HomeMy WebLinkAbout05-23-2016 CHC Agenda Packet
City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo
Agenda
Cultural Heritage Committee
Monday, May 23, 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.
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. 1034 Church Street. ARCH-2947-2016; Construction of two dwellings behind an
existing residence that is a Contributing List Historic Resource in the Railroad Historic
District, with a categorical exemption from environmental review; R-3-H zone; Tom
Garris, applicant. (Walter Oetzell)
2. 1404 Broad Street. ARCH-3036-2016; Architectural review of exterior building façade
modifications on a non-historic commercial building within the Old Town Historic District,
with a categorical exemption from environmental review; O-H zone, Covelop Holdings,
LLC., applicant. (Kyle Van Leeuwen)
San Luis Obispo – Cultural Heritage Committee Agenda of May 23, 2016 Page 2
COMMENT AND DISCUSSION
1. Agenda Forecast & Staff Updates
ADJOURNMENT
Meeting Date: May 23, 2016
Item Number: 1
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Construction of two dwellings behind an existing residence that is a Contributing
List Historic Resource
ADDRESS: 1034 Church St BY: Walter Oetzell, Assistant Planner
FILE #: ARCH-2947-2016 Phone: 781-7593
E-mail: woetzell@slocity.org
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 of consistency with historical
preservation policies and guidelines.
SITE DATA
Applicant Thomas Garris
Representative Louisa Smith
Submittal Date March 24, 2016
Complete Date May 10, 2016
General Plan Med. High Density Residential
Zoning Med. High Density Residential,
Historic Preservation Overlay
(R-3-H)
Site Area 7,250 square feet
Historic Status Contributing List Resource
Railroad 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 a new two-story building
with two dwellings. The building is to be located behind an existing residence that is a
Contributing List Historic Resource within the Railroad 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))
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DISCUSSION
Site and Setting
The site is located on the north side of Church Street, about 200 feet east of Osos Street in a
Medium-High Density Residential (R-3-H) Zone, and within the Railroad Historic District. It is
developed with a Craftsman Bungalow 2-bedroom single-family residence built in 1921.2 The
area is characterized by single-family residences, with many examples of early 20th-Century
California Bungalow, Railroad Vernacular, and Craftsman Bungalow styles. Nearly all of the
nearby properties are listed historical resources, including at least 5 Master List and 17
Contributing List Resources. Many properties are further developed with additional dwellings
built behind the primary residence.
Table 1: Site Information
Access Church Street
Site Dimensions
(approx.)
Area: 7,250 square feet; Width: 50 feet; Depth: 145 feet
Street Frontage: 50 feet (Church)
Topography Slope: Flat
Natural Features: Several small trees; ± 280’ S of Lizzie-Fixlini Creek
Present Use &
Development
Single-family dwelling (2-BR)
Surrounding Use /
Zoning
Single- and multi-family dwellings; Medium-High Density Residential and
Historical Preservation Zone (R-2)
Small retail commercial structures; Retail-Commercial and Historical
Preservation Zone (C-R-S-H)
The existing residence is a single-story
Craftsman Bungalow house sheathed in wood
clapboard siding. It has a 2-gable roof of
composition shingle with deep overhangs and
open support brackets. The façade includes a
covered porch with square-tapered wood posts
and open wood railing.3 Four-over-one fixed
sash windows are set into the front façade. The
property was added to the City’s Historic
Resources Inventory as a Contributing List
Historic Resource in February, 1987.4
Project Description
The project involves the construction of a new 2-story structure accommodating two new
dwellings and two carports. One dwelling is a 1-bedroom apartment (633 sq. ft.) situated over a
4-car carport. The other is a 2-level 2-bedroom apartment (1,075 sq. ft.), a portion of which is
2 Community Development Department, Land Use Database information
3 Historic Property Information File (“Yellow File”); Community Development Department
4 City Council Resolution No. 6157, adopted February 3, 1987
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situated over a 2-car carport. The new dwellings do not share walls, but are integrated into the
structure with a stairway between the units (providing access to the entry of the 1-bedroom unit)
covered by a roof spanning both units and covering the stairway (see Figure 1– South Elevation).
The new building is designed in a style that echoes the Craftsman character and forms of the
primary residence. It is sided in horizontal cement fiber siding that simulates the appearance of
wood, and incorporates gable roofs of composition shingle with wood trim. Detailing is provided
by heavy timber wood beam and wood columns and railing, and by wood roof outriggers and
gable end details.
