g pos i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n ww u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m in r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s dse r s x w e r h s k g n . 3. E s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t on t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e sas s o y e . O n e r e t h e j r w e t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n oan . 4. F i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n one l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n oan . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h skg n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h skg n . 5. V a a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n oan . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y ydk n e s a s s o y e s . 6. L o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n onk d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s enn m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s dse r s x w e r h s k g n . R e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i goe i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g pos i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h . R n e l n g i a s n e s e n n m in r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k dis n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g pos i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n ww u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m in r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s dse r s x w e r h s k g n . NE W S O n e r e d k k k j j k l t t t e k n s t h e k n s n . T i e n i y l s e h d k l h e k g g u s b j m j d l t h e n g t h i n s l . O n e r e t h e j r we t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l gg i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . B n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n in o n e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t on t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k cm b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h . Rne l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g po s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . E s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g po s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e s a s s o y e . O n e r e t h e j r w e t h e r e no n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i go e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . F i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s en n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l gg i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n gid n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n wei n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . V a a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g iln o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m inr e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y yd k n e s a s s o y e s . L o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , eig i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s en n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s ds e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n in o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s ah w r s d s e r s x w e r h . R n e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n ww u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n oa n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g iln o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m inr e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h sk g n o f j e i n v g n w e . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e s a s s oy e . O n e r e t h e j r w e t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t on t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . NE W S O n e r e d k k k j j k l t t t e k n s t h e k n s n . T i e n i y l s e h d k l h e k g g u s b j m j d l t h e n g t h i n s l . O n e r e t h e j r we t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l gg i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . B n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n in o n e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t on t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k cm b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h . Rne l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g po s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . E s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g po s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e s a s s o y e . O n e r e t h e j r w e t h e r e no n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i go e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . F i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s en n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l gg i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n gid n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n wei n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . V a a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g iln o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m inr e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y yd k n e s a s s o y e s . L o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , eig i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s en n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s dse r s x w e r h s k g n . R e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n in o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s ah w r s d s e r s x w e r h . R n e l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n ww u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n oa n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g iln o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m inr e t g l e n o a n . Y o u c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h skg n o f j e i n v g n w e . Fin a l N o t e s You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e s a s s oy e . O n e r e t h e j r w e t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t on t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Rne l n g i a s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g po s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . R e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . E s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g po s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e s a s s o y e . O n e r e t h e j r w e t h e r e no n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i go e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Ma r c h 1 4 , 2 0 1 4 Mr. J o h n S m i t h San L u i s O b i s p o S u c h a n d S u c h 10 0 0 M a i n S t r e e t , S u i t e 3 San L u i s O b i s p o , C A 9 3 4 0 1 Dea r M r . S m i t h , Esn e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o o k cm b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e s a s s o y e . One r e t h e j r w e t h e r e n o n s e n s e . T o y b n g l k o n e k n s o , e i g i l n o n k d g n w w u s oir n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n oa n h g h . Fig i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i asn e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n ttle r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Vaa s n e s e n n m i n r e t g l e n o a n . L o y b n k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t on t t l e r i b g k d i s n l g g i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . You c o n a s k c m b g p o s i t t n e k n n g i d n s l t n w e i n t o e b e r r e r o i k n g i e q u a e n n t y y d k n e sas s o y e s . T r a a x k o n e k n s o , e i g i l n o n k d g n w w u s o i r n n g l k i l s t o n t t l e r i b g k d i s n l gg i g o e i n l g w q s i e n i n o n e l n g i a s n e s e n n m i n r e t g l e n o a n . Y o u c o n a s k c m b g po s i t t n e k n n g i d n s l t n w e i n t o e b e r r e s a h w r s d s e r s x w e r h s k g n . Vaa s n e s e n n m i n r e t g l e n o a n . Sin c e r e l y , Phi l l i p P a l l m a t h e r 3" d i a . p o l e (d a r k g r e e n t o ma t c h e x i s t i n g do w n t o w n s i g n s ) 5' - 8 ' ' 7 ' - 0 ' ' Ci t y H a l l I n f o r m a t i o n K i o s k Sc a l e : 1 " = 1 ' - 0 " AL L I D E A S , D E S I G N S , A R R A N G E M E N T S , A N D P L A N S I N D I C A T E D O R RE P R E S E N T E D B Y T H I S D R A W I N G A R E O W N E D B Y A N D T H E PR O P E R T Y O F P I E R R E R A D E M A K E R D E S I G N , A N D W E R E C R E A T E D , EV O L V E D , A N D D E V E L O P E D F O R U S E O N A N D I N C O N N E C T I O N W I T H TH E S P E C I F I E D P R O J E C T . N O N E O F S U C H I D E A S , D E S I G N S , AR R A N G E M E N T S O R P L A N S S H A L L B E U S E D B Y O R D I S C L O S E D T O AN Y P E R S O N , F I R M O R C O R P O R A T I O N F O R A N Y P U R P O S E W H A T S O - EV E R W I T H O U T T H E W R I T T E N P E R M I S S I O N O F P I E R R E R A D E M A K E R DE S I G N . W R I T T E N D I M E N S I O N S O N T H E S E D R A W I N G S S H A L L H A V E PR E C E D E N C E O V E R S C A L E D D I M E N S I O N S . C O N T R A C T O R S S H A L L VE R I F Y A N D B E R E S P O N S I B L E F O R A L L D I M E N S I O N S A N D CO N D I T I O N S O N T H E J O B , A N D T H I S O F F I C E M U S T B E N O T I F I E D O F AN Y V A R I A T I O N S F R O M T H E D I M E N S I O N S A N D C O N D I T I O N S S H O W N BY T H E S E D R A W I N G S . S H O P D E T A I L S M U S T B E S U B M I T T E D T O T H E OF F I C E F O R A P P R O V A L B E F O R E P R O C E E D I N G W I T H F A B R I C A T I O N . Ci t y o f S a n L u i s O b i s p o 99 0 P a l m S t r e e t Sa n L u i s O b i s p o , C A 9 3 4 0 1 Si g n E l e v a t i o n s an d S p e c i f i c a t i o n s PR / D S / K T PR 11 - 9 - 1 5 Ci t y H a l l K i o s k s S L O - 1 5 0 1 2 2 10 4 1 C H O R R O S T R E E T , S U I T E 2 3 0 SA N L U I S O B I S P O , C A L I F O R N I A 9 3 4 0 1 ra d e m a k e r d e s i g n . c o m TE L E P H O N E : 8 0 5 / 5 4 4 - 7 7 7 4 (s a m e o n b o t h s i d e s ) Ex i s t i n g I n f o r m a t i o n K i o s k & M a i l b o x C o n d i t i o n 7 1 / 2 ” D i a m e t e r ca s t b r o n z e C i t y Em b l e m Cu s t o m f a b r i c a t e d me t a l h e a d e r w i t h cu t v i n y l g r a p h i c s Br a n d o n I n d u s t r i e s #S B - 3 3 U P P o l e B a s e to m a t c h d o w n t o w n si g n s 34 ” x 4 4 ” S w i n g F r a m e g l a s s f r o n t sh a d o w b o x w i t h i n t e g r a l L E D l i g h t i n g (2 p e r s i d e ) Me t a l O r n a m e n t a l #D 3 - R R F i n i a l ATTACHMENT 3 CHC1 - 15 Minutes (DRAFT) Promotional Coordinating Committee Wednesday, December 9, 2015 Regular Meeting of the Promotional Coordinating Committee CALL TO ORDER A Regular Meeting of the San Luis Obispo Promotional Coordinating Committee was called to order on Wednesday, December 9, 2015 at 5:30 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Vice Chair Lemieux. ROLL CALL Present: Chair Sasha Palazzo, Committee Members Daniel Levi, Deborah Lewis, Patricia Loosley, Clint Pearce, Stephanie Roberson, and Vice-Chair Jill Lemieux Staff Tourism Manager Molly Cano, Senior Civil Engineer Bridget Fraser, Engineer Present: Michael McGuire, and Recording Secretary Kevin Christian PUBLIC COMMENT ON NON-AGENDA ITEMS There was no public comment on non-agenda items. CONSENT AGENDA ITEMS MOTION BY COMMITTEE MEMBER PEARCE, SECOND BY COMMITTEE MEMBER LEVI, CARRIED 6-0, to approve Consent Calendar Items C1 thru C8. C1. MINUTES OF REGULAR MEETING ON WEDNESDAY, NOVEMBER 18, 2015 MOTION BY COMMITTEE MEMBER PEARCE, SECOND BY COMMITTEE MEMBER LEVI, CARRIED 6-0, to approve the Minutes of the Promotional Coordinating Committee meeting on November, 2015, as presented. C2. COMMUNITY PROMOTIONS BUDGET REPORT MOTION BY COMMITTEE MEMBER PEARCE, SECOND BY COMMITTEE MEMBER LEVI, CARRIED 6-0, to approve the Community Promotions Budget Report. ATTACHMENT 4 CHC1 - 16 Draft – Promotional Coordinating Committee Minutes of December 9, 2015 Page 2 CityofSanLuisObispo, Title, Subtitle C3. PUBLIC RELATIONS REPORT MOTION BY COMMITTEE MEMBER PEARCE, SECOND BY COMMITTEE MEMBER LEVI, CARRIED 6-0, to approve the Public Relations Report. C4. GRANTS-IN-AID (GIA) SUPPORT REPORT MOTION BY COMMITTEE MEMBER PEARCE, SECOND BY COMMITTEE MEMBER LEVI, CARRIED 6-0, to approve the Grants-In-Aid Support Report. C5. VISITOR CENTER REPORT MOTION BY COMMITTEE MEMBER PEARCE, SECOND BY COMMITTEE MEMBER LEVI, CARRIED 6-0, to approve the Visitor Center Report. C6. SLO HAPPENINGS PROMOTIONS REPORT MOTION BY COMMITTEE MEMBER PEARCE, SECOND BY COMMITTEE MEMBER LEVI, CARRIED 6-0, to approve the SLO Happenings Promotions Report. C7. SLO HAPPENINGS TECHNOLOGY REPORT MOTION BY COMMITTEE MEMBER PEARCE, SECOND BY COMMITTEE MEMBER LEVI, CARRIED 6-0, to approve the SLO Happenings Technology Report. C8. TOT (TRANSIENT OCCUPANCY TAX) REPORT MOTION BY COMMITTEE MEMBER PEARCE, SECOND BY COMMITTEE MEMBER LEVI, CARRIED 6-0, to approve the TOT Report. BUSINESS ITEMS Chair Palazzo arrived at 5:45. 1. WAYFINDING SIGN PROJECT City Senior Civil Engineer Bridget Fraser reviewed the background of the project, noting that it commenced in 2011; explained the timeline and budget overview for the pedestrian component will include ten signs to be installed in the downtown area by March 2016. ATTACHMENT 4 CHC1 - 17 Draft – Promotional Coordinating Committee Minutes of December 9, 2015 Page 3 CityofSanLuisObispo, Title, Subtitle Designer Pierre Rademaker reviewed the Downtown Map Kiosks and the City Hall Kiosk design; noted that the primary purpose of the map kiosks is to help visitors orient themselves near the City’s transit center, parking garages, and the Mission Plaza; added that the principal elements of the design include: location maps, walking distance timing, key building names, and the international information “i” symbol. Mr. Rademaker reported that the City Hall kiosk is designed to blend with the architecture of City Hall rather than matching the pedestrian kiosk design; noted that the three elements of the current kiosk include: office location, public noticing, and mailboxes. Senior Civil Engineer Fraser noted that the next phases are presentation to the Cultural Heritage Committee, the Architectural Review Commission, and the City Council, following final design considerations, further funding, and lastly fabrication and installation. The Committee discussed potential opportunities and obstacles of the project design, providing input concerning sight impairment access, kiosk height, kiosk location, content, and size. MOTION BY COMMITTEE MEMBER PEARCE, SECOND BY COMMITTEE MEMBER LEWIS, CARRIED 7-0, to approve the current design direction. 2. MID-YEAR EVENT PROMOTION SPONSORSHIP ALLOCATION Tourism Manager Cano noted that six applications were received for possible sponsorship. Holly Holiday, Director of Create Promotions spoke on the SLO Craft Beer Festival and the Bacon and Barrels San Diego event, explaining her level of involvement; noted that the SLO Craft Beer Festival is planned for late October 2016, adding that it will be a week-long event and the event is targeted at the millennial and Gen-X markets; stated that the event will showcase know Craft Beer names from around the country, including stars” from the Central Coast. She stated that while the Bacon and Barrels San Diego event is not local, the intent is to further support the San Luis Obispo City brand at the event, highlighting the products from the City. Eva Ulz, Director of the History Center of San Luis Obispo County, explained that the History Center’s application is to establish a history tour service; noted that the intent is to create a history component offering it to tour companies, explaining that it would encourage longer stays in the town; added that the revenue will fund staff time, noting after initial funding, the project is planned to be self-sustaining. Tourism Manager Cano reviewed the current balances: sponsorship balance, $2,515, the Grants-In-Aid residual balance, $6,100, and the General Contract Services balance, 10,175, noting a total possible funding of $18,790. ATTACHMENT 4 CHC1 - 18 Meeting Date: January 25, 2016 Item Number: 2 CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: Historic Significance Determination for 1009 Monterey Street. ADDRESS: 1009-1025 Monterey Street BY:Shawna Scott, Contract Planner Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: HIST -2592-2016 (CHC) FROM: Brian Leveille, Senior Planner SUMMARY RECOMMENDATION Recommend the City Council adopt a resolution removing 1009 Monterey Street from the City’s Contributing List of Historic Resources. Applicant/Owner Rossi/King Historic Status Contributing Zoning C-D-H (Downtown Commercial, Historic Preservation) General Plan General Retail Site Area 0.55 acre (24,016 square feet) Environmental Status Exempt from CEQA under Section 15061(b)(3) because the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. 1.0 SUMMARY The applicant is requesting a historic significance determination for a Contrbuting List property (1009 Monterey Street) located in the Downtown Historic District. A Historic Resources Evaulation Report by Applied EarthWorks, Inc. indicates that the subject property does not meet historic significance criteria of the Historic Preservation Ordinance. The project requires review by the Cultural Heritage Committee (CHC) pursuant to the City’s Historic Preservation Ordinance, Municipal Code 14.01.060 because the CHC is responsible for making recommendations to the City Council on all listing or delisting actions. CHC2 - 1 CHC HIST -2592-2016 (1009 Monterey Street) Page 2 2.0 BACKGROUND 2.1 Site Information The subject site is located in the Downtown Historic District on Monterey and Higuera Streets, between Santa Rosa Street and Osos Street (Attachment 2, Vicinity Map). The site is developed with two restaurants (Que Pasa and Aisuru) and Mission Cinemas. The Fremont Theater is located to the northeast, and Mo’s Smokehouse BBQ is located to the southwest (refer to Figure 1). A Sanborn fire insurance map dated 1888 (Attachment 3, Figure 4-2, page 13) shows that the subject parcel was part of the joint location of the San Luis Obispo Flour Mill complex, which was located at the intersection of Monterey and Osos Streets 1. 1009 Monterey Street remained largely vacant 2 until 1910, when the site was developed with the San Luis Garage. The Laird Garage occupied the site from 1940 until 1945, when it was converted to a Greyhound Bus Station (refer to Figure 2). The City placed the property on its Contributing List in 1987. 2.2 Architecture The architectural style of the Greyhound Bus Station was based upon the Mission Revival-style, and incorporated added Art Deco- influenced vertical elements in its smoothed-over styling, central dormered pavilion with large glass storefront waiting room window, and modern vertical signage (refer to Figure 2). This style differed from many of the more architecturally unique and famously distinctive pre-war Greyhound bus stations. The Greyhound Bus Station remained active from 1945 until 1965, and at between approximately 1956 and 1982 minor aspects of 1 The 1888 Sanborn map also shows a small one story building, possibly a house, along Monterey Street. 2 Oil tanks were installed on the property to serve the San Luis Obispo City Electric Light Company, which was located in the northern portion of the subject parcel in 1903, and powered the Sperry Flour Company building (1005 Monterey Street). Figure 1: 2015 photograph of the subject structure Figure 2: 1945 photograph of the subject structure (Applied Earthworks) Figure 3: 1984 photograph of the subject structure CHC2 - 2 CHC HIST -2592-2016 (1009 Monterey Street) Page 3 its Mission Revival detailing was re-created, and over time its storefronts were modified to accommodate a variety new businesses (refer to Figure 3). Major modifications occurred in the early 1980’s, including the remodeling of Mission Cinemas and other improvements to accommodate retail, office, and restaurant uses. Structural modifications were made for public safety under seismic loads from 2004 to 2013. 2.3 Current Building Condition The Laird Garage building was originally constructed as a central one-and-a-half story dormered pavilion flanked by two equal garage wings (refer to Attachment 3). These wings are now storefronts designed and finished individually in a way that suggest they are separate buildings (refer to Figure 4). Original materials were brick with a stucco finish and Spanish tile roof; those materials remain but have been refinished. Areas on the rear-facing east façade near Higuera Street retain early brickwork with arched brick lintels (refer to Figure 5, below). As documented in the Historic Resources Evaluation Report (refer to Attachment 3), the façades at 1009 and 1025 Monterey have been removed or modified significantly over time including: • The former bus entrance has been filled in to accommodate a smaller pedestrian entry; • The size, height, and area of the windows have been modified and one window no longer exists; • A large header beam that supports all of the structure above the storefront is slightly lower (perhaps one foot) than the original bus opening; • Façade openings have been added or substantially enlarged; and, • The roof and second floor office area dormer (part of the central pavilion of the former bus station) seem to retain their general appearance, shape, and parapet profile, but the paired windows of the dormer have been removed and partially in-filled. 2.4 Proposed Future Project The applicant is exploring an option to remove the current structure in order to redevelop the site with a new, five-story, mixed use structure as allowed in the C-D-H (Downtown Commercial, Historic Preservation) zone. The applicant received conceptual review Figure 5: View of east façade near Higuera Street showing brick Figure 4: 2015 photograph of the subject structure showing separate storefronts (Applied Earthworks) CHC2 - 3 CHC HIST -2592-2016 (1009 Monterey Street) Page 4 directional items during a Joint CHC and Architectural Review Commission (ARC) Public Meeting held on December 7, 2015, and is in the process of preparing revised plans in response to comments and requests provided during the meeting. 3.0 EVALUATION/DISCUSSION The CHC’s role is to determine whether the property meets eligibility criteria for historic resource listing in accordance with the current Historic Preservation Ordinance. Section 14.01.050 of the Historic Preservation Ordinance states that “contributing list of resources or properties are buildings or other resources at least 50 years old that maintain their original or attained historic and architectural character, and contribute, either by themselves or in conjunction with other structures, to the unique or historic character of the neighborhood, district, or to the City as a whole.” Non-contributing resources are “buildings, properties and other features in historic districts which are less than 50 years old, have not retained their original architectural character, or which do not support the prevailing historic character of the district.” 3.1 Criteria The Historic Preservation Ordinance contains the below historic significance criteria 3 (refer to Attachment 4, Historic Preservation Ordinance). In order for a property to qualify for historic resource listing the property shall exhibit a high level of historic integrity, be at least fifty (50) years old (less than 50 if it can be demonstrated enough time has passed to understand its historical importance) and satisfy at least one of the following criteria: 1. Architectural Criteria (Style, Design, and/or Architect) Staff Response: As discussed above under Site Information and Current Building Condition, traces of the building’s original style remain or may have been reconstructed in the past as an attempt to return some of its original Mission Revival detailing (i.e. Spanish tile roofline, second floor dormer); however, the structure has undergone several substantial modifications and seismic structural additions to both its structural system and storefronts. The structure does not embody the distinctive characteristics of a type, period, region, or method of construction, or represent the work of a master, or possess high artistic values. 2. Historic Criteria (Person, Event, and/or Context) Staff Response: Transportation-related infrastructure including bus transportation was a significant element of transportation needs during the first half of the 20th century (refer to Attachment 3, Historic Resources Evaluation Report for additional background information). In its current condition, the subject structure no longer conveys its association with historical themes of transportation and bus stations previously represented by the Laird Garage and Greyhound Bus Station. In addition, the structure 3 14.01.060 Listing Procedures for Historic Resources & 14.01.070 Evaluation Criteria for Historic Resource Listing CHC2 - 4 CHC HIST -2592-2016 (1009 Monterey Street) Page 5 does not appear to be significant for association with the lives of persons important in history or events that made a significant contribution locally or to broad patterns of history. 3. Integrity Staff Response: The building no longer maintains authenticity and integrity because the structure has been remodeled and has undergone major repairs that have impacted its integrity and removed much of its architectural character. The building no longer retains its original feeling, workmanship, or connection to historic themes of transportation and bus stations. Based on the California Department of Parks and Recreation Inventory Forms available for review in (refer to Attachment 3, Appendix A), the building is not significant under California Register of Historic Resources or National Register of Historic Places criteria. 3.2 Summary Staff has not found evidence indicating the structure is historically significant. While the property remains in its original location, the structure no longer retains enough of its historic physical characteristics to convey its significance or association with its original historic context. Furthermore, the structure no longer retains enough of its historic physical characteristics to convey its significance or association with the transportation themes. Staff recommends the Cultural Heritage Committee recommend the City Council remove 1009 Monterey Street from the list of Contributing historic structures. 