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HomeMy WebLinkAbout08-14-2017 CHC Special Meeting Agenda Packet City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo Agenda Cultural Heritage Committee Monday, August 14, 2017 5:30 p.m. SPECIAL MEETING Council Hearing Room 990 Palm Street San Luis Obispo, CA CALL TO ORDER: Chair James Papp ROLL CALL: Committee Members Thom Brajkovich, Damon Haydu, Sandy Baer, Craig Kincaid, Glen Matteson, Vice-Chair Shannon Larrabee, and Chair James Papp ACCEPTANCE OF AGENDA: Committee or staff may modify the order of items. CONSIDERATION OF MINUTES Minutes of the Regular Cultural Heritage Committee Meeting of June 26, 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. 1027 Nipomo Street. ARCH-3216-2016: Review of a new four-story, mixed-use development proposed in the Downtown Historic District that includes 6,698 square-feet of commercial/retail space, 47 hotel rooms, and a 22-space subterranean parking garage (with a categorical exemption from environmental review (Section 15332, Infill Development); C-D- H zone; Creekside Lofts, L.P., applicant. (Rachel Cohen) San Luis Obispo – Cultural Heritage Committee Agenda of August 14, 2017 Page 2 2. 1171 Pismo Street. ARCH-0817-2017: Review of proposed rehabilitation and additions to a Contributing historic property, including removal of previous additions, demolition of a detached garage, and new proposed additions and exterior modifications associated with rehabilitation plans, with a categorical exemption from environmental review (Section 15301, Existing Facilities); R-2-H zone; Gene and Sally Kruger, applicants. (Walter Oetzell) COMMENT AND DISCUSSION 1. Agenda Forecast & Staff Updates ADJOURNMENT The next meeting of the Cultural Heritage Committee is a Regular Meeting scheduled for Monday, August 28, 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 requests 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, June 26, 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, June 26, 2017 at 5:33 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Vice-Chair Larrabee. ROLL CALL Present: Committee Members Damon Haydu, Sandy Baer, Craig Kincaid, Glenn Matteson, and Vice-Chair Shannon Larrabee. Absent: Committee Member Thom Brajkovich and Chair James Papp Staff: Senior Planner Brian Leveille, Assistant Planner Walter Oetzell. Other staff members presented reports or responded to questions as indicated in the minutes. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. PUBLIC HEARINGS 1. 1160 Leff Street. HIST-0679-2017: Historic significance determination for a property currently on the City’s Contributing Properties List of Historic Resources; R-3 zone; Tai Martin, applicant. Assistant Planner Walter Oetzell presented a PowerPoint presentation. Senior Planner Brian Leveille reminded the Committee of their purview for this item; acknowledged receipt of public correspondence; responded to Committee inquiries. Public Comments: Tai Martin, Owner, spoke regarding the condition of the home and responded to Committee inquiries. Hildy Gal, San Luis Obispo, voiced concerns with the destruction of historic properties in her neighborhood and stated she prefers to see the home occupied by a family. DRAFT Minutes – Cultural Heritage Committee Meeting of June 26, 2017 Page 2 Carole Denardo, Provenience Group, referenced photos (page CHC 1-63 of the agenda packet) depicting the house in 2012. Gideon Gal, San Luis Obispo, spoke in support of the historical significance of the property. Jason Holyfield, San Luis Obispo, voiced opposition to the project and spoke in favor of preserving the family-friendly community. Senior Planner Leveille read aloud written correspondence submitted on behalf of Jasper Cardinale via Tai Martin. Hildy Gal, San Luis Obispo, urged the Committee to visit the property and surrounding neighborhood before rendering a decision. Tai Martin, Owner, responded to neighborhood concerns expressed through public comment. Miley Martin, requested information regarding the criteria for delisting a contributing property. --End of Public Comment-- Committee Member Kincaid voiced concerns with removing a property from the contributing list based on unpermitted work. Vice-Chair Larrabee stated concerns with inadvertently setting a precedent that would encourage demolition by neglect or unpermitted modification. Committee Member Matteson stated, based on his professional experience, it