EVALUATION
The project is located in the Railroad Historic
District, whose development corresponded to that
of the Southern Pacific Railroad Yard,
accommodating railway workers, freight,
passengers, and related businesses. Common site
features and architectural characteristics or
residential development in the district are
summarized in Table 2 below.5
Projects involving new construction in the
Railroad Historic District must be consistent with
the Secretary of the Interior’s Standards for the
Treatment of Historic Properties6 the City’s Historic Preservation Program Guidelines,7 and the
architectural guidelines set out in the Railroad District Plan (Attachment 4). This evaluation
considers those Standards and Guidelines that are relevant to the project.
5 Historic Preservation Program Guidelines § 5.2.5
6 U.S. Department of the Interior, National Park Service, Secretary of the Interior’s Standards for the Treatment of
Historic Properties (Washington DC, 1995).
7 Historic Preservation Program Guidelines § 3.4.1 (f)
Figure 1: South (Interior) building elevation
Figure 2: West (Street side) building elevation,
showing outline of primary residence in front
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Table 2: Residential development in the Railroad Historic District
(City of San Luis Obispo Historic Context Statement)
Site Features and Characteristics Predominant Architectural Features
Residential buildings with modest street
setbacks of 10 feet
Coach barn (garage) recessed into rear yard
Front building facades oriented parallel to
street
Finish floors raised 2’ – 3’ above finish grade
Front entries oriented toward street, with
prominent walk, stairs and porch
One and two story buildings
Gable and some hip roof types of low to medium pitch
Painted wood surface material, including siding and decorative
moldings
Traditional fenestration, such as double-hung, wood sash
windows, divided light windows, ornamental front doors, wood
screen doors
Secretary of Interior’s Standards
The Secretary of the Interior’s Standards for the Treatment of Historic Properties (SOI
Standards) are used to provide guidance for rehabilitation of historic buildings. Rehabilitation is
a treatment described in the SOI Standards that acknowledges that “some alterations to a historic
building are generally needed to assure its continued use […].” In this case, the applicant wishes
to add a building with new dwellings to the property in order to develop the property to the
density allowed in the zone. Several SOI Standards for Rehabilitation are relevant to this
project:8
Distinctive materials, features, finishes, and construction techniques or examples
of craftsmanship that characterize a property will be preserved. (Standard 5)
New additions, exterior alterations, or related new construction will not destroy
historic materials, features, and spatial relationships that characterize the
property. The new work will be differentiated from the old and will be compatible
with the historic materials, features, size, scale and proportion, and massing to
protect the integrity of the property and its environment. (Standard 9)
Specific guidelines are provided in the form of recommendations to follow in the rehabilitation
of historic buildings to achieve consistency with these Standards, along with actions that are not
recommended:
Recommended: Designing new exterior additions to historic buildings or adjacent
new construction which is compatible with the historic character of the site and
which preserves the historic relationship between the building or buildings and
the landscape. Not Recommended: Introducing new construction onto the
building site which is visually incompatible in terms of size, scale, design,
materials, color, and texture. (pg. 105)
Recommended: Identifying, retaining, and preserving building and landscape
features which are important in defining the historic character of the setting. Not
8 SOI Standards, pp. 62-66.
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recommended: Removing or radically changing those features of the setting
which are important in defining the historic character. (pg. 106)
Historic Preservation Program Guidelines
The City’s Historic Preservation Program Guidelines provide guidance for new structures in
Historic Districts:
New structures in historic districts shall 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)
New development should not sharply contrast with, significantly block public
views of, or visually detract from, the historic architectural character of
historically designated structures… § 3.2.2
Railroad District Plan
The Railroad District Plan provides guidelines for
architectural elements that can be incorporated into new
development projects in the Railroad District
(Attachment 4). These guidelines encourage new
buildings to maintain the prevailing spacing, scale,
setbacks, and character of older houses in the area, to
reflect the district’s predominant architectural styles, and
to include architectural features common to those styles.
Staff Analysis
As discussed below, the new building is designed in a
style that is compatible with that of the existing house
and those in the vicinity. It is sited and scaled in a manner that complies with the City’s
development standards and, while somewhat larger than the existing residence, is not visually
incompatible with its surroundings or the character of the primary residence and nearby historic
buildings.