4.0 ENVIRONMENTAL REVIEW Section 15061(b)(3) states a project is exempt from CEQA if the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The determination of historical significance is not subject to CEQA because the project will not have a significant effect on the environment since it is a review of whether the subject site satisfies at least one of the criteria for historic resource listing within the Historic Preservation Ordinance. Any future development related to the proposed site will be subject to environmental review as required under CEQA. 5.0 RECOMMENDATION Adopt the draft Cultural Heritage Committee Resolution (Attachment 1) recommending the City Council remove 1009 Monterey Street from the City’s list of contributing historic structures. CHC2 - 5 CHC HIST -2592-2016 (1009 Monterey Street) Page 6 6.0 ALTERNATIVES 1. Deny the request to remove the subject property from the City’s list of Contributing Historic Resources, based on findings that the subject property meets at least one of the evaluation criteria. 2. Continue the item with direction to the applicant and staff on pertinent issues. ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Historic Resource Evaluation 4. Historic Preservation Ordinance Excerpt CHC2 - 6 ATTACHMENT 1 RESOLUTION NO. XXXX-16 A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE, RECOMMENDING THE CITY COUNCIL REMOVE 1009 MONTEREY STREET FROM THE CITY’S LIST OF CONTRIBUTING HISTORIC STRUCTURES, HIST-2592-2016 (CHC) 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 January 25, 2016, pursuant to a proceeding instituted under HIST -2592-2016 (CHC), Rob Rossi, applicant/owner; 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. Though the subject building is within the Downtown Historic District, the character of the building is not historically significant due to its lack of historic and original architectural features and numerous modifications. 2. The structure no longer retains enough of its historic physical characteristics to convey its significance or association with the transportation themes of the first half of the 20th century. 3. The building no longer maintains authenticity and integrity because the building has been significantly modified over time and the building no longer retains its original appearance, workmanship, or connection to historic themes of transportation and bus stations. 4. Significant alternations to the original construction of the structure include modifications for structural reinforcements, approximately 50 percent of the storefront façade has been removed, one window has been removed and the size and area of additional windows was enlarged, the original large garage door was filled in, and the bus entrance has been filled in to accommodate a smaller pedestrian entry. 5. The removal of the existing structure from the list of Contributing Historic Structures is consistent with the Historic Preservation Ordinance because the building does not meet the criteria for inclusion on the City’s list of historic resources. CHC2 - 7 Resolution No.XXXX-16 ATTACHMENT 1 1009 Monterey Street (HIST-2592-2016 (CHC)) Page 2 Section 2. Environmental Review. Section 15061(b)(3) states a project is exempt from CEQA if the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The determination of historical significance is not subject to CEQA because the project will not have a significant effect on the environment since it is a review of whether the subject site satisfies at least one of the criteria for historic resource listing within the Historic Preservation Ordinance. Any future development related to the proposed site will be subject to environmental review as required under CEQA. Section 3. Action. The Committee hereby recommends approval of application # HIST- 2592-2016 (CHC) supporting a recommendation to the City Council to remove 1009 Monterey Street from the City’s list of contributing historic structures. 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 25th day of January 2016. _____________________________ Brian Leveille, Secretary Cultural Heritage Committee CHC2 - 8 C-D PF PF-H C-DC-D-H C-R C-D-H C-DC-D-H C-R C-D O-H C-D-H C-D-H O C-D-H-PD C-D-H OO C-R PF-H C-D O S O S HIGUE R A MONTE R E Y PALM MARSH M O R R O S A N T A R O S A VICINITY MAP ARCH-2240-20151009 MONTEREY STREET ¯ ATTACHMENT 2 CHC2 - 9 Historical Resources Evaluation Report for 1009-1025 Monterey Street, San Luis Obispo, California Donald M. Faxon Prepared By Applied EarthWorks, Inc. 811 El Capitan Way, Suite 100 San Luis Obispo, CA 93401 Prepared For Rossi Enterprises 750 Pismo Street San Luis Obispo, CA 93401 Submitted To City of San Luis Obispo Community Development Department 919 Palm Street San Luis Obispo, CA 93401 December 2015 ATTACHMENT 3 CHC2 - 10 ii Historical Resources Evaluation Report for 1009-1025 Monterey Street CONTENTS 1 INTRODUCTION..............................................................................................................1 2 METHODS .........................................................................................................................3 2.1 ARCHIVAL RESEARCH .......................................................................................3 2.2 ARCHITECTURAL FIELD SURVEY ...................................................................3 2.3 EVALUATION........................................................................................................4 3 HISTORIC CONTEXT .....................................................................................................5 3.1 SPANISH INCURSION—THE MISSION ERA (1772–1850) ..............................5 3.2 EARLY STATEHOOD SETTLEMENT (1850–1875) ...........................................6 3.3 GROWTH OF INDUSTRY AND COMMERCE (1875–1900) .............................7 3.4 POPULATION GROWTH AND MODERNIZATION (1900–1945) ....................8 3.5 DOWNTOWN GROWTH (1945–PRESENT)........................................................9 3.6 TRANSPORTATION THEME AND THE GREYHOUND BUS COMPANY............................................................................................................10 4 DESCRIPTION OF RESOURCES ................................................................................12 4.1 HISTORIC DEVELOPMENT OF THE 1009 -1025 MONTEREY PROPERTY ...........................................................................................................12 4.2 CURRENT CONDITIONS ...................................................................................18 5 SIGNIFICANCE EVALUATION ..................................................................................22 5.1 CITY OF SAN LUIS OBISPO HISTORIC PRESERVATION ORDINANCE ........................................................................................................22 5.2 EVALUATION OF 1009-1025 MONTEREY STREET ......................................24 5.2.1 Architectural Criteria .................................................................................25 5.2.2 Historic Criteria .........................................................................................25 6 CONCLUSION AND RECOMMENDATION .............................................................27 7 REFERENCES ..........................................................................................................................29 APPENDIX A: California Department of Parks and Recreation Inventory Forms FIGURES Figure 1-1 1009-1025 Monterey Street, the Greyhound Bus Station next to the new Fremont Theatre, circa 1945 (Files of Applied Earthworks). ............................................... 1 Figure 3-1 Drawing of Mission San Luis Obispo (1793). ........................................................ 5 ATTACHMENT 3 CHC2 - 11 Historical Resources Evaluation Report for 1009-1025 Monterey Street iii Figure 3-2 A 1906 aerial view looking west at downtown San Luis Obispo along Marsh, Higuera, and Monterey Street with Osos Street at the bottom right corner (courtesy History Center of San Luis Obispo County). .......................................... 9 Figure 4-1 Aerial view of 1009-1025 Monterey Street, San Luis Obispo.............................. 12 Figure 4-2 1888 Sanborn map showing 1009-1025 Monterey Street. .................................... 13 Figure 4-3 1891 Sanborn maps showing 1009-1025 Monterey Street. .................................. 13 Figure 4-4 1903 Sanborn Map of 1009-1025 Monterey Street. ............................................. 14 Figure 4-5 Circa 1905 image showing empty lot of 1009 Monterey next to Sperry Flour Company. .............................................................................................................. 15 Figure 4-6 1926 Sanborn Map with October 1944 updates of 1009-1025 Monterey Street. . 16 Figure 4-7 1940s image of the Greyhound Bus Station (Crabb 2008). .................................. 16 Figure 4-8 1953 image of the Greyhound Bus Station (SLO Tribune 1953). ........................ 17 Figure 4-9 Circa 1984 image of 1009-1025 Monterey street. ................................................ 18 Figure 4-10 A 2015 photo of 1009 (right) and 1025 (left) Monterey Street, looking east at the south (front) façade. .............................................................................................. 19 Figure 4-11 Damage, exposed structure, and new storefronts at 1009-1025 Monterey. .......... 20 Figure 4-12 Central pavilion/dormer of former Laird Garage building. .................................. 20 Figure 4-13 View showing storefront under lowered support beam at 1009 Monterey Street. 21 ATTACHMENT 3 CHC2 - 12 ATTACHMENT 3 CHC2 - 13 Historical Resources Evaluation Report for 1009-1025 Monterey Street 1 1 INTRODUCTION At the request of Rob Rossi of Rossi Enterprises, Applied EarthWorks, Inc. (Æ) completed a historical resources evaluation of the former Laird Garage building, now more commonly referred to as the former Greyhound Bus Station, at 1009–1025 Monterey Street, San Luis Obispo, California (Figure 1-1). The purpose of this report is to evaluate the significance of the subject property and to determine whether the building retains historic integrity through the character-defining features associated with the period of significance. Rossi Enterprises has proposed a new development for the property known as Fremont Square. Figure 1-1 1009-1025 Monterey Street, the Greyhound Bus Station next to the new Fremont Theatre, circa 1945 (Files of Applied Earthworks). The Laird Garage building is located within City of San Luis Obispo’s Downtown Historic District and is included on the City’s list of Contributing Resources as a part of the District. As such, the building qualifies as a historical resource under the California Environmental Quality Act (CEQA). Due to its local listing, demolition or rehabilitation of the building is subject to the San Luis Obispo Historic Preservation Ordinance (Municipal Code Chapter 14.01) and must conform to the City’s Historic Preservation Program Guidelines (City of San Luis Obispo 2013). ATTACHMENT 3 CHC2 - 14 2 Historical Resources Evaluation Report for 1009-1025 Monterey Street The city-wide Historic Resources Survey conducted in 1983 found the subject building significant for its architectural merits and age; the City placed the property on its Contributing List in 1987. Subsequently, the building was substantially altered when structural modifications were made for public safety under seismic loads; thus, an updated evaluation is needed to establish whether the building still retains its historic integrity and still merits such listing. To correctly identify changes to the character-defining features of a building, the significance of the property must first be established and the associated period of significance defined. Then the character-defining features that convey the significance of the property can be identified and assessed as to whether they are still fully present. ATTACHMENT 3 CHC2 - 15 Historical Resources Evaluation Report for 1009-1025 Monterey Street 3 2 METHODS Æ carried out three basic tasks to complete the documentation and historical evaluation of the subject property. The first task involved background archival research to define the historic context of the property and gather available property-specific information on the construction history of the building. Second, Æ’s Architectural Historian visited the property to document the building’s architectural features. Finally, Æ evaluated the significance of the property within the historic context defined through the background research. Each of these steps is described in greater detail below. 2.1 ARCHIVAL RESEARCH During the course of the study, Æ Architectural Historian Don Faxon conducted archival research at several repositories within the city of San of San Luis Obispo. Primary resources he reviewed in support of the evaluation included: • City o f San Luis Obispo Community Development Files on Historical Properties; • U.S. Census records and index to voter registration affidavits; • Historical photographs on file at the History Center of San Luis Obispo County; and • City directories on file in the History Room of the San Luis Obispo City-County Library. Faxon also consulted: • Æ’s large in-house library of sources, including published works on the history of the city and county of San Luis Obispo, various historical maps, and a collection of San Luis Obispo County historical photographs; • Æ reports prepared for the previously developed Court Street and SLO County Government Center projects. 2.2 ARCHITECTURAL FIELD SURVEY Faxon toured the subject building on November 30, 2015 and conducted the architectural survey on December 3, 2015. He documented the building using a California Department of Parks and Recreation (DPR) Primary Record (523A) and Building, Structure, and Object Record (523B). The completed forms describe the building’s attributes, features, and condition, and summarize Æ’s evaluation of significance. Faxon photographed the building and its features. The completed DPR forms for the property are provided in Appendix A of this report. ATTACHMENT 3 CHC2 - 16 4 Historical Resources Evaluation Report for 1009-1025 Monterey Street 2.3 EVALUATION Æ evaluated the Laird Garage building by applying the criteria of historical significance presented in the City of San Luis Obispo’s Historic Preservation Ordinance with reference to the historic context presented in Section 3 of this report. Whereas the criteria provide the general standards of significance, the context delineates the specific key themes (i.e., aspects of history) to which a resource may be related. Significance is based on how well the subject resource represents one or more of these themes based on its specific history and the people associated with the resource, as well as its inherent qualities (i.e., architecture and potential to yield information about the past). To be considered a good representative of a particular theme, a resource also must retain sufficient integrity to communicate its significance. The seven aspects of integrity are location, setting, feeling, association, workmanship, materials, and design (National Park Service 1998:44). Æ’s evaluation of the property includes an assessment of all seven aspects of integrity. ATTACHMENT 3 CHC2 - 17 Historical Resources Evaluation Report for 1009-1025 Monterey Street 5 3 HISTORIC CONTEXT The subject property is located within the City of San Luis Obispo’s Downtown Historic District. The Historic Preservation Program Guidelines identify the period of significance for the district as 1870–1930 (City of San Luis Obispo 2013). 3.1 SPANISH INCURSION—THE MISSION ERA (1772–1850) The era of Chumash contact with Europeans began with the initial Spanish exploration of California in 1542. In 1769 the Portolá expedition traveled overland from the Port of San Diego to the Port of Monterey, journeying inland from Morro Bay, and passing through the area again on their return voyage in 1770. The expedition laid the groundwork for the establishment of Franciscan missions that would eventually form a chain between the two Spanish ports. Mission San Luis Obispo de Tolosa was founded in 1772, the first Spanish establishment in Chumash territory. The first structures at the mission comprised a temporary church built of timber and tule, a granary, and a log and tule house for the soldiers of the mission guard. The following year, Francisco Palóu brought five families of Baja California Indians to the mission and erected huts to house them (Palóu 1926). In 1774 a more permanent church with adobe foundations and a superstructure of shaved limbs and tules was erected. Several fires over the next six years necessitated construction of a new church, completed in 1793, that still stands today, dominating the landscape of Mission Plaza and Chorro Street (Figure 3-1). Figure 3-1 Drawing of Mission San Luis Obispo (1793). Despite the previous setbacks, 877 baptisms had taken place at the time of the new mission church construction and there were regular surpluses of crops and livestock. In the 1790s an auxiliary rancho with more than 17,000 acres of prime farmland was established at Santa ATTACHMENT 3 CHC2 - 18 6 Historical Resources Evaluation Report for 1009-1025 Monterey Street Margarita (Krieger 1988). The mission vineyard, located south of San Luis Obispo Creek, encompassed an area bound by Garden, Buchon, and Santa Rosa streets. This was the second- largest vineyard in the California mission chain, consisting of 44,66 acres of grapes planted prior to 1800 (Bertrando and Bertrando 2003; Kocher 1972). Other construction projects completed in the 1790s included living quarters for the padres, dwellings and workshops for five guards and their families, and the first water-powered grist mill (Kocher 1972; Webb 1952). In 1800, Father Martinez began an aggressive construction program that would complete and beautify the mission quadrangle. Construction over the following 11 years included a weaving room, a wall to enclose the quadrangle, more than 80 permanent mission Indian houses (measuring 20 by 17 feet) made of adobe and roofed with clay tiles, dormitories, a hospital, a second grist mill, additional reservoirs, a community kitchen, two granaries, and a corral (Englehardt 1933; Kocher 1972; Mitchell 1930; Monitor 1938; Webb 1952). The Indian population at Mission San Luis Obispo reached its peak of 919 in 1803; by 1804 native villages in the area were abandoned and most of the Obispeño were living at the mission or its outposts. By the time of secularization, missionization, disease, and destruction of the native subsistence base had forced the Chumash to abandon most of their traditional lifeways. By 1838 only 170 Native Americans, including Chumash, Salinians, and Yokuts, remained at the mission (Greenwood 1978). In 1822, California became a Mexican territory and the Mexican government was intent on secularizing the missions. In essence, successful production of material resources at the missions was their doom, as “the covetous eyes of thousands of landless Mexicans [were] cast upon the missions” (Krieger 1988:32). With Native populations declining every year, the missions had no basis for occupying the large expanses of mission lands and could not defend themselves in political arenas. Additionally, political, economic, and social factors made it difficult for the Mexican government to maintain the mission chain. When a proclamation for secularization was issued in 1834, the government appointed Innocente Garcia as the administrator for Mission San Luis Obispo. In 1846 the mission was sold to Petronillo Rios, ending the Franciscan era. That same year the Bear Flag Rebellion occurred and California gained independence from Mexico; control of the territory soon fell into the hands of the United States (Krieger 1988). 3.2 EARLY STATEHOOD SETTLEMENT (1850–1875) When California achieved statehood in 1850, immigrants were mainly interested in the riches to be found in the gold fields of the Sierra Nevada. Newcomers were able to find some semblance of the culture they left behind in the northern part of the state and the San Francisco Bay area, but Southern California was seen as a wild, untamed country full of lawlessness. As a result, the population of newly formed San Luis Obispo County grew slowly. The 1850 census lists 336 residents, but ethnicity is not recorded. However, over 230 were born in California, suggesting Native American and/or Mexican heritage. Fifty-five were born in Mexico, 20 were born in America, and 26 were European immigrants. The population makeup must have remained unchanged through most of that decade, because in 1856 Henry Miller observed about 150 houses, inhabited principally by Native Americans and Mexicans (Miller 1856). A cholera epidemic in the 1850s further decimated the Native American population in the region. At least 70 Native Americans are said to have died from the disease, and many who were not ATTACHMENT 3 CHC2 - 19 Historical Resources Evaluation Report for 1009-1025 Monterey Street 7 affected fled the area and were not seen again. The effect of the epidemic is noticeable in the 1860 census, which lists only 162 Indians within a town population of 1,808 residents. Disaster hit the county from 1862 to 1864 when great droughts caused the death of hundreds of thousands of sheep and cattle, bankrupting many of the Hispanic families who had acquired large ranchos. These families were forced to sell out to Euro-American entrepreneurs who were arriving in the area (Krieger 1988). Those new arrivals spurred development within the sleepy town. With the influx of Euro-American landholders, growth came rapidly, and by 1868 housing demand far exceeded supply. By the time authorities finally received a certificate of purchase for the town site from the U.S. Land Office in February 1871, many public improvements had taken place. Bridges spanned San Luis Obispo Creek at Mill, Court, Morro, Chorro, Nipomo, and Broad streets. Sidewalks had been constructed and trees planted. Gas and water works were established, the fire department was on call, a brick city hall was in use, the Bank of San Luis Obispo was open for deposits, and three weekly and two daily papers were available (Angel 1883:357, 361). During the 1870s, the demand for town lots was overwhelming. The town of San Luis Obispo added more than a dozen subdivisions during this decade. The Roman Catholic Church held titles to large sections of land such as the mission orchard and vineyard. Seeing an opportunity to finance their extensive building repair program, the Mission Parish began selling the Mission Vineyard subdivision lots in 1872 (San Luis Obispo County 1873). By 1875, the entire vineyard had been sold (Kocher 1972). The subdivision of the Old Mission Orchard is not recorded until 1896, indicating perhaps that the orchard remained active beyond the 1880s (San Luis Obispo County 1896). 3.3 GROWTH OF INDUSTRY AND COMMERCE (1875–1900) In 1875, 2,500 residents were concentrated in a 4-square-mile area and the outskirts of the town were sparsely settled. The City waterworks maintained a 2-mile open flume that carried water from springs above the town to a stone and cement reservoir. This water was then distributed through 5 miles of pipes that ran below all principal streets. The architecture was described as “rather primitive but of late marked improvement” (Cooper 1875:17). There were more buildings of a permanent nature, and many who had been renting were now building. Rental housing was in demand, and there was a limited supply; these had “reasonable rents at $10 to $25/month according to size and location” (Cooper 1875:23). The City waterworks serviced residences near the town center, and those elsewhere were supplied from individual wells. In 1875, Paulson reported four hotels, six livery stables, and one paper—the Weekly Tribune. He told how the city “commands trade up and down the coast and at least 100 miles to the interior” (Paulson 1875:23). Access to the outside world was through the Coast Line Stage. This company carried U.S. mail for Wells Fargo and Company to points north and south of the city. Passenger coaches also ran from the city to the harbor, and a tri-weekly stage between San Luis Obispo and the town of Cambria provided residents with a connection to the communities of Morro, Old Creek, and Cayucos. The narrow-gauge Pacific Coast Railway from Port Harford to Los Alamos, which first ran in 1876, made San Luis Obispo the commercial center of the region and provided access for passenger steamer service. Additionally, a telegraph from San Francisco to Santa Barbara ran ATTACHMENT 3 CHC2 - 20 8 Historical Resources Evaluation Report for 1009-1025 Monterey Street through San Luis Obispo, with an additional line from the city to the port (Jespersen 1939:78– 79). The City of San Luis Obispo was incorporated on March 20, 1876, and a codified system of ordinances was prepared and enacted. At the time of the 1880 census, there were 2,500 residents in the city. Just 3 years later, that number was reported to have increased to 3,000 (Angel 1883). The 1886 Sanborn map illustrates the commercial core of downtown growing within an eight- block area along Higuera, Monterey, Morro, Chorro, and Broad streets. General mercantile, hardware, grocery, and drug stores were intermingled with specialty stores such as a photo shop, cigar sellers, bakeries, jewelers, barbers, and tailors. Hotels, liveries, and restaurants were plentiful to meet the needs of travelers. Entertainment venues such as saloons, billiard rooms, pleasure houses, and a drama theatre were available. It appears that at the end of the nineteenth century one could find anything that they might desire in downtown San Luis Obispo. Between 1894 and 1901 the streetcars provided an important transportation link between the Ramona Hotel, the Southern Pacific Depot, and the narrow-gauge Pacific Coast Railway. The Southern Pacific Railroad did not reach the city until 1894 and, following a long period of starts and stops, finally connected to Los Angeles in 1901. This new link to the outside world increased the flow of manufactured goods into the city and gave access to additional markets for local agricultural products. 