would be feasible to keep the structure and add a driveway and additional units to the property. ACTION: MOTION BY COMMITTEE MEMBER MATTESON, SECOND BY COMMITTEE MEMBER BAER, CARRIED 5-0-2 to recommend to the City Council that the property remain on the City’s Contributing Properties List of Historic Resources. The Committee recessed at 6:25 p.m. and reconvened at 6:30 p.m. with five members present. BUSINESS ITEMS 1. Jack House and Historic Information Plaques. Review and discussion of the proposed Master List Jack House National Register Plaque, and streamlining options for installation of other plaques providing historic property information for other historically significant properties. DRAFT Minutes – Cultural Heritage Committee Meeting of June 26, 2017 Page 3 Senior Planner Leveille presented information regarding the proposed Master List Jack house National Register Plaque and discussed options for discussion to streamline review of similar proposed signs for other historic resources. Pierre Rademaker provided information regarding the proposed plaque design and materials and responded to Committee inquiries. Following discussion, the Committee provided direction to staff to reserve the larger plaques for National Register properties upon staff review and approval. By consensus the Committee permitted the Jack House to design their own post. COMMENTS & DISCUSSION Senior Planner Brian Leveille presented an agenda forecast. ADJOURNMENT The meeting was adjourned at 6:53 p.m. The next Regular meeting of the Cultural Heritage Committee is scheduled for Monday, July 24, 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: Continued review of a new four-story project proposed in the Downtown Historic District that includes 6,698 square-feet of commercial/retail space, 47 hotel rooms, and a 22-space subterranean parking garage with a categorical exemption from environmental review. ADDRESS: 1027 Nipomo Street BY: Rachel Cohen, Associate Planner FILE NUMBER: ARCH-3216-2016 FROM: Brian Leveille, Senior Planner 1.0 SUMMARY RECOMMENDATION Recommend the Architectural Review Commission (ARC) find the proposed project consistent with the City’s Historic Preservation Program Guidelines (Attachment 1, Draft Resolution). Applicant Creekside Lofts, L.P. Representative Bryan Ridley, Architect Submittal Date 5/17/2016 Zoning C-D-H (Downtown Historic District General Plan General Retail Site Area 20,731 square feet (0.39 acres) Environmental Status Categorically Exempt from environmental review under Section 15332, Class 32, In-fill Development Projects, of the CEQA Guidelines. 2.0 SUMMARY The applicant has submitted plans for the construction of a new four-story mixed use structure with 6,698 square feet of retail/commercial space, a 47-room hotel, and 22-space subterranean parking garage in the Downtown Historic District. The site is currently used as a surface parking lot for the Creamery and Ciopinot’s Restaurant. Following CHC review, the project will be reviewed by the ARC for consideration of final project approval. 3.0 CHC PURVIEW The CHC’s role is to review the proposed new project in terms of its consistency with the Historic Preservation Program Guidelines for compatible development in Historic Districts. Meeting Date: August 14, 2017 Item Number: 1 CHC1 - 1 CHC ARCH-3216-2016 (1027 Nipomo Street) Page 2 4.0 BACKGROUND September 26, 2016: The CHC reviewed a mixed-use project that included 8,131 square-feet of commercial/retail space, 23 residential units and a hotel use (with 7 rooms). The CHC continued the item to a date uncertain with direction to re-evaluate the height, scale, massing & detailing for greater consistency with neighboring historic structures within the Downtown Historic District (Attachment 5, 9/26/2017 CHC Meeting Minutes). 5.0 PROJECT INFORMATION 5.1 Site Information/Setting The proposed project consists of a 0.39 acre (20,731 square-foot) site located at 1027 Nipomo Street within the Downtown Commercial zone with a Historic Overlay (C-D-H) (Attachment 2, Vicinity Map). The project site is currently used as a surface parking lot for the adjacent properties (the Creamery and Ciopinot’s) and accessed from Nipomo Street. Neighboring buildings and uses include the Master List Historic Golden State Creamery (C-D-H) to the west, Ciopinot’s restaurant (C-D-H) to the south, the Soda Water Works building (C-D-H-PD) and residential (R-3-H) to the north and the Children’s Museum (PF) and Tonita’s Mexican restaurant (C-D-H) to the west (see Figure 1 below). 