The City’s Historic Context Statement identifies accessory buildings (“Coach barn (garage)”)
recessed into the rear yard as a characteristic of residential development in the Railroad Historic
District (See Table 2 above). In the vicinity are many examples of new dwellings sited behind a
primary dwelling, with open area between buildings serving as outdoor space or used for vehicle
parking in order to meet Zoning Regulation requirements. This building is similarly sited behind
the primary dwelling, and extends to the rear of the lot.
The proposed new building has a larger building footprint and massing than the existing historic
residence. (Figure 1 above). The size of the building and the situation of dwellings above vehicle
parking was the applicant’s response to Zoning requirements including setbacks and parking,
while providing housing to the density permitted in the Medium-High Density Residential (R-3)
Figure 3: Illustration of wood-sided
building (Railroad District Plan)
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Zone. Though it will be plainly visible above the house when viewed from the street, the height
of the new structure is in keeping with similar development behind historic structures in the
vicinity. The character of the streetscape is preserved, as the new building is set back 80 feet
from the street and exhibits an architectural style similar to the primary residence, using
compatible materials. A similar example of this type of development is found next door, at 1028
and 1026 Church Street, with similar examples on the north side of the block, along Leff Street.
The scale and proportions of the new dwellings should not overwhelm or detract from the
historic significance of the existing Contributing residence or surrounding development in the
Railroad District Plan.
Architectural elements. The Railroad District Plan provides architectural guidelines that
encourage building and roof forms, window and door patterns, siding and trim, and architectural
details that are common to the styles of the historic buildings in the District (see Attachment 4).
The new building incorporates many of these elements. It is a two-story structure of simple and
rectilinear building forms, with horizontal massing and gently-sloping gabled and hipped roof
forms. It incorporates fiber-cement board horizontal siding with the appearance of wood, wood
trim, vertical siding in the gable roof ends, and decorative brackets. Traditional fenestration, with
symmetrical arrangement and orderly grouping of double-hung windows with wood trim, and
modest decorative detail used on the new building tie it to the Craftsman Bungalow style of the
house, and to the character of other historical residences in the vicinity. Decorative elements
echo those of the primary residence without attempting to rival them.
This attention to form and detailing results in architectural compatibility with historic structures
in the vicinity without attempting to create a false historical appearance, consistent with the
direction of the Historic Preservation Program Guidelines (§ 3.2.1) and Secretary of the
Interior’s Standards (Standard 9). The primary residence is not altered by the new project, thus
all of the character-defining features of the house are preserved.
CONCLUSION
The project is designed in a style that is compatible with the historic character of the Craftsman
Bungalow house on the site, and of historic buildings in the vicinity, and uses materials and
architectural elements identified as appropriate in the Railroad Historic District. Though larger
than the primary residence, and with somewhat elongated proportion, it is sited and scaled in a
manner that is consistent with the pattern of development in the medium-high density residential
area and is not visually incompatible with the historic character of the primary residence or
Railroad Historic District.
ENVIRONMENTAL REVIEW
This project is exempt from the provisions of the California Environmental Quality Act (CEQA).
It consists of the construction of a multi-family structure with fewer than four dwelling units, as
described in CEQA Guidelines § 15303 (New Construction of Small Structures).
ALTERNATIVES
1. Continue consideration of the project with direction to the applicant and staff on pertinent
issues.
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2. Recommend denial of the project based on findings of inconsistency with the General Plan or
Historic Preservation Ordinance.
ATTACHMENTS
1. Draft Resoluion
2. Vicinity Map
3. Project Plans (Reduced Size)
4. Architectural Guidelines – Railroad District Plan
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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 TWO DWELLINGS IN A NEW TWO-STORY BUILDING LOCATED
BEHIND A RESIDENCE ON PROPERTY THAT IS A CONTRIBUTING LIST
HISTORIC RESOURCE IN THE RAILROAD HISTORIC DISTRICT, WITHIN THE
MEDIUM-HIGH DENSITY RESIDENTIAL (R-3-H) ZONE WITH HISTORICAL
PRESERVATION OVERLAY,
LOCATED AT 1034 CHURCH STREET (ARCH-2947-2016)
WHEREAS, the applicant, Thomas Garris, filed an application on March 24, 2016, for
review of two dwellings in a new building at the rear of the lot at 1034 Church 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 May 23, 2016, for the purpose of reviewing the proposed two dwellings in a new
building at the rear of the lot at 1034 Church; 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 Railroad
Historic District, 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 Railroad District Plan. The new building’s
rectilinear form, horizontal massing, sloping gabled roofline with overhangs and
brackets, wood-like cement fiber board siding, and grouping and arrangement of
wood-trimmed double-hung windows result in an architectural style consistent
with Plan guidelines.