3.4 POPULATION GROWTH AND MODERNIZATION (1900–1945) The 1900 U.S. Census enumerated just over 3,000 residents in the City of San Luis Obispo. Several events spurred growth of the city in the early twentieth century. By 1901 the city was served by the Pacific Coast Railway and mainline Southern Pacific (Krieger 1988). The completion of a rail line that allowed travel and shipment of goods to the south meant greater opportunities for selling and buying commodities. The establishment of California Polytechnic State University (Cal Poly) in 1901 as a vocational school on 281 acres also was a significant draw for the city. Shortly after the turn of the twentieth century, the city began improving streets by grading roads and filling in low places with gravel (Curry 1968). Higuera Street was widened to 70 feet between Nipomo and Osos streets. New development throughout the city followed these improvements (Figure 3-2). San Luis Obispo Creek, however, was a major hindrance to commercial development of large portions of downtown. In locations where the creek traveled through the middle of a block, development on both sides of the creek had already occurred before the turn of the century. On Higuera Street between Osos and Santa Rosa streets, the creek was very close to the bottom of the established block. By the 1930 Census, the city’s population had surpassed 8,300. Additional growth occurred at the end of World War II, when military installations established in response to the war stimulated the local economy. Between 1940 and 1941, the U.S. Army converted Camp Merriam, a 2,000-acre National Guard base founded in 1928, to an infantry and artillery training camp known as Camp San Luis Obispo. Many of those soldiers, who remembered the mild climate and ATTACHMENT 3 CHC2 - 21 Historical Resources Evaluation Report for 1009-1025 Monterey Street 9 gentle hills of the Central Coast, returned permanently to San Luis Obispo after the war (Krieger 1988:102–104). Figure 3-2 A 1906 aerial view looking west at downtown San Luis Obispo along Marsh, Higuera, and Monterey Street with Osos Street at the bottom right corner (courtesy History Center of San Luis Obispo County). 3.5 DOWNTOWN GROWTH (1945–PRESENT) Many of the returning soldiers were instrumental in the modernization of San Luis Obispo in the second half of the twentieth century. Joe Navoni and a group of veterans took over the City Garbage Company and bought trucks that could handle dumpsters. Archie Stinson, who used the GI Bill to study at Cal Poly, started a poultry processing plant that soon supplied most stores in San Luis Obispo and Santa Barbara counties. On December 2, 1946, Southwest Airlines established airmail and passenger service out of the small county airport on the edge of town (McKeen 1988). In 1958, Alex Madonna and his wife Phyllis built the landmark Madonna Inn. The influx of new commerce meant that the landscape of downtown was changing. Older buildings, including many residences, were demolished to make way for more modern structures and parking lots. City landmarks such as the Clock Tower at the intersection of Chorro and Higuera streets and the Mission Mill guesthouse were demolished in the 1950s and 1960s. Many of the remaining adobes were also lost during this period. ATTACHMENT 3 CHC2 - 22 10 Historical Resources Evaluation Report for 1009-1025 Monterey Street Citizens, government, and downtown businesses spent a considerable amount of the 1950s arguing about what to do about San Luis Obispo Creek. Many citizens believed that the creek, then a trash-filled eyesore, could be cleaned up and a lovely plaza could be developed in front of the mission. Downtown businessmen, hungry for parking spaces for their customers, thought the creek was a waste of space and encouraged the city to pave it over (McKeen 1988). The issue would not be decided until 1968, when voters approved the closing of Monterey Street and creation of the plaza that exists there today (McKeen 1988; Tritenbach 1989). 3.6 TRANSPORTATION THEME AND THE GREYHOUND BUS COMPANY Transportation-related infrastructure was especially important in America during the first half of the twentieth century and made up a substantial percentage of a typical city’s architecture. Whether existing buildings were altered to accommodate modern vehicle needs, as with some converted stables and carriage houses, or constructed specifically as service facilities, automobile-related architecture was prevalent along major thoroughfares throughout the nation, especially along travel and tourist routes. Between 1909 and 1926, many changes related to the increase in the ownership of automobiles and the ease of travel were also taking place in San Luis Obispo. When the new state highway was opened for travel in 1915, the city was a prime location for travelers to rest on the long trip from San Francisco to Los Angeles. Early automobiles required substantial servicing, and high- competition for sales meant that many more dealerships existed than are found today. Commercial ventures catering to travelers, including hotels, motels, restaurants, and service stations, cropped up around the city (City of San Luis Obispo 1983; Krieger 1988; Morlet 2013; Palmer et al. 2001). Such services were primarily located along Monterey and Higuera streets; as an example, the block that contains 1009-1015 Monterey also was the location in the 1940s for a service station, a car wash, a car dealership, and two auto repair shops (History Center of San Luis Obispo County 1926/1945. Bus transportation was also a significant element of transportation needs during the first half of the twentieth century. The Greyhound Bus Company, a major transportation provider during that period, still exists today. The company employed 9,500 employees, had 4,750 stations and 2,500 buses, and carried passengers 200,000,000 miles annually in the 1930s (Wrenick 2007). By 1935, intercity bus lines such as Greyhound transported 651,999,000 passengers per year across America (Time 1936). Early Greyhound terminals were known as the “Greyhound Blue Tile” stations for their use of blue porcelain tile, but the Greyhound Company soon became even better known for its construction of high-styled Streamline Moderne stations around America starting in 1938. These were designed by noted architect and industrial designer W. S. Arrasmith (Wrenick 2007). At times however, as with the Laird Garage at 1009-1025 Monterey Street, local structures were converted into bus terminals because it was expedient, especially during periods when an increase in need for bus travel was immediate, such as during the period of the World War II. Fuel and material rationing made long-distance automobile travel virtually impossible during the war, and intercity bus lines became more in demand for travel than even during the Depression era. ATTACHMENT 3 CHC2 - 23 Historical Resources Evaluation Report for 1009-1025 Monterey Street 11 To alleviate problems, bus operators and bus companies began to establish storefront depots of their own in the large cities. [L]arger and larger downtown storefront locations were established to provide for the comfort and convenience of passengers, including things such as retail space, restaurants, and newsstands [Wrenick 2007:105]). As for the drive-through design of Greyhound stations such as at 1009-1025 Monterey Street, Wrenick (2007:105) adds, “as the process evolved designers developed two basic plot plans for terminals, the island type and the parallel type, both of which referred to the nature of bus traffic as it circulated through the terminal.” The peak era of bus travel ended soon after the World War II as car ownership increased and the Federal Highway System improvements took hold in the 1950s. The closure of the San Luis Obispo bus station in 1965 coincided with significant drop in ridership as reliance on personal transportation continued to grow. This makes America’s surviving downtown bus stations important symbols of twentieth century mass transportation; they are especially significant to those who once relied on them. ATTACHMENT 3 CHC2 - 24 12 Historical Resources Evaluation Report for 1009-1025 Monterey Street 4 DESCRIPTION OF RESOURCES The City’s Master List of Historic Resources identifies the Laird Garage building (1009-1025 Monterey Street) as a single property, although currently two commercial spaces present architecturally differing storefronts. The construction history represents that of a single building with an addition. The subject building is located on the south side of Monterey Street between Osos and Santa Rosa streets (Figure 4-1). Figure 4-1 Aerial view of 1009-1025 Monterey Street, San Luis Obispo. 4.1 HISTORIC DEVELOPMENT OF THE 1009 -1025 MONTEREY PROPERTY For most of the nineteenth century, San Luis Obispo Creek flowed behind the parcels on the south side of Monterey Street between Osos and Santa Rosa streets, but a second waterway, a small tributary, also branched off to the northeast directly through this block and was known as Small Creek. Because of the two creeks, Higuera Street did not exist south of Monterey along this block before 1890, and then extended only part way from the east after that date until a bridge was built near the turn of the century. The downtown area around 1009-1025 Monterey Street was still being transformed from a partially undeveloped residential and agricultural business area to a more commercial and industrial zone during this period, evidenced by the first Sanborn fire insurance map at that Project Location ATTACHMENT 3 CHC2 - 25 Historical Resources Evaluation Report for 1009-1025 Monterey Street 13 location, dating to 1888. The map depicts a small one-story building along Monterey Street, possibly a house since the east end of the block contained at least two private residences (Figure 4-2). Figure 4-2 1888 Sanborn map showing 1009-1025 Monterey Street. Figure 4-3 1891 Sanborn maps showing 1009-1025 Monterey Street. The 1888 map also shows that the subject parcel of 1009-1025 Monterey Street was a part of the joint location of the San Luis Obispo Flour Mill complex (between 1009 Monterey Street and the adjacent corner parcel of 1005 Monterey at Osos Street). Included on the site at this time was the ATTACHMENT 3 CHC2 - 26 14 Historical Resources Evaluation Report for 1009-1025 Monterey Street San Luis Obispo City Electric Light Company, near the southern end of the subject parcel, above San Luis Obispo Creek. This situation remained largely the same for the lots at 1005, 1009, and 1015 Monterey Street on the 1891 Sanborn map (Figure 4-3). In 1903 the San Luis Obispo City Electric Light Company moved its powerhouse farther north on the site of 1009-1025 Monterey Street to power the larger 1005 Monterey Street Flour Mill, now known as the Sperry Flour Company, or the Sperry Building. Crude oil tanks were installed in the ground under 1009 Monterey to serve the electric company. But other than these tanks and a small projection off the side of the mill, 1009 still remained largely vacant (Figure 4-4). Figure 4-4 1903 Sanborn Map of 1009-1025 Monterey Street. A contemporary photo from 1905 clearly shows the Monterey Street lot portion of the parcel still vacant between the Sperry Mill at 1005 Monterey Street and the Commercial Hotel at 1035 Monterey Street (now the Fremont Theater) ( Figure 4-5). ATTACHMENT 3 CHC2 - 27 Historical Resources Evaluation Report for 1009-1025 Monterey Street 15 Figure 4-5 Circa 1905 image showing empty lot of 1009 Monterey next to Sperry Flour Company. The front lot of the 1009-1025 Monterey Street parcel had remained vacant for almost two decades by 1910. But by the end of that year the San Luis Garage occupied the site; the building appears to have remained much the same for the next three decades (Crabb 2008). By 1940 the Laird Garage building occupied the site until it became the Greyhound Bus Station in 1945 (Figure 4-6). Unlike many of the more architecturally unique pre-war Greyhound stations for which the company would become famous, San Luis Obispo’s did not incorporate streamlined styling with bands of windows and curved corners. Instead, the city’s Greyhound Station was based upon the existing Mission Revival–style structure, but also incorporated some added Art Deco-influenced vertical elements in its smoothed-over styling, central dormered pavilion with large glass storefront waiting room window, and modern vertical signage (Figures 4-7 and 4-8). And while purpose-built around 1910 as a garage, only those few changes—now largely eliminated—tied the building to the Greyhound Bus Company. No documentation has yet been found that suggests the Laird building’s Monterey Street vehicle entrance was enlarged for the purpose of allowing pass-through for the buses, a feature specifically employed by Greyhound as mentioned previously, but the opening required for that circulation design was another likely modification from the original 1910 garage construction. The Greyhound terminal remained active from 1945 until 1965, and at some point minor aspects of its Mission Revival detailing were re-created, even while its storefronts were being modified to accommodate new businesses (Figure 4-9). ATTACHMENT 3 CHC2 - 28 16 Historical Resources Evaluation Report for 1009-1025 Monterey Street Figure 4-6 1926 Sanborn Map with October 1944 updates of 1009-1025 Monterey Street. Figure 4-7 1940s image of the Greyhound Bus Station (Crabb 2008). ATTACHMENT 3 CHC2 - 29 Historical Resources Evaluation Report for 1009-1025 Monterey Street 17 Figure 4-8 1953 image of the Greyhound Bus Station (SLO Tribune 1953). ATTACHMENT 3 CHC2 - 30 18 Historical Resources Evaluation Report for 1009-1025 Monterey Street Figure 4-9 Circa 1984 image of 1009-1025 Monterey street. 4.2 CURRENT CONDITIONS Æ Architectural Historian Don Faxon conducted a field evaluation on December 3, 2015, and made comparisons between the current conditions observed, conditions visible in a period photo circa 1945 (see Figure 1-1) when the relatively new Greyhound Bus Station was still fully intact and operational, and with conditions in photos taken within the past two decades. The building was originally constructed in 1910 as a central one-and-a-half story dormered pavilion flanked by two equal garage wings (Figure 4-8). These wings are now storefronts designed and finished individually in a way that suggest they are separate buildings (Figure 4-10). Original materials were brick with a stucco finish and Spanish tile roof; those materials remain but have been refinished. Areas on the rear-facing east façade near Higuera Street retain early brickwork with arched brick lintels. The old Greyhound terminal and garage are now occupied by the Que Pasa restaurant and Aisuru, and were heavily modified for structural reinforcement to accommodate potential seismic loads at some point early in the 1980s. The Monterey Street façade was substantially altered sometime after the bus station was closed, and the large garage door opening was filled in. At Aisuru (1025 Monterey Street), façade openings have been added or substantially enlarged, both vertically and horizontally; one window no longer exists, and another retains only a portion of its original opening. Large portions of the original façade are mostly gone (Figure 4-11). Above, the roof and second floor office area dormer (part of the central pavilion of the bus ATTACHMENT 3 CHC2 - 31 Historical Resources Evaluation Report for 1009-1025 Monterey Street 19 station) seem to retain their general appearance, shape, and parapet profile, but the paired windows of the dormer have been removed and partially infilled (Figure 4-12). Figure 4-10 A 2015 photo of 1009 (right) and 1025 (left) Monterey Street, looking east at the south (front) façade. ATTACHMENT 3 CHC2 - 32 20 Historical Resources Evaluation Report for 1009-1025 Monterey Street Figure 4-11 Damage, exposed structure, and new storefronts at 1009-1025 Monterey. Figure 4-12 Central pavilion/dormer of former Laird Garage building. The façade at Que Pasa (1009 Monterey) has also been modified significantly (Figure 4-13). The bus entrance has been filled in to accommodate a smaller pedestrian entry, an area at street level has been filled with wood, and the size and area of the windows has been enlarged horizontally. It also appears that a large header beam that supports all of the structure above this storefront is slightly lower (perhaps 1 foot) than the original bus opening, and window heights, when compared with their heights in historic photos, show substantial modification, thus limiting any affordable options to reconstruct this entire area as it may have existed in 1910–1944 or 1945– 1965. ATTACHMENT 3 CHC2 - 33 Historical Resources Evaluation Report for 1009-1025 Monterey Street 21 Figure 4-13 View showing storefront under lowered support beam at 1009 Monterey Street. All areas have been refinished in a way that has eliminated most of the historic detailing that existed either before or during use of 1009-1025 Monterey Street as the Laird Garage and later as the Greyhound Bus Station, especially at the central pavilion. Areas remaining have been damaged by the addition of new structural steel bracing, which remains exposed. ATTACHMENT 3 CHC2 - 34 22 Historical Resources Evaluation Report for 1009-1025 Monterey Street 5 SIGNIFICANCE EVALUATION This section presents the regulatory framework and Æ’s re-evaluation of the significance of the former Laird Garage/Greyhound Bus Station building at 1009-1025 Monterey Street under the City of San Luis Obispo’s Historic Preservation Ordinance. The City placed the resource on its Contributing List in 1987 as a component of the Downtown Historic District. 5.1 CITY OF SAN LUIS OBISPO HISTORIC PRESERVATION ORDINANCE On December 7, 2010, the City Council adopted Ordinance No. 1557 (2010 Series) to incorporate the Historic Preservation Ordinance provisions into the municipal code. The classifications for resources and criteria for evaluating the significance of properties located in the City are provided in the Historic Preservation Ordinance, and are excerpted directly below: 14.01.050 Historic Resource Designation The following classifications shall be used to designate historic resources and properties. The primary categories of historic significance are “Master List” and “Contributing” properties. Contributing properties include those properties that by virtue of their age, design and appearance, contribute to and embody the historic character of the neighborhood or historic district in which they are located. A. Master List Resources. The most unique and important resources and properties in terms of age, architectural or historical significance, rarity, or association with important persons or events in the City’s past, which meet one or more of the criteria outlined in Section 14.01.070. B. Contributing List Resources or Properties. Buildings or other resources at least 50 years old that maintain their original or attained historic and architectural character, and contribute, either by themselves or in conjunction with other structures, to the unique or historic character of a neighborhood, district, or to the City as a whole. They need not be located in a historic district. In some cases, buildings or other resources that are less than 50 years old, but are nonetheless significant based on architecture, craftsmanship or other criteria as described in Section 14.01.070 may be designated as a Contributing Resource. C. Non-Contributing. Buildings, properties and other features in historic districts which are less than 50 years old, have not retained their original architectural character, or which do not support the prevailing historic character of the district. 14.01.070 Evaluation Criteria for Historic Resource Listing When determining if a property should be designated as a listed Historic or Cultural Resource, the CHC and City Council shall consider this ordinance and State Historic Preservation Office (“SHPO”) standards. In order to be eligible for designation, the resource shall exhibit a high level of historic integrity, be at least fifty (50) years old (less ATTACHMENT 3 CHC2 - 35 Historical Resources Evaluation Report for 1009-1025 Monterey Street 23 than 50 if it can be demonstrated that enough time has passed to understand its historical importance) and satisfy at least one of the following criteria: A. Architectural Criteria: Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic values. (1) Style: Describes the form of a building, such as size, structural shape and details within that form (e.g. arrangement of windows and doors, ornamentation, etc.). Building style will be evaluated as a measure of: a. The relative purity of a traditional style; b. Rarity of existence at any time in the locale; and/or current rarity although the structure reflects a once popular style; c. Traditional, vernacular and/or eclectic influences that represent a particular social milieu and period of the community; and/or the uniqueness of hybrid styles and how these styles are put together. (2) Design: Describes the architectural concept of a structure and the quality of artistic merit and craftsmanship of the individual parts. Reflects how well a particular style or combination of styles are expressed through compatibility and detailing of elements. Also, suggests degree to which the designer (e.g., carpenter-builder) accurately interpreted and conveyed the style(s). Building design will be evaluated as a measure of: a. Notable attractiveness with aesthetic appeal because of its artistic merit, details and craftsmanship (even if not necessarily unique); b. An expression of interesting details and eclecticism among carpenter-builders, although the craftsmanship and artistic quality may not be superior. (3) Architect: Describes the professional (an individual or firm) directly responsible for the building design and plans of the structure. The architect will be evaluated as a reference to: a. A notable architect (e.g., Wright, Morgan), including architects who made significant contributions to the state or region, or an architect whose work influenced development of the city, state or nation. b. An architect who, in terms of craftsmanship, made significant contributions to San Luis Obispo (e.g., Abrahams who, according to local sources, designed the house at 810 Osos—Frank Avila’s father’s home—built between 1927– 30). B. Historic Criteria (1) History—Person: Associated with the lives of persons important to local, California, or national history. Historic person will be evaluated as a measure of the degree to which a person or group was: ATTACHMENT 3 CHC2 - 36 24 Historical Resources Evaluation Report for 1009-1025 Monterey Street a. Significant to the community as a public leader (e.g., mayor, congress member, etc.) or for his or her fame and outstanding recognition - locally, regionally, or nationally. b. Significant to the community as a public servant or person who made early, unique, or outstanding contributions to the community, important local affairs or institutions (e.g., council members, educators, medical professionals, clergymen, railroad officials). (2) History—Event: Associated with events that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California or the United States. Historic event will be evaluated as a measure of: (i) A landmark, famous, or first-of-its-kind event for the city - regardless of whether the impact of the event spread beyond the city. (ii) A relatively unique, important or interesting contribution to the city (e.g., the Ah Louis Store as the center for Chinese-American cultural activities in early San Luis Obispo history). (3) History—Context: Associated with and also a prime illustration of predominant patterns of political, social, economic, cultural, medical, educational, governmental, military, industrial, or religious history. Historic context will be evaluated as a measure of the degree to which it reflects: a. Early, first, or major patterns of local history, regardless of whether the historic effects go beyond the city level, that are intimately connected with the building (e.g., County Museum). b. Secondary patterns of local history, but closely associated with the building (e.g., Park Hotel). C. Integrity: Authenticity of an historical resource’s physical identity evidenced by the survival of characteristics that existed during the resource’s period of significance. Integrity will be evaluated by a measure of: (1) Whether or not a structure occupies its original site and/or whether or not the original foundation has been changed, if known. (2) The degree to which the structure has maintained enough of its historic character or appearance to be recognizable as an historic resource and to convey the reason(s) for its significance. (3) The degree to which the resource has retained its design, setting, materials, workmanship, feeling and association. 5.2 EVALUATION OF 1009-1025 MONTEREY STREET The following sections present Æ’s evaluation of the subject property against the significance criteria identified in the City of San Luis Obispo’s Historic Preservation Ordinance. ATTACHMENT 3 CHC2 - 37 Historical Resources Evaluation Report for 1009-1025 Monterey Street 25 5.2.1 Architectural Criteria For a property to be eligible under Architectural Criterion A of the Historic Preservation Ordinance, the resource must embody the distinctive characteristics of a type, period, region, or method of construction, or represent the work of a master, or possess high artistic values. The style, design, and architect of the subject property are also examined under this criterion. It is clear from the developmental history of the property that the Laird Garage building has undergone several substantial remodeling episodes in addition to the more destructive seismic structural additions. Although traces of the building’s original style remain or may have been reconstructed in the past as an attempt to return some of its original Mission Revival detailing, the building suffers from modifications to both its structural system and commercial storefronts. As a result of the alterations to the storefronts and structure, 1009-1025 Monterey Street does not embody the distinctive characteristics of a type, period, region, or method of construction, or represent the work of a master, or possess high artistic values. In addition, the City’s Historic Preservation Program Guidelines define the Period of Significance for the Downtown Historic District as 1870–1930. Other than the basic storefront locations, the building only remotely conveys the period of significance through its surviving Spanish tile roofline and second floor dormer. 