5.2 Project Description The project proposes to construct a new 50-foot, four-story structure within the downtown historic district. The structure is blend of architectural styles with retail storefronts along the street and the Figure 1: Vicinity map and surrounding uses Creamery Residential Project site Soda Water Works Children’s Museum Ciopinot’s Restaurant CHC1 - 2 CHC ARCH-3216-2016 (1027 Nipomo Street) Page 3 hotel units on the upper floors. Materials included in the project are: thin brick, sand finished stucco, fiber-cement clapboard siding, aluminum storefronts, tile and concrete bulkheads, metal railings, and fabric awnings (Attachment 3, Project Plans, Sheet 26). The project also maintains a 20-foot setback from the top of the San Luis Creek and preserves the existing creek walk. 6.0 EVALUATION/DISCUSSION The CHC’s purview is to review the project in terms of its consistency with the Historic Preservation Program Guidelines (HPPG)1 and construction in a Historic District and provide a recommendation to Architectural Review Commission (ARC). The applicant has submitted a redesigned building in response to the CHC’s feedback and staff has provided an analysis focused on CHC’s direction below. 6.1 Historic Preservation Program Guidelines2 6.1.1 Height and Scale The site is located on the west edge of the Downtown Historic District and is surrounded by a mix of structures that range in architectural style, form, scale and height. Below is a list of the existing and proposed structures that surround the site and a brief description of their height, architectural elements, and use of materials. ➢ Ciopinot’s Restaurant – single story brick rectilinear structure with brick gable end parapets; 1 Historic Preservation Program Guidelines, Section 3.1.1 Conformance with design standards. Construction in historic districts and on properties that contain listed historic resources shall conform with the goals and policies of the General Plan, the Historic Preservation Ordinance, these Guidelines, the Community Design Guidelines, any applicable specific or area plan, and the Secretary of the Interior’s Standards for the Treatment of Historic Properties. 2 Historic Preservation Program Guidelines 3.2.1 Architecturally compatible development within Historic Districts. New structures in historic districts shall be designed to be architecturally compatible with the district’s prevailing historic character as measured by their consistency with the scale, massing, rhythm, signature architectural elements, exterior materials, siting and street yard setbacks of the district's historic structures. New structures are not required to copy or imitate historic structures, or seek to create the illusion that a new building is historic. Figure 2: Front (east) elevation view of the proposed project CHC1 - 3 CHC ARCH-3216-2016 (1027 Nipomo Street) Page 4 ➢ Creamery (Master List Historic property) – single and two-story structures with an agrarian style architecture that includes the use of metal, wood and terra cotta siding; ➢ Soda Water Works – two-story rectilinear false front building with wood siding; ➢ Children’s Museum – three-story modern asymmetrical structure with metal siding and large windows; ➢ Monterey Place – 50-foot high, four-story mixed-use approved project that includes the rehabilitation of the Historic Leitcher House and exterior materials such as stucco, wood siding, and brick; ➢ Palm / Nipomo Parking Structure – a 45 foot-tall parking structure located between Monterey, Nipomo and Palm Streets. Detailed architectural drawings and environmental review is currently underway. The proposed project includes a rectilinear form with a series of setbacks and a maximum height that is comparable to the approved Monterey Place Project and the proposed Palm / Nipomo Parking Structure. The revised project proposal includes a number of specific design modifications to reduce the structures apparent scale and massing by introducing greater “stepbacks” on the upper floors The third and fourth floors stepback from the front façade of the building. Additionally the materials chosen for the project such as the thin brick and smooth plaster provide more dimension and Figure 3: Existing and proposed structures located nearest the subject site; Ciopinot’s (top left), Soda Water Works (top right), Children’s Museum (bottom left), and the Palm Nipomo Parking Garage (bottom right – preliminary sketch, still under review). CHC1 - 4 CHC ARCH-3216-2016 (1027 Nipomo Street) Page 5 detailing that break up the façade on all four sides of the structure and provides distinct horizontal lines to the design of the building (Figure 4 below). The project also includes warmer colors, with lighter colors used on the upper stories which together with the stepbacks from lower floors help to further reduce the apparent massing of the structure (see a comparison of the previous structure and the revised design in Figures 4 and 5 above). The setbacks, use of materials, and revised colors provide a smoother transition between the new project and the existing, adjacent structures. The revised design changes also provide very distinct first floor storefronts with strong columns features, transom windows and bulkheads. The revised project now includes more of the elements of the Downtown Historic District's predominant architectural features3 such as a flat roof with a parapet, first floor windows that are horizontally oriented and upper story windows that are vertically oriented, a rectilinear form, and uses awnings on the interior facades of the site. The proposed project is in an area of the downtown that consists of existing and proposed structures with a variety of architectural styles and heights. The proposed project includes some degree of separation from adjacent development and nearby historically significant buildings due to its 3 Historic Preservation Program Guidelines Section 5.2.2 Downtown Historic District, describes the following as being the predominant architectural features of Downtown: A. One to two stories (occasionally three) B. Flat or low pitched roof, often with a parapet C. Wide entablature or projecting cornice that often includes classical arc hitectural details such as dentils, brackets and molding D. First floor windows are horizontally oriented storefront windows, often with display space facing street. In multi-story structures, windows are vertically oriented, typically with double hung, wood sashes, and symmetrically arranged so that they are dimensionally taller than their width E. Structures follow simple rectilinear or “boxy” buildings forms F. Masonry or smooth stucco wall siding G. Contrasting bulkheads along base of street façade H. Use of awnings, historic signs, second-story overhangs and canopies I. Use of transom windows above storefronts Figure 5: Perspective bird's eye view of the revised project from Nipomo Street Figure 4: Perspective of the previously reviewed project from Nipomo Street CHC1 - 5 CHC ARCH-3216-2016 (1027 Nipomo Street) Page 6 adjacency to the San Luis Creek. The proposed project is consistent with HGGP section 3.2.2 because the project does not sharply contrast with, significantly block views of, or visually detract from, the historic architectural character of the downtown or a historically designated structure. The project includes brick that complements the adjacent Ciopinot’s restaurant building and provides architectural details such as transom windows, bulkheads and stepbacks on the upper stories for human scale that complement and reflect characteristics of the Downtown Historic District. 7.0 ENVIRONMENTAL REVIEW The project is exempt from environmental review under Class 32 (Section 15332) In-fill Development Projects of the CEQA Guidelines because the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The project will not result in significant impacts on historic resources, traffic, noise, air quality or water quality. 8.0 RECOMMENDATION Recommend to the Architectural Review Commission that the project is consistent with the Historic Preservation Program Guidelines. 9.0 ALTERNATIVES 1. Recommend that the project be denied based on inconsistency with the City’s Historic Preservation Program Guidelines and/or Secretary of Interior Standards. 2. Continue the item with specific direction for additional discussion or research. ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Project Plans 4. Previous Project Plans (2016) 5. 