ATTACHMENT 1
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Resolution No.XXXX-16
ARCH-2947-2016 (1034 Church)
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3. 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.
4. 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 multi-
family structure with fewer than four dwelling units.
Section 3. Action. The Cultural Heritage Committee does hereby recommend that the
Community Development Director find the project consistent with the City’s Historic
Preservation Ordinance.
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 23rd day of May, 2016.
________________________
Brian Leveille, Secretary
Cultural Heritge Committee
ATTACHMENT 1
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R-3-H
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railroad district plan
page
architectural guidelines
1. Simple, rectilinear building forms should
predominate.
2. Lower building level (ground floor) massing
should be horizontal with equal or lesser volume
on upper levels.
3. Use medium-sloping roofs, generally 4:12 - 8:12
pitch.
4. False-front buildings with shed roofs and parapets
may be used.
5. Gable, hip, and shed roof forms are typical, with
some combinations and minor variations.
6. Deep roof overhangs are common, particularly
for commercial buildings, at ground floor level.
7. Roof overhangs are typically supported with
exposed, diagonal support braces or decorative
brackets.
8. Simple gable, hipped, or Dutch hipped dormers
can be used for light or ventilation.
Building Form, Massing, and
Roof Lines
Shed roofed buildings help increase light and ventilation in
industrial buildings and contribute to the character of the
District.
Roof lines and details.Simple, rectilinear building forms.
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railroad district plan
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Doors and Windows
1. Doors and windows should emphasize
symmetry and be vertically oriented.
2. Doors should typically be single or multi-
panel, occasionally with glazing and transom
windows above doors.
3. Windows are typically fixed, or double hung,
often with divided lites.
4. Windows are often grouped in multiples of
two or three, side by side.
5. Horizontal windows may be used with
divided lites and may be grouped.
6. Doors and windows should generally have
wood or plaster trim.
7. Windows in plaster buildings may be arched
and recessed, sometimes with wood trim.
architectural guidelines
Single and multi-panel doors emphasizing
symmetry.
Various windows, single and grouped, with
divided lites.
This rendering shows many of the elements which
contribute to the Railroad Vernacular style, including eaves
with exposed rafters, a single panel door, and recessed
windows with divided lites.
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railroad district plan
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architectural guidelines
Surface Treatment and Colors
Wood Buildings
1. Horizontal and vertical shiplap, “V-rustic” siding, or board and batten siding are common.
2. Shingles are often used as infill siding for gable ends or above doors and windows, away
from people contact areas.
3. Wood trim is commonly used to create decorative patterns.
4. Siding may change direction in the same plane to provide variety in surface pattern and
texture.
5. Horizontal trim may be used to separate board patterns or to create a wainscot effect.
6. Emphasize lighter earthtones such as tan and ochre, with contrasting trim and roof colors.
Accent colors are generally low chroma and relatively neutral colors.
7. Common roof materials include composition shingle, rolled asphalt roofing, built-up roofing,
low profile corrugated metal, and barrel tile. Barrel tile is occasionally used to accent ridges
on composition shingle roofs.
8. If chimneys are used, they are generally of brick with simple ornamentation at the cap.
9. Foundations are commonly emphasized with brick, stone, or plaster wainscot.
Plaster/Masonry Buildings
1. Brick is commonly used as an exterior building material.
2. Plaster should have a smooth, hand-finished appearance. Stucco or heavily-troweled finishes
should be avoided.
3. Plaster buildings are usually white or off-white with accent plaster colors at wainscot or in
accent areas. Accent colors should be pastel or low chroma.
4. Plaster building wainscots at lower walls may be flush and painted simply, or dimensional.
5. Roof material is generally barrel tile, or sometimes “diamond pattern” or similar decorative
composition shingle roofing with accent tiles. Built-up roofing is also common.
