HomeMy WebLinkAbout02-27-2017 CHC Agenda Packet
City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis
Obispo
Agenda
Cultural Heritage Committee
Monday, February 27, 2017
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.
APPROVAL OF MINUTES
Minutes of the Regular Cultural Heritage Committee meeting of January 23, 2017.
PUBLIC COMMENT: At this time, the public 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. Mission Plaza Concept Plan. OTHR-0172-2017: Conceptual review and discussion of the
Mission Plaza Concept Plan within the Downtown Historic District; discussion of this item is
not subject to CEQA; C-D-H zone; City of San Luis Obispo, applicant. (Manny Guzman)
San Luis Obispo – Cultural Heritage Committee Agenda of February 27, 2017 Page 2
2. 116 Chorro Street. HIST 4114-2016: Review of a Historical Preservation Agreement (Mills
Act Contract) for the Master List Historic Michael C. Halpin House, with a categorical
exemption from environmental review; R-1 zone; Robert and Shawn Harper, applicants.
(Walter Oetzell)
3. 1020 Railroad Avenue. ARCH 2769-2016 & USE-2770-2016: Review of the installation of
a new wireless telecommunications facility, including two new “chimney cupola” screening
elements to be constructed on a Contributing List Resource within the Railroad Historic
District with a categorical exemption from environmental review; C-R-S-H zone; Verizon
Wireless, applicant. (Walter Oetzell)
COMMENT AND DISCUSSION
1. Memo - Update on Memorandum of Agreement with Friends of La Loma Adobe (FLLA)
2. Agenda Forecast & Staff Updates
ADJOURNMENT
The next Regular Cultural Heritage Committee meeting is scheduled for Monday, March 27,
2017 at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California.
The City of San Luis Obispo wishes to make all of its public meetings accessible to the
public. Upon request, this agenda will be made available in appropriate alternative formats to
persons with disabilities. Any person with a disability who requires a modification or
accommodation in order to participate in a meeting should direct such request to the City Clerk’s
Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications
Device for the Deaf (805)781-7107.
Minutes - DRAFT
CULTURAL HERITAGE COMMITTEE
Monday, January 23, 2017
Regular Meeting of the Cultural Heritage Committee
CALL TO ORDER
A Regular Meeting of the Cultural Heritage Committee was called to order on Monday,
January 23, 2017 at 5:30 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis
Obispo, California, by Chair Hill.
ROLL CALL
Present: Committee Members Sandy Baer, Craig Kincaid, Shannon Larrabee, Leah Walthert,
Vice-Chair Thom Brajkovich, and Chair Jaime Hill
Absent: Committee Member James Papp
Staff: Senior Planner Brian Leveille and Recording Secretary Monique Lomeli.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None.
CONSIDERATION OF MINUTES
ACTION: MOTION BY VICE CHAIR BRAJKOVICH, SECOND BY COMMITTEE
MEMBER KINCAID, CARRIED BY CONSENSUS 5-0 to approve the minutes of the Cultural
Heritage Committee meeting of November 28, 2016.
PUBLIC HEARINGS
1. 1035 Madonna Road. SPEC/ANNX/ER 1502-2015: Review of the Cultural
Resources Evaluation in the Draft Environmental Impact Report (EIR) prepared for the
San Luis Ranch Development Project during the 45-day public review period.
Contract Planner John Rickenbach provided a summary of the project with use of a
PowerPoint presentation.
Applicant Marshall Ochylski responded to Committee inquiries.
DRAFT Minutes – Cultural Heritage Committee Meeting of January 23, 2017 Page 2
Principal Architect Lenny Grant, RRM Design Group, provided background
information and an overview of the plans for the agricultural heritage center component
of the proposal.
Public Comment:
Theodora Jones, San Luis Obispo, spoke in favor of Alternative #3, which retains the
historic complex. She also noted that the EIR should include discussion of the stands of
eucalyptus trees and their association with agriculture on the site.
---End of Public Comment---
Committee discussion followed.
Applicant Marshall Ochylski and Environmental Consultant Rachel Kovesdi responded
to Committee inquiries regarding alternatives.
Committee Member Kincaid stated he thought the Draft EIR evaluation was thorough
and that he would have comments on the project when the appropriate time comes.
Committee Member Brajkovich stated he was glad the proposal included keeping the
most important parts of the complex and voiced support for the relocation to the
agricultural area. He stated he did not see any significant flaws in the DEIR and that the
evaluation was thorough.
Committee Member Larrabee stated the DEIR evaluation appeared adequate, and that
she would have comments on the project when it returns for CHC review.
Committee Member Walthert expressed preference for Alternative #3 stating that it was
important to keep the complex in its current location to preserve the heritage of the site.
Chair Hill summarized the following input:
The DEIR cumulative discussion should include evaluation of other area ranch
complexes in the San Luis Obispo region including Bonetti Ranch, Froom
Ranch, or other area agricultural complexes.
Figure 10 on page CHC-100 should be clarified so it clarifies what is happening
with each identified resource (i.e. demolished or relocated).
Mitigation Measure CR-1(a) should include the main barn along with the
existing mitigation measure discussion of relocation/reconstruction of the
Spectator Viewing barn and the Main residence. She noted preference was not
to have the structures relocated but if the project moves forward in this way the
main barn should be included.
Need more analysis of the eucalyptus trees in terms of their possible
significance to the historic integrity of the agricultural complex.
DRAFT Minutes – Cultural Heritage Committee Meeting of January 23, 2017 Page 3
Noted there would be better public access and visibility if the complex remained
in its current location.
Chair Hill closed the public hearing.
COMMITTEE COMMUNICATIONS
Senior Planner Brian Leveille provided an agenda forecast and an update on Chinatown
construction.
Committee Member Kincaid suggested staff provide follow-up on approved projects.
ADJOURNMENT
The meeting was adjourned at 6:43 p.m. The next Regular meeting of the Cultural Heritage
Committee is scheduled for Monday, February 27, 2017 at 5:30 p.m., in the Council Hearing
Room, 990 Palm Street, San Luis Obispo, California.
APPROVED BY THE CULTURAL HERITAGE COMMITTEE: XX/XX/2017
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Conceptual review and discussion of the Mission Plaza Concept Plan within the
Downtown Historic District.
PROJECT ADDRESS: 989 Chorro Street BY: Manny Guzman, Senior Civil
Phone: (805) 781-7423
E-mail: mguzman@slocity.org
FILE NUMBER: OTHR-0172-2017 FROM: Brian Leveille, Senior Planner
RECOMMENDATION: Discuss and provide comments on the draft Mission Plaza Concept Plan
Applicant City of San Luis Obispo
Representative Manny Guzman,
Public Works Department
Zoning Downtown Commercial (C-D-H) zone,
within the Downtown Historic
District
Environmental
Status
Discussion of the conceptual plan and
consideration of items to be included
for further consideration in the
Mission Plaza Master Plan; does not
constitute an action under CEQA.
1.0 BACKGROUND
Mission Plaza in downtown San Luis Obispo has a unique and special character that reflects our
community’s culture and history. Since, September 1, 1772, when Father Junipero Serra
conducted the founding mass at Mission San Luis Obispo de Tolosa, the Mission has become the
community’s geographical, cultural and recreational center.
The area in front of the church, the site of Mission Plaza, has been used for public gatherings of
various sorts, including bull fights, from its earliest days until about 1800. However, as the
community and the street network grew, the land in front of the Mission no longer functioned as
a public gathering space. Instead, Monterey Street and private land holdings made up the area
between the Mission and San Luis Creek. On November 22, 1970, almost 200 years after the
founding of the Mission, and 20 years after local citizens began planning for the rebirth of a
downtown gathering place; Mission Plaza was dedicated to the City.
Since the 1970’s the Mission Plaza has been used for numerous festivals and gatherings. In 2014,
the City funded a project to review the Mission Plaza’s present conditions, current uses, and to
explore the potential expansion of the Mission Plaza into the adjacent Broad and Monterey streets
through permanent or temporary street closures.
Meeting Date: February 27, 2016
Item Number: 1
CHC1 - 1
Mission Plaza Concept Plan
OTHR-0172-2017
Page 2
Figure 1: Mission Plaza Design concept
2.0 PROJECT INFORMATION
The current draft Mission Plaza Concept Plan was developed based on community, business, and
City feedback. During the past fourteen months, the City’s consultant, RRM Design Group
(RRM), has performed a series of tasks to evaluate the Mission Plaza’s uses, existing infrastructure
conditions, and the feasibility of expanding the Mission Plaza into Broad and Monterey streets. A
summary of the meetings and workshops held to gather feedback includes:
1. Individual interviews of 62 stakeholders (February 18th & 19th)
2. Two Mission Plaza Community Workshops (February 20th & June 29th)
3. Three Creative Vision Team meetings (July 12th, & September 1st & January 17th)
4. Joint Study Session between City Council & Planning Commission (October 4th)
5. Parks & Rec Commission Meeting (January 4th)
Using the information gathered during the stakeholder and community meetings, RRM developed
the conceptual Mission Plaza Plan (Attachment 1). The concept plan includes features that were
identified through the public engagement process as important to the community. Proposed
features include new public restrooms, lighting, directional signage, public art, historic and
educational information, enhanced storm water management features, and improved ADA
accessibility and multi-modal opportunities (modes of transport, walking, cycling, automobile).
CHC1 - 2
Mission Plaza Concept Plan
OTHR-0172-2017
Page 3
The conceptual Mission Plaza Plan also includes design elements such as the two-way “Woonerf
concept” (which is being recommended for the “dogleg” at Broad to Monterey Streets). Woonerf
is a design concept which transforms streets from car-centric space to shared space for vehicles,
bicycles and pedestrians. A visual example is included in the figure below.
Figure 2: Woonerf design concept
In addition, the proposed Plan includes a sculpture garden, a café adjacent to the public restrooms,
and a new central plaza. The proposed central plaza will be replacing the amphitheater.
On January 4th, 2017 the Parks & Rec Committee (PRC) provided feedback on possible design
features and amenities of the plan. The PRC in general supported the plaza layout, and the public
arts sculpture garden. A few committee members did however express some concern about the
safety of the Woonerf design and intermingling of vehicles and pedestrians/bicycle’s on Broad
and Monterey. A summary of the issues and comments heard during the Parks & Rec Committee
meeting are included in Attachment 5.
3.0 DISCUSSION
The conceptual Mission Plaza Plan design elements and amenities represent stakeholder feedback
reviewed to-date. The CHC should discuss the overall compatibility of the draft Mission Plaza
conceptual plan in its location and in consideration and historic resources within and adjacent to
the project site, including the Mission, Murray Adobe, and Carnegie Library. CHC input will be
conveyed to the ARC and considered by the Council for possible inclusion in the final conceptual
plan.
CHC1 - 3
Mission Plaza Concept Plan
OTHR-0172-2017
Page 4
4.0 NEXT STEPS
Upon review by the Cultural Heritage Commission, the next steps will be to present the Draft
Mission Plaza Concept Plan to the Architectural Review Committee and the Planning Commission
for additional public review and input. Staff will then present to the City Council the draft Concept
Plan, including a summary of Advisory Body input, for final review and adoption. Staff
anticipates providing the final Mission Plaza Concept Plan for Council adoption in concept in the
summer of 2017.
Once the concept plan is adopted, and funding is available, more detailed plans and project
description elements will be included for environmental review and for advisory body evaluation
(including CHC).
5.0 ATTACHMENTS
1. Draft Mission Plaza concept plan
2. Notes from stakeholder’s interviews – February 18 & 19, 2016
3. Notes from Mission Plaza Community Workshop – February 20, 2016
4. Notes from Mission Plaza Community Workshop – June 29, 2016
5. Parks & Rec Committee Meeting Minutes – January 4, 2017
CHC1 - 4
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Events Variety of Spaces
Children's Day in the Plaza
Stage could be next to Museum of Art
Stage could be in the Arbor Area
Don't compete with views
Graduation High School; Graduation Middle School; Wedding (mostly Saturday) Funerals during week; Mass;
Quinceaneras
Only a problem with amplified music; need to formalize an agreement between Mission and City for events.
Need to designate a corridor access in front of Mission steps
Could move music west toward Broad would be helpful
2,000 person events in Plaza; Jazz Festival
Cooking only allowed on dog leg
60 events/year
Police will be in area but handled through event coordinator; a bit of control in place; events end by 9:00; not a
lot complaints; events are fenced off
Location of restrooms - need to consider neighbors
Love concerts in the Plaza and movies; concerts in the Plaza need more work
Space to spread out- want to expand toward Broad Street and maybe close off dog leg during events; could
bring back Taste of SLO
Constraints for events - need to understand
Annual graduation for Mission Prep; annual dinner and auction for Mission Prep; Love SLO- community-wide
day of service
Concern with noise; respect Mission sanctuary activities such as mass and weddings
Parking is an issue
Raise rate of space so it is utilized
Concerts and Santa; could be used for Taste of SLO; Via dei Colori chalk painting
Need entrance element at Museums of Art entrance
Greek Festival- 7th year- sharing food, culture, music. Music is part of the festival and there can be conflicts with
church (2 days); Bring in a porta potty
Villa de Colori- chalk; surface needs to be smooth; design that integrates access so we can minimize number
of….
Need a place for banners; power; access to Historic Museum parking lot limits length of area of dogleg
Concerts in the Plaza- More flat surfaces; stairs make it difficult to use; 1,500-2,500 people; Could use a wider
paved area; more open-less chopped; get complaints from residents all the way down Dana street about noise
Jazz festival- S1100 Stage; main entrance near Mission; 11-13 security guards; planter by Mission slopes should
be removed; 1,600-2,000 capacity
Chalk festival- paved, smooth surface
Cleaning- have to vacuum and minimize run off to storm drainage creek
Mission Plaza Master Plan Project
February 18th, 2016
Stakeholder Meetings - Feedback
Attachment 2
CHC1 - 6
Mission Plaza Master Plan Project
February 18th, 2016
Stakeholder Meetings - Feedback
Security- Fri thru Sun
Saturday night- dog leg bollard off but cars run through it; more permanent bollards would be helpful
Circulation/
Dogleg Close Monterey from Plaza to Nipomo Street.
Want the community to decide
Concerned with traffic implications
Like - removable bollards or self retracting
Like- need to close it up to Historic Center Parking
One way could be a phased approach
Open air market
Remain open one way - dominant direction of traffic
Carefully consider impacts to traffic
Opportunity for roundabout at corner of Broad and Monterey near Museum of Art
Maintain 2 ways from Broad to Nipomo
Not a bad idea, too close
Need to have an agreement to clean up any overflow trash
Need to retain access to parking lot by museum
Bus zone
Need free access
Would love to see it permanently closed
Just need fire truck clearance; if closed, then need to close all of dogleg
Don't use bulb-outs like at Broad and Monterey they don't function well
Temporary closure but not permanent; use bollards to be able to attractively closed off
If you closed Monterey to Chorro then would need a round-about over parking lot; could make street and
sidewalk all one elevation - more like walking street
Drug sales behind restroom
Don't close dog leg; major thoroughfare; closing would give transients more area to hang out unobserved
If closed then it would attract homeless; no activity
Need to expand to Broad not up side of Mission
If closed; Broad street good for pedestrians
Add greenery; open to closing of dog leg
Don’t want to lose parking
Traffic- the less traffic the better time
In favor of expansion of Mission Plaza + Cultural District
Confuses tourists
Walkability desired
City staff who clean restroom. Park at dog leg.
Dangerous for pedestrians crosswalk - not respected by cars
Ambivalent on complete closure but need a good reason to do it. Need a traffic survey
Attachment 2
CHC1 - 7
Mission Plaza Master Plan Project
February 18th, 2016
Stakeholder Meetings - Feedback
See a lot of trucks on Monterey
Who uses it for traffic where are they going?
Could be a phased approach
As a parent, like the closure
Issue is with parking; people who work at the event are not allowed to park or leave car overnight
Have to leave sidewalks open even when street is being used for pedestrians only - would love to see
Would need to be able to unload for events if closed dog leg
Get rid of Broad St/dog leg to create ambiance
Would love to see it permanently closed
Restrooms The more the merrier
Can we integrate into SLO Museum of Art as Phase I?
Need to relocate- not at Termino
Don't like location
Need restrooms
Could we put new restrooms in History Center?
Many people use the restrooms inside the Mission
Needs more storage; get cleaned between 11-3am
Lighting yellow
Not enough
Pay restroom; self cleaning
Need lighting; inadequate size; dark and dreary more open air
May be part of Museum of Art
Had locking bathrooms downtown and it attracted homeless and drug issues
Like Laguna Lake bathrooms
Currently put porta pottys at corner of Mission and dumpster
Veterans Pasadena restrooms are awesome; clean and architecturally appealing
No workable doors; vandal resistant, need to be inviting to public
First question to Chamber- "Where is the Mission" , then where is the restroom? "Bubblegum Alley"?