5.2.2 Historic Criteria For a property to be eligible under Historic Criterion B of the City’s Historic Preservation Ordinance, the resource must be: (1) associated with the lives of persons important to local, California, or national history; or (2) associated with events that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California or the United States; or (3) associated with and also a prime illustration of predominant patterns of political, social, economic, cultural, medical, educational, governmental, military, industrial, or religious history. As the former Laird Garage and Greyhound Bus Station, the building at 1009-1025 Monterey Street is associated with the historic themes of transportation and bus stations. When the building functioned as a garage offering pass-through bus circulation, customer waiting room, ticket booth, and management office, it would have represented those themes well; however, 1009-1025 Monterey Street no longer conveys its association with those themes because of substantial modifications. Moreover, the period in which the building served as a bus station, from 1945 to 1965, is not within the Period of Significance defined for the Downtown Historic District (1870–1930) in the City’s Historic Preservation Program Guidelines. Further, the loss of important structural and aesthetic relationships that allowed it to convey its later period of use as a Greyhound bus terminal prevents any easy or affordable attempt to re-list the property under either an amendment to the Historic District’s documentation based on another theme or Period of Significance, or by reconstructing the building’s appearance to its state during its association with the Greyhound bus line. As described above, while originally purpose-built as a garage, only those few elements modified to accommodate the bust terminal—now largely eliminated— would tie the Laird Garage building to the Greyhound Bus Company period. ATTACHMENT 3 CHC2 - 38 26 Historical Resources Evaluation Report for 1009-1025 Monterey Street Thus, based on the above review, the building at 1009-1025 Monterey Street does not appear to be significant for association with the lives of persons important in history or events that made a significant contribution to the broad patterns of history or as a prime illustration of predominant patterns of history that would fit within the defined Period of Significance for the Downtown Historic District. ATTACHMENT 3 CHC2 - 39 Historical Resources Evaluation Report for 1009-1025 Monterey Street 27 6 CONCLUSION AND RECOMMENDATION In 1983, a city-wide Historic Resources Survey identified the subject property at 1009–1025 Monterey Street as a historical resource for its architecture and age, resulting in its placement on the City’s List of Contributing Resources; however, the significance of the property has never been evaluated formally. Æ’s archival research identified building history and newspaper articles that enriched our knowledge of the history of the property. Although the original Mission Revival commercial architecture was a significant storefront design for the downtown area, the building has been remodeled multiple times and has received major repairs that have impacted its integrity and removed much of its architectural character. In general, the façades of the combined street-level storefronts have had a significant amount of material removed; close to 50 percent is estimated. Above, roofs and second-story massing remain in better condition but have had window, pilaster, and parapet modifications and encasement. The Historic Preservation Ordinance 1557, Section 14.01.060, Listing Procedures for Historic Resources states the following: A. Historic Removal from historic listing. It is the general intention of the City not to remove a property from historic listing. Council may, however… remove the property from listing if the structure on the property no longer meets eligibility criteria for listing, following the process for listing set forth herein. Under Section 14.01.070, Evaluation Criteria for Historic Resource Listing, Section C, Integrity, the ordinance then states “Integrity will be evaluated by a measure of: (2) The degree to which the structure has maintained enough of its historic character or appearance to be recognizable as an historic resource and to convey the reason(s) for its significance. (3) The degree to which the resource has retained its design, setting, materials, workmanship, feeling and association.” Æ found that the property at 1009-1025 Monterey, known as the Laird Garage building and formerly the Greyhound Bus Station: • Is associated with the historic themes of transportation and bus terminals; • No longer retains enough of its historic physical characteristics to convey its significance or association with the transportation themes; • Does not date from the 1870–1930 Period of Significance for the Downtown Historic District; and ATTACHMENT 3 CHC2 - 40 28 Historical Resources Evaluation Report for 1009-1025 Monterey Street • No longer retains enough of its historic integrity to be recognizable as a historic resource. Æ therefore concludes that the building does not contribute to the significance of the Downtown Historic District and no longer meets the eligibility criteria for inclusion on the List of Contributing Resources under Section 14.01.070, Evaluation Criteria for Historic Resource Listing, Section C, Integrity (2) and (3), under the City of San Luis Obispo Historic Preservation Ordinance. Consequently, Æ recommends that the building be removed from the City’s List of Contributing Resources. ATTACHMENT 3 CHC2 - 41 Historical Resources Evaluation Report for 1009-1025 Monterey Street 29 7 REFERENCES Angel, Myron 1883 History of San Luis Obispo County, California, with Illustrations. Thompson and West, Oakland, California. 1966 facsimile ed. Howell-North Books, Berkeley, California. Bertrando, Ethan, and Betsy Bertrando 2003 Cultural Resource Inventory: Downtown Water and Sewer Projects 2004, City of San Luis Obispo, CA. Bertrando and Bertrando Research Consultants, San Luis Obispo, California. Prepared for City of San Luis Obispo Public Works Department, San Luis Obispo, California. City of San Luis Obispo 2013 Historic Preservation Program Guidelines. Community Development Department, City of San Luis Obispo, California. Cooper, Deguy 1875 Resources of San Luis Obispo County, California: Its Geography, Climate, Location, Soil, Productions, and Institutions. Bacon and Company Book and Job Printers, San Francisco. Crabb, Guy 2008 San Luis Obispo - 100 Years of of Business. Monterey Street. Guy Crabb Publishing, San Luis Obispo. Curry, Elliott 1968 Streets and Lanes of Early San Luis Obispo. La Vista 1(1):13–19. San Luis Obispo County Historical Society. Engelhardt, (Father) Zephyrin 1933 Mission San Luis Obispo in the Valley of the Bears. Mission Santa Barbara, Santa Barbara, California. Greenwood, Roberta 1978 Obispeño and Purisimeño Chumash. In California, edited by Robert F. Heizer, pp. 520–523. Handbook of North American Indians, vol. 8, William C. Sturtevant, general editor. Smithsonian Institution, Washington, D.C. History Center of San Luis Obispo County 1905 Photograph from San Luis Obispo Tribune: Bus Terminal, 7 September 1953:A-14. 1926 Sanborn Map of Monterey Street with 1945 updates. On file, History Center of San Luis Obispo County. ATTACHMENT 3 CHC2 - 42 30 Historical Resources Evaluation Report for 1009-1025 Monterey Street Jespersen, Senator Chris N. 1939 History of San Luis Obispo County, State of California. Its People and Its Resources. Harold McLean Meier, United States of America. Kocher, Paul H. 1972 Mission San Luis Obispo de Tolosa, 1772–1972: A Historical Sketch. Blake Printing & Publishing, San Luis Obispo, California. Krieger, Daniel E. 1988 Looking Backward into the Middle Kingdom: San Luis Obispo County. 1st ed. Windsor Publications, Northridge, California. McKeen, Rose 1988 Parade along the Creek: San Luis Obispo Memories of the 1920s through ‘60s. Blake Printery, San Luis Obispo, California. Miller, Henry 1856 Account of a Tour of the California Missions. Book Club of America, San Francisco. Reprinted 1985 in Mission in the Valley of the Bears, compiled and edited by Francis J. Weber, pp. 40–41. Libra Press, Hong Kong. Mitchell, Grace Therese 1930 The Story of Mission San Luis Obispo de Tolosa. Book Club of America, San Francisco. Reprinted 1985 in Mission of the Valley of the Bears, compiled and edited by Francis J. Weber, pp. 165–166. Libra Press, Hong Kong. Monitor, The 1938 Story of the Old Mission. Book Club of America, San Francisco. Reprinted 1985 in Mission of the Valley of the Bears, compiled and edited by Francis J. Weber, pp. 165– 166. Libra Press, Hong Kong. Morlet, Aubrie 2013 Historical Resource Evaluation Report for 1029-1025 Chorro Street, San Luis Obispo, California. Applied Earthworks, Inc., San Luis Obispo, California. National Park Service (NPS) 1998 How to Apply the National Register Criteria for Evaluation. Revised. National Register Bulletin 15. U.S. Department of the Interior, National Park Service, Cultural Resources Division, Washington, D.C. Palmer, Kevin (Lex), Keith Warren, and Barry A. Price 2001 Cultural Resources Inventory for the San Luis Obispo County Administration Building, San Luis Obispo, California. Applied EarthWorks, Inc., Fresno, California. Submitted to Morro Group, Inc., San Luis Obispo, California. ATTACHMENT 3 CHC2 - 43 Historical Resources Evaluation Report for 1009-1025 Monterey Street 31 Palóu, Francisco 1926 Historical Memoirs of New California, by Fray Francisco Palóu, O.F.M. 4 vols. Translated into from the Archives of Mexico, edited by Herbert E. Bolton. University of California Press, Berkeley. Paulson, Luther L. 1875 Hand-book and Directory of San Luis Obispo, Santa Barbara, Ventura, Kern, San Bernardino, Los Angeles, & San Diego Counties. Francis & Valentine Commercial Steam Press, San Francisco, California. Sanborn Map Company 1886 Maps of the City of San Luis Obispo (1886, 1888, 1903). On file, Los Angeles Public Library. San Luis Obispo County 1873 Recorded Map Book A-Page 143. Clerk-Recorder Department, San Luis Obispo. California. 1896 Recorded Map Book B-Page 37. Clerk-Recorder Department, San Luis Obispo. California. Time Magazine 1936 Transport: Greyhound’s Litter, 10 August 1936. Retrieved December 15, 2015. Tritenbach, Paul 1989 San Luis Obispo Discoveries. Excellence Press, San Luis Obispo, California. U.S. Census Bureau 1900–1920 U.S. Census Records. Electric document, http://search.ancestry.com, accessed by subscription, 25 June and 4 July 2013. Webb, Edith B. 1952 Indian Life at the Old Missions. W. F. Lewis, Los Angeles. Wrenick, Frank E. 2007 The Streamline Era Greyhound Terminals: The Architecture of W.S. Arrasmith. McFarland, Jefferson North Carolina ATTACHMENT 3 CHC2 - 44 ATTACHMENT 3 CHC2 - 45 APPENDIX A California Department of Parks and Recreation Inventory Forms ATTACHMENT 3 CHC2 - 46 DPR 523A (1/95) *Required information State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code Other Listings Review Code Reviewer Date Page 1 of 3 Resource Name or # 1009-1025 Monterey Street -- The former Laird Garage Building P1. Other Identifier: Former Greyhound Bus Station, San Luis Obispo *P2. Location: a. County: San Luis Obispo Not for Publication Unrestricted b. USGS 7.5′ Quad: San Luis Obispo Date: 2007 T , R ; ¼ of ¼ of Section B.M. c. Address: d. UTM: NAD 83, Zone ; mE / mN e. Other Locational Data: *P3a. Description: The Laird Garage is a one-and-a-half story Mission Revival brick building finished in stucco and roofed in Spanish tile. Part of the commercial streetscape of Monterey Street within the Downtown Historic District, the mid- block building was originally erected in 1910 as a central 1&1/2 story dormered pavilion flanked by two equal garage wings. These areas are now storefronts designed and finished individually so that they appear to be separate buildings. Rear areas facing east on Higuera Street retain early brickwork with arched brick lintels. In 1987 the building was included on the City’s list of Contributing Resources as a part of the Downtown Historic District. *P3b. Resource Attributes: *P4. Resources Present: Building Structure Object Site District Element of District Other: *P5a. Photograph or Drawing: P5b. Description of Photo: *P6. Date Constructed/Age and Sources: Prehistoric Historic Both *P7. Owner and Address: Rossi Enterprises 750 Pismo Street San Luis Obispo, CA 93401 *P8. Recorded By: Don Faxon Applied EarthWorks, Inc. 811 El Capitan Way, Suite 100 San Luis Obispo, CA 93401 *P9. Date Recorded: December 3, 2015 *P10. Survey Type: Intensive Reconnaissance Other Describe: individual building assessment *P11. Report Citation: Faxon, Don, 2015. Historical Resources Evaluation Report for 1009-1025 Monterey Street, San Luis Obispo, California. Applied EarthWorks, Inc., San Luis Obispo. Prepared for Rossi Enterprises, San Luis Obispo. *Attachments: NONE Location Map Sketch Map Continuation Sheet Building, Structure, Archaeological Record District Record Linear Feature Record and Object Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (list): ATTACHMENT 3 CHC2 - 47 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial BUILDING, STRUCTURE, AND OBJECT RECORD *NRHP Status Code Page 2 of 3 Resource Name or #: 1009-1025 Monterey Street -- The former Laird Garage Building DPR 523B (1/95) *Required Information B1. Historic Name: Laird Garage Building B2. Common Name: former Greyhound Bus Station B3. Original Use: Commercial Vehicle Garage B4. Present Use: Commercial Storefronts - restaurants *B5. Architectural Style: Mission Revival *B6. Construction History (construction date, alterations, and dates of alterations): The subject property bordered the area of earliest development in San Luis Obispo, and initially saw scattered residential and agricultural activity. By 1888 the property was part of the San Luis Obispo Flour Mill complex, which also included the San Luis Obispo City Electric Light Company; however, except for some crude oil tanks that served the electric company and a small building projection off the mill, the front lot of the 1009-1025 Monterey Street parcel remained vacant during the early development of the City. By 1910 the San Luis Garage had been erected on the lot. The building was originally built as a central one-and-a-half story dormered pavilion flanked by two equal garage wings. It appears to have remained much the same for the next three decades (Crabb 2008). By 1940 the Laird Garage briefly occupied the site, until it became the Greyhound Bus Station in 1945. Unlike the pre- war Greyhound Stations for which the company would become famous, San Luis Obispo’s did not incorporate streamlined styling with bands of windows and curved corners. Instead, the city’s Greyhound Station was based upon the existing Mission-style structure, but also incorporated some added Art Deco-influenced vertical elements in its smoothed-over styling, central dormered pavilion with large glass storefront waiting room window, and modern vertical signage. Only those few changes tied the building to the Greyhound Bus Company. The Greyhound terminal remained active from 1945 until 1965, and at some point had aspects of its Mission detailing recreated even while its storefronts were being modified in the 1980s to accommodate new businesses. The original garage wings are now storefronts designed and finished individually in a way that suggests they are separate buildings. The original brick with stucco finish and Spanish tile roof remain but have been refinished. Areas on the rear-facing east façade near Higuera Street retain early brickwork with arched brick lintels. The façade at 1009 Monterey has been modified significantly. The bus entrance has been filled in to accommodate a smaller pedestrian entry, and an area at street level has been filled with wood and the size and area of windows enlarged horizontally. It also appears that a large header beam that supports all of the structure above this storefront is slightly lower – perhaps one foot --- than the original bus opening and window heights, when compared with their heights in historic photos, a substantial modification not easily restored. At 1025 Monterey, façade openings have been added or substantially enlarged both vertically and horizontally, one window no longer exists, and another retains only a portion of its original opening. Large portions of the storefront area are mostly gone. Above, the roof and second floor office area dormer (part of the central pavilion of the bus station) seem to retain their general appearance, general shape, and parapet profile, but the paired windows of the dormer have been removed and partially infilled. *B7. Moved?: No Yes Unknown Date: Original Location: *B8. Related Features: all features are described above. B9. a. Architect: unknown b. Builder: unknown *B10. Significance: Theme: Transportation Area: Period of Significance: 1870 - 1930 Property Type: Commercial Garage/Bus Terminal Applicable Criteria: As the former Laird Garage and Greyhound Bus Station, the building at 1009-1025 Monterey Street is associated with the historic themes of transportation and bus stations. When the building served its original functions it would have represented those themes well; however, it no longer conveys its association with those themes because of substantial modifications. The building is not associated with the lives of persons important in history or events that made a significant contribution to the broad patterns of history or as a prime illustration of predominant patterns of history that would fit within the defined Period of Significance for the Downtown Historic District (1870-1930). Thus, the building is not eligible for the California Register of Historical Resources under Criteria 1 or 2 or Historic Criterion B of the City’s Historic Preservation Ordinance. ATTACHMENT 3 CHC2 - 48 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial BUILDING, STRUCTURE, AND OBJECT RECORD *NRHP Status Code Page 3 of 3 Resource Name or #: 1009-1025 Monterey Street -- The former Laird Garage Building DPR 523B (1/95) *Required Information It is clear from the developmental history of the property that the Laird Garage Building has undergone several substantial remodeling episodes in addition to more destructive seismic structural additions. Although traces of the building’s original style remain or may have been reconstructed in the past as an attempt to return some of its original Mission Revival detailing, the building suffers from modifications to both its structural system and commercial storefronts. As a result of the alterations to the storefronts and structure, the building at 1009-1025 Monterey Street does not embody the distinctive characteristics of a type, period, region, or method of construction, or represent the work of a master, or possess high artistic values, and thus is not significant under California Register Criterion 3 or Architectural Criterion A of the Historic Preservation Ordinance. Other than the basic storefront locations, the building only remotely conveys the period of significance through its surviving Spanish tile roofline and second floor dormer. B11. Additional Resource Attributes (list attributes and codes): none *B12. References: Crabb, Guy, 2008. San Luis Obispo - 100 Years of of Business. Monterey Street. Guy Crabb Publishing, San Luis Obispo. B13. Remarks: none *B14. Evaluator: Don Faxon Applied EarthWorks, Inc. 811 El Capitan Way, Suite 100 San Luis Obispo, CA 93401 Date of Evaluation: December 2015 This space reserved for official comments. Sketch Map ATTACHMENT 3 CHC2 - 49 11 property may be added to the Inventory of Historic Resources through CHC review and Council approval as specified herein. B. Cultural Resources on public property. Cultural and historic features on public property, such as Bishop’s Peak granite walls and curbing, sidewalk embossing, ornamental manhole covers and hitching posts, may be added to the Inventory of Historic Resources through CHC review and Council approval as specified herein. C. Sign. A sign which contributes to the unique architectural or historic character of a building, site or historic district may be designated as a historic sign. Signs that meet at least one of the following criteria may be designated historic: (1)The sign is exemplary of technology, craftsmanship or design of the period when it was constructed, uses historic sign materials and means of illumination, and is not significantly altered from its historic period. Historic sign materials shall include metal or wood facings, or paint directly on the façade of a building. Historic means of illumination shall include incandescent light fixtures or neon tubing on the exterior of the sign. If the sign has been altered, it must be restorable to its historic function and appearance. (2)The sign is well integrated with the site and/or architecture of the building. (3)A sign not meeting either criterion may be considered for inclusion in the inventory if it demonstrates extraordinary aesthetic quality, creativity, or innovation. 14.01.060 Listing Procedures for Historic Resources A. Application for historic listing. The property owner may request that a resource to be added to the Master or Contributing List of Historic resources by submitting a completed application to the Community Development Department (“Department”), accompanied by all available information documenting the historic significance and architectural character of the resource. The CHC, ARC, Planning Commission may also recommend, or City Council may directly request, the addition of a resource to the Master or Contributing List of Historic Resources. B. Review process. The CHC shall review all applications for historic listing, whether initiated by the City or a property owner, to determine if a property proposed for listing meets eligibility criteria for historic listing. The CHC will review the eligibility criteria for a proposed listing at a noticed public hearing. The Director shall provide notification to the property owner and public, as required by City standards. At the public hearing, or in no case more than 60 days from the hearing date, the CHC shall forward a recommendation on the application to the City Council. The City Council will take an action on the application to add or not add the resource to the Master or Contributing List of Historic Resources. The decision of the City Council is final. C. Removal from historic listing. It is the general intention of the City not to remove a property from historic listing. Council may, however, rezone a property to remove Historic Overlay ATTACHMENT 4 CHC2 - 50 12 Zoning, or remove the property from historic listing if the structure on the property no longer meets eligibility criteria for listing, following the process for listing set forth herein. 14.01.070. Evaluation Criteria for Historic Resource Listing When determining if a property should be designated as a listed Historic or Cultural Resource, the CHC and City Council shall consider this ordinance and State Historic Preservation Office (“SHPO”) standards. In order to be eligible for designation, the resource shall exhibit a high level of historic integrity, be at least fifty (50) years old (less than 50 if it can be demonstrated that enough time has passed to understand its historical importance) and satisfy at least one of the following criteria: A. Architectural Criteria: Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic values. (1) Style: Describes the form of a building, such as size, structural shape and details within that form (e.g. arrangement of windows and doors, ornamentation, etc.). Building style will be evaluated as a measure of: a. The relative purity of a traditional style; b. Rarity of existence at any time in the locale; and/or current rarity although the structure reflects a once popular style; c. Traditional, vernacular and/or eclectic influences that represent a particular social milieu and period of the community; and/or the uniqueness of hybrid styles and how these styles are put together. (2) Design: Describes the architectural concept of a structure and the quality of artistic merit and craftsmanship of the individual parts. Reflects how well a particular style or combination of styles are expressed through compatibility and detailing of elements. Also, suggests degree to which the designer (e.g., carpenter-builder) accurately interpreted and conveyed the style(s). Building design will be evaluated as a measure of: a. Notable attractiveness with aesthetic appeal because of its artistic merit, details and craftsmanship (even if not necessarily unique); b. An expression of interesting details and eclecticism among carpenter-builders, although the craftsmanship and artistic quality may not be superior. (3) Architect: Describes the professional (an individual or firm) directly responsible for the building design and plans of the structure. The architect will be evaluated as a reference to: ATTACHMENT 4 CHC2 - 51 13 a. A notable architect (e.g., Wright, Morgan), including architects who made significant contributions to the state or region, or an architect whose work influenced development of the city, state or nation. b. An architect who, in terms of craftsmanship, made significant contributions to San Luis Obispo (e.g., Abrahams who, according to local sources, designed the house at 810 Osos - Frank Avila's father's home - built between 1927 – 30). B. Historic Criteria (1) History – Person: Associated with the lives of persons important to local, California, or national history. Historic person will be evaluated as a measure of the degree to which a person or group was: a. Significant to the community as a public leader (e.g., mayor, congress member, etc.) or for his or her fame and outstanding recognition - locally, regionally, or nationally. b. Significant to the community as a public servant or person who made early, unique, or outstanding contributions to the community, important local affairs or institutions (e.g., council members, educators, medical professionals, clergymen, railroad officials). (2) History – Event: Associated with events that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California or the United States. Historic event will be evaluated as a measure of: (i) A landmark, famous, or first-of-its-kind event for the city - regardless of whether the impact of the event spread beyond the city. (ii) A relatively unique, important or interesting contribution to the city (e.g., the Ah Louis Store as the center for Chinese-American cultural activities in early San Luis Obispo history). (3) History-Context: Associated with and also a prime illustration of predominant patterns of political, social, economic, cultural, medical, educational, governmental, military, industrial, or religious history. Historic context will be evaluated as a measure of the degree to which it reflects: a. Early, first, or major patterns of local history, regardless of whether the historic effects go beyond the city level, that are intimately connected with the building (e.g., County Museum). b. Secondary patterns of local history, but closely associated with the building (e.g., Park Hotel). ATTACHMENT 4 CHC2 - 52 14 C. Integrity: Authenticity of an historical resource’s physical identity evidenced by the survival of characteristics that existed during the resource’s period of significance. Integrity will be evaluated by a measure of: (1) Whether or not a structure occupies its original site and/or whether or not the original foundation has been changed, if known. (2) The degree to which the structure has maintained enough of its historic character or appearance to be recognizable as an historic resource and to convey the reason(s) for its significance. (3) The degree to which the resource has retained its design, setting, materials, workmanship, feeling and association. 