Auxiliary Buildings
1. Auxiliary buildings may be sided with the same material as adjacent principle buildings on
the same lot; or if solitary, wood or unpainted corrugated metal panel siding is common.
2. Roofs should generally consist of composition shingles or corrugated metal panels.
Wood or corrugated metal panel siding, or plaster are
common surfaces. Stucco should be avoided.
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railroad district plan
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Architectural Details
1. Commercial buildings generally have simple detailing with little decoration or ornamentation.
2. Some carved shapes are used for rafter tiles, brackets, roof eave bracing, and roof gutters.
3. More elaborate ornamentation is common on masonry buildings, including parapet details, towers or decorative cornices or quoins.
4. Finials and decorative wood work is sometimes used at roof ridges.
5. Plaster corners are typically rounded.
6. Connection details, particularly for large structures, are visually emphasized, sometimes with timber connectors, bolts, brackets or other similar
hardware.
7. Linear raised decks or platforms common with structures with raised floors.
8. Exterior-mounted mechanical equipment, including HVAC units, fire suppression equipment, and antennas should be architecturally
screened.
Signs and Awnings
1. Signage should generally be non-illuminated. Spot lighting should be used where lighting is needed.
2. Signs should either be monument type, or painted or applied individual letters directly on building walls.
3. The City will consider exceptions to Sign Regulations to encourage historic sign designs and placement.
4. Signs within the Railroad right-of-way should be simple, clearly legible, and reflect historical railroad graphic standards and colors.
architectural guidelines
Elaborate ornamentation is common on masonry buildings. The City will consider exceptions to the Sign Regulations to encourage historic sign designs.
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railroad district plan
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Residential Buildings
1. New residential buildings should generally maintain the prevailing
spacing, scale, setbacks and character of older houses and
apartments along Osos, Santa Barbara, and Church streets.
2. New houses and apartments should generally reflect the District’s
predominant architectural styles, which include, but are not limited
to California Bungalow, Spanish Revival, Italianate, and Victorian.
New development should include architectural features common to
the particular architectural style.
3. Raised foundations, covered front porches, and recessed front entries
are common residential architectural features.
4. Architectural detailing at roof gable ends, roof eaves, windows, doors,
railings, foundations, and chimneys should be emphasized, and be
used consistently on all building elevations.
5. Site features such as exterior lighting, paving, walls, fences, railings
and landscaping should be selected for ease of maintenance and for
compatibility with traditional designs and materials.
6. Utility areas, trash enclosures, and uncovered parking spaces (except
in driveways) should generally be screened with landscaping and/or
low walls or fencing.
Remodels and Additions
1. Remodels and additions should be sensitive to the building’s original
character and to the character of adjacent buildings. Roof pitch,
building form and materials, windows and doors, and architectural
detailing should, where possible, match existing building features
and be compatible with the scale, spacing, setbacks and massing
of adjacent buildings within the Railroad Historic District.
2. Building colors and materials should complement the building’s
historic character. When remodeling designated historic structures,
materials and details should be used honestly such as wood sash
windows to replace existing wood windows. Simulated or veneer
products should generally be avoided.
3. When remodeling or adding on to designated historic structures,
property owners and designers are encouraged to follow the U.S.
Secretary of the Interior’s Guidelines for Preserving, Rehabilitating,
Restoring, and Reconstructing Historic Buildings.
architectural guidelines
Figure 27: Residential Remodel and Addition
Above: This rendering shows the potential for remodelling and expanding residential structures while
maintaining the architectural character of the Railroad District. Below: A photograph of the structure.
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Meeting Date: May 23, 2016
Item Number: 2
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Architectural review of an exterior facade remodel of a non-historic commercial
building in the Old Town Historic District.
PROJECT ADDRESS: 1404 Broad Street BY: Kyle Van Leeuwen, Planning Technician
FILE NUMBER: ARCH-3036-2016 FROM: Brian Leveille, Senior Planner
1.0 SUMMARY RECOMMENDATION
Find the project consistent with the Historic Preservation Guidelines and recommend the
Community Development Director approve the project design subject to findings and conditions.