Close restrooms after bars close
History Center gets restroom overflow because of transient and homeless
Self-sanitizing - charge for restroom
Analyze other spaces
Need major upgrade - clean
Stopped using because not clean or safe
Horrifying
Transient population; uninviting
No soap
Attachment 2
CHC1 - 8
Mission Plaza Master Plan Project
February 18th, 2016
Stakeholder Meetings - Feedback
Amphitheater Underutilized
Need to be bigger
Community movie events - May
Rotary Club built the Amphitheater
Useful
Have not seen much use. Could there be improvements?
Good plan for amplified music to not conflict
Like grass- can lose some of it; movies; booths block
3 times a tear. 75-100 plus bike
Ducky Derby
Never see it get used
Needs a rethinking; slope is too steep; could be bigger; be sensitive to planting too much grass; use drought
tolerant planting
Use for kids in Plaza Event
Should be used by field trips and summer camps
Show movies
Face to downtown instead of neighborhood; raise grade
Only used by transients
Don’t use it; some people sit there and eat
Ramp up for quality for bigger events
Kids climb up art structure
Bring up elevation so it is more useable. Make all grass and raise
Security Get rid of grass to help minimize the homeless
5 Cities Security come through - the security hired by church
Crosswalk at Broad Dog leg not safe
Homeless; thefts; amphitheater not so much loitering of homeless in arbor; bike test patrol; keep fire clearance
through plaza will not walk at night; line of sight issues; shadows; needs lighting; homeless congregate where
there is less visibility
May be discussion of public cameras
More lights on creek would help
Safety an issue
Crosswalk at Broad Dog leg not safe - duplicate?
Raised crosswalk; speed bump might help
Need more police patrol; surveillance and lighting
Feels not safe
Not being enjoyed by residents
Attachment 2
CHC1 - 9
Mission Plaza Master Plan Project
February 18th, 2016
Stakeholder Meetings - Feedback
Adobe Educational component
Could start docent-lead tour
Like coffee shop idea
Concession at Achievement House for food and beverages
Used for Downtown Association and recreation support
It is a waste, underutilized
A lot of visitors in Mission so the Adobe could be used for: visitor center; police substation; café
Gets used for storage at events; hot spot for drugs
Could put a display about Walter Murray
Has exposed brick that needs protection
Concession opportunity
Charge too much for renting it
Used for storage overnight; not used during festival; door to homeless
Arbor Area Underutilized
Heavy trellis; light is not good
Coffee shop; or vendors; outdoor kiosk
Underutilized; bring up to grade; eliminate
Need to create a gathering space all through different times of the day
Dead zone; use for VIP furniture
Used for art vendors
Signage/
Amenities Better Signage
Not an issue per se; small sign at corner of Mission
Need wayfinding signs; history walk signs; interpretive sign on Broad St.
Use balloon for events flyers; need a place to hang banner
Need for place for banner to advertise event and sponsors
Outdoor theatre 500 people
Motion lights might be helpful for portico
More lights and motion lighting
Sitting areas, relaxing areas
Liked the previous design where walkway line of sight terminus was at the History Museum
Need more lighting; lighting in the trees
Lighting would help
Sensor lights
Santa Barbara- constant control has helped
Had lighting but gets behind Warden Building
Lighting is key
Strong LED lighting
Don’t light too much like car dealership; light the trees
Railings need retrofitting for safety
Attachment 2
CHC1 - 10
Mission Plaza Master Plan Project
February 18th, 2016
Stakeholder Meetings - Feedback
Miscellaneous Park and event location
Didn't realize how long the plaza is
Preserve traditions
Vast changes will not go over well with people
Community with Mission
Bridges - Architects Bridges
Art Museum
Trolley- Consider a stop here
Public Art at center of intersection
Standards for Mission should be applied to east side of bridge
Taxi service drop off and pick up areas
Is there ways to formalize the use agreements about uses in the Plaza and Events?
Mission Portico can become a camping space
Wall- people like to climb on it
Food Trucks- policy to allow on Broad Street
Grass- events in plaza has to put down plywood which can be an issue
Creek walk should be part of Mission Plaza and great opportunity
Parking - 18 public spaces
Outdoor pavilion - i.e., Pike Place Market with concessions
Splash pad enclosed so kids can go in - Thousand Oaks
Information Desk- Chamber
Plant rose bushes and cactus
Policy - noise ordinance
Trees- eucalyptus trees - are reaching their lifespan
Grass under eucalyptus trees a problem
Could make entry longer
Electric outlets- get used for cell phones; should get locked and only open for events
Hazardous traffic cueing at intersection of Chorro and Monterey
May be need for flashing crosswalk
Landscape design key to line of sight safety; keep trees trimmed up
Novo pedestrian bridge connection - align with door of History Museum
Art Museum- timing at 3 million need a total of 5 million; 15 months building process; will load on Broad Street
for art museum
Art Museum future design will open up onto Plaza
Would like to see a sculpture garden that connects Art Museum to the Bear Fountain not pop art
Like the Bear Fountain
Take care of existing conditions, i.e., flatness of tile, stairs uneven walkways, transients
Southside of creek needs to be included in planning
Homeless in Plaza and near Monterey
Deliveries on Broad - park and wheel
Attachment 2
CHC1 - 11
Mission Plaza Master Plan Project
February 18th, 2016
Stakeholder Meetings - Feedback
Parking behind Warden Building- 3-4 cars, 7 days a week; 7:00 am- 5:00 pm
They (Downtown Association) let them know when there will be an event
SLO Brew will activate creek/plaza
People congregate
Families moving downtown; need places for kids to play
The more families that are in the plaza the better
Treehouse
Pull Mission theme over creek and into surrounding business and building
Materials - durable
Vegetation in creek - keep access for kids
Homeless and drugs
Southside of creek needs to be included
Area behind Mission Mall - City owns to creek
Bridge- can be slippery
Brooks are in need of repair - dark and moist
Homeless/migrant vagrant- free camping area (16-24 years old)
Lighting would help under bridge
More police
Any nook and corner is abused by homeless
Concern with flow of traffic on Broad St.
Concerned with Monterey, Palm can't support that traffic if dog leg closes
Noise level concerns
Need sidewalk access properly
Easement- City used easement but doesn’t keep up the City's side of the bargain; maintaining landscape
Pedestrian easement does not make sense
City needs to maintain
Need to expand exhibit to show . . .
Put fence up on roof to keep homeless out- homeless camp on roof
Ambient music to drive away camping
Love events in Plaza
La Fiesta- was one of the best community events
New yellow signs
Find location for Holiday Tree
Bridges could be treated as works of art
Bathrooms could include art
Art should be included
Bridges are different to walk on and unwelcoming; incline is different
Utilize for students
Art - "Interactive" artwork
Attachment 2
CHC1 - 12
Mission Plaza Master Plan Project
February 18th, 2016
Stakeholder Meetings - Feedback
SF market near Jewish museum has interactive chairs- great example of interactive art
Vision- what should this space be?
Park with greenery
Everyone loves eucalyptus trees
Love the wisterias on Mission
Park with events capacity
Welcome and safe - balance aesthetics and lighting
Grassy knoll next to Arbor not easy to work with
Want area near adobe to be family-oriented during concerts
Chorro and Monterey - change of parking at intersection
Strategically located hook-ups near events; water bottle filler
Need to look at both sides of Creek
Get all business along Creek to do a Public/Private partnership
Outlets: need a 220 outlet where events are located; avoid cords across plaza
Need to keep Farmers Market on Higuera
Paving: Want smooth pavement for chalk painting but don’t want this to drive
Don’t want it to be slippery
Could integrate art
Integrate Museum of Art
Place for people to interact for all ages
Place for kids
Seating for lunch
Art in Public Places Master Plan- "Should be reviewed"
Consider no curbs- so people can roll in a piano during events
Space for pop-up entertainment; permitted entertainers
Old Mission School- uses church; for ceremony
Plaza is uneven paving so impacts auction event
Expanding plaza
Paving under trees, will kill trees next to Mission, it will make unstable
Homes on Broad
Palm Street residents are against closure
Interview Linnea Phillips- part of the City when Plaza opened
Historic Center- remove grass
Park as Plaza- Issue as Park designation
Could have big screen to watch World Cup
Parks permit events - maybe revise policies about who maintains it
Millennials need places to go after hours that are not alcohol-oriented
Adverting space - with children and families
Neighbors need to be informed well in advance
Crosswalks - no respect for pedestrians in crosswalks
Attachment 2
CHC1 - 13
Mission Plaza Master Plan Project
February 18th, 2016
Stakeholder Meetings - Feedback
Varied pavement and rise in grade
Ashland Oregon - Creek development
Think sewer main has been removed
Don’t plant trees or build structures over utility lines
Steelhead trout in creek so fine sediment and steep slopes need to be revegetated
Shade over creek is good
Invasive species- Tree of Hewn or stink tree or Somark - can push up sidewalk
Ongoing water quality
Opportunity to do nature vegetation education- botanical signage
CA Nature Plant Society, Cal Poly, Cal Conservation Core, Planting Palette, erosion control
Grass is a maintenance issue, grass attracts social issue when not visible, grass is well liked
Eucalyptus - are fine and part of ambiance
There is an add-hock committee for looking at creek vegetation
Power- need more
Parking - 18 public spaces
Vending- need power; extra trash, dumpsters, place for vendors
Attachment 2
CHC1 - 14
IDEAS & AREAS FOR IMPROVEMENT
Mission Plaza Master Plan Project
Open House/Workshop in Mission Plaza
February 20th, 2016
Comments from Walking Tour Site Map Hand Outs
Restroom Bathrooms
Eliminate Restrooms at Monterey and Broad St.
Get rid of restrooms
Like the current restrooms, they're in a good area and the building compliments the Mission
More public restrooms
Move restrooms to less prominent location- closer to museum. Put in museum parking lot
Newer or better restrooms somewhere else
Put restroom into design of ART center and/or history center. Make ADA compliant. Current restroom
should be turned into a drop off area/ circular drive or an extended seating area for historic adobe
Quasi public- within a open café or such in order to monitor users
Re-do restroom area
Remove and locate new restrooms in expanded history center. Open (Chorro St. entrance) up to street
Restroom major problem. Close and relocate. The area is not supervised after hours. A modern facility
with changing tables for infants
Restroom upgrade, keep central location. Increase capacity and security
Restrooms
Restrooms- needed; there is a design solution (I don’t know what it is). Keep reasonably central
Update restrooms/ clean leave here, but remodel
Signage/
Amenities "…?" tables and places for families and pedestrians
Add more seating options
Add Wi-Fi
Art Installations
Better lighting for drama and highlight trees and mission
Change to drought tolerant landscape
Get rid of the grass!
Improve Lighting
Kids activities
More benches
More benches and seating
More benches and tables (in shade)
More electricity/ Outlets
More people to sit but not transients
More tree lighting- ambiance and safety
Plants- keep lawn as visual rest and cooling
Provide Bicycle parking at Mission Plaza and at Museum
Remove some grass- not all
Walking lights not too bright- soft lighting
Attachment 3
CHC1 - 15
IDEAS & AREAS FOR IMPROVEMENT
Mission Plaza Master Plan Project
Open House/Workshop in Mission Plaza
February 20th, 2016
Comments from Walking Tour Site Map Hand Outs
Events Better stage
More events when Palm and Monterey are closed
Rise the Lawn(?) for tents and concessions
Stage for Concerts (where arbor is today)
Amphitheater Amphitheater under utilized
Amphitheater: See what Grand Performances has done in DTLA www.grandperformances.org. SLO's
amphitheater is was under used.
Amphitheatre- Enlarge
Downward Amphitheater
Improve amphitheater
Make amphitheater bigger (a few more rows of seats)
Make amphitheater bigger and revised for bigger acts- like plays
Partially enclosed amphitheater- Cooperative effort with SLOLT
Upward rising amphitheater
Wheelchair access to amphitheater and to Arbor
Adobe Adobe - Coffee shop with table and chairs and/or café with Museum of Art
Adobe brick was vital to the SW US indigenous cultures, etc. Olvera Street in DTLA has a section with
recreated displays and actors etc.
Adobe bldg.: turn into a living museum recreating what life was like during the time it was built.
Adobe could be info center for visitors
Adobe- For this building, engage history center to use it for exhibit space- possibly a tea house
Adobe lighting
Adobe needs more activity, not sure what- tourist info center, less grass and less places for transients to
loiter. Good idea have bike police officers; lose the trellis
Adobe- repurpose with History related materials, tourist information center
Adobe- tie to history center
Improve overall lighting
Make adobe a tourist info center
Move Chamber of Commerce
Murray adobe added to history museum
Murray Adobe for history exhibit
Police bicycle office
Provide ADA ramp from the dogleg behind (east of) Murray Adobe
Reduce grass
Remove wall on west side of Adobe, provide lighting, remove grass, provide open access, sign no camping
etc.; city code so has to be enforceable
Reprise Adobe for Homeless outreach. Destroy the Magnolia at Arbor
Volunteers could be docents at Adobe
Attachment 3
CHC1 - 16
IDEAS & AREAS FOR IMPROVEMENT
Mission Plaza Master Plan Project
Open House/Workshop in Mission Plaza
February 20th, 2016
Comments from Walking Tour Site Map Hand Outs
Arbor Area Arbor area is well- used on Fridays
Open up Naman Property (Arbor) for plaza activity uses.
Raise plaza area and open to Vista of Mission
Raise the arbor, add seating
Remove bushes in front of Arbor area. Open up the area
Remove steps (one set) and install a ADA ramp in center
Reuse Arbor to street level
The Arbor- has a potential to be a great space, perhaps a seating area or space for extra seating (for the
amphitheater)
Miscellaneous Align visual entrance with Monterey (Thanks Lief)
Art museum doesn’t feel part of the plaza
Balance water hungry grass with places for people to sit/lie down. Some grass but strategic for use.
Better connection to restaurants and businesses on east side- active elements
Better control of panhandlers
Better flow around Plaza, not just through
Build new design of "Iconic Mission Plaza Elements" Adelaide Stone Walls, "Bear Fountain", Mission
Façade, Eucalyptus Trees
Don’t object to carefully sited tall building but views from plaza to hill very important.
Expand walking path further down Broad and/or Monterey (around SLOMA and History Center
How can we connect the creek walk under Broad St
Keep buildings 1-2 stories. Not 3!
Keep historical feel of mission
Keep trees and green aspects of plaza- not all concrete
Less cars. I love more walking/ biking thoroughfares so we have less reliance on cars downtown, make it
easier to get around on bike/ by foot. Similar to a town such as Burlington, UT. Lots of lights at night.
Mission theme good
More flowers or gardening
Native trees
New trees- spend the money for nature at the beginning
Open up views/paths to creek
Preserve sky and town views from plaza
Respect for the Mission and its primary purpose as a church
Shops/food
Take down wall near historic adobe- Open up for marriage ceremony, memorials, or? With a little elbow
grease that area can be significantly improved.
Visual impact of new museum- removal of trees? Constricts views
Attachment 3
CHC1 - 17
Attachment 4
CHC1 - 18
Attachment 4
CHC1 - 19
Minutes - DRAFT
PARKS AND RECREATION COMMISSION
4 January 2017
Regular Meeting of the Advisory Body Committee Commission
CALL TO ORDER
A Regular Meeting of the Parks and Recreation Commission was called to order on the 4th day of January,
2017 at 5:31 p.m. in the City Council Chambers located at 990 Palm Street, San Luis Obispo, California,
by Chair Whitener.
ROLL CALL
Present: Commissioners Greg Avakian, Susan Olson, Keri Schwab, Douglas Single, Rodney Thurman,
Vice Chair Susan Updegrove and Chair Jeff Whitener
Absent: Commissioner Schwab, Commissioner Single, Vice Chair Updegrove
Staff: Parks and Recreation Director Shelly Stanwyck, Recreation Manager Melissa Mudgett, Senior
Civil Engineer Manny Guzman, Consultant RRM Design Group Leif McKay, Consultant JFR
Consulting John Rickenbach.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
PRESENTATIONS, INTRODUCTIONS, APPOINTMENTS
None
CONSENT AGENDA AND CONSIDERATION OF MINUTES
ACTION: APPROVE THE REGULAR MEETING MINUTES OF DECEMBER 7, 2016 AS
AMENDED, MOTION BY AVAKIAN, SECOND BY COMMISSIONER THURMAN.
1. Consideration of Minutes
CARRIED 4:0:0:3 to approve the minutes of the Parks and Recreation Advisory Body for the
meetings of 12/07/16.