14.01.080 Historic District Designation, Purpose and Application A. Historic (H) District designation. All properties within historic districts shall be designated by an “H” zoning. Properties zoned “H” shall be subject to the provisions and standards as provided in Ordinance 17.54 (Zoning) of the Municipal Code. B. Purposes of Historic Districts. The purposes of historic districts and H zone designation are to: (1) Implement cultural resource preservation policies of the General Plan, the preservation provisions of adopted area plans, the Historic Preservation and Archaeological Resource Preservation Program Guidelines, and (2) Identify and preserve definable, unified geographical entities that possess a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united historically or aesthetically by plan or physical development; (3) Implement historic preservation provisions of adopted area and neighborhood improvement plans; (4) Enhance and preserve the setting of historic resources so that surrounding land uses and structures do not detract from the historic or architectural integrity of designated historic resources and districts; and (5) Promote the public understanding and appreciation of historic resources. C. Eligibility for incentives. Properties zoned as Historic Preservation (H) shall be eligible for preservation incentive and benefit programs as established herein, in the Guidelines and other local, state and federal programs. ATTACHMENT 4 CHC2 - 53 THIS PAGE IS INTENTIONALLY LEFT BLANK Meeting Date: January 25, 2016 Item Number: #3 CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: Review of a hotel project with 52 rooms and a recreational vehicle park with 24 RV hookups on the Master List Historic Motel Inn property PROJECT ADDRESS: 2223 Monterey Street BY: Marcus Carloni, Associate Planner Phone Number: 781-7176 e-mail: mcarloni@slocity.org FILE NUMBER: ARCH-1992-2015 FROM: Brian Leveille, Senior Planner SUMMARY RECOMMENDATION Recommend the Architectural Review Commission find the proposed project to be consistent with the City’s Historic Preservation Program Guidelines and the Secretary of the Interior’s Standards for the Treatment of Historic Properties. SITE DATA Applicant Motel Inn, L.P. Representative Historic Status Studio Design Group Architects Master List Submittal Date November 9, 2015 Complete Date January 11, 2016 Zoning C-T-S (Tourist-Commercial with Special Considerations “S” overlay) General Plan Tourist Commercial Site Area 4.19 acres Environmental Status Mitigated Negative Declaration Pending SUMMARY The applicant has proposed a redevelopment project of the historic Motel Inn property with 52 motel guest rooms and a 25 space Recreational Vehicle Park at the rear of the site adjacent to Highway 101 and San Luis Obispo Creek (Attachment 3, reduced scale plans). CHC3 - 1 ARCH-1992-2015 2223 & 2229 Monterey Street Page 2 The project does not propose any changes to the previously approved restaurant building which incorporates the remaining portions of the Master List Historic Motel Inn (Figure 1, below). Review of the project is limited to determining the compatibility of new proposed buildings with the approved restaurant building which incorporates the remaining portions of the Historic Motel Inn. The project is located in an area of a Special Considerations overlay which requires Use Permit approval by the Planning Commission to verify conformance with conditions that apply to development in this area. The Planning Commission previously conducted a conceptual review on August 26, 2015, and the Architectural Review Commission conceptually reviewed the project on October 19, 2015. The project requires review by the CHC in order to determine the compatibility of new development around the already approved restaurant building/remaining historic features of the Historic Motel Inn. Following CHC review, the ARC will review the project for final design review and the Planning Commission will conduct a final Use Permit review. CHC Purview The project is before the CHC since the proposed new construction is located on the property of a Master List Historic Resource. The CHC’s role is to review the proposed new construction in terms of its consistency with the Historic Preservation Program Guidelines and the Secretary of the Interior Standards for compatibility with the previously approved restaurant building which includes portions of the original Historic Motel Inn building. PROJECT INFORMATION Site Description The project site is 4.19 acres in area and is located at the northerly terminus of Monterey Street along the south side of the U.S. 101 northbound onramp and the U.S. 101 freeway (Attachment 2, Vicinity Map). The south and east side of the property are bounded by San Luis Creek and the San Luis Drive residential neighborhood located across the creek. The Apple Farm Hotel is located to the west of the property. The Historic Motel Inn is on the city’s Master List of Historic Resources, recognizing that the property once accommodated the world’s first motel (former Motel Inn), built in 1925. Originally known as the Milestone Motel Inn, the property was commonly used as the overnight midpoint between Los Angeles and San Francisco for auto travelers passing north and south over Cuesta Grade1. Most of the original motel complex which had been significantly altered and no longer held historic significance was demolished in the early 2000s due to extensive deterioration. However, the original motel lobby/office building and a portion of the wall of the original restaurant have been preserved as a condition of a prior condo-hotel development known as “Apple Farm II”, approved in 2003. The preserved remnants of the old Motel Inn are proposed to be retained in the new project, and are currently part of an active building permit for the former, approved project. (See Attachment 4, Historic Resources Inventory). The remaining historic portions of the Motel Inn consist of a façade wall from the original restaurant and portions of the lobby building which 1 Westways magazine article, Matthew W. Roth, May/June 2000 CHC3 - 2 ARCH-1992-2015 2223 & 2229 Monterey Street Page 3 include a three tiered bell tower with a copper dome (Figure 1, below). The building which will include these remaining historic features was approved previously and is not a part of the current project proposal being evaluated (Attachment 3, Project Plans, Sheets A 1.2 & A-3.6). Figure 1 – Previously approved restaurant building/Motel Inn structures within dashed boxes Project Description The project proposes construction of a hotel with 52 rooms and a recreational vehicle park with 24 RV hookups (Attachment 3, Project Plans). The hotel room configuration includes 12 rooms within the main lobby building and 40 rooms within 12 detached bungalow units. The proposed lobby building and bungalow units are located behind the previously approved restaurant building which contains the remaining Motel Inn Historic features on the north facing elevation of the approved restaurant building (shown for reference in Attachment 3, Project Plans, Sheet A-3.6). The architectural characteristics of the project reflect the Mission Revival style consistent with the theme of the original Motel Inn with architectural features that include a bell tower, arched windows and doors, curved parapets, red-tiled roof, and overhanging eaves with exposed rafters. The proposed lobby building (Attachment 3, Project Plans, Sheets A-3.0, A-3.1, and A-3.1b & c) and detached bungalows (Attachment 3, Project Plans, Sheets A-3.2 through A3.5) will be located to the south and southeast of the building which contains the historic Motel Inn remnants. The proposed 24 space recreational vehicle park is located on the east side of the property (Figure 2, below & Attachment 3, Project Plans, Sheets A1.1 & A1.3) Figure 2 - Site plan showing previously approved “not a part” restaurant Main Hotel Hotel Units, typ. CHC3 - 3 ARCH-1992-2015 2223 & 2229 Monterey Street Page 4 EVALUATION The CHC’s role is to review the project in terms of its consistency with the Historic Preservation Program Guidelines and Secretary of Interior Standards. Historic Preservation Program Guidelines Section 3.1.1 of the City’s Historic Preservation Program Guidelines states: “Construction in historic districts and on properties that contain listed historic resources shall conform with the goals and policies of the General Plan, the Historic Preservation Ordinance, these Guidelines, the Community Design Guidelines, any applicable specific or area plan, and the Secretary of the Interior’s Standards for the Treatment of Historic Properties.” Secretary of Interior (SOI) Standards This project is most appropriately characterized as “rehabilitation” under the SOI Standards of Treatment since the project proposes a continuation of a compatible use for the property, and rehabilitation is the only treatment standard which includes an opportunity to accommodate a contemporary use through alterations and additions.2 SOI Rehabilitation Standard #9 states: “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 historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.” SOI Rehabilitation Standard #10 states: “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 previously approved restaurant building at the entrance to the property contains the two significant historic elements of the old Motel Inn including portions of the historic lobby building with the three tiered bell tower and a portion of the façade from the original restaurant building. This “not a part” portion of the project has an active building permit and the architecture of that approved permit set will not change. The proposed new construction in the project which should be evaluated for compatibility with the remaining historic portions of the Motel Inn consist of the new lobby building with 12 hotel rooms, 10 detached bungalow units with a total of 40 rooms, and the short term RV park located on the east side of the project site. Proposed development will be located approximately 20-feet behind the previously approved restaurant building (which includes the historic features) and the scale of the lobby building and bungalow units will not block views, nor overwhelm or detract from the remaining historic features (See Attachment 3, Project Plans, Sheet A-4.1 “site elevation A – View from 101. Note that “proposed motel inn lobby” is located behind “restaurant – not a part”). The proposed architectural 2 Secretary of Interior Standards, Guidelines for Rehabilitating Historic Buildings, Introduction CHC3 - 4 ARCH-1992-2015 2223 & 2229 Monterey Street Page 5 style of the new development incorporates Mission Revival features which are complementary to the original Motel Inn architectural style. The new work will not detract from or destroy any of the character defining features of the existing historic elements of the approved restaurant building and the proposed structures will preserve the essential form and integrity of the historic property. The RV portion of the property is of a relatively low intensity with only 25 potential RV spaces on the site plan. The parking of vehicles, including recreational vehicles, will not detract from the original motel setting, or its historic building elements. The continuation of a tourist-oriented use is consistent with the historic, visitor-serving purpose of the property. Archeological Preservation Program Guidelines Archaeological investigation and testing was conducted in 2002 in association with approvals for the previously approved project. Because of the possibility that archaeological deposits could be discovered during major earth movement activities; archaeological monitoring during construction was recommended3. A mitigation measure is included in the initial study and incorporated as a recommended condition of approval #1a (Attachment 1, Draft Resolution) which requires the submittal of a monitoring plan by a qualified subsurface archaeologist in conformance with the requirements of the City’s Archaeological Resource Preservation Program Guidelines. In the event excavation activities encounter historic artifacts, the construction will stop until a qualified archaeologist has reviewed the materials, assessed significance, and determined the appropriate course of action in accordance with the Archaeological Resource Preservation Program Guidelines.4 ENVIRONMENTAL REVIEW Staff has prepared a Draft Initial Study that will be reviewed by the ARC and PC for final action (Attachment 5, Draft Initial Study). Pertinent evaluation within the Initial Study for CHC consideration can be found in the Cultural Resources section (Section 5). The initial study cultural resources evaluation found the project would not detract from the remaining historic resources on site and would have a less than significant impact (Attachment 5, Initial Study). The initial study evaluation found less than significant impacts to archaeological resources with incorporation of monitoring requirements as a mitigation measure which will be incorporated into project conditions of approval. RECOMMENDATION Adopt the draft Cultural Heritage Committee Resolution (Attachment 1) recommending the Architectural Review Commission find the project to be consistent with the City’s Historic Preservation Program Guidelines and the Secretary of the Interior’s Standards. ALTERNATIVES 1. Continue the item with direction to the applicant and staff on pertinent issues. 2. Recommend denial of the project. Action denying the application should include findings that 3 Extended Phase 1 Testing for the Motel Inn Complex, Bertrando & Bertrando, January 2002. 4 City of San Luis Obispo Archaeological Resource Preservation Program Guidelines section 4.60 CHC3 - 5 ARCH-1992-2015 2223 & 2229 Monterey Street Page 6 cite the basis for denial and should reference inconsistency with the City’s Historic Preservation Program Guidelines and/or Secretary of the Interior’s standards. ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Project Plans 4. Historic Resource Inventory 5. Draft Initial Study CHC3 - 6 ATTACHMENT 1 RESOLUTION NO. XXXX-16 A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE, RECOMMENDING THE ARCHITECTURAL REVIEW COMMISSION FIND THE PROPOSED HOTEL PROJECT ADJACENT TO THE MASTER LIST MOTEL INN TO BE CONSISTENT WITH THE CITY’S HISTORIC PRESERVATION PROGRAM GUIDELINES AND SECRETARY OF THE INTERIOR’S STANDARDS AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JANUARY 25, 2016 (2223 MONTEREY STREET - ARCH 1992-2015) WHEREAS, on January 25, 2016, 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, pursuant to a proceeding instituted under application ARCH- 1992-2015; Motel Inn L.P. 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. That the proposed new structures on the Historic Motel Inn site are consistent with the Historic Preservation Guidelines and Secretary of Interior Standards for Rehabilitation, since historic character defining features will be retained because the proposed structures are located approximately 20-feet behind the historic structures with no proposed modification to the historic structures. 2. That the proposed new structures are consistent with the Secretary of Interior Standards for Rehabilitation because the new construction is differentiated yet complimentary and compatible with the size/scale, massing, and architectural features of the historic motel and project site. 3. That the proposed new structures are consistent with the Secretary of Interior Standards for Rehabilitation because the new additions are adjacent to the historic structures and if removed in the future will leave the form and integrity of the historic property/environment unimpaired. Section 2. Environmental Review. The Cultural Heritage Committee finds that the Initial Study of Environmental Impact and resultant Mitigated Negative Declaration properly characterizes the project’s potentially significant impacts relative to historic/cultural resources, and that the incorporated mitigations measures appropriately ensure that potentially significant impacts are mitigated to a less than significant level. CHC3 - 7 ATTACHMENT 1 Resolution No.XXXX-16 ARCH-1992-2015 (2223 Monterey Street) Page 2 Section 3. Action. The Committee hereby recommends approval of application # ARCH 0913-2015, subject to the following conditions. Conditions 1. The project shall be in accordance with the mitigations measures identified in the draft Mitigated Negative Declaration including the following: a. Prior to issuance of construction permits a monitoring plan in conformance with requirements of City Archaeological Preservation Program Guidelines shall be submitted and approved by the Community Development Director. The monitoring plan shall be submitted by a City approved subsurface archaeologist and all monitoring and construction work shall be carried out consistent with the approved monitoring plan. In the event excavations or any ground disturbance activities encounter significant paleontological resources, archaeological resources, or cultural materials, then construction activities, which may affect them, shall cease until the extent of the resource is determined and the Community Development Director approves appropriate protective measures or mitigation in conformance with Archaeological Resource Preservation Program Guidelines section 4.60. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. A note concerning this requirement shall be included on all relevant sheets with ground disturbance activities with clear notes and callouts (Mitigation Measure CR-1). On motion by _____________, seconded by ______________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 25th day of January, 2016. _____________________________ Brian Leveille, Secretary Cultural Heritage Committee CHC3 - 8 C-T-S C/OS-40 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1-S C/OS-5C-T R-1-S R-1 R-1-S R-1 PF R-1 LOO M I S SAN L U I S SA N T A Y N E Z MON T E R E Y BU E N A V I S T A HOPE C O R R A L I T O S S A N M I G U E L BU E N A V I S T A VICINITY MAP File No. 1035-20152223 Monterey ¯ CHC3 - 9 CHC3 - 10 CHC3 - 11 CHC3 - 12 CHC3 - 13 CHC3 - 14 CHC3 - 15 CHC3 - 16 CHC3 - 17 CHC3 - 18 CHC3 - 19 CHC3 - 20 CHC3 - 21 CHC3 - 22 CHC3 - 23 CHC3 - 24 CHC3 - 25 CHC3 - 26 CHC3 - 27 CHC3 - 28 CHC3 - 29 CHC3 - 30 CHC3 - 31 CHC3 - 32 (E ) O a k Pe r m e a b l e Pa v e r s (E) O a k xt0 . 0 2 6 0 4 ; 3 6 " E U C 31 0 31 2 297 295 2 9 4 2 9 4 30 2 29 5 30 0 29 0 29 0 293 292 291 290 291 2 9 0 298 2 9 8 2 8 5 2 9 0 2 9 5 29 6 29 9 30 5 30 6 30 7 30 8 296 2 9 6 293 30 3 30 4 29 5 30 0 30 5 295 30 0 30 0 30 5 29 6 29 7 298 299 30 1 302 303 304 29 6 29 7 2 9 8 2 9 9 30 1 297 2 9 8 299 301 302 303 304 30 6 30 7 30 8 29 5 29 5 29 5 29 5 2 29 5 29 6 2989898 9 9 6 9 2 9 2 2 2 9 2 2 9 2 9 2 9 2 9 2 2 9 2 9 2 9 2 2 2 9 2 9 2 9 2 9 8 8 La n d s c a p e C o n c e p t Th e c o n c e p t f o r t h e d e v e l o p m e n t o f t h e s i t e la n d s c a p e i s t o c a p t u r e t h e e s s e n c e a n d c h a r a c t e r of t h e o r i g i n a l M o t e l I n n . Th i s o l d l a n d s c a p e f e a t u r e d m a n y f i n e s u b t r o p i c a l pl a n t s t h a t w e r e c h a r a c t e r i s t i c o f t h a t e r a a n d wh i c h c a n b e s e e n i n m a n y p l a c e s i n S a n L u i s Ob i s p o a n d s o u t h e r n C a l i f o r n i a a s h e r i t a g e p l a n t s in o l d e r l a n d s c a p e s . Wh i l e s e v e r a l o f t h e r e m n a n t p l a n t s c a n n o t fe a s i b l y b e r e t a i n e d i n p l a c e , t h e e x i s t i n g c i t r u s tr e e s w i l l b e r e l o c a t e d w i t h i n t h e l a n d s c a p e . T h e ta b l e o n s h e e t L - 3 l i s t s t h e e x i s t i n g p l a n t s t o b e re m o v e d a n d r e l o c a t e d . Ex a m p l e s o f t h e t y p e s o f c h a r a c t e r i s t i c p l a n t s t o be r e - i n c o r p o r a t e d i n t o t h e n e w d e v e l o p m e n t a r e : • H o n g K o n g O r c h i d T r e e / B a u h i n i a x b l a k e a n a • A u s t r a l i a n B u s h C h e r r y / S y z i g i u m p a n i c u l a t u m • V i c t o r i a n B o x / P i t t o s p o r u m u n d u l a t u m • N o r f o l k I s l a n d P i n e / A r a u c a r i a e x c e l s a • B i r d o f P a r a d i s e / S t r e l i t z i a r e g i n a • W i n d m i l l P l a m / T r a c h y c a p r u s f o r t u n e i In a d d i t i o n t o t h e s e , m a n y o f t h e p r o p o s e d p l a n t s li s t e d o n s h e e t L - 2 a r e a l s o c h a r a c t e r i s t i c o f t h e or i g i n a l M o t e l I n n l a n d s c a p e . Wa t e r C o n s e r v a t i o n Sh e e t L - 2 t a b u l a t e s t h e e s t i m a t e d i r r i g a t i o n w a t e r us e f o r t h e p r o p o s e d l a n d s c a p e . 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J U L Y 2 7 , 2 0 1 5 18 7 T a n k F a r m R o a d , S u i t e 2 3 0 , S a n L u i s O b i s p o , C A 9 3 4 0 1 ph o n e : 8 0 5 . 7 8 1 . 9 8 0 0 f a x : 8 0 5 . 7 8 1 . 9 8 0 3 fir m a l a n d s c a p e a r c h i t e c t s p l a n n i n g • e n v i r o n m e n t a l s t u d i e s F i l e N a m e : F i r m a _ M o t e l _ I n n _ P R E L I M 1 _ r e v i s e d 7 _ 2 7 _ 1 5 L a s t D a t e M o d i f i e d : 7 / 2 7 / 1 5 L- 1 . 0 Co n c e p t u a l La n d s c a p e P l a n M a t c h l i n e S e e S h e e t L - 2 . 0 Qu e e n P a l m ( i n c l u d i n g e x i s t i n g r e l o c a t e d s p e c i m e n s ) Bi r d o f P a r a d i s e Ti p u T r e e / V i c t o r i a n B o x Ca l i f o r n i a S y c a m o r e Tr e e s Re d F l o w e r i n g G u m / S w e e t S h a d e Ja c a r a n d a / N e w Z e a l a n d C h r i s t m a s T r e e Ol i v e / C o a s t L i v e O a k Wi n d m i l l P a l m / M e d i t e r r a n e a n F a n P a l m Ci t r u s / B a u h i n i a Ex a m p l e s o f h e r i t a g e p l a n t s in t h e O l d M o t e l I n n s t y l e Na t i v e R I p a r i a n I n t e r f a c e Me d i t e r r a n e a n / S u b t r o p i c a l S h r u b s an d G r o u n d c o v e r s LA W N No r t h 0 1 0 ' 2 0 ' 40 ' 4 0 ' Sc a l e : 1 " = 4 0 ' - 0 " SU R V E Y E D T O P O F C R E E K NO D I S T U R B A N C E B E L O W Ho n g K o n g O r c h i d T r e e Au s t r a l i a n B u s h C h e r r y Vi c t o r i a n B o x Wi n d m a l l P a l m Bi r d o f P a r a d i s e No r f o l k I s l a n d P a l m CHC3 - 33 F i l e N a m e : F i r m a _ M o t e l _ I n n _ P R E L I M 2 _ r e v i s e d _ 7 _ 2 7 _ 1 5 L a s t D a t e M o d i f i e d 0 7 / 2 7 / 1 5 L L -2 . 0 Co n c e p t u a l La n d s c a p e P l a n 18 7 T a n k F a r m R o a d , S u i t e 2 3 0 , S a n L u i s O b i s p o , C A 9 3 4 0 1 ph o n e : 8 0 5 . 7 8 1 . 9 8 0 0 f a x : 8 0 5 . 7 8 1 . 9 8 0 3 fir m a l a n d s c a p e a r c h i t e c t s p l a n n i n g • e n v i r o n m e n t a l s t u d i e s Pl a n t i n g D e s i g n N o t e s La n d s c a p e d e s i g n s h a l l c o m p l y w i t h t h e C i t y o f S a n L u i s O b i s p o Un i f o r m D e s i g n C r i t e r i a . Al l p l a n t m a t e r i a l h a s b e e n s e l e c t e d t o h a v e l o w t o m e d i u m w a t e r r e q u i r e m e n t s . La w n i s r e s t r i c t e d t o a r e a s w h e r e a c t i v e u s e i c a n o c c u r ; l a w n a r e a p r o p o s e d i s le s s t h a 5 % o f o v e r a l n d s c a p e a r e a . . Al l p l a n t i n g b e d s s h a l l h a v e a m i n i m u m 3 " l a y e r o f o r g a n i c m u l c h t h r o u g h o u t to i m p r o v e w a t e r r e t e n t i o n i n s o i l . Co n c e p t u a l I r r i g a t i o n P l a n N o t e s Ir r i g a t i o n d e s i g n s h a l l c o m p l y w i t h t h e C i t y o f S a n L u i s O b i s p o Un i f o r m D e s i g n C r i t e r i a . Al l p l a n t m a t e r i a l s e l e c t e d s h a l l h a v e l o w t o m e d i u m w a t e r r e q u i r e m e n t s pe r W U C O L S . 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C a n a r y I s l a n d D a t e P a l m 3 0 " S a v e / T r a n s p l a n t 2. Q u e e n P a l m 3 0 " T r a n s p l a n t 3. Q u e e n P a l m 1 4 " T r a n s p l a n t 4. Q u e e n P a l m 1 4 " T r a n s p l a n t 5. Q u e e n P a l m 1 2 " T r a n s p l a n t 6. Q u e e n P a l m 1 2 " T r a n s p l a n t 7. Q u e e n P a l m 1 4 " T r a n s p l a n t 8. E u c a l y p t u s 3 6 " R e m o v e 9. F i c u s 8 " R e m o v e 10 . O r c h i d T r e e 8 " R e m o v e 11 . W e e p i n g B o t t l e b r u s h 8 " R e m o v e 12 . C i t r u s 1 0 " R e m o v e 13 . C i t r u s / B r u s h C h e r r y 8 " R e m o v e 14 . V i c t o r i a n B o x 1 0 " R e m o v e 15 . C i t r u s 8 " R e m o v e 16 . V i c t o r i a n B o x 1 4 " R e m o v e 17 . C i t r u s 1 4 " R e m o v e 18 . M a g n o l i a 8 " T r a n s p l a n t 20 . C i t r u s 8 " T r a n s p l a n t 21 . C e d a r 1 6 " R e m o v e 22 . O a k 2 4 " S a v e 23 . A u s t r a l i a n B u s h C h e r r y 1 8 " S a v e 24 . P i t t o s p o r u m u n d u l a t u m G r o u p R e m o v e 25 . B l a c k A c a c i a 1 6 " R e m o v e 4 2 3 5 9 10 15 16 1718 19 20 21 J U L Y 2 7 , 2 0 1 5 8 14 13 12 11 6 7 22 232425 CHC3 - 35 CHC3 - 36 CHC3 - 37 CHC3 - 38 CHC3 - 39 CHC3 - 40 CHC3 - 41 CHC3 - 42 City of San Luis Obispo INITIAL STUDY ENVIRONMENTAL CHECKLIST FORM ER 2363-2015 January 19, 2016 1. Project Title: Motel Inn & RV Park 2. Lead Agency Name and Address: City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 3. Contact Person and Phone Number: Marcus Carloni, Associate Planner (805) 781-7176 mcarloni@slocity.org 4. Project Location: 2223 Monterey Street San Luis Obispo, CA 93401 5. Project Sponsor’s Name and Address: Motel Inn L.P. P.O. Box 12910 San Luis Obispo, CA 93406 6. General Plan Designation: Tourist Commercial DR A F T CHC3 - 43 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 2 7. Zoning: C-T-S (Tourist Commercial with “Special Consideration” Overlay due to the San Luis Creek and residential neighborhood bordering the property.) 