2.0 SITE DATA
Applicant Covelop Holdings LLC
Representative Aisling Fearon, Ten Over
Studios
Historic Status Non Historic
Submittal Date April 12, 2016
Complete Date May 4, 2016
Zoning O-H
General Plan Office
Site Area ~3,735 square feet
Environmental
Status
Exempt from CEQA under
Section 15301, Existing
Facilities.
3.0 SUMMARY
The applicant has proposed a facade remodel of the structure located at 1404 Broad Street in the
Old Town Historic District. CHC review is required to determine conformance with the Historic
Preservation Program Guidelines for Construction in a Historic District. Following CHC review,
the project will be forwarded to the Community Development Director for consideration of final
architectural approval.
4.0 PROJECT INFORMATION
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1404 Broad
ARCH-3036-2016
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4.1 Site Information/Setting
The site is currently developed with a 3,600 square-foot structure, which has been used as office
space. The structure sits on the southeast corner of Pismo and Broad Streets. The structure is
built with the exterior walls at the property line. The building is constructed entirely of brick
with some wood and stucco on the upper exterior of the building on the Broad Street frontage
and wraps around the corner to extend a short way on the Pismo Street frontage The building is
entirely painted gray with the exception of the doors, window framing, and entry way on Pismo
Street (Figure 1 & 2). The structure is believed to be originally built in the 1940s.
Figure 1 & 2: Building as seen from Pismo and Broad Streets
The property is within the Old Town Historic District, although the building itself is not a
historical resource. Both the building to the right on Broad Street and the building to the left ( on
Pismo Street are contributing historical resources. The neighboring building on Broad Street is
contributing as a Vernacular with Gothic Ornamentation. The two of the three corners of the
intersection have historically listed buildings. These include the Master List Historic Maier
House which is Mediterranean style across Broad Street, and the Master list Anderson House on
the opposite corner of the intersection, which is a Neo-classic Row House.
The Old Town Historic District is known as one of the City’s oldest residential neighborhoods,
built around the turn of the century. Common site features and characteristics of the district
include prominent street yard setbacks of 20 feet or more, raised finish floors and entries
oriented toward the street.
4.2 Project Description
The proposed project will modify the existing façade of the building. The corner portion of the
building will be covered in stucco, and a parapet of three feet will be added to this section,
creating a corner element to the structure. The existing painted brick will remain on the sections
of the building that are away from the corner.
CHC2-2
1404 Broad
ARCH-3036-2016
Page 3
The project will also replace the existing windows and doors. The windows that face southeast
and the windows on the corner section to the northeast will be replaced with a grid square
window pattern, with wood painted black proposed for the window framing. These windows,
and the doors on northeast elevation, have new metal awnings proposed as well. New black
metal lights are also proposed. (see proposed elevations, Attachment 3).
5.0 EVALUATION
The below evaluation includes staff analysis of the Historic Preservation Guidelines for
construction in historic districts.
5.1 Historic Preservation Program Guidelines
Policy 3.2.1 indicates that new structures in historic districts shall be designed to be
architecturally compatible1 with the district’s prevailing character, including massing, rhythm,
signature architectural elements, exterior materials, siting, and setbacks. New structures are not
required to copy or imitate historic structures.
Policy 3.2.2 states that the CHC will review development in historic districts for architectural
compatibility with nearby historic resources. New development should not sharply contrast with
or detract or block designated structures adjacent to the property2.
Staff Analysis
The proposed façade changes maintain much of the scale and mass of the existing structure. This
structure, being a non-residential building built to property lines, as it currently exists already
departs from the general characteristics of the Old Town Historic District in terms of setbacks
and architectural characteristics. .
The building will be updated with more contemporary elements which update the existing
architecture. This will not detract from any the character of the district because the changes
consist of minor exterior architectural updates of a non-historic building and does not add
significant massing or change the building footprint. The building will maintain its relationship
with adjacent buildings in terms of its footprint, setbacks, and contrasting visual appearance.
1 Architecturally compatible development within Historic Districts 3.2.1: New structures in historic districts shall
be designed to be architecturally compatible with the district’s prevailing historic character as measured by
their consistency with the scale, massing, rhythm, signature architectural elements, exterior materials, siting
and street yard setbacks of the district's historic structures, as described in Figures 2 and 3. New structures are
not required to copy or imitate historic structures, or seek to create the illusion that a new building is historic.