AYES: AVAKIAN, OLSON, THURMAN, WHITENER
NOES: NONE
ABSTAIN: NONE
ABSENT: SCHWAB, SINGLE, UPDEGROVE,
PUBLIC HEARINGS AND BUSINESS ITEMS
2. Presentation of the Preferred Mission Plaza Concept Plan
Attachment 5
CHC1 - 20
DRAFT Minutes – Parks and Recreation Commission Meeting of January 4, 2017 Page 2
Senior Civil Engineer, Manny Guzman, and design consultant (Leif McKay of RRM Design
Group) presented to the Commission the preferred conceptual design of the Mission Plaza
Master Plan. Staff Guzman said the Mission Plaza Master Plan was developed based on
community, business, and City feedback which included a year of public review and input
through various community workshops, which was used to develop the preferred design
concept. Mr. McKay shared that RRM Design Group also evaluated the Mission Plaza’s uses,
existing infrastructure conditions, and the feasibility of expanding the Mission Plaza into Broad
and Monterey streets. Mr. McKay added that the Mission Plaza Master Plan design as
presented to the Commission balances both the active and passive recreational needs, presents
options for activating the space to improve safety and encourage positive uses, improves
connectivity within, and to, the Mission Plaza, and creates more flexible and functional spaces.
Mr. McKay presented the main features of the preferred design Mission Plaza concept, which
include the following elements:
Main Plaza with a formal entrance
Raised platform for special event staging
Water feature in Main Plaza
ADA accessible pedestrian bridge crossing the creek
Central Plaza with outdoor café and patio
Historic Adobe retrofitted as an interpretive building
Remodel of public restrooms
Amphitheater renovated to improve functionality and accessibility
Sculpture Garden adjacent to the SLO Museum of Art with pathway to accessible
bridge crossing
“Dog-leg” section of Broad Street converted as an extension of the plaza to encourage a
more pedestrian and bicycle friendly street (parking preserved and opportunity for a
new bus stop location)
Mr. McKay added that the Mission Plaza Master Plan preferred concept improves ADA and
Emergency Vehicle accessibility to the Plaza. The project could be phased-in over the next
decade as funding becomes available.
Public Comment
None
Commission Comments followed.
Commissioner Avakian asked about the size of the stage areas. Mr. McKay responded that it
was similar to a performance platform which would be approximately 18” high; allowing
flexibility for multiple uses. Commissioner Avakian asked if there were historic trees at the
plaza that would need to be removed as a result of this design concept. Mr. McKay responded
that all heritage trees would be preserved and in accordance with City adopted arboriculture
practices. Commissioner Avakian stated he was in support of the multi-functional use of the
Mission Plaza. Commissioner Avakian also asked if plaza elements would be added to deter
skateboarding.
Commissioner Olson was in support of modifying the current amphitheater to a more functional
space. Commissioner Olson asked if the Sculpture Garden would include both temporary and
permanent public artworks. Mr. McKay responded that the Sculpture Garden is still in the
concept stage and would be fully explored at a later date through the City’s Public Art Program.
Attachment 5
CHC1 - 21
DRAFT Minutes – Parks and Recreation Commission Meeting of January 4, 2017 Page 3
Commissioner Thurman stated he was in support of the water feature but recommended
consideration of an alternative location other than the main entrance to the plaza.
Commissioner Thurman asked if there were vehicle barriers proposed for the “Dog-Leg” to
limit the interaction between vehicles and pedestrian/bicycles. Mr. McKay responded that the
design is conducive to vehicles slowing down but would not completely limit vehicle access.
He added that the concept would require further review and study by the City’s Traffic
Engineering program. Commissioner Thurman asked about use of permeable paving materials
in the construction of the plaza to capture stormwater and he encouraged the use of drought
tolerant turf.
Chair Whitener asked about if bicycle racks would be added to the Mission Plaza and if
complete closure of the “Dog-Leg” was considered. Mr. McKay responded that the City is
required to provide street and parking access to the residents located on this “Dog-Leg”. Chair
Whitener read a question aloud from Vice Chair Updegrove regarding the location of the
restrooms in which Mr. McKay responded that the restroom location is conceptual.
The Parks and Recreation Commission is asked to comment on all de sign features and
amenities of the draft Master Plan, including but not limited to the following:
1) Is the Commission in support of the overall Mission Plaza design style
which includes the Woonerf design concept for the “dogleg” (Broad to
Monterey Street), outdoor café, public restroom location and replacement
of the amphitheater with a flat surface plaza?
The Commission was in support of the preferred Mission Plaza design
concept as presented.
2) Does the Commission have any significant concerns regarding the general
site layout, plaza design, proposed recreational facilities or use?
The Commission expressed some concern about the safety of the “Dog-
Leg” with the proposed Woonerf design and intermingling of vehicles and
pedestrian/bicycle traffic but recommend approval with further review and
study by the City’s Traffic Engineering program.
3) What other types of active or passive recreation would the Commission
like to see incorporated on-site?
No additional recreation types were recommended by the Commission.
4) Is the Commission in support of the proposed “sculpture garden?
The Commission was in support of the proposed public art sculpture
garden.
3. Review and Determination of Avila Ranch’s Parks General Plan Policy Conformity;
Review of Parks in Construction Phases One through Three; and Feedback on Parks
Construction Phases Four through Five.
John Rickenbach, JFR Consulting, provided background on the Avila Ranch Development
plan. The applicant team received the Commission’s prior feedback in September and
Attachment 5
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DRAFT Minutes – Parks and Recreation Commission Meeting of January 4, 2017 Page 4
November 2015 and have responded with a modified proposal that is consistent with the
General Plan Park and Recreation. The applicant is seeking the Commission’s approval of 18
acres of parks, which include detailed park plans for Parks A through E, and conceptual designs
for Parks F through I.
Stephen Peck, Avila Ranch Project Applicant, said that specific effort was made to incorporate the
Commission’s feedback into a modified design to include many design features and elements that
the Commission had earlier expressed was absent in the original design. He added that the
proposed Community Facilities District would provide dedicated funding through the assessment
of property tax and for the maintenance of the project’s parks, open space trails and facilities
within this development through a restricted fund.
Melanie Mills, Landscape Architect for the project, shared with the Commission park design
features and how the landscape celebrates the existing characteristics of the site. She added that
the park landscape will focus on drought resistant native species, neighborhood turf areas, use of
recycled water, bioretention integration areas that would receive and integrate stormwater, and low
impact development bioretention areas for use of recycled water. Ms. Mills provided a review of
the proposed parks within the Avila Ranch Development phases 1 through 5.
The Commission was asked to provide feedback on the proposed park plans and recommend
the City Council’s approval for the following recommendations:
1. Recommend to the City Council that the project parks proposal is consistent with
the Parks & Recreation Element of the General Plan.
2. Approve detailed park plans for proposed Parks A through E.
3. Review and provide recommendations on conceptual designs for Parks F through I
Public Comment
Jean Hyduchak, Ambassador for National Pickleball Association and SLO Pickleball Club,
spoke about the popularity of pickleball and asked the Commission to recommend that the
applicant consider changing the proposal to add pickleball courts to Neighborhood Park G.
Commission Comments followed.
Commissioner Thurman thanked the project applicant for their thoughtful use of landscape and
bioretention in the modified design. He added that the turf could be removed from Park B and
that trees planted in decomposed granite typically fail to thrive. Commissioner Thurman
expressed concern about the level of water and care needed for an orchard to produce. He added
his support for a separate dog park and recommended permanent concrete seating for the
farmer’s market area. Commission Thurman was also in support of dedicated pickleball courts.
Commissioners Olson and Avakian were in support of the turf area in Park B. Commissioner
Olson was in support of the proposed dog park and asked for separate consideration for larger
and smaller dogs. Commissioner Olson asked if water would be a cost issue for the community
gardens. Director Stanwyck responded that the proposed gardens would most likely use
recycled water. Commissioner Olson was in support of dedicated pickleball courts in Park G.
Commissioner Avakian asked about the density of the R2 development. Applicant Steven Peck
said R2 is low density and is typically 4 to 6 housing units. He added that Park A could be
considered as a potential location to add a basketball half-court. Commissioner Avakian asked
about BBQ areas and Ms. Mills responded that the neighborhood park does include some BBQ
areas. Commissioner Avakian asked if there was a standard size for the community gardens.
Director Stanwyck responded that the typical size is a 10x10 raised garden bed and that
Attachment 5
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DRAFT Minutes – Parks and Recreation Commission Meeting of January 4, 2017 Page 5
construction would be responsive to the surrounding housing. Commissioner Avakian was in
support of dedicated pickleball courts for Park G.
Chair Whitener asked if the bioretention areas are calculated into the open space requirement
for park acreage. Director Stanwyck added that the applicant has provided a comprehensive
proposal for parks. Chair Whitener expressed concern about maintenance and safety of the
proposed orchard. Chair Whitener added his support for additional soccer turf fields in Park G.
ACTION: RECOMMEND CITY COUNCIL TO ADOPT THE AVILA RANCH DEVELOPMENT
PROPOSED PARK PLANS FOR PARKS A THROUGH I, AS CONSISTENT WITH
THE PARKS AND RECREATION ELEMENT OF THE GENERAL PLAN, MOTION
BY COMMISSIONER THURMAN, SECOND BY COMMISSIONER AVAKIAN.
.
CARRIED 4:0:0:3 to recommend Council Adoption.
AYES: AVAKIAN, OLSON, THURMAN, WHITENER
NOES: NONE
ABSTAIN: NONE
ABSENT: SCHWAB, SINGLE, UPDEGROVE,
4. Review and Recommend to Council Adoption of the Proposed Recreation Agreement
between the City and San Luis Obispo County YMCA
Director Stanwyck provided an overview of the proposed recreation agreement between the
City and the YMCA. The Parks and Recreation Department and the YMCA desire to continue
to collaboratively offer programming together and avoid duplication of programs and efforts by
memorializing their partnership via this proposed agreement. Director Stanwyck noted that for
the past year, staff from both parties have met to develop this recreational partnership
agreement that memorializes the longstanding relationship between the City and the YMCA.
Public Comment
Monica Grant, Chief Executive Officer of the SLO County YMCA, thanked the Commission
and Parks and Recreation staff for their support in seeking creative partnership opportunities
with the City to continue to offer affordable recreational opportunities for the community.
Commission Comments followed.
The Commission thanked Parks and Recreation staff and the YCMA for their joint efforts in
providing affordable and accessible recreational opportunities.
Commissioner Thurman asked for background information about the Ken Hampian hockey
rink.
Commissioner Avakian asked about the fiscal impact of the agreement, how the fees were
calculated and how they will be collected. Staff Mudgett explained the methodology and the
tiered-payment recommendation for the 4-year term of the Agreement.
ACTION: RECOMMEND CITY COUNCIL ADOPTION OF THE PROPOSED RECREATION
AGREEMENT BETWEEN THE CITY AND THE SAN LUIS OBISPO COUNTY
Y.M.C.A. MOTION BY COMMISSIONER AVAKIAN, SECOND BY COMMISSIONER
OLSON.
Attachment 5
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DRAFT Minutes – Parks and Recreation Commission Meeting of January 4, 2017 Page 6
CARRIED 4:0:0:3 to recommend Council Adoption.
AYES: AVAKIAN, OLSON, THURMAN, WHITENER
NOES: NONE
ABSTAIN: NONE
ABSENT: SCHWAB, SINGLE, UPDEGROVE,
COMMITTEE COMMUNICATIONS
5. Director’s Report
Director Stanwyck provided a brief update of current Parks and Recreation programming and City
updates:
Community Forum on January 10th at 6:30pm at the Ludwick Community Center. She
added that Advisory Body goals have been forwarded to the City Council and encouraged
Commissioners to attend the Forum.
City Council Goal Setting will be held on January 28th at the Library Community Room.
Sinsheimer Playground project will begin construction after Jan uary 23, 2017 and
completion is anticipated by Summer 2017.
LIAISON REPORTS
6. Subcommittee Liaison Reports
Adult and Senior Programming: Commissioner Single was absent. No report.
Bicycle Advisory Committee: Commissioner Olson said there was no meeting. No report.
City Facilities (Damon Garcia, Golf, Pool & Joint Use Facilities): Commissioner
Avakian reported the planting of nine trees at the Course and field closures due to rain.
Tree Committee: Commissioner Thurman said there was no meeting. No report.
Jack House Committee: Vice Chair Updegrove was absent. No report.
Youth Sports: Commissioner Schwab was absent. No report.
Commission Communications
ADJOURNMENT
The meeting was adjourned at 8:17 p.m. to the regular Parks and Recreation Commission scheduled for
01, February, 2017 at 5:30 p.m., in the City Council Chambers, 990 Palm Street, San Luis Obispo,
California.
APPROVED BY THE PARKS AND RECREATION COMMISSION: 02/01/2017
Attachment 5
CHC1 - 25
Meeting Date: February 27, 2017
Item Number: 2
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Review of a Mills Act Historic Preservation Agreement for the Master List historic
Michael C. Halpin House.
ADDRESS: 116 Chorro Street BY: Walter Oetzell, Assistant Planner
Phone: 781-7593
FILE #: HIST-4114-2016 E-mail: woetzell@slocity.org
FROM: Brian Leveille, Senior Planner
1.0 RECOMMENDATION
Forward a recommendation to the City Council to approve the applicant’s request to be a part of
the Mills Act Historic Preservation program.
2.0 SITE DATA
Applicant and
Property Owner Robert & Shawn Harper
General Plan Low Density Residential
Zoning Low-Density Residential (R-1)
Site Area 6,790 sq. ft.
Historic Status Master List Resource:
Michael C. Halpin House
Environmental
Status
Categorically Exempt
(CEQA Guidelines §15378)
3.0 BACKGROUND
The owners of the Michael C. Halpin House at 116 Chorro have submitted an application to enter
into a Mills Act historic preservation agreement with the City. The draft Mills Act contract is being
referred to the Cultural Heritage Committee (CHC) for a recommendation prior to Council action.1
1 As described in § 14.01.030 (B)(8) of the City’s Historic Preservation Ordinance
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HIST-4116-2016 (116 Chorro)
Page 2
4.0 DISCUSSION
4.1 Site and Setting
The property is a 6,970 square-foot parcel on the east side of Chorro Street, 100 feet north of Street
within the Anholm Addition. The neighborhood is characterized by single-family residences with
a variety of historical styles including Mission Revival, Spanish Revival, Tudor Revival, and
Craftsman/California Bungalow. Each neighboring property (128 Chorro, 807 Murray) and the
property across the street (115 Chorro) are Contributing List historic resources.
The Michael C. Halpin House was
constructed as a one-story, single-family
residence in 1930, with second-level attic
space added in 2002. Michael C. Halpin
worked in the wholesale grocery industry,
running the Rand-Halpin Company,
operators of the warehouse in the Channel
Commercial Company building (now
Railroad Square), and was the owner of
Halpins Food Market in Morro Bay. The
house was later home to Harry J. Morris,
of the Morris & Garritano Insurance firm
(formerly Morris & Dee), a prominent San
Luis Obispo insurance firm2. The architect
of the building is unknown. The Michael C. Halpin House is described in City records3 as Tudor
Revival in style, with unusual patterned wood shingle siding and a distinctive turret with a stained
glass window (see Attachment 4). The property appears to be in good condition.
5.0 MILLS ACT AGREEMENTS
Historic preservation is an important goal, as stated in the Conservation and Open Space Element
(COSE) of the City’s General Plan, and the Mills Act Program is one of the programs the City
uses to achieve this goal.4 It is one of the most effective preservation tools available, providing a
financial incentive to encourage preservation of heritage properties. Participation in the program
is limited to properties on the Master List of Historic Resources. Currently, 53 historic properties
participate in this program, with the last request approved by the Council in August, 2016.
The program allows the City to enter into a historic preservation agreement (a “Mills Act
Contract”) with owners of historic properties, who agree to use the Mills Act tax savings for
preservation, maintenance, and improvements of the historic property. These savings are an
incentive to undertake improvements and maintenance of historic properties and are intended to
provide for their long term preservation. Improvements made to the property under the agreement
must be consistent with applicable Secretary of Interior Standards as well as historical preservation
standards and guidelines.
2 House history from: Betsy Bertrando (2009). Historic Resource Evaluation; The Michael C. Halpin House, in
application file CHC 118-09.
3 Historic Resources Inventory form; CDD historic property record (“yellow file”) for 116 Chorro
4 COSE § 3.2 and § 3.6.2
Figure 1: Michael C. Halpin House
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HIST-4116-2016 (116 Chorro)
Page 3
Historic Property Preservation Agreements are prepared using standard language provided by the
State Historic Preservation Office, conforming to the Mills Act (Govt. Code §§ 50280 – 50290).
They only differ substantively in the description of the historic property and the maintenance and
improvement programs planned by the property owner (Exhibit A of the agreement). Standard
features of the contracts include:
Assessment of the value of the historic property by County Assessor using a
“Capitalization of Income” method, which can result in significant property tax savings.
If the contract is canceled, the assessment is gradually increased to market value basis
over the remaining ten-year contract term.