8. Description of the Project: The proposal is to construct a new motel with a total of 52 rooms, consisting of a lobby building with 12 attached rooms 40 units are proposed to be contained within 12 detached “bungalow” units. A recreational vehicle (RV) park (24 spaces) is also proposed on the easterly portion of the project site. The property address is 2223 Monterey Street. The vicinity map is shown on the right. Total floor area for the buildings will be approximately 41,022 square feet. The property is approximately 4.19 acres in area and is situated at the northerly terminus of Monterey Street. The project site also includes remnants of the Historic “Motel Inn” which includes a façade and portions of the original lobby. Portions of the original historic Motel Inn are under construction and will be incorporated into an already approved building which was issued a building permit under prior entitlements, and is not a part of the current project under evaluation. 9. Surrounding Land Uses and Settings: North: Highway 101 East: San Luis Creek West: Apple Farm Inn Motel South: San Luis Creek and San Luis Drive residential neighborhood 10. Project Entitlements Requested: The project requires environmental review (this document), architectural review and approval by the Architectural Review Commission (ARC), and the issuance of a use permit from the Planning Commission. 11. Other public agencies whose approval is required: None DR A F T CHC3 - 44 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 3 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” as indicated by the checklist on the following pages. Aesthetics Greenhouse Gas Emissions Population / Housing Agriculture Resources X Hazards & Hazardous Materials Public Services X Air Quality Hydrology / Water Quality Recreation X Biological Resources Land Use / Planning X Transportation / Traffic X Cultural Resources Mineral Resources Utilities / Service Systems Geology / Soils Noise X Mandatory Findings of Significance FISH AND GAME FEES The Department of Fish and Game has reviewed the CEQA document and written no effect determination request and has determined that the project will not have a potential effect on fish, wildlife, or habitat (see attached determination). X The project has potential to impact fish and wildlife resources and shall be subject to the p ayment of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has been circulated to the California Department of Fish and Game for review and comment. STATE CLEARINGHOUSE X This environmental document must be submitted to the State Clearinghouse for review by one or more State agencies (e.g. Cal Trans, California Department of Fish and Game, Department of Housing and Community Development). The public review period shall not be less than 30 days (CEQA Guidelines 15073(a)). DR A F T CHC3 - 45 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 4 DETERMINATION (To be completed by the Lead Agency): On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made, by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. X I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a “potentially significant” impact(s) or “potentially significant unless mitigated” impact(s) on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (1) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, includi ng revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. January 19, 2016 Signature Date Doug Davidson, Deputy Director For: Michael Codron Printed Name Community Development Director DR A F T CHC3 - 46 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 5 EVALUATION OF ENVIRONMENTAL IMPACTS: 1. A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A “No Impact” answer should be expl ained where it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4. “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section 19, "Earlier Analysis," as described in (5) below, may be cross- referenced). 5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration (Section 15063 (c) (3) (D)). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated,” describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they addressed site-specific conditions for the project. 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8. The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance DR A F T CHC3 - 47 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 6 1. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? 2 X b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, open space, and historic buildings within a local or state scenic highway? 2 X c) Substantially degrade the existing visual character or quality of the site and its surroundings? 1,2 X d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? 1 X Evaluation a), b) The proposed buildings are situated in a previously developed area and are low scale that will not exceed two stories (structure height of approximately 32 feet). The proposed project does not have the potential to adversely affect scenic vistas and the project will not affect scenic resources such as trees or rock outcroppings. c) The project site is located in an area zoned for commercial development and was previously disturbed with buildings and site development associated with the Historic Motel Inn. The project proposal will be rev iewed by the Architectural Review Commission for conformance with the City of San Luis Obispo Community Design Guidelines which address compatibility of proposed development on the site and in relation to surroundings. Additionally, the Planning Commission will review the project for compatibility through requirements of Ordinance No. 1130. In 1989, commercial properties on the east side of Monterey Street (including this property) were rezoned to include the “S”, Special Consideration, overlay district. The implementing ordinance, Ordinance No. 1130, contains specific design criteria for new development on sites within the S district overlay. Aspects of site development that could potentially affect neighborhood compatibility and environmental quality are addressed in the design criteria. The design criteria include specifications which limit building openings onto the creek and address lighting, screening between land uses, riparian corridor protection, building height and grading limitations and drainage control. d) d) New sources of lighting will be evaluated as part of the review of ordinance No. 1130 to ensure that lighting remains on- site and does not produce glare that could affect neighboring properties. The project will also be reviewed by the ARC and at the time of building permit submittal for compliance with the City’s Night Sky Ordinance (SLOMC 17.23) which contains provisions to minimize glare and protect the natural environment from excessive and/or misdirected light and glare. Conclusion: a-d) Less than significant impact. 2. AGRICULTURE RESOURCES. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? X b) Conflict with existing zoning for agricultural use or a Williamson Act contract? X c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use? X a),b),c) The Farmland Mapping and Monitoring Program of the California Resources Agency designates this property as Urban Land. There is no Williamson Act contract in effect on the project site. Redevelopment of the site will not contribute to conversion of farmland, and may relieve pressure to develop similar land outside of the City’s Urban Reserve Line. No impacts to existing on site or off site agricultural resources are anticipated with the project. DR A F T CHC3 - 48 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 7 Conclusion: a-c) No Impact. 3. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? 3,4,5 X b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? X c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? 4, 5 X d) Expose sensitive receptors to substantial pollutant concentrations? 4, 5 X e) Create objectionable odors affecting a substantial number of people? X a-e) The proposed project was reviewed by the San Luis Obispo County Air Pollution Control District (APCD). The APCD is a commenting agency to assess air pollution impacts from both construction and operational phases of the project. The APCD found potential impacts associated with operational and construction phase impacts unless recommended mitigation measures are incorporated into the project. The APCD provided a letter dated November 17, 2015 (Appendix C) which included recommended mitigations to address construction impacts, operational phase impacts, and sensitive receptors . With incorporation of all mitigation measures and recommendations provided by APCD, impacts to air quality will be less than significant. Less than significant with mitigation incorporated. Conclusion: a-e) Less than significant with mitigation incorporated. Mitigation Measure AQ-1: Prior to issuance of building permits, all mitigations and recommended actions from the November 17, 2015 APCD letter commenting on the Motel Inn project shall be addressed to the satisfaction of the Community Development Director. 4. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? 6 X b) Have a substantial adverse effect, on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? 6 X c) Have a substantial adverse effect on federally protected wetlands as defined in Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal poo l, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? 7, 8, X d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? 6 X e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or 3 X DR A F T CHC3 - 49 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 8 ordinance? f) Conflict with the provisions of an adopted habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? X (a-d) The proposed project complies with required setbacks from the creek bank and C/OS portion of the site. South-Central California Coast Steelhead, District Population Segment (Onchorynchus mykiss) are known to occur in San Luis Obispo Creek in the vicinity of the area of the project and have been documented upstream of the project site. The City’s Natural Resources Manager has visited the site and confirmed that no riparian or otherwise biologically sensitive habitat or wetlands or wildlife corridors are associated with the portion of the site impacted by the proposed project. However, due to the proximity of development to the creek channel and downward slope of the site, there is the potential for construction -related impacts associated with machinery and sedimentation which could enter the natural area. A mitigation measure (BIO-1) has been recommended to ensure that proper erosion control measures for work in and around the riparian corridor are utilized under a Stormwater Pollution Prevention Plan (SWWP). San Luis Creek runs through the eastern edge of the site, and is subject to protective stan dards adopted with Ordinance 1130 (1989 Series) for the C-T-S and C/OS-5 zones at this location. On its western bank (on the project site) the creek channel is vegetated by a mixture of native and non-native trees and groundcovers. All proposed structures and other improvements are above the established top of bank. Residential properties across the creek to the east encroach to the top of bank or overhang the creek channel with decorative landscaping and decking. Despite these encroachments, the creek has retained its value as a significant biological corridor. Its condition could be enhanced with the proposed project development if a robust restoratio n and enhancement plan is implemented, as required by Ordinance 1130 (1989 Series), criterion No. 3. The City’s Natural Resources Manager has reviewed the project plans and has recommended mitigation measures (BIO-2) requiring a planting plan which would retain existing native vegetation along the banks and channel and replacement of non -native plantings with appropriate trees, shrubs and groundcover to enrich the creek habitat by providing additional shade cover and food sources for South-Central California Coast Steelhead, District Population Segment (Onchorynchus mykiss) and a more diverse, complex tree canopy that will be attractive to various bird species. (e-f) No heritage trees or significant native vegetation exist on the portion of the site to be developed. It is not anticipated that any areas meeting the criteria for jurisdictional wetlands will be disturbed by the project and the project site is not part of a local, regional, or state habitat conservation plan. Less than significant impact. Mitigation Measure BIO-1: The project shall include a Stormwater Pollution Prevention Plan (SWWP) to address e rosion control and shall also incorporate the following measures for work in and around the riparian corridor: a. No heavy equipment should enter flowing water. b. Equipment will be fueled and maintained in an appropriate staging area removed from the riparian c orridor. c. Restrict all heavy construction equipment to the project area or established staging areas. d. All project related spills of hazardous materials within or adjacent to the project area shall be cleaned up immediately. Spill prevention and clean up materials should be onsite at all times during construction. e. All spoils should be relocated to an upland location outside the creek channel area to prevent seepage of sediment in to the drainage/creek system. Mitigation Measure BIO-2: Plans submitted for Building Permit Application shall include a creek restoration and enhancement plan identifying the removal of non-native vegetation within the creek bank and replacement with appropriate native trees, shrubs and groundcovers. Conclusion: a-f) Less than significant with mitigation incorporated. 5. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of a historic resource as defined in §15064.5. 10, 11, X DR A F T CHC3 - 50 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 9 12, 13 b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5) 14 X c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? 13 X d) Disturb any human remains, including those interred outside of formal cemeteries? 13 X Historic Resources The proposed project is located on a site which is designated locally as a Master List Historic property. The Master List Historic Motel Inn was constructed in the 1924 -1925 timeframe and was constructed in a Mission Revival architectural style. The Motel Inn is significant historically since it is associated with events that made a broad contribution to California’s history and cultural heritage. This is the first location to use the word “motel” and the first business to employ motoring comfort accommodations which represented a shift away from auto camps and cabins. Building permits issued under previous entitlements removed many of the non-historic structures on the site and the remaining historic portions of the Motel Inn include the main lobby building of the original Motel Inn, and a portion of the façade remaining from the original restaurant building. That said, these remaining building remnants from the historic Motel Inn are not a part of the currently proposed project and will be incorporated into a building which is currently under construction pursuant to building permits issued under previous entitlements. a) The proposed project includes the construction of a lobby building with 12 attached hotel rooms, a mix of one and two story detached bungalows with a total of 40 hotel rooms, and a 1.6 acre site with 2 5 RV hookups. Due to the fact that the applicant has a current, approved building permit regarding partial construction of those elements of the projec t which are of historic value, no further evaluation is required for that part of the project. However, the Cultural Heritage Committee (CHC) will still need to review the remaining components of the project to insure that the entire project is consistent with the Historic Preservation Guidelines of the City and the Secretary of the Interior (SOI) Standards for the Treatment of Historic Properties. The proposed development requires an evaluation of the projects compatibility with the remaining character defining elements of the historic Motel Inn which are incorporated into the previously approved restaurant building which is under construction. The project’s compatibility with the approved restaurant building (including the remaining historic lobby building and façade of the original structure) will be evaluated by the City’s Cultural Heritage Committee for conformance with relevant City of San Luis Obispo Historic Preservation Guidelines and Secretary of Interior Standards for the Treatment of Historic Properties. An evaluation has been provided by City Staff for review by the Cultural Heritage Committee which finds that the proposed new construction will not detract from the historic significance of the remaining historic features t o be incorporated into the previously approved restaurant building. Proposed development will be located approximately 20 -feet behind the previously approved restaurant building (which includes the historic features) and the scale of the lobby building and bungalow units will not block views, nor overwhelm or detract from the remaining historic features. The proposed architectural style of the new development incorporates Mission Revival features which are complementary to the original Motel Inn architectural style. The new work will not detract or destroy any of the character defining features of the existing historic elements of the approved restaurant building and the proposed structures will preserve the essential form and integrity of the historic property. The RV portion of the property is of a relatively low intensity with only 25 potential RV spaces on the site plan. The parking of vehicles, including recreational vehicles, will not detract from the original motel setting, or its historic building elements. The continuation of a tourist-oriented use is consistent with the historic, visitor- serving purpose of the property. Less than significant impact. Archaeological Resources b-d) The project site is considered an archaeologically “sensitive area” because it is within 200 feet of the top of the bank of San Luis Obispo Creek. In January, 2002, Bertrando & Bertrando prepared an Extended Phase I Testing report , which is attached to this initial study as Appendix F. No archaeological deposits were identified. While no archaeological resources were discovered in the test trenches, it is possible that resources could be uncovered with project excavation and grading. The Phase 1 testing report found that in order to reduce potential impacts to cultural resources which could be impacted DR A F T CHC3 - 51 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 10 during ground disturbance activities that monitoring should be conducted. Less than significant impact with mitigation incorporated. Mitigation Measure CR-1: Prior to issuance of construction permits a monitoring plan in conformance with requi rements of City Archaeological Preservation Program Guidelines shall be submitted and approved by the Community Development Director. The monitoring plan shall be submitted by a City approved subsurface archaeologist and all monitoring and construction wor k shall be carried out consistent with the approved monitoring plan. In the event excavations or any ground disturbance activities encounter significant paleontological resources, archaeological resources, or cultural materials, then construction activiti es, which may affect them, shall cease until the extent of the resource is determined and the Community Development Director approves appropriate protective measures or mitigation in conformance with Archaeological Resource Preservation Program Guidelines section 4.60. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. A note concerning this requirement shall be included on all relevant sheets with ground disturbance activities with clear notes and callouts. Conclusion: a-d) Less than significant impact with mitigation incorporated 6. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: X I. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. 16 X II. Strong seismic ground shaking? 16 X III. Seismic-related ground failure, including liquefaction? 16 X IV. Landslides? 16 X b) Result in substantial soil erosion or the loss of topsoil? 17 X c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on or off site landslide, lateral spreading, subsidence, liquefaction or collapse? 16,17 X d) Be located on expansive soil, as defined in Table 1802.3.2 of the California Building Code (2007), creating substantial risks to life or property? 17 X e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? 17 X a) San Luis Obispo County, including San Luis Obispo is located within the Coast Range Geomorphic Province, which extends along the coastline from central California to Oregon. This region is characterized by extensive folding, faulting, a nd fracturing of variable intensity. In general, the folds and faults of this province comprise the pronounced northwest trending ridge-valley system of the central and northern coast of California. Under the Alquist-Priolo Special Studies Zone Act, the State Geologist is required to delineate app ropriately wide special studies zones to encompass all potentially and recently-active fault traces deemed sufficiently active and well-defined as to constitute a potential hazard to structures from surface faulting or fault creep. In San Luis Obispo Coun ty, the special Studies Zone includes the San Andreas and Los Osos faults. The edge of this study area extends to the westerly city limit line, near Los Osos Valley Road. According to a recently conducted geology study, the closest mapped active fault is t he Los Osos Fault, which runs in a northwest direction and is about one mile from the City’s westerly boundary. Because portions of this DR A F T CHC3 - 52 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 11 fault have displaced sediments within a geologically recent time (the last 10,000 years), portions of the Los Osos fau lt are considered “active”. Other active faults in the region include: the San Andreas, located about 30 miles to the northeast, th e Nacimiento, located approximately 12 miles to the northeast, and the San Simeon -Hosgri fault zone, located approximately 12 miles to the west. Although there are no fault lines on the project site or within close proximity, the site is located in an area of “High Seis mic Hazards,” specifically Seismic Zone D, which means that future buildings constructed on the site will most likely be subjected to excessive ground shaking in the event of an earthquake. Structures must be designed in compliance with seismic design criteria established in the Building Code. To minimize this potential impact, the California Building Code and City Codes require new structures be built to resist such shaking or to remain standing in an earthquake. No mitigation measures are necessary. Less than significant impact. b) The site is already partially developed and is an infill site located in an urbanized area. The project will not result in loss of topsoil to a level that would be considered significant. c), d) A soils engineering report will be required by the Building Division at the time of submittal for building and grading permits. The soils report will require data regarding the nature, distribution and strength of the existing soils, and conclusions and recommendations for grading and construction. Grading and building techniques must be designed in compliance with the report. To ensure the proposed project does not pose a risk to occupants and structures the construction plans submitted to the building division for review and approval shall be consistent with recommendations of the soils engineering report. e) The proposed project will be required to connect to the City’s sewer system. Septic tanks or alternative wastewater systems are not proposed and will not be used on the site. Conclusion: a-e) Less than Significant impact 7. GREENHOUSE GAS EMISSIONS. Would the project: a) Generate greenhouse gas emissions, either directly or indirec tly, that may have a significant impact on the environment? 5 X b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? 5 X a), b) In addition to the criteria pollutants discussed in the above air quality analysis, the state of California recently passed Assembly Bill 32, the California Global Warming Solution Act of 2006 and California Governor Schwarzenegger Executive Order S-3-05 (June 1, 2005), both require reductio ns of greenhouse gases in the State of California. The proposed project will result in infill development, located in close proximity to transit, and to the amenities of the City. The project is consist ent with City policies for infill development and efficient use of existing infrastructure. As discussed in the above air quality analysis, the APCD has provided comments on the project to address construction and operational phase impacts of the project (Appendix C). Compliance with recommended mitigation measure AQ-1 also includes measures to reduce the production of greenhouse gas emissions which are also produced with operational and construction phase emissions discussed in the Air Quality analysis. These characteristics of the proposal coupled with the requirement to address APCD comments finds the project consistent with efforts to reduce greenhouse gas emissions and will result in less than significant impacts. Conclusion: a, b) Less than significant impact. 8. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? X b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the X DR A F T CHC3 - 53 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 12 environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? X d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? X e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? X f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? X g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? X h) Expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? 19,20 X a) The proposed hotel and RV park use would not involve the routine transport, use, or disposal of hazardous materials. No Impact. b) A Phase I environmental site assessment was prepared by Ceres Associates and is attached as Appendix G. Recommendations are included in the report which will require certain actions. Since the site previously had a service station use there may be underground tanks remaining in place. As an example, the site assessment recommends that ground penetrating radar (GPR) be utilized to determine if any underground tanks exist, and that sampling be conducted to assess if asbestos is contained in the remaining building on-site. Less than significant with mitigation incorporated. Mitigation Measure HAZ-1: The applicant shall comply with the recommendations contained in the Phase I environmental site assessment prepared by Ceres Associates to confirm that any contamination issues have been adequately addressed prior to site development. All contamination issues must be resolved to the satisfaction of the Fire Chief prior to construction. c), d) The proposed project is not within one quarter mile of an existing school and the project would not involve the use, transportation, disposal, or emission of hazardous materials. The site is not on a list of ha zardous materials sites. No Impact. e), f), g) The project site is not within an airport land use plan and is not within two miles of a public airport or private airstrip. The project has been reviewed by the City Fire Department and would not interfere with emergency response plans or evacuation plans. No Impact. h) The project site is not located within the wildland interface zone. Less than significant impact. Conclusion: a & c-h) Less than significant with mitigation incorporated. 9. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge requirements? X b) Substantially deplete groundwater supplies or interfere X DR A F T CHC3 - 54 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 13 substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g. the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on or off site? X d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on or off site? 20.21 X e) Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? 20,21 X f) Otherwise substantially degrade water quality? X g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? X h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? X i) Expose people or structures to significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? X j) Inundation by seiche, tsunami, or mudflow? X a), b) The project site is located within the San Luis Obispo Creek watershed area. Due to its size and location, the project is subject to the Drainage Design Manual (DDM) of the Water Way Management Plan (WWMP) and newly adopted Post Construction Requirements for storm water control. The project will not violate any water quality standards or waste discharge requirements. Site redevelopment will be served by the City’s sewer and water systems and will not use or otherwise deplete groundwater resources. The existing on-site water well is proposed to be removed but could be used for landscape irrigation. No significant change is expected to the local groundwater table. The well site is down gradient from the rural upstream properties that rely on groundwater. No impact. c), d), e), f) Physical improvement of the project site will be required to comply with the drainage requirements of the City’s Waterways Management Plan. This plan was adopted for the purpose of ensuring water quality and proper drainage within the City’s watershed. T he Waterways Management Plan requires that site development be designed so that post-development site drainage does not exceed pre-development run-off and the proposed project does not increase impervious surface area. If applicable, plans submitted for a building permit application will be evaluated by the Public Works Department and must be designed in a manner that is consistent with the requirements of the Waterways Management Plan. The project will be subject to the Post Construction Stormwater Regulations. These regulations address both water quantity and water quality. The project will be required to retain and/or treat the runoff from the impervious surfaces including parking areas, drive aisles, and roofs. A water quality upgrade is expected from this previously developed site. City Engineering Standards address point source controls for solid waste and materials storage areas. Less than significant impact. g), h), i) The project site is located within the 100-year flood zone per the Federal Flood Hazard Boundary or Flood Insurance Rate Map as is the majority of the downtown area. The project is therefore subject to showing compliance with the Waterway Management Plan Drainage Design Manual. Per section 3.0 of the Waterways Managemen t Plan, new development projects and redevelopment projects within the FEMA designated 100 -year floodplain that are not located within the Mid -Higuera or special Floodplain Management Zone have no significant effects on flood elevations provided design cri teria of the plan are met. Furthermore, the project is subject to the Floodplain Management Regulations (flood ordinance). The engineer of record has modeled the project to show that the structures are located outside the SFHA and that the project will not impact DR A F T CHC3 - 55 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 14 adjoining properties. A Letter of Map Change will be processed as a condition of building permits. The project will be required to have a finished floor elevation of at least 1 -foot above the defined 100-year flood elevation at the time, or for commercial buildings within the central business district the building can be built at present grade with incorporation of FEMA “flood-proofing” measures to the satisfaction of the City Engineer. The new structures and improvements will be located away from the top of creek bank in accordance with the Creek Setback Ordinance. Less than significant impact. Conclusion: Less than significant impact. 10. LAND USE AND PLANNING. Would the project: a) Physically divide an established community? X b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? 19,22 X c) Conflict with any applicable habitat conservation plan or natural community conservation plan? 19,22 X Evaluation a), b), c) The proposed infill development project is consistent with the General Plan since the site is designated for Tourist Commercial land uses by the General Plan which the proposed visitor-serving development is consistent. The project will not physically divide an established community or conflict with any applicable habitat conservation plan or natural community conservation plans. No Impact. Conclusion: No Impact. 11. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? X b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? X a, b) No known mineral resources are present at the project site. Implementation of the proposed project would not result in the loss of availability of a known mineral resource. The project site is not designated by the general plan, specific plan, or other land use plans as a locally important mineral recovery site. Conclusion: No Impact. 12. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? 23,24 X b) Exposure of persons to or generation of excessive ground -borne vibration or ground -borne noise levels? 23,24 X c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? X d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? 23,24 X DR A F T CHC3 - 56 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 15 e) For a project located within an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, wo uld the project expose people residing or working in the project area to excessive noise levels? X X a), b) The site is located adjacent to Highway 101, the principal noise source affecting existing and future noise conditions in the vicinity. Due to existing noise from Highway 101, the project site is exposed to noise levels in the 60 -70dB range. The General Plan Noise Element lists the acceptable range of noise as up to 60 db without the need for any specific noise studies or mitigation. Hotels and motels are noise sensitive uses as designated in the Noise Element of the General Plan. The Noise Element indicates that noise levels of 60 decibels (dB) are acceptable for outdoor activity areas and 45 dB is acceptable for indoor areas. Outdoor noise levels in the 60-70 dB range are classified as “conditionally acceptable”. This means that development may be permitted provided it is designed to meet acceptable (for the proposed land use) noise exposure levels. Due to existing and projected noise levels emanating from Highway 101, in previous approvals for the site, the applicant was required to prepare a noise study to evaluate mitigation strategies for meeting interior and exterior noise standards. The n oise study was prepared for a similar, but somewhat different hotel use, by Donald Asquith, PhD, and is attached as Appendix H. The study notes how the freeway noise source varies in elevation above the site from west to east. The northbound on-ramp from Monterey Street is approximately 5 feet higher at the westerly end of the site, increasing to 15 feet at the easterly end. While noise exposure from the highway is still significant, this grade differential from the noise source does reduce the traffic noise levels from what they would otherwise be if the noise source was at the same elevation as the project site. Outdoor spaces that are created within the project site should be designed to consider the freeway noise and exposure of visitors to the noise. For outdoor areas, similar to previous approvals, proposed buildings are sited such that outdoor areas are situated on the opposite side of proposed structures which will attenuate freeway sound levels to acceptable outdoor noise levels. Complying noise levels for interior spaces can be achieved through standard building techniques for the motel units, according to the noise study and consistent with the City Noise Guidebook. City staff also visited the project site on December 17, 2015, measured noise from the freeway with a sound meter and found the noise levels to be consistent with the prior Asquith study. Recreational vehicle parks are not listed in the General Plan Noise Element as Noise Sensitive uses. For the RV park portion of the project it can be anticipated that recreational vehi cle travelers would anticipate freeway noise at this location as it is somewhat common that RV parks are located adjacent to freeways and major roadways. It is not anticipated that RV travelers would have the same expectation of interior noise reduction or quiet outdoor or indoor noise levels as motels or hotel accommodations. Less than significant impact. Noise increases resulting from the proposed project c), d) The hotel and RV park uses are not anticipated to produce sound levels which would exceed thresholds of the General Plan noise element or Noise Ordinance. To a considerable degree, it can be anticipated that proposed structures will help buffer Highway 101 noise from the yards of the neighbors across San Luis Creek. In addition, parking areas f or the motel use and RV parking are between 120 feet to 150 feet from the nearest residence on San Luis Drive, and further buffered by San Luis Creek and a heavily vegetated riparian corridor. In addition, Ordinance 1130 contains specific provisions to ens ure compatible noise levels with residential uses across the riparian corridor which will be reviewed for conformance by the City Planning Commission. Construction activities generate noise, and may temporarily raise the ambient noise levels above accept able levels for the duration of construction, including groundborne vibration and noise. Construction noise is regulated by the City’s Noise Ordinance, which regulates time of construction and maximum noise levels that may be generated. The project would b e required to meet the noise standards contained in the Ordinance, which includes limitations on the days and hours of construction. Less than significant impact. DR A F T CHC3 - 57 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 16 e), f) The project site is not located within an airport land use plan, is not located with in two miles of a public use airport, and is not in the vicinity of a private airstrip. No impact. Conclusion: Less than significant impact. 13. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either di rectly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? X b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing else where? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? X X a) The project is proposed in an already urbanized area with existing roads and other infrastructure. The project would not induce substantial population growth in the area directly or indirectly. Less than significant. b), c) The project would not displace any existing housing or substantial numbers of people. No Impact. Conclusion: No Impact 14. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? X b) Police protection? X c) Schools? X d) Parks? X e) Other public facilities? X The proposal is for a tourist-oriented land use which will not require the provision of public facilities such as parks or schools. There is also adequate capacity of water, sewer, police and fire protection to service the proposed development. The development will be subject to the standard traffic and water impact fees. Conclusion: No impact. 15. RECREATION. a) Would the project increase the use of existing neighborhood or regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? X b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? X a), b) The project does not include permanent residential units and the transitory nature of the hotel guests and RV park use DR A F T CHC3 - 58 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 17 should not place an additional substantial burden on nearby residential facilities such that substantial physical deteriorati on would be accelerated. No Impact Conclusion: No impact 16. TRANSPORTATION/TRAFFIC. Would the project: a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? X b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? X c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? X d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? 27 X e) Result in inadequate emergency access? X f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? 25, 26,27 X Project Traffic Impact a), b) The General Plan Circulation Element identifies Monterey Street as an arterial road and adopts level of Service D (LOS D) as the maximum acceptable level of traffic congestion during PM peak hour conditions outside the downtown. The Circulation Element does not prescribe any modifications to Monterey Street northeast of its intersection with Grand Avenue. Higgins Associates prepared a traffic impact study (TIS) on the more intensive but similar motel project at this site, approv ed in 2003. (See Appendix I, attached.) The TIS evaluated how traffic from the project would affect the operation of nearby intersections. According to the report, full development of the motel would generate approximately 1,148 vehicle trips per day, with 29 trips entering the project site and 52 trips departing during the AM peak hour, and 39 trips entering and 35 trips departing during the PM peak hour. The TIS forecasted how this additional traffic would be distributed to the following intersections and evaluated its impact on the traffic level of service (LOS). (The traffic impacts of the current, proposed project will be significantly less based on an average daily trip generation of 475 trips, according to the Omni Means draft Technical Memorandum dated November, 2015. See Appendices, attached.) 1. Monterey Street & U.S. 101 NB On/Off Ramps at Project Driveway 2. Monterey and Garfield 3. Monterey Street and Buena Vista 4. Buena Vista and Garfield 5. Buena Vista and U.S. 101 Southbound Off Ramp 6. Monterey Street at Apple Farm Inn Driveway 7. Monterey Street at La Questa Motor Inn Driveway The TIS concluded that under “existing + Project” conditions, area intersections will operate at acceptable levels of service (generally at LOS C or better), in compliance with Circulation Element standards. DR A F T CHC3 - 59 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 18 Conclusion: Less than significant impact. Cumulative Traffic Impacts: The prior traffic impact study also considered the prior project’s contribution to cumulative traffic volumes at build -out of the City’s general plan land uses. Under cumulative conditions, the analysis showed that intersections 1, 3, 4, 6 and 7 listed above will continue to operate at acceptable levels of service (LOS D or better) during AM and PM peak hours. For intersection 2 (Garfield @ Monterey), the Garfield approach to Monterey would operate at LOS F during the PM peak hour, without that project’s traffic being added. The TIS concluded that signalization would not meet Caltrans warrants but that actual conditions should be monitored as traffic conditions change to determine the future need for a signal, or possibly all- way traffic controls. Under build-out conditions, the Buena Vista approach to the southbound U.S. 101 off ramp (intersection 5, above) would operate at LOS E during the PM peak hour, without project traffic being added. The TIS concluded that signalization of this intersection does not meet Caltrans warrants, but like the Garfield intersection, monitoring should be undertaken and signalization may be warranted in the future. Conclusion: Less than significant impact. (Note: This project will pay city Transportation Impact Fees as required by ordinance. Revenues from these fees are used to pay for mitigating area -wide traffic conditions as those mitigations become necessary. Payment of the fee constitutes this project’s fair share contribution toward mitigating potential, future substandard traffic conditions.) Traffic Geometrics Concerns d) Access to the Motel Inn site is challenging due to its immediate proximity to the northbound on ramp and southbound off - ramp of Highway 101. Therefore, a traffic study was conducted by Omni -Means (November, 2015) to evaluate potential impacts of the proposed new traffic to the area and identify the most reasonable measures to mitigate road and driveway geometric issues. The study was conducted in partnership with Caltrans. The study recommends: (1) restricting southwest (SW) left turns for approxima tely 120 feet of the Northbound (NB) 101 off ramp; (2) providing a west-bound (WB) left turn refuge/acceleration lane for hotel traffic; (3) realigning the Monterey Street curb line; and (4) making minor adjustment to affected motel driveways along Monterey Street. A conceptual graphic of the recommended mitigation is shown below. DR A F T CHC3 - 60 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 19 Source: Omni-Means Mitigation Measure: MM-1 Prior to the issuance of a certificate of occupancy, the applicant shall construct the roadway channelization pr oject as generally described above, and as approved by the City and Caltrans. Conclusion: Less than significant with mitigation. c) The project would not have any effect on air traffic patterns. No Impact. e) The site has been reviewed by City emergency services and found to comply with requirements for emergency access. No impact. 17. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? X b) Require or result in the construction or expansion of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? 28 X c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? X d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new and expanded entitlements needed? 28 X e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to X DR A F T CHC3 - 61 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 20 the provider’s existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project’s solid waste disposal needs? 29 X g) Comply with federal, state, and local statutes and regulations related to solid waste? X a) b) c) The City wastewater treatment plant and existing sewers in the vicinity have sufficient capacity to serve the project site. The developer will be required to construct private sewer laterals to convey wastewater to the sewer main that parallels the project’s western property line. All on-site sewer facilities will be required to be constructed according to the standards in the Uniform Plumbing Code. Sewer impact fees are collected at the time building permits are issued to pay for capacity at the City’s Water Resource Recovery Facility. The fees are set at a level intended to offset the potential impacts of future development. The site includes an existing 16-inch water main in a 15-foot wide easement along the northern property line. This water main is the transmission water main from Reservoir 1. Proposed development at the site, including siting of RVs, shall take place outside of the water main easement. Storm drainage facilities in the vicinity are adequate to serve the proposed project and no expansion is required which could result in significant environmental effects. Less than significant impact. d) Water demand from the project was anticipated as part of General Plan build out. Future site development is subject to water impact fees which were adopted to ensure that new development pays its fair share of the cost of constructing the water supply, treatment and distribution facilities that will be necessary to serve it. Less than significant impact. e) f) g) Background research for the Integrated Waste Management Act of 1989 (AB939 ) shows that Californians dispose of roughly 2,500 pounds of waste per month. Over 90% of this waste goes to landfills, posing a threat to groundwater, air quality, and public health. Cold Canyon landfill is projected to reach its capacity by 2018. The Act requires each city and county in California to reduce the flow of materials to landfills by 50% (from 1989 levels) by 2000. To help reduce the wast e stream generated by this project, consistent with the City’s Source Reduction and Recycling Element, r ecycling facilities must be accommodated on the project site and a solid waste reduction plan for recycling discarded construction materials must be submitted with the building permit application. The project is required by ordinance to include facilities for recycling to reduce the waste stream generated by the project, consistent with the Source Reduction and Recycling Element. Less than significant impact. Conclusion: Less than significant impact 18. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of Califo rnia history or prehistory? X b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of the past projects, the effects of other current projects, and the effects of probable future projects)? X c) Does the project have environmental effects which will cause X DR A F T CHC3 - 62 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 21 substantial adverse effects on human beings, either directly or indirectly? DR A F T CHC3 - 63 19. EARLIER ANALYSES. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a discussion should identify the following items: a) Earlier analysis used. Identify earlier analyses and state where they are available for review. None. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. N/A c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site - specific conditions of the project. 20. SOURCE REFERENCES. 1. City of San Luis Obispo Ordinance 1130, 1989 2. Project Plans 3. Municipal Code 4. Response Letter from Air Pollution Control District (APCD), 2015 5. APCD’s CEQA Air Quality Handbook 6. Ecological Analysis of Apple Farm II, 8/20/02, Levine-Fricke 7. City of San Luis Obispo Creek Setback ordinance (Section 17.16.025 of the Zoning Regulations) 8. City of San Luis Obispo Open Space Element 9. City of San Luis Obispo Historic Resources Inventory, December, 1983 10. City of San Luis Obispo Historical Preservation Guidelines, 2010 11. Historical Resources Inventory of Property, Bertrando, September 2000 12. Historic American Building Survey (HABS) of the Motel Inn, August 2004 13. Archaeological Report, Bertrando & Bertrando, January 2002 14. City of San Luis Obispo Archaeological Resource Preservation Guidelines, 1995 15. Extended Phase I Testing Report, Bertrando, 2002 16. San Luis Obispo Quadrangle Map, State Geologist (Alquist -Priolo Map), 1990 17. Soil Survey of San Luis Obispo County, U.S. Soil Conservation Service, 1984 18. Phase I Environmental Site Assessment by Ceres Associates, October, 1999 19. City of San Luis Obispo Land Use Element, 2014 20. FEMA Flood Insurance Rate Map (Community Panel 0603100005C) 21. Preliminary Storm Water Control Plan, Above Grade Engineering, San Luis Obispo, November 2015 22. City of San Luis Obispo Zoning Regulations 23. City of San Luis Obispo Noise Element & Guidebook 24. Noise Investigation , Donald Asquith, PhD, March, 2001 25. Trip Generation, Institute of Transportation Engineers, 9th Edition, 2012 26. Motel Inn Traffic Analysis, Higgins Associates, March 2002 27. Traffic Report, Omni-Means, November 2015 DR A F T CHC3 - 64 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 23 28. City of San Luis Obispo Water Allocation Regulations 29. City of San Luis Obispo Source Reduction and Recycling Element, 19 94 Note All of the above reference sources that are not attached as appendices to this Initial Study are available upon request in the Community Development Department, City of San Luis Obispo Attachments (only bold items attached): Appendix A: Project Plans Appendix B: City Staff report regarding conceptual review of Project dated: October 19, 2015 Appendix C: Air Pollution Control District Letter Dated November 17, 2015 Appendix D: Ecological Analysis of San Luis Obispo Creek, Levine-Fricke, May 2002 and USFWS Protocol Survey, Levine-Fricke, June 2003 Appendix E: Historic American Building Survey of Former Motel Inn, 2004 Appendix F: Archaeological Report, Extended Phase 1 Report, Bertrando & Bertrando, 2002 Appendix G: Phase I Environmental Site Assessment, Ceres Associates Appendix H: Noise Study, Donald Asquith, PhD, March, 2001 Appendix I: Traffic Impact Study, Higgins Associates, 2002; OMNI-MEANS, Nov. 2015 MITIGATION MONITORING PROGRAM Mitigation Measure AQ-1: Prior to issuance of building permits, all mitigations and recommended actions from the November 17, 2015 APCD letter commenting on the Motel Inn project shall be addressed to the satisfaction of the Community Development Director.  