2 3.2.2 Architectural compatibility. The CHC reviews development in historic districts for 8 architectural
compatibility with nearby historic resources, and for consistency with applicable design and preservation
policies, standards, and historic district descriptions in Section 5.2. New development should not sharply
contrast with, significantly block public views of, or visually detract from, the historic architectural character
of historically designated structures located adjacent to the property to be developed, or detract from the
prevailing historic architectural character of the historic district
CHC2-3
1404 Broad
ARCH-3036-2016
Page 4
6.0 ENVIRONMENTAL REVIEW
The project is exempt from environmental review under Class 1, Existing Facilities, Section
153301 of the CEQA Guidelines because the proposed project is an exterior alteration to an
existing building that will have no significant impact on the environment.
7.0 RECOMMENDATION
Find the project consistent with the Historic Preservation Guidelines and recommend the
Community Development Director approve the project design subject to staff’s directional items
and the findings and conditions.
8.0 ALTERNATIVES
1. Continue the item with direction to the applicant and staff on pertinent issues.
2. Recommend that the project be denied based on inconsistency with the City’s Historic
Preservation Program Guidelines.
9.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Reduced scale project plans
CHC2-4
Attachment 1
RESOLUTION NO. XXXX-16
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE,
RECOMMENDING THE COMMUNITY DEVELOPMENT DIRECTOR APPROVE
PLANS TO MAKE FAÇADE IMPROVEMENTS TO THE EXTERIOR OF THE
BUILDING AT 1404 & 1406 BROAD STREET AND 719 PISMO STREET, OLD TOWN
HISTORIC DISTRICT, O-H ZONE, APPLICATION #ARCH-3036-2016
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 May 23, 2016, pursuant to a proceeding instituted under ARCH-3036-2016; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Cultural Heritage Committee has duly considered all evidence, including
the testimony of the applicant, interested parties, and the evaluation and recommendations by
staff, presented at said hearing.
BE IT RESOLVED, by the Cultural Heritage Committee of the City of San Luis Obispo
as follows:
Section 1.
Findings
1. The proposed project is consistent with the City’s Historic Preservation Program
Guideline 3.2.2 because the new development does not sharply contrast with,
significantly block public views of, or visually detract from, the historically designated
structures located adjacent to the property, or detract from the prevailing historic
architectural character of the historic district.
2. The project was reviewed by the Cultural Heritage Committee on May 23, 2016, and found
consistent with the City’s Historic Preservation Guidelines.
3. The proposed project will not be detrimental to the health, safety and welfare of persons
living or working at the site or in the vicinity because the building modifications are
consistent with Zoning Regulation requirements and final plans will be reviewed by City
Departments including Fire, Building, and Public Works for conformance with relevant
codes and standards.
Section 2. Environmental Review. The project is categorically exempt under Section
15301 (Existing Facilities) because the proposed project is an exterior alteration to an existing
building that will have no significant impact on the environment.
Section 3. Action. The Cultural Heritage Committee hereby recommends approval of the
project, subject to the following conditions:
CHC2-5
Resolution No.XXXX-16 Attachment 1
1404 Broad (ARCH-3036-2016)
Page 2
Conditions
1. The project shall be constructed in conformance with building plans which reflect any
conditions added at the time of final architectural review approval, and submitted project
plans stamped with Community Development Department review.
Note: Code requirements provided to applicant separately.
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 23rd day of May, 2016.
_____________________________
Brian Leveille, Secretary
Cultural Heritage Committee
CHC2-6
O
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VICINITY MAP ARCH-3036-20161404 Broad Street ¯
CHC2-7
1404-1406 BROAD STREET FACADE REMODEL
SAN LUIS OBISPO, CA 93401
05.12.16
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(
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(E) ±27'-0"
R.O.W. TO BROAD CL; V.I.F.
N
1404-1406 BROAD STREET FACADE REMODEL
SAN LUIS OBISPO, CA 93401
05.12.16
N
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PAGE 2
CHC2-9
1404-1406 BROAD STREET FACADE REMODEL
SAN LUIS OBISPO, CA 93401
05.12.16
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CHC2-10
1404-1406 BROAD STREET FACADE REMODEL
SAN LUIS OBISPO, CA 93401
05.12.16
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CHC2-11
1404-1406 BROAD STREET FACADE REMODEL
SAN LUIS OBISPO, CA 93401
05.12.16
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PAGE 5
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CHC2-12