A commitment by the property owner to preserve the building and to use the tax savings
to maintain and improve it and preserve and enhance its historical value, exterior
appearance, structural condition, and longevity. Each agreement includes an exhibit
listing the maintenance and improvement measures to which the tax savings will be
applied.
The agreement is recorded, and is binding on subsequent owners, heirs, or assigns until
the agreement is canceled. There is a significant financial penalty if the agreement is
cancelled due to breach of performance.
Agreements have a minimum 10-year term and the agreement “self-renews” annually for
additional 10-year terms, so 10 years always remains on the contract until the owner or
the City decides not to renew it. Once written notice of cancellation is given, the
agreement will remain in effect for the balance of the remaining ten-year term. The
agreement may be amended by mutual consent of the City and property owner.
The structure may be altered under the contract; however, alterations must comply with
all City requirements and with the Secretary of the Interior’s Standards for the Treatment
of Historic Properties, with the guiding objective being the long-term preservation of the
building’s original historical character and significance.
6.0 PROPOSED IMPROVEMENTS
Several improvements and maintenance items have been identified by the applicant for completion
under the terms of proposed historic preservation agreement for this property (Attachment 3).
Condition 4 (d) of the agreement requires that the Community Development Director be notified
before work is carried out that changes character-defining features (such as major landscaping
project, tree removals, door or window replacements, repainting, or other exterior alterations, and
remodeling). Condition 4 (c) requires the work to be carried out in compliance with applicable
plans, regulations, and guidelines, including the City’s historic preservation policies and the
Secretary of the Interior’s Standards for the Treatment of Historic Properties. Those improvements
which are most relevant to the preservation of the historic character of the property have been
included in Exhibit A of the proposed agreement (Attachment 5) and are summarized below:
Repair pest damage identified in a recently completed pest inspection report including:
shingle damage; eaves, fascia, trim damage; and other miscellaneous exterior wood
damage
CHC2 - 3
HIST-4116-2016 (116 Chorro)
Page 4
Repair electrical deficiencies noted in a recently completed home inspection report,
including panel upgrades and repairs, and repair of receptacles and boxes
General maintenance of roofing and interior and exterior surfaces, trim, and decoration,
including painting and replacement, as necessary
General maintenance, including landscaping, plumbing, heating, and electrical system.
Landscape improvements to restore and enhance visibility of the property’s historic
character, including tree work and new plantings and mulching
Repairs and efficiency improvements for landscape irrigation system
Drainage improvements, as identified in a recently conducted home inspection report
Plumbing upgrades and replacement, including fixtures and water heaters as necessary
Fireplace and chimney restoration, according to recommendations from a recently
conducted fireplace inspection
Replacement of vinyl windows, along the building elevations visible from the public
right-of-way, with period-appropriate divided lite windows of materials, design, and form
matching that of the original windows, in order to restore the historic character of the
original window pattern and forms.
7.0 ENVIRONMENTAL REVIEW
Entering into a “Mills Act Contract” with the owners of historic property is not subject to the
provisions of the California Environmental Quality Act (CEQA) because it is not a project as
defined in CEQA Guidelines § 15378 (Definitions – Project). Implementation of the Mills Act is
a government fiscal activity which does not involve commitment to any specific project resulting
in a potentially significant physical impact on the environment (Guidelines § 15378 (b) (4)).
8.0 RECOMMENDATION
Adopt the draft resolution recommending that the City Council approve and enter into a Historic
Property Preservation Agreement (Mills Act Contract) for the Master List Michael C. Halpin
House at 116 Chorro Street.
9.0 ALTERNATIVES
1. Continue consideration of the request with direction to the applicant and staff.
2. Recommend to the City Council that the City not enter into the proposed Historic Property
Preservation Agreement, based on findings of inconsistency with the General Plan, Historic
Preservation Ordinance, or Historic Preservation Program Guidelines.
10.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Request Letter
4. Historic Resources Inventory Form
5. Historic Property Preservation Agreement (Draft)
CHC2 - 4
RESOLUTION NO. XXXX-17
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE,
RECOMMENDING THE CITY COUNCIL APPROVE A HISTORIC PROPERTY
PRESERVATION AGREEMENT FOR THE MASTER LIST MICHAEL C. HALPIN
HOUSE LOCATED AT 116 CHORRO STREET
WHEREAS, the City Council has adopted Resolution No. 9136 (2000 Series),
establishing the Mills Act Historic Property Tax Incentive Program as an on-going historic
preservation program to promote the preservation, maintenance and rehabilitation of historic
resources through financial incentives; and
WHEREAS, Robert Daniel Harper is the owner (“Owner”) of real property at 116 Chorro
Street, in the City of San Luis Obispo; and
WHEREAS, the City Council of the City of San Luis Obispo has designated the property
at 116 Chorro as a historic resource of the City of San Luis Obispo pursuant to the policies in the
City’s Historic Preservation Program Guidelines; and
WHEREAS, the City and Owner, for their mutual benefit, now desire to enter into this
agreement to limit the use of the property to prevent inappropriate alterations and to ensure that
character-defining features are preserved and maintained in an exemplary manner, and repairs
and/or improvements are completed as necessary to carry out the purposes of California
Government Code, Chapter 1, Part 5 of Division 1 of Title 5, Article 12, Sec. 50280 et seq., and
to qualify for an assessment of valuation pursuant to Article 1.9, Sec. 439 et. seq. of the Revenue
and Taxation Code.
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 February 27, 2017, for the purpose of reviewing the proposed historic property
preservation agreement; 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 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:
ATTACHMENT 1
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Resolution No.XXXX-17
HIST-4114-2016 (116 Chorro)
Page 2
Section 1. Findings.
1. Conservation and Open Space Element program 3.6.2 states that the City will participate
in financial assistance programs such as property tax reduction programs that encourage
maintenance and restoration of historic properties.
2. The Michael C. Halpin House, located at 116 Chorro Street, has been recognized as a
historic asset in the community by its designation as a Master List Historic Property. As
such, maintaining the structure will meet the City’s goals for historic preservation listed
in policies 3.3.1 through 3.3.5 of the Conservation and Open Space Element.
Section 2. Environmental Review. The above actions do not constitute a project, as
defined by Section 15378 of the California Environmental Quality Act and are exempt from
environmental review.
Section 3. Action. The Committee hereby recommends approval of application
HIST-4114-2016, allowing the City to enter into a Mills Act Historic Preservation Agreement.
On motion by Committee Member _______, seconded by Committee Member _______, and
on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 27th day of February, 2017.
_____________________________
Brian Leveille, Secretary
Cultural Heritage Committee
ATTACHMENT 1
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R-1
R-1
R-1
R-1
R-1
C
H
O
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O
MURRAY
WEST
VICINITY MAP HIST-4114-2016116 Chorro St ¯
ATTACHMENT 2
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ATTACHMENT 3
CHC2 - 8
ATTACHMENT 3
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ATTACHMENT 4
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ATTACHMENT 4
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ATTACHMENT 4
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HISTORIC PROPERTY PRESERVATION AGREEMENT BETWEEN
THE CITY OF SAN LUIS OBISPO AND THE OWNER OF THE HISTORIC BUILDING
LOCATED AT 116 CHORRO STREET, IN THE CITY OF SAN LUIS OBISPO,
SAN LUIS OBISPO COUNTY, STATE OF CALIFORNIA.
THIS AGREEMENT is made and entered into this ________ day of ________ , 2017, by and
between the City of San Luis Obispo, a municipal corporation (hereinafter referred to as the
“City”), and Robert Daniel Harper (hereinafter referred to as “Owner”), and collectively referred
to as the “parties.”
WHEREAS, Owner is the owner of that certain real property commonly known as
116 Chorro Street (APN 001-022-019), and legally described as shown in the attached “Exhibit B”
(“Owner’s Property”); and
WHEREAS, Owner has agreed to enter into an Historic Property Preservation Agreement
with the City for the preservation, maintenance, restoration, or rehabilitation of Owner’s Property,
an historic resource within the City;
NOW, THEREFORE, in consideration of the above recitals and in further consideration
of the mutual benefits, promises, and agreements set out herein, the parties agree as follows:
Section 1. Description of Preservation Measures. The Owner, his heirs, or assigns hereby agree
to undertake and complete, at his expense, the preservation, maintenance, and improvements
measures described in “Exhibit A” attached hereto.
Section 2. Effective Date and Term of Agreement. This agreement shall be effective and
commence upon recordation and shall remain in effect for an initial term of ten (10) years
thereafter. Each year upon the anniversary of the agreement’s effective date, such initial term will
automatically be extended as provided in California Government Code Section 50280 through
50290 and in Section 3, below.
Section 3. Agreement Renewal and Non-renewal.
a. Each year on the anniversary of the effective date of this agreement (hereinafter
referred to as “annual renewal date”), a year shall automatically be added to the
initial term of this agreement unless written notice of non-renewal is served as
provided herein.
b. If the Owner or the City desire in any year not to renew the agreement, the Owner
or the City shall serve written notice of non-renewal of the agreement on the other
party. Unless such notice is served by the Owner to the City at least ninety (90)
days prior to the annual renewal date, or served by the City to the Owner at least
sixty (60) days prior to the annual renewal date, one (1) year shall automatically be
added to the term of the agreement as provided herein.
ATTACHMENT 5
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Historic Property Preservation Agreement
116 Chorro Street
Page 2
c. The Owner may make a written protest of the notice. The City may, at any time
prior to the annual renewal date, withdraw its notice to the Owner of non-renewal.
d. If either the City or the Owner serves notice to the other party of non-renewal in
any year, the agreement shall remain in effect for the balance of the term then
remaining.
Section 4. Standards and Conditions. During the term of this agreement, the historic property
shall be subject to the following conditions:
a. Owner agrees to preserve, maintain, and, where necessary, restore or rehabilitate
the building and its character-defining features, including: the building’s general
architectural form, style, materials, design, scale, proportions, organization of
windows, doors, and other openings; interior architectural elements that are integral
to the building’s historic character or significance; exterior materials, coatings,
textures, details, mass, roof line, porch, and other aspects of the appearance of the
building’s exterior, as described in Exhibit A, to the satisfaction of the Community
Development Director or his designee.
b. All building changes shall comply with applicable City specific plans, City
regulations and guidelines, and conform to the rules and regulations of the Office
of Historic Preservation of the California Department of Parks and Recreation,
namely the U.S. Secretary of the Interior’s Standards for Rehabilitation and
Standards and Guidelines for Historic Preservation Projects. Interior remodeling
shall retain original, character-defining architectural features such as oak and
mahogany details, pillars and arches, special tile work, or architectural
ornamentation to the greatest extent possible.
c. The Community Development Director shall be notified by the Owner of changes
to character-defining exterior features prior to their execution, such as major
landscaping projects and tree removals, exterior door or window replacement,
repainting, remodeling, or other exterior alterations requiring a building permit.
The Owner agrees to secure all necessary City approvals and/or permits prior to
changing the building’s use or commencing construction work.
d. Owner agrees that property tax savings resulting from this agreement shall be used
for property maintenance and improvements as described in Exhibit A.
e. The following are prohibited: demolition or partial demolition of the historic
building; exterior alterations or additions not in keeping with the standards listed
above; dilapidated, deteriorating, or unrepaired structures such as fences, roofs,
doors, walls, windows; outdoor storage of junk, trash, debris, appliances, or
furniture visible from a public way; or any device, decoration, structure, or
vegetation which is unsightly due to lack of maintenance or because such feature
adversely affects, or is visually incompatible with, the property’s recognized
ATTACHMENT 5
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Historic Property Preservation Agreement
116 Chorro Street
Page 3
historic character, significance, and design as determined by the Community
Development Director.
f. Owner shall allow reasonable periodic examination, by prior appointment, of the
interior and exterior of the historic property by representatives of the County
Assessor, the State Department of Parks and Recreation, the State Board of
Equalization, and the City as may be necessary to determine the owner’s
compliance with the terms and provisions of this agreement.
Section 5. Furnishing of Information. The Owner hereby agrees to furnish any and all
information requested by the City which may be necessary or advisable to determine compliance
with the terms and provisions of this agreement.
Section 6. Cancellation.
a. The City, following a duly-noticed public hearing by the City Council as set forth
in Government Code Section 50285, may cancel this agreement if it determines that
the Owner has breached any of the conditions of this agreement or has allowed the
property to deteriorate to the point that it no longer meets the standards for a
qualified historic property; or if the City determines that the Owner has failed to
preserve, maintain, or rehabilitate the property in the manner specified in Section 4
of this agreement. If a contract is cancelled because of failure of the Owner to
preserve, maintain, and rehabilitate the historic property as specified above, the
Owner shall pay a cancellation fee to the State Controller as set forth in Government
Code Section 50286, which states that the fee shall be 12 ½% of the full value of
the property at the time of cancellation without regard to any restriction imposed
with this agreement.
b. If the historic building is acquired by eminent domain and the City Council
determines that the acquisition frustrates the purpose of the agreement, the
agreement shall be cancelled and no fee imposed, as specified in Government Code
Section 50288.
Section 7. Enforcement of Agreement.
a. In lieu of and/or in addition to any provisions to cancel the agreement as referenced
herein, the City may specifically enforce, or enjoin the breach of, the terms of the
agreement. In the event of a default, under the provisions to cancel the agreement
by the Owner, the City shall give written notice of violation to the Owner by
registered or certified mail addressed to the address stated in this agreement. If
such a violation is not corrected to the reasonable satisfaction of the Community
Development Director or designee within thirty (30) days thereafter; or if not
corrected within such a reasonable time as may be required to cure the breach or
default of said breach; or if the default cannot be cured within thirty (30) days
(provided that acts to cure the breach or default may be commenced within thirty
(30) days and shall thereafter be diligently pursued to completion by the Owner);
ATTACHMENT 5
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Historic Property Preservation Agreement
116 Chorro Street
Page 4
then the City may, without further notice, declare a default under the terms of this
agreement and may bring any action necessary to specifically enforce the
obligations of the Owner growing out of the terms of this agreement, apply to any
court, state or federal, for injunctive relief against any violation by the Owner or
apply for such relief as may be appropriate.
b. The City does not waive any claim of default by the Owner if the City does not
enforce or cancel this agreement. All other remedies at law or in equity which are
not otherwise provided for in this agreement or in the City’s regulations governing
historic properties are available to the City to pursue in the event that there is a
breach or default under this agreement. No waiver by the City of any breach or
default under this agreement shall be deemed to be a waiver of any other subsequent
breach thereof or default herein under.
c. By mutual agreement, City and Owner may enter into mediation or binding
arbitration to resolve disputes or grievances growing out of this contract.
Section 8. Binding Effect of Agreement. The Owner hereby subjects the historic building
located at 116 Chorro Street, San Luis Obispo, California, Assessor’s Parcel Number 001-022-019,
to the covenants, reservations, and restrictions as set forth in this agreement. The City and Owner
hereby declare their specific intent that the covenants, reservations, and restrictions as set forth
herein shall be deemed covenants running with the land and shall pass to and be binding upon the
Owner’s successors and assigns in title or interest to the historic property. Every contract, deed,
or other instrument hereinafter executed, covering or conveying the historic property or any
portion thereof, shall conclusively be held to have been executed, delivered, and accepted subject
to the covenants, reservations, and restrictions expressed in this agreement regardless of whether
such covenants, restrictions, and reservations are set forth in such contract, deed, or other
instrument.
Section 9. Notice. Any notice required by the terms of this agreement shall be sent to the address
of the respective parties as specified below or at other addresses that may be later specified by the
parties hereto.
To City: Community Development Director
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
To Owner: Robert Daniel Harper
116 Chorro St
San Luis Obispo CA 9341
Section 10. General Provisions.
a. None of the terms, provisions, or conditions of this agreement shall be deemed to
create a partnership between the parties hereto and any of their heirs, successors, or
ATTACHMENT 5
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Historic Property Preservation Agreement
116 Chorro Street
Page 5
assigns, nor shall such terms, provisions, or conditions cause them to be considered
joint ventures or members of any joint enterprise.
b. The Owner agrees to hold the City and its elected and appointed officials, officers,
agents, and employees harmless from liability for damage or from claims for
damage for personal injuries, including death, and claims for property damage
which may arise from the direct or indirect use or activities of the Owner, or from
those of his contractor, subcontractor, agent, employee, or other person acting on
the Owner’s behalf which relates to the use, operation, maintenance, or
improvement of the historic property. The Owner hereby agrees to and shall defend
the City and its elected and appointed officials, officers, agents, and employees with
respect to any and all claims or actions for damages caused by, or alleged to have
been caused by, reason of the Owner’s activities in connection with the historic
property, excepting however any such claims or actions which are the result of the
sole negligence or willful misconduct of City, its officers, agents, or employees.
c. This hold harmless provision applies to all damages and claims for damages
suffered, or alleged to have been suffered, and costs of defense incurred, by reason
of the operations referred to in this agreement regardless of whether or not the City
prepared, supplied, or approved the plans, specifications, or other documents for
the historic property.
d. All of the agreements, rights, covenants, reservations, and restrictions contained in
this agreement shall be binding upon and shall inure to the benefit of the parties
herein, their heirs, successors, legal representatives, assigns, and all persons
acquiring any part or portion of the historic property, whether by operation of law
or in any manner whatsoever.
e. In the event legal proceedings are brought by any party or parties to enforce or
restrain a violation of any of the covenants, reservations, or restrictions contained
herein, or to determine the rights and duties of any party hereunder, the prevailing
party in such proceeding may recover all reasonable attorney’s fees to be fixed by
the court, in addition to court costs and other relief ordered by the court.
f. In the event that any of the provisions of this agreement are held to be unenforceable
or invalid by any court of competent jurisdiction, or by subsequent preemptive
legislation, the validity and enforceability of the remaining provisions, or portions
thereof, shall not be affected thereby.
g. This agreement shall be construed and governed in accordance with the laws of the
State of California.