Monitoring Program AQ-1: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. Mitigation Measure BIO-1: The project sha2ll include a Stormwater Pollution Prevention Plan (SWWP) to address erosion control and shall also incorporate the following measures for work in and around the riparian corridor: a. No heavy equipment should enter flowing water. b. Equipment will be fuelled and maintained in an appropriate staging area removed from the riparian corridor. c. Restrict all heavy construction equipment to the project area or established staging areas. d. All project related spills of hazardous materials within or adjacent to the project area shall be cleaned up immediately. Spill prevention and clean up materials should be onsite at all times during construction. e. All spoils should be relocated to an upland location outside the creek channel area to prevent seepage of sediment in to the drainage/creek system.  Monitoring Plan, BIO 1: All mitigation measures shall be shown on grading and building plans and be clearly visible to contractors and City inspectors. Erosion control measures shall be reviewed by the City’s Community Development and Public Works Departments, and the City’s Natural Resources Manager. City staff will periodically inspect the site for continued compliance with the above mitigation measures. Mitigation Measure BIO-2: Plans submitted for Building Permit Application shall include a creek restoration and enhancement plan identifying the removal of non-native vegetation within the creek bank and replacement with appropriate native trees, shrubs and groundcovers. DR A F T CHC3 - 65 Issues, Discussion and Supporting Information Sources ER # 2363-2015 Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 24  Monitoring Plan, BIO 2: Final plans shall be reviewed by the City’s Natural Resources Manager as part of the Building Permit application package, who shall require modifications to the creek restoration and enhancement plan as necessary to ensure that an appropriate mix of plantings, in type, size and quantity is proposed, and that best practices are utilized while working within the creek corridor. Mitigation Measure CR-1: Prior to issuance of construction permits a monitoring plan in conformance with requirements of City Archaeological Preservation Program Guidelines shall be submitted and approved by the Community Development Director. The monitoring plan shall be submitted by a City approved subsurface archaeologist and all monitoring an d construction work shall be carried out consistent with the approved monitoring plan. In the event excavations or any ground disturbance activities encounter significant paleontological resources, archaeological resources, or cultural materials, then construction activities, which may affect them, shall cease until the extent of the resource is determined and the Community Development Director approves appropriate protective measures or mitigation in conformance with Archaeological Resource Preservation Program Guidelines section 4.60. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. A note concerning this requirement shall be included on all relevant sheets with ground disturbance activities with clear notes and callouts.  Monitoring Plan, CULT 2: All mitigation measures and the monitoring plan shall be shown on grading and building plans and be clearly visible to contractors and City inspectors. The name and contact information for the monitor shall be clearly indicated within construction plans. City staff will periodically inspect the site for continued compliance with the above mitigation measure. Mitigation Measure HAZ-1: The applicant shall comply with the recommendations contained in the Phase I environmental site assessment prepared by Ceres Associates to confirm that any contamination issues have been adequately addressed prior to site development. All contamination issues must be resolved to the satisfaction of the Fire Chief prior to construction.  Monitoring Plan, HAZ-1: All mitigation measures including the recommendations in the Phase I ESA shall be shown on grading and building plans and be clearly visible to contractors and City inspectors. Any contaminations issues must be presented to the Community Development Director and Fire Chief before further action. Mitigation Measure: TT-1: Prior to the issuance of a certificate of occupancy, the applicant shall construct the roadway channelization project as generally described above (Transportation & Traffic Section #16 of the Initial Study), and as approved by the City and Caltrans.  Monitoring Plan, TT-1: All mitigation measures including the recommendations of the Omni Means Report (November 2015) shall be included in construction plans and be clearly visible to contractors and City inspectors. Compliance with the Omni Means Report and roadway design will be verified through the building permit process and with final inspections by City staff. DR A F T CHC3 - 66 CHC3 - 67 CHC3 - 68 CHC3 - 69 CHC3 - 70 CHC3 - 71 CHC3 - 72 CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: Construction of a new two-bedroom dwelling behind the Renetzky House, a Master List Historic Resource in the Old Town Historic District ADDRESS: 1516 Broad St BY: Walter Oetzell, Assistant Planner Phone: 781-7593 E-mail:woetzell@slocity.org FILE #: ARCH-2225-2015 FROM: Brian Leveille, Senior Planner RECOMMENDATION: Adopt the Draft Resolution (Attachment 1), recommending that the Director grant final approval of the project, based on findings. SITE DATA Applicant Gary Bagnall Representative Jon McAlpin, Omni Design Submittal Date 10/22/2015 Complete Date 11/20/2015 Zoning R-2-H (Medium- Density Residential with Historic Overlay) General Plan Medium Density Residential Site Area 7,675 square feet Historic Status Master List Resource (Old Town Historic District) Environmental Status Categorically Exempt (CEQA Guidelines §15303: New Construction of Small Structures) SUMMARY The applicant has submitted an application for architectural review of the construction of a new 2-bedroom dwelling at the rear of the project site, behind the historic Renetzky House, a Master List Historic Resource in the Old Town Historic District. 1.0 COMMITTEE’S PURVIEW The Committee’s role is to provide a recommendation to the Community Development Director on the application of historic preservation standards and guidelines.1 1 Historic Preservation Ordinance § 14.01.030(B)(4) and (B)(5)) Meeting Date: January 25, 2016 Item Number: 4 CHC4 - 1 ARCH-2225-2015 (1516 Broad) Page 2 2.0 PROJECT INFORMATION 2.1 Site Information The site is located on the east side of Broad Street, about 100 feet south of Buchon Street in a Medium- Density Residential and Historical Preservation Zone (R-2-H). It is within the Old Town Historic District and surrounded by single-family residences that are Master List Historic Resources. Table 1: Site Information Access Buchon Street (entry and exit) Site Dimensions (approx.) Area: 7,675 square feet; Width: 55 feet; Depth: 140 feet Street Frontage: 55 feet (Broad) Topography Slope: Flat Natural Features: Trees and shrubs on northerly edge of site Present Use & Development Single-family residence; Garage/workspace Surrounding Use / Zoning Single-family dwellings Medium- Density Residential and Historical Preservation Zone (R-2-H) Buildings on site: The primary residence on the site is a two-story house in a Queen Anne style sheathed in wood shiplap siding. It estimated to have built, or moved to its current location, between 1904 and 1908, though given its style it is probable that it was constructed in the 1880’s or 1890’s. Its distinctive architectural elements include multiple asymmetrical rooflines, slanted bays, and a witch’s hat turret. The property was designated a Master List Historic Resource in 1983 as the Renetzky House, the home of the Renetzky family, local shoe merchants, in the early 1900’s. Behind the house is a garage and workshop constructed in 1982. As a later addition to the property, this structure is not related to the historic significance of the property and will be demolished to make room for the proposed new dwelling. CHC4 - 2 ARCH-2225-2015 (1516 Broad) Page 3 2.2 Project Description The project involves demolition of the 1982 garage behind the primary residence, and construction of a two-story structure with a two-car garage at the ground level and a 2-bedroom apartment (680 sq. ft.) above. The building is designed in a style that echoes the Victorian character of the primary residence. It incorporates multiple steeply sloping rooflines, gables, and sunburst decoration. Lap siding, wood trim, double-hung windows, and a color scheme of browns and reds reinforce the relationship between the buildings. 3.0 EVALUATION This project is located in the Old Town Historic District, one of the City’s oldest residential neighborhoods, built up historically around the turn of the 20th Century. Common site features and architectural characteristics within the district are summarized in Table 22 Table 2: Old Town Historic District Site Features and Characteristics Predominant Architectural Features Prominent street yard setbacks of 20 ft. or more Coach barn (garage) recessed into rear yard Finish floors raised 2’ – 3’ above finish grade Front building facades oriented parallel to street Front entries oriented toward street, with prominent walk, stairs and porch Two- and rarely three-story houses Mostly gable and hip roof types Highly ornamented roof features, including prominent fascias, bargeboards, gable end treatments, decorative shingles, prominent pediments or cornices Traditional fenestration, such as double-hung, wood sash windows, divided light windows, ornamental front doors, wood screen doors Painted wood surface material, including siding and decorative moldings Projects involving new construction in historic districts should be architecturally compatible with the historical character of the district; should not detract from historically designated structures adjacent to the property; and, accessory structures and additions on properties with historic resources should complement the primary structure’s historic character. Applicable Historic Preservation Program Guidelines and Secretary of Interior Standards applicable to the project are discussed below. Staff Analysis: The Historic Preservation Program Guidelines require that new structures be designed to be architecturally compatible with the prevailing historic character of the historic district “as measured by their consistency with the scale, massing, rhythm, signature architectural elements, exterior materials, siting and street yard setbacks of the district’s historic structures” (§ 3.2.1) and architecturally compatible with nearby historic resources: New development should not sharply contrast with, significantly block public views of, or visually detract from, the historic architectural character of historically designated structures… (HPPG § 3.2.2) 2 Historic Preservation Program Guidelines § 5.2.1 CHC4 - 3 ARCH-2225-2015 (1516 Broad) Page 4 New accessory structures should complement the primary structure’s historic character through compatibility with its form, massing, color, and materials. (HPPG § 3.4.1(c)) The Secretary of the Interior’s Standards for the Treatment of Historic Properties also provide guidance for designing new construction adjacent to historic buildings: …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. (Standards for Rehabilitation, #9) Staff Analysis: As a two-story residential structure, the new dwelling’s form and scale is in keeping with that of the primary residence and of residences adjacent to the property, also two stories in height. The new dwelling is recessed into the rear yard with its mass concentrated in the center of the lot, behind the primary residence. Its peaked roof forms and front gable echo the patterns of the main residence and adjacent houses. Wood lap siding, clad wood windows, wood trim, and composition shingle roofing are used to match the materials of the primary residence. Both the primary residence and the new dwelling exhibit simple detailing. Among the details that tie the structures together are double-hung windows, carved wood porch posts and deck balustrades, and a decorative sunburst feature in the roof gables. Overall, the materials and architectural details used on the new dwelling are compatible with the primary residence and as a separate structure the dwelling is differentiated from historic primary residence. 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA). It consists of the construction of a small structure, as described in CEQA Guidelines § 15303 (New Construction of Small Structures). This exemption is applicable to up to three single-family residences on a parcel, and this project will result in two dwellings on this parcel. 5.0 ALTERNATIVES 5.1. Continue the project with direction to the applicant and staff on pertinent issues. 5.2. Deny the project based on findings of inconsistency with the General Plan, Historic Preservation Ordinance, or Historic Preservation Program Guidelines. 8.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity map 3. Project plans (reduced size) CHC4 - 4 CULTURAL HERITAGE COMMITTEE RESOLUTION NO. XXXX-16 A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE RECOMMENDING APPROVAL TO THE COMMUNITY DEVELOPMENT DIRECTOR OF A NEW TWO-BEDROOM DWELLING BEHIND THE RENETZKY HOUSE, A MASTER LIST HISTORIC RESOURCE IN THE OLD TOWN HISTORIC DISTRICT, IN THE MEDIUM- DENSITY RESIDENTIAL (R-2-H) ZONE WITH HISTORICAL PRESERVATION OVERLAY, LOCATED AT 1516 BROAD STREET (ARCH-2225-2015) WHEREAS, the applicant, Gary Bagnalli, filed an application on October 22, 2015, for review of a new two-bedroom dwelling at the rear of the lot at 1516 Broad Street; and 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 January 25, 2016, for the purpose of reviewing the proposed two-bedroom dwelling at the rear of the lot at 1516 Broad; and WHEREAS, notices of said public hearings 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 applicants, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Cultural Heritage Committee of the City of San Luis Obispo as follows: Section 1. Findings. Based upon all the evidence, the Cultural Heritage Committee makes the following findings: 1. The project is consistent with the Historic Preservation Program Guidelines. The project is architecturally compatible with the historic character of the Old Town Historic District area, does not sharply contrast with, block public views of, or visually detract from the historic architectural character of historically designated structures, and retains and preserves character-defining features of historically listed buildings. 2. The project is consistent with the Secretary of Interior’s Guidelines for the Treatment of Historic Properties. The property continues to be used for its historical use, and the project retains and preserves the distinctive materials, features, and finishes that define the property’s historical character. ATTACHMENT 1 CHC4 - 5 Resolution No.XXXX-16 ARCH-2225-2015 (1516 Broad) Page 2 3. The project is consistent with goals and policies of the General Plan’s Conservation and Open Space Policies. The new structure is designed in a manner that protects the historical character of the property and the neighborhood. Section 2. Environmental Review. This project is Categorically Exempt from the California Environmental Quality Act (CEQA) as described in §15303 of the CEQA Guidelines (New Construction of Small Structures).The project consists of the construction of a small structure: a single-family residence in a residential zone. Section 3. Action. The Cultural Heritage Committee does hereby recommend approval of the proposed two-bedroom dwelling at the rear of the property at 1516 Broad to the Community Development Director. 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 25th day of January, 2016. ________________________ Brian Leveille, Secretary Cultural Heritage Committee ATTACHMENT 1 CHC4 - 6 R-2-H R-2-H R-2-H R-2-H R-2-H R-2-H R-2-H R-2-H B R O A D ISLAY BUCH O N VICINITY MAP ARCH-2225-20151516 Broad St ¯ ATTACHMENT 2 CHC4 - 7 ATTACHMENT 3 CHC4 - 8 ATTACHMENT 3 CHC4 - 9 ATTACHMENT 3 CHC4 - 10 ATTACHMENT 3 CHC4 - 11 ATTACHMENT 3 CHC4 - 12 ATTACHMENT 3 CHC4 - 13 THIS PAGE IS INTENTIONALLY LEFT BLANK DRAFT SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE MINUTES November 23, 2015 ROLL CALL: Present: Committee Members Craig Kincaid, Shannon Larrabee (arrived at 5:45 p.m.), James Papp, Leah Walthert, , and Chair Jaime Hill Absent: Vice-Chair Brajkovich Staff: Senior Planner Brian Leveille, Assistant Planner Walter Oetzell, Planning Technician Januar Saptono, and Recording Secretary Sarah Reinhart ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of September 28, were approved as amended. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no further comments made from the public. PUBLIC HEARING ITEMS: 1. 1445 Broad Street. HIST-1990-2015; Review of a Mills Act Historic Preservation Agreement for the Master List Falkenstein House. Action does not constitute a “project” per CEQA 15378; R-2-H zone; Aline Cullen, applicant. Assistant Planner, Walter Oetzell, presented the staff report, recommending the Cultural Heritage Committee forward a recommendation to the City Council to approve the applicant’s request to be a part of the Mils Act Historic Preservation program, based on findings and subject to conditions which he outlined. In response to inquiries by Commr. Papp, Senior Planner Leveille, stated that a detailed summary of the fiscal impact to the City would be prepared before presenting to the City Council, as well as a summary of the overall program; pointed out that there would be further discussions regarding what could be included into the contract. In response to inquiry by Commr. Kinkaid, Senior Planner Leveille clarified that 51 historic homes have entered into a Mills Contract in the City of San Luis Obispo. In response to inquiries by Commr Walthert and Commr. Papp, Senior Planner Leveille noted that there are no planning requirements triggered as a part of the Mills contract; stated that anything that lends to the long term preservation of the structure could be Draft CHC Minutes 11-23-15 Page 2 entered into the contract; noting that the Mills Act is not limited to the outward exterior architecture of the home. Chair Hill, commented that the Mills Act on the state level is intended to offset the costs of maintaining a historic home. PUBLIC COMMENTS: Applicant, Aline Cullen, expressed a desire to make improvements to restore the historic features of the home including painting the exterior, restoring redwood siding, and changing the deck to a porch or something that would be more in keeping with the character of the home; noted already having restored floors, duct work, moldings, doors and tenting the home for termites; noted having an appreciation for the historic nature of the home and the neighborhood. In response to inquiries by Commr. Papp, the applicant clarified that the material she hopes to use for the front entrance would be brick; stated the windows were updated before purchasing the home, and will not be changed because they help mitigate noise and are energy efficient; noted the windows could be painted which will allow for a three-color scheme paint in the exterior of the property. There were no further comments made from the public. COMMITTEE COMMENTS: Commr. Kincaid, voiced support for the request; appreciated the homeowner’s willingness to restore and help preserve the architecture and historical elements of the home. Commr. Bear, stated supporting the homeowner’s request, and noted the Mills Act was intended for this purpose. Commr. Papp, acknowledged previously meeting the applicants at a local benefit but noted no relationship or conflict of interest; commended the applicants on their desire to make restorations to the home; stated supporting the restoration projects mentioned by the applicant with the exception of a roofed porch; noting getting rid of the deck would be a good idea. Commr. Larrabee, voiced support for the request; stated this would be an improvement to the neighborhood; noted being surprised this home was not previously added to the Mills Act. Commr. Hill, echoed the sentiments of the Commission; stated supporting the homeowner’s efforts to restore the home; commented that historic homes are much more expensive to maintain and the Mill’s act helps off set those costs. There were no further comments made from the Committee. Draft CHC Minutes 11-23-15 Page 3 On motion by Committee Member Papp, seconded by Committee Member Baer to forward a recommendation to the City Council to approve the applicant’s request to be a part of the Mills Act Historic Preservation program, based on findings and subject to conditions. AYES: Committee Members, Larrabee, Papp, Hill, Baer, Kinkaid, Walthert NOES: None RECUSED: None ABSENT: Vice-Chair Brajkovich, The motion passed on a 6:0 vote. 2. 535 Islay Street. ARCH-1106-2015; Review of proposed residential unit on a Master List Historic Property in the Old Town Historic District, with a categorical exemption (Section 15303 New Construction or Conversion of Small Structures); R-2-H zone; Gordon & Stacy Edmonds, applicant. Planning Technician, Januar Saptono, presented the staff report, recommending adopting the draft Cultural Heritage Committee Resolution (Attachment 1) recommending the Director approve the proposed residential unit, based on findings and subject to conditions which he outlined. In response to inquiry by Chair Hill, Planning Technician Saptono, clarified the site plans and pointed out the shop would be removed. PUBLIC COMMENTS: Applicant, Stacy Edmonds, summarized the project, stated previously having planned to add a pool and a pool house in the property; noted no longer desiring to build the pool, and stated wanting to build a nice small home; indicated taking into consideration every configuration and location of the home in order to maximize the views of Madonna Mountain and to make the small residence feel like home. Applicant, Gordon Edmonds provided a history of the property; stated having taken considerable time planning and designing the home; noted having approved plans to build a pool house, but decided it would be best to build a home that would incorporate historic elements to be compatible with the existing home; requested a revision to the plans. Commr. Walthert, suggested changing the configuration of the home in order to help make it visible from Islay St. Mr. Edmonds stated that under the Secretary of Interior guidelines the proposed home needs to be subservient to the main home; noted taking into consideration the livability of the house and benefitting from surrounding views when designing its location. In response to inquiry by Commr. Walthert, Ms. Edmonds clarified that the home would be 25 ft. away from the fence. Draft CHC Minutes 11-23-15 Page 4 There were no further comments made from the public. COMMITTEE COMMENTS: Commr. Baer, commented that based on the historic guidelines, it is not in the commission’s preview to decide which part of the home would be visible from the street; stated that the person living in the home would want to have mountain views; voiced support for the project. Commr. Papp, stated that the homeowner’s considerations are paramount in absence of a compelling public interest; indicated having no concerns with the project; noted the project was tastefully done, and felt the home had very little visual effect from the street. Commr. Larrabee, echoed Commr. Papp’s sentiments; spoke in support of the project. Chair Hill, commended the applicants for putting effort and care into their property; voiced support for the project. There were no further comments made from the Committee. On motion by Committee Member Baer, seconded by Committee Member Papp, to adopt the draft Cultural Heritage Committee Resolution (Attachment 1) recommending the Director approve the proposed residential unit, based on findings and subject to conditions. AYES: Committee Members, Larrabee, Papp, Hill, Baer, Kinkaid, Walthert NOES: None RECUSED: None ABSENT: Vice-Chair Brajkovich, The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast Senior Planner Leveille provided the Agenda Forecast; noted an upcoming joint CHC and ARC meeting scheduled for Dec. 7th at 5:00 p.m. joint CHC and ARC meeting; informed the Commission of new website upgrades. b. Historic District Sign Locations and Master List Historic Property Plaque Designs Pierre Rademaker, provided a presentation on historic signs. Commented that people in the community inquire about wanting to purchase signs, suggested considering selling them to the public; pointed out upgrades to the new historical sings. Draft CHC Minutes 11-23-15 Page 5 The Commission discussed pricing of historic signs, quality, placement and materials used. Mr. Edmonds suggested adding a historic sign on the corner of Islay and Beach. Chair Hill, recommended adding signs that say “you are now entering a residential zone” in order to help maintain the historic residential atmosphere and increase neighborhood wellness. Mr. Rademaker reviewed historic signs and plaques from other cities; stated the plaques used in San Luis Obispo to identify historic homes look low-grade; recommended improving the plaques by mounting them, instead of using screws, and assigning numbers to resources in order to create a logical system for cataloging. The Commission discussed ways in which the homes could be cataloged; Commissioners agreed to ask staff to continue working with Mr. Rademaker. 3. Committee Committee Member James Papp discussed the book “La Vista”, a journal of central coast history, which is available from the History Center. ADJOURNMENT: The meeting was adjourned at 6:58 p.m. Respectfully submitted by, Sarah Reinhart Recording Secretary