Section 11. Amendments. This agreement may be amended, in whole or in part, only by a written
recorded instrument executed by the parties hereto.
ATTACHMENT 5
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Historic Property Preservation Agreement
116 Chorro Street
Page 6
Section 12. Recordation and Fees. No later than twenty (20) days after the parties enter into this
agreement, the City shall cause this agreement to be recorded in the office of the County Recorder
of the County of San Luis Obispo. Participation in the program shall be at no cost to the Owner;
however, the City may charge reasonable and necessary fees to recover direct costs of executing,
recording, and administering the historical property contracts.
IN WITNESS WHEREOF, the City and Owner have executed this agreement on the day
and year written above.
OWNER
____________________________________ ______________________________
Robert Daniel Harper, Date
CITY OF SAN LUIS OBISPO
____________________________________ ______________________________
Mayor Heidi Harmon Date
Pursuant to authority conferred by Resolution No. XXXX (2017 Series)
ATTEST:
______________________________
Carrie Gallagher
City Clerk
APPROVED AS TO FORM:
______________________________
J. Christine Dietrick
City Attorney
ALL SIGNATURES MUST BE NOTARIZED
ATTACHMENT 5
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Historic Property Preservation Agreement
116 Chorro Street
Page 7
EXHIBIT “A”
MAINTENANCE AND IMPROVEMENT MEASURES
FOR THE MICHAEL C. HALPIN HOUSE LOCATED AT 116 CHORRO STREET,
SAN LUIS OBISPO, CALIFORNIA
Owner shall preserve, maintain, and repair the historic building, including its character-defining
architectural features in good condition, to the satisfaction of the Community Development
Director or designee, pursuant to a Mills Act Preservation Contract with the City of San Luis
Obispo for property located at 116 Chorro Street. Character-defining features shall include, but are
not limited to: roof, eaves, dormers, trim, porches, walls and siding, architectural detailing, doors
and windows, window screens and shutters, balustrades and railings, foundations, and surface
treatments.
Owner agrees to make the following improvements and/or repairs during the term of this contract
but in no case later than ten (10) years from the contract date. All changes or repairs shall be
consistent with the City’s Historic Preservation Ordinance and the Secretary of the Interior’s
Standards for the Treatment of Historic Properties:
Repair pest damage identified in a recently completed pest inspection report including:
shingle damage; eaves, fascia, trim damage; and other miscellaneous exterior wood
damage
Repair electrical deficiencies noted in a recently completed home inspection report,
including panel upgrades and repairs, and repair of receptacles and boxes
General maintenance of roofing and interior and exterior surfaces, trim, and decoration,
including painting and replacement, as necessary
General maintenance, including landscaping, plumbing, heating, and electrical system.
Landscape improvements to restore and enhance visibility of the property’s historic
character, including tree work and new plantings and mulching
Repairs and efficiency improvements for landscape irrigation system
Drainage improvements, as identified in a recently conducted home inspection report
Plumbing upgrades and replacement, including fixtures and water heaters as necessary
Fireplace and chimney restoration, according to recommendations from a recently
conducted fireplace inspection
Replacement of vinyl windows, along the building elevations visible from the public
right-of-way, with period-appropriate divided lite windows of materials, design, and form
matching that of the original windows, in order to restore the historic character of the
original window pattern and forms, based on photographic evidence.
ATTACHMENT 5
CHC2 - 19
Historic Property Preservation Agreement
116 Chorro Street
Page 8
EXHIBIT “B”
Legal Description
For APN/Parcel ID(s): 001-022-019
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF SAN
LUIS OBISPO, COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA AND IS
DESCRIBED AS FOLLOWS:
THAT PORTION OF LOTS 1 AND 2 IN BLOCK 18 OF THE ANHOLM ADDITION TO
THE ClTY OF SAN LUIS OBISPO, ACCORDING TO MAP RECORDED MAY 13, 1927
IN BOOK 3, PAGE 91 OF MAPS, DESCRIBED AS FOLLOWS
BEGINNING AT A POINT ON THE WESTERLY LINE OF SAID LOT 1, DISTANT
THEREON NORTH 11 DEGREES 47' WEST, 74 FEET FROM THE SOUTHWEST
CORNER OF SAID LOT, THENCE SOUTH 89 DEGREES 44' EAST, 96 FEET TO THE
LINE BETWEEN LOTS 2 AND 3 IN SAID BLOCK, THENCE NORTH 7 DEGREES 23'
WEST ALONG SAID LINE, 69 FEET TO THE NORTH LINE OF SAID BLOCK 18,
THENCE SOUTH 89 DEGREES 37' WEST ALONG SAID LINE, 101.4 FEET TO THE
NORTHWEST CORNER OF SAID LOT 1, THENCE SOUTH 11 DEGREES 47' EAST
ALONG THE WESTERLY LINE OF SAID LOT, 69.1 FEET TO THE POINT OF
BEGINNING.
ATTACHMENT 5
CHC2 - 20
Historic Property Preservation Agreement
116 Chorro Street
Page 9
State of California }
County of San Luis Obispo }
On________________, before me __________________________________________,
Date Name and Title of the Officer
personally appeared, _____________________________________________________,
Name of Signer(s)
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
WITNESS my hand and official seal.
Signature __________________________________
Signature of Notary Public Place Notary Seal Above
State of California }
County of San Luis Obispo }
On________________, before me __________________________________________,
Date Name and Title of the Officer
personally appeared, _____________________________________________________,
Name of Signer(s)
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
WITNESS my hand and official seal.
Signature __________________________________
Signature of Notary Public Place Notary Seal Above
A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the
document to which this certificate is attached and not the truthfulness, accuracy, or validity of that document.
A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the
document to which this certificate is attached and not the truthfulness, accuracy, or validity of that document.
ATTACHMENT 5
CHC2 - 21
Meeting Date: February 27, 2017
Item Number: 3
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Review of a new wireless telecommunications facility on a Contributing Historic
Property in the Railroad Historic District.
ADDRESS: 1020 Railroad Ave BY: Walter Oetzell, Assistant Planner
Phone: 781-7593
E-mail: woetzell@slocity.org
FILE NUMBER: USE-2770-2016 FROM: Brian Leveille, Senior Planner
SITE DATA
Applicant Verizon Wireless
Representative Robert McCormick
Submittal Date January 27, 2017
General Plan General Retail
Zoning Retail Commercial with
Historic Preservation
Overlay
(C-R-S-H)
Environmental Status Exempt per CEQA
Guidelines § 15270
(Disapproved Projects)
BACKGROUND
Verizon Wireless has filed an application for installation and operation of a wireless
telecommunications facility on property included in the City’s Inventory of Historic Resources
and located within the Railroad Historic District. The facility consists of a ground-level
equipment area and equipment room, and 6-foot tall panel antennas to be installed on the roof of
an existing building within two new “chimney screen wall cupola” features. An administrative
use permit and architectural review for installation and operation of the facility are required,1 and
action on these applications is tentatively scheduled to be taken on March 13th.
1 Zoning Regulations § 17.16.120 (D)
CHC3 - 1
ARCH-2769-2016 & USE-2770-2016 (1020 Railroad)
Page 2
COMMITTEE PURVIEW
The Committee’s role is to review the proposed alterations and make recommendations to the
Community Development Director as to the consistency of the project with the City’s Historic
Preservation Ordinance (SLOMC Ch. 14.01) and supporting historic preservation policies,
standards, and guidelines.2
SITE INFORMATION AND SETTING
The project site is a triangular lot on Railroad Avenue, 110 feet east of Osos Street, just west of
the San Luis Obispo Railroad Depot, within the Railroad Historic District. It is within Retail-
Commercial (C-R) and Special Consideration (S) Zones, with special considerations noted as the
abundant historical resources in the area and compatibility with railroad operations.
The site is developed with a two-story commercial building currently occupied by the Café
Roma restaurant. A wood and stucco building on the site, built in 1924, was included on the
City’s Contributing List of Historic Resources in 1987, and later sustained substantial fire
damage. In 1996 plans were approved (under application ARC 36-96) to construct an expanded
building, incorporating the framework of the damaged building into the larger new restaurant
building. Only the basic form of the original building was retained; the newer building is
significantly different in appearance and style from the original building that existed at the time
the property was included in the City’s historic inventory.
Railroad Historic District
The Railroad Historic District was established in 1998, and follows the historic boundaries of the
Southern Pacific rail yard, the main layover and maintenance yard for the coastal route after
2 Historic Preservation Ordinance §§ 14.01.030 (B) (7) & (C) (4)
Figure 1: Cafe Roma, 1020 Railroad Ave (South Elevation)
CHC3 - 2
ARCH-2769-2016 & USE-2770-2016 (1020 Railroad)
Page 3
completion of the railroad line between San Francisco and Los Angeles at the turn of the 20 th
Century. Development in the Railroad Historic District corresponded to the development of the
Southern Pacific Railroad yard. Commercial and residential buildings were constructed to
accommodate railway workers, freight and passengers, and employees of Southern Pacific and
related businesses. Surviving historic structures date from 1894 to 1945, corresponding with the
peak activity of the rail yard and the district’s period of significance, with most constructed
between 1894 and 1920. The predominant architectural style reflecting the unifying focus of the
Railroad Historic District is Railroad Vernacular, characterized by simplicity of form and
detailing, often incorporating elements of other architectural styles.3
PROJECT DESCRIPTION
The project consists of an outdoor equipment enclosure, an indoor equipment room, and two
antenna arrays within two new features on the roof called out on plans as “chimney screen wall
cupola” features. One of the screen wall features is in the middle area of the roof, and the other
near the southwest corner of the roof. Each chimney cupola screening feature is rectangular;
6’-8” in dimension, rising 8 ½ feet from the roofline, of smooth stucco, painted to match the
color of the building, and topped with a small pyramidal tile roof.
The equipment enclosure is a 155 square-foot area at the east corner of the site, adjacent to
ground level building entrances from Church Street area (see Attachment 3, Project Plans), and
the equipment room is within the northeasterly portion of the ground floor of the building,
adjacent to the equipment enclosure. The enclosure includes a back-up power generator and a
small amount of equipment. The bulk of the equipment is within the equipment room.
EVALUATION
Historic Preservation Ordinance
As mentioned in the Site Information above, this building is located in the Railroad Historic
District. One purpose of an Historic District is to “enhance and preserve the setting of historic
3 Historic Preservation Program Guidelines § 5.2.5
Figure 2: South building elevation, showing proposed false chimney screen wall cupolas
CHC3 - 3
ARCH-2769-2016 & USE-2770-2016 (1020 Railroad)
Page 4
resources so that surrounding land uses and structures do not detract from the historic or
architectural integrity of designated historic resources and districts.”4 Accordingly, the City’s
Historic Preservation Program Guidelines (HPP Guidelines) provide guidance for construction in
historic districts:
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.... (HPP Guidelines § 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 located adjacent to the property to be
developed, or detract from the prevailing historic architectural character of the
historic district. (HPP Guidelines § 3.2.2)
Railroad District Plan
The Railroad District Plan was prepared in order to address several important issues pertaining to
the area, including aesthetic concerns, and was adopted in 1998. One of the four stated purposes
of the Plan is to “preserve the District’s historic character with architectural standards which
guide new development,”5 and two policies of the Plan call for the application of those standards
to new development (Policy 2.3 (C)) in order to ensure that new development reflects the unique
architectural character of the Railroad District (Policy 3.1 (E)).
4 Historic Preservation Ordinance § 14.01.080 (B) (4)
5 Railroad District Plan, Section 1, page 3
Figure 3: Photo-simulation of proposed chimney cupolas (south elevation)
CHC3 - 4
ARCH-2769-2016 & USE-2770-2016 (1020 Railroad)
Page 5
These standards are supported by architectural guidelines contained in Section 3 of the Plan (see
Attachment 5), which illustrate common architectural elements that exemplify the Railroad
Vernacular style. The guidelines do not mandate the selection or replication of a particular
architectural style, but are used evaluate the consistency of new development with the District’s
historic character. While the existing building is not necessarily considered to be inconsistent
with the architectural guidelines applicable to the Railroad District, the two new “chimney
cupola” structures proposed to screen the antennas of the new wireless facility do represent new
building elements introduced to the building design, and are the main focus of the evaluation
presented in this report.
Architectural Guidelines. The Railroad District Plan’s guidelines for Architectural Details (page
79) provide that mechanical equipment, including antennas, should be architecturally screened.
Guidelines for building form and rooflines and windows (pages 76 & 77) suggest that with the
Railroad Vernacular style, simple dormers or shed roof forms are typical methods of providing
light to buildings, and that windows are commonly grouped in multiples, rather than placed
individually within building features. The proposed screening features do not associate properly
with the existing buildings architecture and do not appear consistent with architectural elements
and building forms observed in the area or described in the Railroad District Plan. In fact, none
of the buildings in the Plan area included in the City’s Inventory of Historic Resources include
cupola features (see representative photographs in Attachment 4).
Where chimneys are present on buildings in the area, they exhibit proportions that are typical of
actual chimneys: proportionally taller in the vertical dimension than in the horizontal, but
“slender,” and limited in width, with a vent extending beyond the top of the chimney. By
comparison, the new features proposed for the Café Roma building are excessively wide and
large, projecting 8 ½ feet from the building’s roofline, and exhibit an unnaturally “boxy” and
massive appearance against the predominately horizontal form and roofline of the main building,
particularly from the Railroad Avenue frontage where the main building form is only about 15
feet in height (see Figure 3). The intention of achieving an appearance of the screening elements
as a functional building element or chimney is not successfully met, since the screening elements
are not well-integrated with the existing building’s architecture, and are not interpreted by the
observer as chimneys because they are covered by roofing, with no apparent vent, and have a
single window, of a contemporary style and form, placed into three sides of the structure.
As such, they do not relate well to the design of the existing building, are not consistent in scale
and proportion with the building, and convey an inauthentic and awkward appearance,
inconsistent with the setting and architectural context of the Railroad District.
Secretary of the Interior’s Standards
The City’s historic preservation guidelines also require work to be carried out in conformance
with the Secretary of Interior’s Standards for the Treatment of Historic Properties6 (SOI
6 Kay D. Weeks and Anne E. Grimmer, Secretary of the Interior’s Standards for the Treatment of Historic
Properties (Washington DC: US Department of the Interior, 1995).
CHC3 - 5
ARCH-2769-2016 & USE-2770-2016 (1020 Railroad)
Page 6
Standards). The Standards for Rehabilitation,7 although largely concerned with character-
defining features of individual historic resources, do acknowledge the importance of site and
setting for historic districts, and caution against incompatible development:
Not recommended:
Introducing a new roof feature that is incompatible in size, scale, material,
and color (pg. 80);
Introducing new construction into historic districts that is visually
incompatible… (pg. 108)
Constructing the proposed chimney cupolas on this building to camouflage wireless
telecommunications antennas would introduce new construction into the Railroad Historic
District that is visually incompatible, due to the excessive size and boxy proportions of the new
elements, and their lack of relation to the prevailing Railroad Vernacular style, as demonstrated
by their inconsistency with architectural guidelines set out in the Railroad District Plan.
Summary
The new building features are large, awkward in size and proportion relative to the existing
building, and functionally ambiguous in appearance. They are not consistent with the Railroad
Vernacular architectural style prevalent in the Railroad Historic District, as demonstrated by
their inconsistency with the architectural guidelines of the Railroad District Plan, and thus detract
from the historic architectural character of the district.
ENVIRONMENTAL REVIEW
No further action under CEQA is required, as CEQA does not apply to projects which are to be
disapproved by the public agency (CEQA Guidelines §15270).
RECOMMENDATION
Adopt the draft resolution recommending that the Community Development Director deny the
proposed project, based on findings of inconsistency with the City’s Historical Preservation
Ordinance and supporting policies, standards, and guidelines, including the Secretary of
Interior’s Standards for the Treatment of Historic Properties, as described in the resolution.
ATTACHMENTS
1. CHC Resolution (Draft)
2. Vicinity Map
3. Project Plans and Photo-Simulations
4. Historic Preservation Program Guidelines (Excerpt – Railroad Historic District)
5. Railroad District Plan (Excerpt – Architectural Guidelines)
7 Rehabilitation is defined in the Secretary of Interior’s Standards as: the act or process of making possible a
compatible use for a property through repair, alterations, and additions while preserving those portions or features
which convey its historical, cultural, or architectural values.
CHC3 - 6
CULTURAL HERITAGE COMMITTEE
RESOLUTION NO. XXXX-17
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE
RECOMMENDING THE COMMUNITY DEVELOPMENT DIRECTOR FIND THE
PROPOSED WIRELESS TELECOMMUNICATIONS FACILITY AT 1020 RAILROAD
AVENUE INCONSISTENT WITH THE CITY’S HISTORIC PRESERVATION
ORDINANCE AND WITH THE SECRETARY OF THE INTERIOR STANDARDS FOR
THE TREATMENT OF HISTORIC PROPERTIES
(ARCH-2769-2016 & USE-2770-2016)
WHEREAS, the applicant, Verizon Wireless, filed an application on January 27, 2017, for
review of a proposed new wireless telecommunications facility at 1020 Railroad Avenue, a
Contributing List Historic Resource; and,
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a
public hearing in the Council Hearing Room (Room 9) of City Hall, 990 Palm Street, San Luis
Obispo, California, on February 27, 2017, for the purpose of reviewing the proposed wireless
telecommunications facility; 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 not consistent with Secretary of Interior Standards for the Treatment of
Historic Properties, and in particular with guidelines for roof features and for historic sites
and settings, supporting Standards for Rehabilitation. The project introduces new roof
features, the proposed chimney cupolas, whose excessive size, boxy proportions, and lack of
consistency with architectural guidelines for the Railroad District Plan area are visually
incompatible with the Railroad Historic District.
2. The proposed project is not consistent with Historic Preservation Guidelines § 3.2.1 and
§ 3.2.2 because the proposed chimney cupolas introduce new elements which are not
consistent with the architectural guidelines provided in the Railroad District Plan, do not
exhibit any relation to signature architectural elements of the Railroad Vernacular style, and
detract from the historic architectural character of the Railroad Historic District.
ATTACHMENT 1
CHC3 - 7
Resolution No. XXXX-17
ARCH-2769-2016 & USE 2770-2016 (1020 Railroad)
Page 2
Section 2. Environmental Review. The proposed project is not eligible for any categorical
exemptions from the California Environmental Quality Act (CEQA) since the project would result
in exterior alterations or additions that are inconsistent with local Historic Preservation Guidelines
intended to protect historic resources, and there are apparent inconsistencies with Secretary of
Interior Standards for the Treatment of Historic Properties; and therefore, the proposal may result
in an adverse change to a historic resource (see CEQA Guidelines § 15300.2 (f) – Exceptions).
Since CEQA does not apply to projects which are to be disapproved by the public agency, no
further action under CEQA is required. (see CEQA Guidelines §15270).
Section 3. Action. The Cultural Heritage Committee does hereby recommend the
Community Development Director find the project to be inconsistent with the City’s Historic
Preservation Ordinance and with the Secretary of the Interior’s Standards for the Treatment of
Historic Properties.
On motion by Committee Member ___________ , seconded by Committee Member
________________________________________ ,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 27th day of February, 2017.
________________________
Brian Leveille, Secretary
Cultural Heritage Committee
ATTACHMENT 1
CHC3 - 8
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VICINITY MAP USE-2770-20161020 Railroad Av ¯
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ATTACHMENT 3
CHC3 - 10
ATTACHMENT 3
CHC3 - 11
ATTACHMENT 3
CHC3 - 12
1
T
T
T
T
T
T
T
T
P
P
P
P
P
P
P
P
FI
B
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B
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B
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FIBER
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A
S
GAS
GAS
FI
B
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FI
B
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FI
B
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FI
B
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R
FIBER
FIBER
FIBER
(E
)
P
A
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G
(E
)
P
P
W
/
T
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&
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C
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.
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.
C
.
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A
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F
I
C
R
A
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D
11
"
x
1
7
"
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/
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P
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B
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&
P
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5
'
-
0
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:
(
9
2
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)
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3
5
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3
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:
(
9
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P
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SC
A
L
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:
1
/
1
6
"
=
1
'
-
0
"
NW
N
E
SW
S
E
N S
E
W
ATTACHMENT 3
CHC3 - 13
T
T
T
T
T
T
P
P
P
P
P
P
T
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
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R
FI
B
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R
FI
B
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R
FI
B
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FIBER FIBER
FI
B
E
R
G
A
S
G
A
S
P
P
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GAS
GAS
GAS
GAS
G
A
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FI
B
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FI
B
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FI
B
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FI
B
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FI
B
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B
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FI
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FIBER
FIBER
FIBER
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FIB
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B
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2
(E
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(E
)
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S
NE
W
V
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R
I
Z
O
N
W
I
R
E
L
E
S
S
9'
-
7
"
±
x
1
6
'
-
3
"
±
G
E
N
E
R
A
T
O
R
L
E
A
S
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A
R
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A
SE
E
S
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T
A
3
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
12
'
-
2
"
x
1
8
'
-
0
"
L
E
A
S
E
A
R
E
A
IN
S
I
D
E
(
E
)
B
U
I
L
D
I
N
G
SE
E
S
H
E
E
T
A
3
(E
)
W
O
O
D
R
E
T
A
I
N
I
N
G
W
A
L
L
(E
)
C
U
R
B
6
'
-
0
"
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
T
R
A
F
F
I
C
R
A
T
E
D
17
"
x
3
0
"
U
/
G
P
U
L
L
B
O
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F
O
R
P
O
W
E
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NE
W
V
E
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W
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L
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G
P
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W
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(E
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C
A
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W
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R
I
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N
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W
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NE
W
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6'
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8
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'
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8
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6'
-
8
"
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6
'
-
8
"
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/
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17
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6
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7'-9"
±
6'-8"
6
'
-
8
"
8'-7
"
±
NE
W
L
A
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AZ
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M
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2
8
0
°
SECTOR 'B'
AZIMUTH 170
°
7'-6"
7
'
-
6
"
7
'
-
6
"
7'-6"
Jo
b
N
o
.
:
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4
0
7
5
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a
w
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#
:
2
9
5
3
0
2
1
0
2
0
R
A
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A
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.
B
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A
,
C
A
9
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5
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L
D
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A
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K
,
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A
9
4
5
9
8
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:
(
9
2
5
)
9
0
4
-
3
5
3
3
F
A
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:
(
9
2
5
)
9
0
4
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3
5
1
3
1
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D
0
8
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1
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2
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5
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1
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A
L
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:
1
/
8
"
=
1
'
-
0
"
NW
N
E
SW
S
E
N S
E
W
ATTACHMENT 3
CHC3 - 14
A/
C
(0
.
2
k
)
A/
C
(0
.
2
k
)
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T T T T T T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
P
P
P
P
P
P
P
P
P
P
P
P
P
P P P
P
P
P
P
P
P
P
P
P
P
P
P
P
P P P
P
P
P
P
P
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
F
I
B
E
R
F
I
B
E
R
F
I
B
E
R
F
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B
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R
F
I
B
E
R
LT
E
#
1
MI
S
C
#
2
GA
S
GA
S
GA
S
GA
S
GA
S
G
A
S
G
A
S
G
A
S
G
A
S
GAS
G
A
S
G
A
S
G
A
S
x
x
x
x
x
x
x
x
x
x
LT
E
#
2
MI
S
C
#
1
GE
N
E
-
S
-
4
8
V
C&
D
6
W
X
4
H
64
0
A
h
W
/
24
A
T
1
3
P
PL
A
N
T
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
PO
W
E
R
&
T
E
L
C
O
C
O
N
D
U
I
T
S
ST
U
B
-
U
P
S
18
'
-
0
"
L
E
A
S
E
A
R
E
A
1
1
'
-
1
"
L
E
A
S
E
A
R
E
A
15
'
-
6
"
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
TR
A
F
F
I
C
R
A
T
E
D
11
"
x
1
7
"
U
/
G
P
U
L
L
B
O
X
E
S
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
PO
W
E
R
&
T
E
L
C
O
C
O
N
D
U
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T
S
MO
U
N
T
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D
T
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(
E
)
W
A
L
L
NE
W
V
E
R
I
Z
O
N
W
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R
E
L
E
S
S
PO
W
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R
&
T
E
L
C
O
C
O
N
D
U
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T
S
MO
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T
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D
T
O
(
E
)
C
E
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L
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N
G
PR
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P
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T
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L
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P
.
(E
)
B
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(E
)
V
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T
,
T
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P
.
ME
T
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CO
N
D
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N
S
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UN
I
T
35
K
W
NA
T
U
R
A
L
G
A
S
GE
N
E
R
A
T
O
R
(E
)
C
U
R
B
6
"
6"
4'
-
1
"
IN
T
E
R
S
E
C
T
CA
B
I
N
E
T
8
'
-
9
"
±
9
'
-
7
"
±
(E
)
D
E
C
K
A
B
O
V
E
(E
)
H
A
N
D
R
A
I
L
T
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R
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M
A
I
N
(E
)
C
O
N
C
R
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T
E
W
A
L
L
TO
R
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M
A
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N
/
A
D
D
S
T
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C
C
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WA
L
L
T
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A
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(E
)
B
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D
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N
G
W
A
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(E
)
C
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B
(E
)
W
O
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R
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T
A
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N
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G
W
A
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M
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W
O
O
D
R
E
T
A
I
N
I
N
G
W
A
L
L
NE
W
3
'
-
0
"
W
I
D
E
CH
A
I
N
L
I
N
K
G
A
T
E
w/
V
I
N
Y
L
S
L
A
T
S
T
O
M
A
T
C
H
(E
)
W
A
L
L
C
O
L
O
R
NE
W
C
H
A
I
N
L
I
N
K
T
O
P
NE
W
C
M
U
R
E
T
A
I
N
I
N
G
W
A
L
L
/
AD
D
S
T
U
C
C
O
T
O
I
N
S
I
D
E
F
A
C
E
O
F
WA
L
L
T
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M
A
T
C
H
(E
)
B
U
I
L
D
I
N
G
W
A
L
L
C
O
L
O
R
(E
)
G
U
Y
W
I
R
E
(E
)
P
P
(E
)
R
A
M
P
DO
W
N
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
PO
W
E
R
C
O
N
D
U
I
T
S
M
O
U
N
T
E
D
T
O
C
E
I
L
I
N
G
NE
W
3
'
-
6
"
W
I
D
E
D
O
O
R
W/
T
R
A
C
L
O
C
K
T
O
R
E
P
L
A
C
E
(E
)
D
O
O
R
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
U/
G
G
A
S
C
O
N
D
U
I
T
6'
-
3
"
6"
1
'
-
0
"
(E
)
M
E
C
H
A
N
I
C
A
L
D
U
C
T
A
B
O
V
E
TY
P
.
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
S
O
F
F
I
T
(E
)
O
P
E
N
I
N
G
PR
O
V
I
D
E
N
E
W
F
A
N
NE
W
F
A
N
T
O
B
E
A
C
T
I
V
A
T
E
D
UP
O
N
D
E
T
E
C
T
I
O
N
O
F
H
Y
D
R
O
G
E
N
NE
W
L
I
G
H
T
I
N
G
TY
P
.
8
"
2'
-
0
"
1
'
-
2
"
1'-0
"
NE
W
W
A
L
L
W
/
S
O
U
N
D
I
N
S
U
L
A
T
I
O
N
&
FU
L
L
H
E
I
G
H
T
F
R
P
O
N
B
O
T
H
S
I
D
E
S
NE
W
W
A
L
L
W
/
S
O
U
N
D
I
N
S
U
L
A
T
I
O
N
(E
)
BA
N
Q
U
E
T
RO
O
M
(E
)
W
I
N
E
CE
L
L
A
R
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
T
E
L
C
O
B
O
A
R
D
4'
-
0
"
x
8
'
-
0
"
F
I
R
E
T
R
E
A
T
E
D
3
/
4
"
P
L
Y
W
O
O
D
P
R
I
N
T
DO
N
O
T
P
A
I
N
T
L
A
B
E
L
NE
W
L
A
N
D
S
C
A
P
I
N
G
P
L
A
N
T
TY
P
.
NE
W
C
H
A
I
N
L
I
N
K
F
E
N
C
E
w
/
VI
N
Y
L
S
L
A
T
S
T
O
M
A
T
C
H
(E
)
B
U
I
L
D
I
N
G
W
A
L
L
C
O
L
O
R
3
'
-
0
"
NE
W
F
U
L
L
H
E
I
G
H
T
F
R
P
O
N
I
N
T
E
R
I
O
R
W
A
L
L
S
5'-
1
"
±
4
'
-
2
"
±
(E
)
9
'
-
0
"
H
T
CE
I
L
I
N
G
(E
)
W
I
N
D
C
E
L
L
A
R
I
S
E
Q
U
I
P
P
E
D
W
/
F
I
R
E
SP
R
I
N
K
L
E
R
.
R
E
P
L
A
C
E
(
E
)
S
P
R
I
N
K
L
E
R
H
E
A
D
S
W/
H
I
G
H
T
E
M
P
E
R
A
T
U
R
E
H
E
A
D
S
1
1
5
°
2'
-
6
"
2
'
-
3
"
3'
-
0
"
Jo
b
N
o
.
:
N1
4
0
7
5
Dr
a
w
/
C
h
e
c
k
B
y
:
SH
/
E
K
U
R
E
V
I
S
I
O
N
S
N
o
.
D
E
S
C
R
I
P
T
I
O
N
D
A
T
E
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
R
A
I
L
R
O
A
D
S
Q
U
A
R
E
P
S
L
#
:
2
9
5
3
0
2
1
0
2
0
R
A
I
L
R
O
A
D
A
V
E
S
A
N
L
U
I
S
O
B
I
S
P
O
,
C
A
9
3
4
0
1
4
2
5
5
P
A
R
K
R
D
.
B
E
N
I
C
I
A
,
C
A
9
4
5
1
0
2
7
8
5
M
I
T
C
H
E
L
L
D
R
I
V
E
W
A
L
N
U
T
C
R
E
E
K
,
C
A
9
4
5
9
8
T
E
L
:
(
9
2
5
)
9
0
4
-
3
5
3
3
F
A
X
:
(
9
2
5
)
9
0
4
-
3
5
1
3
1
0
0
%
Z
D
0
8
-
1
9
-
2
0
1
5
0
E
N
L
A
R
G
E
D
E
Q
U
I
P
M
E
N
T
P
L
A
N
A3
EN
L
A
R
G
E
D
E
Q
U
I
P
M
E
N
T
P
L
A
N
1
SC
A
L
E
:
1
/
2
"
=
1
'
-
0
"
NW
NE
SW
SE
N
S
E
W
ATTACHMENT 3
CHC3 - 15
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
F
I
B
E
R
F
I
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
F
I
B
E
R
FI
B
E
R
FI
B
E
R
FIBER
FIBER FIBER FIBER FIBER FIBER FIBER FIBER FIBER
F
I
B
E
R
F
I
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FI
B
E
R
FIB
F
I
B
E
R
F
I
B
E
R
F
I
B
E
R
F
I
B
E
R
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
CA
B
L
E
T
R
A
Y
O
N
S
L
E
E
P
E
R
S
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
FR
P
C
H
I
M
N
E
Y
W
/
O
P
E
N
T
O
P
F
O
R
R
R
U
V
E
N
T
I
L
A
T
I
O
N
(E
)
V
E
N
T
(E
)
D
R
A
I
N
,
T
Y
P
.
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
FI
B
E
R
C
O
N
D
U
I
T
R
O
U
T
E
(E
)
P
A
R
A
P
E
T
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
R
R
U
ST
A
C
K
E
D
M
O
U
N
T
E
D
(T
Y
P
.
O
F
3
P
E
R
S
E
C
T
O
R
,
T
O
T
A
L
9
)
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
PA
N
E
L
A
N
T
E
N
N
A
(T
Y
P
.
O
F
2
P
E
R
S
E
C
T
O
R
,
T
O
T
A
L
6
)
(E
)
R
O
O
F
2
1
'
-
3
"
6
'
-
8
"
7'-9"
±
6'-8"
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
2'
-
0
"
W
I
D
E
A
C
C
E
S
S
P
A
N
E
L
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
R
A
Y
C
A
P
ST
A
C
K
M
O
U
N
T
E
D
(T
Y
P
.
O
F
1
P
E
R
S
E
C
T
O
R
,
T
O
T
A
L
3
)
S
E
C
T
O
R
'
A
'
A
Z
I
M
U
T
H
3
0
°
SE
C
T
O
R
'
C
'
AZ
I
M
U
T
H
2
8
0
°
3
'
-
0
"
T
Y
P
.
7'-6"
R
O
O
F
T
Y
P
.
5"
5"
7
'
-
6
"
7
'
-
6
"
5
"
E R
FIBER
FIBER
FIBER
FIBER
FIBER
FIBER
FIBER
FIBER
FIBER
FIBER
FIBER
FIBER
FIBER
FIBER
FIBER
FIBER
FIBER
FIBER
FIBER
FIBER
FIB
E
R
FIB
E
R
FIB
E
R
FIB
E
R
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
CA
B
L
E
T
R
A
Y
O
N
S
L
E
E
P
E
R
S
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
F
R
P
C
H
I
M
N
E
Y
WI
T
H
O
P
E
N
T
O
P
F
O
R
R
R
U
V
E
N
T
I
L
A
T
I
O
N
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
P
A
N
E
L
A
N
T
E
N
N
A
(T
Y
P
.
O
F
2
P
E
R
S
E
C
T
O
R
,
T
O
T
A
L
6
)
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
R
A
Y
C
A
P
(T
Y
P
.
O
F
1
P
E
R
S
E
C
T
O
R
,
T
O
T
A
L
3
)
(E
)
R
O
O
F
(E
)
P
A
R
A
P
E
T
(E
)
H
I
G
H
E
R
R
O
O
F
(E
)
D
I
S
H
PR
O
P
E
R
T
Y
L
I
N
E
TY
P
.
6
'
-
8
"
6
'
-
0
"
2'-2"
6'-8"
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
2'
-
0
"
W
I
D
E
A
C
C
E
S
S
P
A
N
E
L
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
R
R
U
(T
Y
P
.
O
F
3
P
E
R
S
E
C
T
O
R
,
T
O
T
A
L
9
)
SECTOR 'B'
AZIMUTH 170
°
3
'
-
0
"
7'-6"
ROO
F
T
Y
P
.
7
'
-
6
"
5"
O
V
E
R
H
A
N
G
T
Y
P
.
5"
Jo
b
N
o
.
:
N1
4
0
7
5
Dr
a
w
/
C
h
e
c
k
B
y
:
SH
/
E
K
U
R
E
V
I
S
I
O
N
S
N
o
.
D
E
S
C
R
I
P
T
I
O
N
D
A
T
E
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
R
A
I
L
R
O
A
D
S
Q
U
A
R
E
P
S
L
#
:
2
9
5
3
0
2
1
0
2
0
R
A
I
L
R
O
A
D
A
V
E
S
A
N
L
U
I
S
O
B
I
S
P
O
,
C
A
9
3
4
0
1
4
2
5
5
P
A
R
K
R
D
.
B
E
N
I
C
I
A
,
C
A
9
4
5
1
0
2
7
8
5
M
I
T
C
H
E
L
L
D
R
I
V
E
W
A
L
N
U
T
C
R
E
E
K
,
C
A
9
4
5
9
8
T
E
L
:
(
9
2
5
)
9
0
4
-
3
5
3
3
F
A
X
:
(
9
2
5
)
9
0
4
-
3
5
1
3
1
0
0
%
Z
D
0
8
-
1
9
-
2
0
1
5
0
E
N
L
A
R
G
E
D
A
N
T
E
N
N
A
P
L
A
N
A4
EN
L
A
R
G
E
D
A
N
T
E
N
N
A
P
L
A
N
2
SC
A
L
E
:
1
/
2
"
=
1
'
-
0
"
NW
N
E
SW
S
E
N S
E
W
EN
L
A
R
G
E
D
A
N
T
E
N
N
A
P
L
A
N
1
SC
A
L
E
:
1
/
2
"
=
1
'
-
0
"
ATTACHMENT 3
CHC3 - 16
35
'
-
0
"
±
A
.
G
.
L
.
TO
P
O
F
N
E
W
F
R
P
C
H
I
M
N
E
Y
S
31
'
-
0
"
±
A
.
G
.
L
.
RA
D
C
E
N
T
E
R
O
F
26
'
-
6
"
±
A
.
G
.
L
.
TO
P
O
F
P
A
R
A
P
E
T
0-
0
"
±
A
.
G
.
L
.
DA
T
U
M
8-
1
0
"
±
A
.
G
.
L
.
(E
)
G
R
A
D
E
NE
W
F
R
P
C
H
I
M
N
E
Y
SC
R
E
E
N
W
A
L
L
C
U
P
O
L
A
PA
I
N
T
&
T
E
X
T
U
R
E
D
T
O
M
A
T
C
H
EX
I
S
T
I
N
G
B
U
I
L
D
I
N
G
8
'
-
6
"
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
PA
N
E
L
A
N
T
E
N
N
A
(T
Y
P
.
O
F
2
P
E
R
S
E
C
T
O
R
,
T
O
T
A
L
6
)
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
R
R
U
(T
Y
P
.
O
F
3
P
E
R
S
E
C
T
O
R
,
T
O
T
A
L
9
)
NE
W
F
R
P
C
H
I
M
N
E
Y
SC
R
E
E
N
W
A
L
L
C
U
P
O
L
A
PA
I
N
T
&
T
E
X
T
U
R
E
D
T
O
M
A
T
C
H
EX
I
S
T
I
N
G
B
U
I
L
D
I
N
G
(E
)
V
E
N
T
TY
P
.
0-
1
1
"
±
A
.
G
.
L
.
TO
P
O
F
G
E
N
E
R
A
T
O
R
S
L
A
B
10
-
5
"
±
A
.
G
.
L
.
(E
)
G
R
A
D
E
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
G
E
N
E
R
A
T
O
R
L
O
C
A
T
I
O
N
AT
(
E
)
S
L
O
P
E
D
G
R
A
D
E
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
E
Q
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I
P
M
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T
L
O
C
A
T
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N
IN
S
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D
E
B
U
I
L
D
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G
RA
I
L
R
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A
D
A
V
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(E
)
T
R
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B
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M
O
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D
FO
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N
S
T
A
L
L
A
T
I
O
N
O
F
NE
W
G
E
N
E
R
A
T
O
R
S
L
A
B
(E
)
T
R
E
E
S
T
O
R
E
M
A
I
N
33
'
-
1
"
±
A
.
G
.
L
.
TO
P
O
F
(
E
)
V
E
N
T
32
'
-
1
"
±
A
.
G
.
L
.
TO
P
O
F
(
E
)
R
O
O
F
P
E
A
K
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
A
N
T
E
N
N
A
S
35
'
-
0
"
±
A
.
G
.
L
.
TO
P
O
F
N
E
W
F
R
P
C
H
I
M
N
E
Y
S
31
'
-
0
"
±
A
.
G
.
L
.
RA
D
C
E
N
T
E
R
O
F
N
E
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
26
'
-
6
"
±
A
.
G
.
L
.
TO
P
O
F
P
A
R
A
P
E
T
0-
0
"
±
A
.
G
.
L
.
DA
T
U
M
1-
1
1
"
±
A
.
G
.
L
.
(E
)
G
R
A
D
E
RA
I
L
R
O
A
D
A
V
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CH
U
R
C
H
S
T
NE
W
U
/
G
P
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&
T
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L
C
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R
O
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T
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SE
E
P
.
O
.
C
.
O
N
S
H
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T
A
1
NE
W
F
R
P
C
H
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M
N
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Y
SC
R
E
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N
W
A
L
L
C
U
P
O
L
A
PA
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N
T
A
N
D
T
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T
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R
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D
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M
A
T
C
H
E
X
I
S
T
I
N
G
B
U
I
L
D
I
N
G
8
'
-
6
"
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
PA
N
E
L
A
N
T
E
N
N
A
(T
Y
P
.
O
F
2
P
E
R
S
E
C
T
O
R
,
T
O
T
A
L
6
)
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
R
R
U
(T
Y
P
.
O
F
3
P
E
R
S
E
C
T
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R
,
T
O
T
A
L
9
)
(E
)
T
R
E
E
S
T
O
B
E
R
E
M
O
V
E
D
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
CM
U
&
C
H
A
I
N
L
I
N
K
E
N
C
L
O
S
U
R
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FO
R
G
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N
E
R
A
T
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R
&
C
O
N
D
E
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S
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R
U
N
I
T
S
NE
W
P
O
W
E
R
&
T
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L
C
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S
T
U
B
-
U
P
S
AT
B
U
I
L
D
I
N
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NE
W
L
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S
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A
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N
G
P
L
A
N
T
TY
P
.
NE
W
P
O
W
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R
&
T
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L
C
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D
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T
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RO
U
T
E
V
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A
(
E
)
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A
L
L
T
O
L
O
W
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R
C
E
I
L
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N
G
(E
)
S
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V
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C
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P
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L
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(E
)
T
R
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NE
W
V
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I
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O
N
W
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R
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L
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S
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R
T
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A
L
C
A
B
L
E
T
R
A
Y
(E
)
C
U
R
B
AN
T
E
N
N
A
S
32
'
-
1
"
±
A
.
G
.
L
.
TO
P
O
F
(
E
)
R
O
O
F
P
E
A
K
10
-
1
0
"
±
A
.
G
.
L
.
FI
N
I
S
H
G
R
A
D
E
Jo
b
N
o
.
:
N1
4
0
7
5
Dr
a
w
/
C
h
e
c
k
B
y
:
SH
/
E
K
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R
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V
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S
I
O
N
S
N
o
.
D
E
S
C
R
I
P
T
I
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N
D
A
T
E
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
R
A
I
L
R
O
A
D
S
Q
U
A
R
E
P
S
L
#
:
2
9
5
3
0
2
1
0
2
0
R
A
I
L
R
O
A
D
A
V
E
S
A
N
L
U
I
S
O
B
I
S
P
O
,
C
A
9
3
4
0
1
4
2
5
5
P
A
R
K
R
D
.
B
E
N
I
C
I
A
,
C
A
9
4
5
1
0
2
7
8
5
M
I
T
C
H
E
L
L
D
R
I
V
E
W
A
L
N
U
T
C
R
E
E
K
,
C
A
9
4
5
9
8
T
E
L
:
(
9
2
5
)
9
0
4
-
3
5
3
3
F
A
X
:
(
9
2
5
)
9
0
4
-
3
5
1
3
1
0
0
%
Z
D
0
8
-
1
9
-
2
0
1
5
0
E
L
E
V
A
T
I
O
N
S
A5
NO
R
T
E
A
S
T
E
L
E
V
A
T
I
O
N
2
SC
A
L
E
:
3
/
1
6
"
=
1
'
-
0
"
SO
U
T
H
E
A
S
T
E
L
E
V
A
T
I
O
N
1
SC
A
L
E
:
3
/
1
6
"
=
1
'
-
0
"
ATTACHMENT 3
CHC3 - 17
35
'
-
0
"
±
A
.
G
.
L
.
TO
P
O
F
N
E
W
F
R
P
C
H
I
M
N
E
Y
S
31
'
-
0
"
±
A
.
G
.
L
.
RA
D
C
E
N
T
E
R
O
F
N
E
W
V
W
A
N
T
E
N
N
A
S
NE
W
U
/
G
P
O
W
E
R
&
T
E
L
C
O
R
O
U
T
E
SE
E
P
.
O
.
C
.
O
N
S
H
E
E
T
A
1
26
'
-
6
"
±
A
.
G
.
L
.
TO
P
O
F
P
A
R
A
P
E
T
0-
0
"
±
A
.
G
.
L
.
DA
T
U
M
(E
)
S
E
R
V
I
C
E
P
O
L
E
(E
)
G
U
Y
W
I
R
E
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
VE
R
T
I
C
A
L
C
A
B
L
E
OV
E
R
P
A
R
A
P
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NE
W
P
O
W
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R
&
T
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L
C
O
C
O
N
D
U
I
T
ST
U
B
-
U
P
S
A
T
B
U
I
L
D
I
N
G
8
'
-
6
"
NE
W
V
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R
I
Z
O
N
W
I
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L
E
S
S
R
R
U
(T
Y
P
.
O
F
3
P
E
R
S
E
C
T
O
R
,
T
O
T
A
L
9
)
(E
)
V
E
N
T
TY
P
.
(E
)
T
R
E
E
,
T
Y
P
.
33
'
-
1
"
±
A
.
G
.
L
.
TO
P
O
F
(
E
)
V
E
N
T
32
'
-
1
"
±
A
.
G
.
L
.
TO
P
O
F
(
E
)
R
O
O
F
P
E
A
K
NE
W
F
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P
C
H
I
M
N
E
Y
SC
R
E
E
N
W
A
L
L
C
U
P
O
L
A
PA
I
N
T
A
N
D
T
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X
T
U
R
E
D
T
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MA
T
C
H
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I
S
T
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N
G
B
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L
D
I
N
G
NE
W
V
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I
Z
O
N
W
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A
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N
A
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Y
P
.
O
F
2
P
E
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S
E
C
T
O
R
,
T
O
T
A
L
6
)
NE
W
V
E
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I
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O
N
W
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R
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L
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S
S
CH
A
I
N
L
I
N
K
A
C
C
E
S
S
G
A
T
E
&
F
E
N
C
E
w/
V
I
N
Y
L
S
L
A
T
S
T
O
M
A
T
C
H
(E
)
B
U
I
L
D
I
N
G
W
A
L
L
C
O
L
O
R
(E
)
C
O
N
C
R
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T
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W
A
L
L
T
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M
A
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N
AD
D
S
T
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C
C
O
T
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A
T
C
H
(E
)
B
U
I
L
D
I
N
G
W
A
L
L
C
O
L
O
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NE
W
L
A
N
D
S
C
A
P
I
N
G
TY
P
.
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
C
M
U
W
A
L
L
AD
D
S
T
U
C
C
O
T
O
I
N
S
I
D
E
F
A
C
E
O
F
W
A
L
L
TO
M
A
T
C
H
(
E
)
B
U
I
L
D
I
N
G
C
O
L
O
R
(E
)
C
O
N
C
R
E
T
E
W
A
L
L
AD
D
S
T
U
C
C
O
T
O
M
A
T
C
H
(E
)
B
U
I
L
D
I
N
G
W
A
L
L
C
O
L
O
R
35
'
-
0
"
±
A
.
G
.
L
.
TO
P
O
F
N
E
W
F
R
P
C
H
I
M
N
E
Y
S
31
'
-
0
"
±
A
.
G
.
L
.
RA
D
C
E
N
T
E
R
O
F
N
E
W
V
W
A
N
T
E
N
N
A
S
26
'
-
6
"
±
A
.
G
.
L
.
TO
P
O
F
P
A
R
A
P
E
T
0-
0
"
±
A
.
G
.
L
.
DA
T
U
M
NE
W
F
R
P
C
H
I
M
N
E
Y
SC
R
E
E
N
W
A
L
L
C
U
P
O
L
A
PA
I
N
T
&
T
E
X
T
U
R
E
D
T
O
M
A
T
C
H
EX
I
S
T
I
N
G
B
U
I
L
D
I
N
G
8
'
-
6
"
NE
W
F
R
P
C
H
I
M
N
E
Y
SC
R
E
E
N
W
A
L
L
C
U
P
O
L
A
PA
I
N
T
&
T
E
X
T
U
R
E
T
O
M
A
T
C
H
EX
I
S
T
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N
G
B
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L
D
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N
G
(E
)
V
E
N
T
TY
P
.
(E
)
S
E
R
V
I
C
E
P
O
L
E
W/
G
U
Y
W
I
R
E
(E
)
T
R
E
E
,
T
Y
P
.
RA
I
L
R
O
A
D
A
V
E
CH
U
R
C
H
S
T
33
'
-
1
"
±
A
.
G
.
L
.
TO
P
O
F
(
E
)
V
E
N
T
32
'
-
1
"
±
A
.
G
.
L
.
TO
P
O
F
(
E
)
R
O
O
F
P
E
A
K
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
PA
N
E
L
A
N
T
E
N
N
A
(T
Y
P
.
O
F
2
P
E
R
S
E
C
T
O
R
,
T
O
T
A
L
6
)
NE
W
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
R
R
U
(T
Y
P
.
O
F
3
P
E
R
S
E
C
T
O
R
,
T
O
T
A
L
9
)
Jo
b
N
o
.
:
N1
4
0
7
5
Dr
a
w
/
C
h
e
c
k
B
y
:
SH
/
E
K
U
R
E
V
I
S
I
O
N
S
N
o
.
D
E
S
C
R
I
P
T
I
O
N
D
A
T
E
V
E
R
I
Z
O
N
W
I
R
E
L
E
S
S
R
A
I
L
R
O
A
D
S
Q
U
A
R
E
P
S
L
#
:
2
9
5
3
0
2
1
0
2
0
R
A
I
L
R
O
A
D
A
V
E
S
A
N
L
U
I
S
O
B
I
S
P
O
,
C
A
9
3
4
0
1
4
2
5
5
P
A
R
K
R
D
.
B
E
N
I
C
I
A
,
C
A
9
4
5
1
0
2
7
8
5
M
I
T
C
H
E
L
L
D
R
I
V
E
W
A
L
N
U
T
C
R
E
E
K
,
C
A
9
4
5
9
8
T
E
L
:
(
9
2
5
)
9
0
4
-
3
5
3
3
F
A
X
:
(
9
2
5
)
9
0
4
-
3
5
1
3
1
0
0
%
Z
D
0
8
-
1
9
-
2
0
1
5
0
E
L
E
V
A
T
I
O
N
S
A6
SO
U
T
H
W
E
S
T
E
L
E
V
A
T
I
O
N
2
SC
A
L
E
:
1
/
8
"
=
1
'
-
0
"
NO
R
T
H
W
E
S
T
E
L
E
V
A
T
I
O
N
1
SC
A
L
E
:
1
/
8
"
=
1
'
-
0
"
ATTACHMENT 3
CHC3 - 18
Jo
b
N
o
.
:
N1
4
0
7
5
Dr
a
w
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:
2
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5
3
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2
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R
A
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:
(
9
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5
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M
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:
N
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ATTACHMENT 3
CHC3 - 19
Jo
b
N
o
.
:
N1
4
0
7
5
Dr
a
w
/
C
h
e
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k
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#
:
2
9
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3
0
2
1
0
2
0
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ATTACHMENT 3
CHC3 - 20
Jo
b
N
o
.
:
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4
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5
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#
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a
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t
a
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1
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M
M
A
1
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m
m
a
1
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R
W
Ga
m
m
a
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a
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m
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a
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m
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P
L
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X
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R
S
/
T
R
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P
L
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X
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S
#
1
S
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T
(
A
N
Y
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E
Q
)
DI
P
L
E
X
E
R
S
/
T
R
I
P
L
E
X
E
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S
#
2
SE
T
(
A
N
Y
F
R
E
Q
)
DI
P
L
E
X
E
R
S
/
T
R
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P
L
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S
#
3
SE
T
(
A
N
Y
F
R
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Q
)
TB
D
LI
N
E
1
AL
P
H
A
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A
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H
A
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_
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2
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P
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A
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A
2
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2
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1
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2
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A
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(
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f
o
r
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-
3
s
e
c
t
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t
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s
(
6
/
1
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1
5
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e
v
-
1
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RA
Y
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#
1
F
I
B
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R
C
O
N
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C
T
I
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N
S
(
1
-
3
s
e
c
t
o
r
s
i
t
e
)
Up
p
e
r
Po
s
i
t
i
o
n
78
9
1
0 1 1 1 2
Fi
b
e
r
C
o
n
n
e
c
t
i
o
n
OP
E
N
O
P
E
N
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P
E
N
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S
-
A
2
Al
p
h
a
2
AW
S
-
A
2
Be
t
a
2
AW
S
-
A
2
Ga
m
m
a
2
VZ
W
C
o
l
o
r
C
o
d
e
OP
E
N
O
P
E
N
O
P
E
N
BR
/
P
/
Y
/
P
/
W
B
R
/
P
/
B
/
P
/
W
B
R
/
P
/
O
/
P
/
W
Lo
w
e
r
Po
s
i
t
i
o
n
12
3
4
5
6
Fi
b
e
r
C
o
n
n
e
c
t
i
o
n
70
0
Al
p
h
a
1
70
0
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t
a
1
70
0
Ga
m
m
a
1
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S
Al
p
h
a
1
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t
a
1
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Ga
m
m
a
1
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b
e
r
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o
l
o
r
C
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d
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/
P
/
P
/
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/
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B
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/
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/
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#
2
F
I
B
E
R
C
O
N
N
E
C
T
I
O
N
S
(
1
-
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e
c
t
o
r
s
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t
e
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Up
p
e
r
Po
s
i
t
i
o
n
78
9
1
0 1 1 1 2
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b
e
r
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t
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a
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m
a
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E
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E
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E
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l
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5.2.5 Railroad Historic District
Setting
Established in 1998, the Railroad Historic District boundaries follow the historic boundaries of
the Southern Pacific rail yard. The district is bounded by railroad right-of-way on the east, from
Johnson Avenue on the north to Orcutt Road on the south, on the northwest generally by Leff
Street, and on the west by Broad Street and the railroad right-of-way. The district includes a
residential and commercial area on the west side of the tracks, and abuts the Old Town Historic
District along its northwest and north boundary. The Southern Pacific (or “Espee”) standard
gauge railroad arrived in San Luis Obispo on May 4th, 1894. By 1901, San Luis Obispo was a
part of the completed railroad line from San Francisco to Los Angeles, and served as the main
layover and maintenance yard for the coastal route. The SP railroad operated in tandem with the
older, narrow gauge railroad, the Pacific Coast Railway, or PCR. The PCR was a regional
railway with a station on South and Higuera - the development of a spur line along South
connected the PCR with the Southern Pacific rail yard. The Railroad District is a part of nine
older subdivisions: the Beebee Phillips Tract recorded in 1874, Fairview Addition recorded in
1887, Haskins Tract recorded in 1887, Ingleside Homestead Tract recorded in 1887, the McBride
Tract recorded in 1887, the Loomis Addition recorded in 1887, Maymont Addition recorded in
1888, Loomis and Osgood Re-subdivision recorded in 1894 and the Imperial Addition recorded
in 1897. The Railroad District has an area of 80.7 acres or 0.126 square miles and 38 designated
historic structures.
Development in the Railroad Historic District corresponded to the development of the Southern
Pacific Railroad yard. Commercial and residential buildings were constructed to accommodate
railway workers, freight and passengers, and employees of Southern Pacific and related
businesses. Surviving historic structures date from 1894 to 1945, corresponding with the peak
activity of the rail yard and the district’s period of significance, and most were constructed from
1894 to 1920. The buildings were laid out in a fairly regular grid near the station,
accommodating the curve of the rail line and the diagonal path of Santa Barbara. South of
Upham the lots are much larger to accommodate the railroad structures.
Site Features and Characteristics
Common site features/characteristics
include:
A. Commercial buildings located at
back of sidewalk with zero street
setbacks
B. Front building facades oriented
parallel to street
C. Finish floors at grade
D. Recessed front entries oriented
toward the street
Channel Commercial Company, 1880
Santa Barbara Avenue, West Elevation
ATTACHMENT 4
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Architectural Character
The predominant architectural style within the Railroad Historic District is Railroad Vernacular.
Railroad Vernacular is characterized by simplicity of form and detailing, with wood, brick or
plaster siding, and is a style favored by railroad construction for its easy construction. As a
practical vernacular style it also incorporates other elements of other architectural styles
including Classical Revival and Mission Revival. Although many of the buildings within the
district were not constructed by the railroad, their use of Railroad Vernacular styles design
reflects the unifying focus of the district. The buildings in the Railroad District are a mix of
simple, yet elegant houses and practical, industrial-oriented commercial buildings, which create a
distinctive neighborhood. The architectural character and important historical elements are
described in the Railroad District Plan. The Plan includes design guidelines that illustrate
architecturally compatible design treatments for new development.
Predominant architectural details include:
A. One- and two-story buildings
predominate
B. Gable and some hip roof types of low to
medium pitch, occasionally with
parapets
C. Predominantly painted wood siding,
with some masonry or smooth plaster
wall siding
D. Traditional fenestration, such as double-
hung, wood sash windows, and fixed
divided light windows
E. Rectilinear massing, with equal or lesser
volume on second floor
F. Simple detailing often along the roof
line including brackets
1901 Santa Barbara, East Elevation
Tribune Republic Building, east elevation
1263 Santa Barbara Avenue
ATTACHMENT 4
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Individually Contributing Elements in the Railroad District
Not all designated historic resources in the Railroad Historic District were built during the
District’s period of significance, 1894-1945. These buildings were constructed outside of the
period of significance, generally do not exhibit the signature architectural elements described
above, but do contribute to the historic character of San Luis Obispo in their own right based on
age, architectural style or historical association. By virtue of their significance, these resources
also merit preservation.
For example, the Tribune Republic Building, built in 1873, is believed to be the earliest
surviving wood commercial building in San Luis Obispo and has been placed on the City’s
Master List and the National Register of Historic Places for its association with the City’s first
newspaper.
Non-Contributing Elements in the Railroad District
Non -contributing buildings are those that both do not meet the criteria outlined above and have
not achieved historical significance. Most of the post—1950 contemporary buildings in the
district fall into this latter category.
Non-contributing architectural styles,
materials or site features include:
A. Building height, form, scale or
massing which contrasts markedly
with the district’s prevailing 1 and 2-
story buildings
B. Metal, contemporary stucco or other
contemporary siding, including “faux”
architectural details or features that
contrast markedly with traditional
railroad vernacular forms, details and
materials
C. Asymmetrical arrangement of doors or
windows
D. Non-recessed or offset street entries to buildings
Residential
Although the majority of the Railroad District is commercial, there is a small residential area
within it which runs along Church Street and Santa Barbara Avenue from Osos to Upham
Streets. This area was home to many railroad employees and their families.
Modern addition to 1880 Santa Barbara,
West Elevation
ATTACHMENT 4
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Site features and characteristics- Residential:
A. Residential buildings with modest street
setbacks of 10 feet
B. Coach barn (garage) recessed into rear
yard
C. Front building facades oriented parallel
to street.
D. Finish floors raised 2-3 above finish
grade
E. Front entries oriented toward street,
with prominent walk, stairs and porch
The houses within the residential district are
modest, which reflects their early working class
occupants. Within the district are two hotels,
the Call/Parkview Hotel at 1703 Santa Barbara and the Park/Reidy Hotel at 1815 Osos which
once served as boarding houses for railroad workers. These vernacular buildings have decorative
elements from several styles including Craftsman Bungalow, Classical Revival and Folk
Victorian.
Architectural features- Residential:
A. One and two story buildings
B. Gable and some hip roof types of low
to medium pitch
C. Painted wood surface material,
occasionally smooth stucco wall
siding
D. Traditional fenestration, such as
double-hung, wood sash windows,
ornamental front doors, wood screen
doors
1034 Church St, South Elevation
1724 Osos, East Elevation
ATTACHMENT 4
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***
Southern Pacific Railroad Depot, 1011 Railroad Avenue; Park/Reidy Hotel 1815
Osos Street; Southern Pacific Railroad Warehouse,1940 Santa Barbara Avenue; and
house located at 1789 Santa Barbara Avenue.
ATTACHMENT 4
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railroad district plan
page
architectural guidelines
Architectural Guidelines for the Railroad District
San Luis Obispo has adopted citywide architectural guidelines which apply to new buildings, significant remodels, site improvements, and public area im-
provements. The Railroad District Architectural Guidelines are to supplement the citywide architectural guidelines and are to be applied in a similar manner,
except that they apply only to the Railroad District as shown in Figure 4. Within this area, new development, remodels and additions, site improvements,
and publicly-funded projects should follow these guidelines. Property owners, developers, designers, City staff and advisory bodies, such as the Cultural
Heritage Committee, Architectural Review Commission and the Planning Commission will use these guidelines to review development projects, consistent
with Municipal Code Chapter 2.48.
Many of the older buildings in the Railroad District are generally described as “Railroad Vernacular” buildings. A variety of architectural styles fall under this
category. Some of the more common architectural elements exemplifying this architectural style are illustrated in this document. These examples provide a
“menu” of architectural elements which can be incorporated into new development projects in the Railroad District. New buildings need not include all of these
elements, nor be designed to be a replica of a historic building. The Cultural Heritage Committee and Architectural Review Commission interpret the guidelines
and will consider contemporary architectural styles which are consistent with these guidelines and which complement the District’s historic character.
Examples of different architectural styles that may generally be referred to as Railroad Vernacular.
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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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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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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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architectural guidelines
Site and Public Area Improvements
1. Site improvements, such as seating areas, bollards, stairs, ramps and
walkways should be designed to complement the railroad architectural
character. Public improvements such as, but not limited to, traffic controls,
street lights, signs, benches and trash containers should be designed
in a historic character similar to styles prevalent in the Railroad District
before 1950, and they shall be approved by the Architectural Review
Commission before the final design is completed.
2. Lighting in the depot area should closely resemble the design of the
railroad era downlights used in the passenger platform area. All lighting
should be shielded to prevent glare onto adjacent properties.
3. Pole lights, bollards, information signs, trees and other vertical landscape
features should be used to create repetitive, linear, rhythmic elements along
the railroad corridor to complement the District’s historic character.
4. In the passenger depot and other high traffic areas, an open-style,
decorative fencing and/or rails should be used. In non-traffic areas
abutting the railroad right-of-way, storage areas, construction yards and
similar uses should be visually screened from the railroad right-of-way.
Appropriate fencing materials include vinyl-clad chainlink, steel picket,
wrought iron and other similar, low-maintenance open fences which
discourage graffiti. Combination wood and metal rails may also be
appropriate. Solid, plain masonry and concrete, walls; and residential-style
wood fencing should generally be avoided or accompanied by climbing
vines to discourage graffiti.
5. Security fencing, such as barbed or concertina wire, should be minimized
where visible from the railroad yard or a public way. The Architectural
Review Commission may approve the use of security fencing when
such materials are visually compatible with their surroundings and used
sparingly.
6. Public sidewalks along portions of Osos, Santa Barbara, Church, Emily,
High, and Roundhouse streets within the Railroad District should be a
City-approved wood boardwalk design.
7. Decorative paving using patterns or integral color is encouraged in specific
areas to define or clarify circulation or activity areas.
8. Pedestrian bridges, underpasses and other transportation- or rail-related
structures should use historic materials and design elements. Possible
elements include: metal and heavy timber structural supports with
exposed connectors; local stone or brick foundations or bases; and use
of spur track, railroad ties or other railroad equipment and materials.
Figure 26: Railroad District
pedestrian lighting, typical
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railroad district plan
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Landscape Design
1. Planting areas should be provided: 1)
in or adjacent to outdoor public use
areas; 2) along the railroad right-of-way
to screen storage yards, solid walls or
fences, or unsightly views; and along
public street parkways.
2. Planting should be used sparingly to
define pedestrian use areas, waiting
areas, and other high visibility/high traffic
areas that can be regularly maintained.
3. Planting within the railroad right-of-way
should be low-profile, generally not over
12-15 feet tall, to provide screening and
color.
4. Tree planting within or immediately
adjacent to the railroad right-of-way
should emphasize open, medium-
height canopy trees; and trees should
be selected and placed to preserve and
frame scenic vistas of the Morros and
surrounding hillsides. Within the historic
Railroad Yard, Canary Island Date Palms
or equal should be used to extend the
Southern Pacific theme as an entry
statement for the Railroad District.
architectural guidelines
Railroad District boardwalk.
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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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City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org
MEMORANDUM
February 27, 2017
TO: Cultural Heritage Committee
FROM: Greg Hermann, Assistant to the City Manager
VIA: Brian Leveille, Senior Planer
SUBJECT: Update on Memorandum of Understanding between the City and the
Friends of the La Loma Adobe
Discussion:
City staff have been in on-going conversations with community groups regarding the
La Loma Adobe (Adobe) for several years. Recently, a non -profit group, the Friends
of the La Loma Adobe (FLLA), formed with the specific purpose of preserving the
Adobe. Staff has been working for over a year with that group to develop a partnership
agreement to further the goals of both groups relative to the Adobe and property. T he
culmination of that work has been the development of the draft Memorandum of
Understanding (MOU).
The MOU establishes a formal relationship with the Friends and City and provides
general requirements and responsibilities for each group relative to the Adobe
including:
Written progress reports from FLLA to the City on responsibilities outlined in
the agreement.
FLLA shall develop a project website and brochure, identify preliminary
project cost estimates for stabilization and protection of the Adobe, produce a
Concept plan and meet with neighbors to seek comments and support for
plan.
FLLA shall initiate a membership campaign to produce volunteers and
docents to support City efforts to maintain and enhance the landscaping and
Adobe.
City shall apply Open Space Maintenance and Reservoir Canyon Natural
Reserve Conservation Plan policies and maintenance procedures to
Update on City & Friends of La Loma MOU
CHC - February 27, 2017
Property, including landscape maintenance, non-native tree removal,
drainage improvements for the entire property and especially th e Adobe,
trailhead trash cans, signage, parking surfaces and their drainage, and any
and all other improvements called for in the Conservation plan as resources
allow and subject to the discretion of the City.
City shall undertake an evaluation to further assess the historical significance
of the property in order to determine its potential for future applications for
listing on the California Register and/or National Register of Historic Places.