9/26/2016 CHC Meeting minutes CHC1 - 6 ATTACHMENT 1 RESOLUTION NO. XXXX-17 A RESOLUTION OF THE CULTURAL HERITAGE COMMITTEE OF THE CITY OF SAN LUIS OBISPO, RECOMMENDING THE ARCHITECTURAL REVIEW COMMISSION FIND THE PROJECT WITH 6,698 SQUARE-FEET OF COMMERCIAL/RETAIL SPACE, 47 HOTEL ROOMS, AND A 22-SPACE SUBTERRANEAN PARKING GARAGE CONSISTENT WITH THE HISTORIC PRESERVATION PROGRAM GUIDELINES FOR DEVELOPMENT IN HISTORIC DISTRICTS; 1027 NIPOMO STREET (ARCH-3216-2016) WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on September 26, 2016, and continued the item with direction; and WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on August 14, 2017, pursuant to a proceeding instituted under application ARCH-3216- 2016, Creekside Lofts, L.P., applicant; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Cultural Heritage Committee has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED, by the Cultural Heritage Committee of the City of San Luis Obispo as follows: SECTION 1. Findings. 1. The proposed new building is consistent with Historic Preservation Program Guidelines Section 3.2.1 because the building is designed to be architecturally compatible in scale, massing, rhythm, signature architectural elements, exterior materials, siting and street yard setbacks of the Downtown Historic District's structures. 2. The proposed new building is consistent with Historic Preservation Program Guidelines Section 3.2.2 because it is architectural compatible with nearby historic resources, consistent with the Downtown Historic District's design and preservation policies, standards, and historic district descriptions, and it does 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. CHC1 - 7 Resolution No.XXXX-17 ATTACHMENT 1 CHC ARCH-3216-2016 (1027 Nipomo Street) Page 2 3. The project is consistent with Conservation and Open Space Element Policy 3.3.5 because the new project has been evaluated based on the historic characteristics of the Downtown Historic District. SECTION 2. Environmental Review. The project is exempt from environmental review under Class 32 (Section 15332) In-fill Development Projects of the CEQA Guidelines because the project is consistent with the applicable general plan desi gnation and all applicable general plan policies as well as with applicable zoning designation and regulations. The project will not result in significant impacts on historic resources, traffic, noise, air quality or water quality. SECTION 3. Action. The Committee hereby recommends the Architectural Review Commission find the project (application ARCH-3216-2016) is consistent with the Historic Preservation Program Guidelines. 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 14th day of August, 2017. _____________________________ Brian Leveille, Secretary Cultural Heritage Committee CHC1 - 8 C-D O-H C-D O-H R-3-H PF-H C-D-S-H C-D-H C-R C-D-H-PDO-H-PD C-D-H R-3 NI P O M O DANA HIGUE R A MONTE R E Y VICINITY MAP File No. 3216-20161027 Nipomo St ¯ ATTACHMENT 2 CHC1 - 9 TH E V E S P E R H O T E L A T T H E C R E A M E R Y 10 2 7 N I P O M O S T R E E T . S A N L U I S O B I S P O . C A L I F O R N I A 17 . 0 6 1 6 br a c k e t ATTACHMENT 3 CHC1 - 10 Th e p a s e o o n t h e s o u t h s i d e o f t h e b u i l d i n g t r a n s i t i o n s f r o m t h e p u b l i c r i g h t - o f - wa y t o a n a c t i v a t e d p e d e s t r i a n l e v e l w i t h g e n e r o u s s t o r e f r o n t b a y s , s u p p o r t e d b y a st r e e t l e v e l s t o r e f r o n t f a ç a d e , f u r t h e r e n h a n c e d b y t h e s t r o n g r h y t h m o f w i n d o w s , ba l c o n i e s , a n d m a t e r i a l t r a n s i t i o n s o n t h e u p p e r f l o o r s . T h i s v a r i a t i o n o f m a s s e s i s pu r p o s e f u l l y s u b t l e v i s u a l l y , r e l y i n g o n s h a d e , s h a d o w , a n d p a t t e r n t o c r e a t e a v i s u a l an d s p a t i a l i n t e r e s t . T h e v e r t i c a l c i r c u l a t i o n t o w e r p r o v i d e s r e l i e f i n t h e b u i l d i n g ma s s a n d i s c l a d i n h o r i z o n t a l s i d i n g r e m i n i s c e n t o f t h e c l a p b o a r d e m p l o y e d a t th e n e a r b y S o d a W o r k s b u i l d i n g . A r i c h e s p r e s s o b r o w n c o l o r i s t h e b a c k d r o p f o r ex t e n s i v e g r o w i n g v i n e s a n d n a r r o w w i n d o w s t h a t p r o v i d e a l i t t l e w h i m s y t o t h e fu n c t i o n a l e l e m e n t . T h e p a s e o ’ s b r i c k w a l k i n g s u r f a c e r e t a i n s t h e l o o k a n d f e e l of t h e e x i s t i n g b r i c k w a l k w a y s o n s i t e , w i t h s t a i r a n d r a m p t r a n s i t i o n s t o n a v i g a t e ch a n g e s i n e l e v a t i o n , w h i l e f l a n k e d w i t h l a n d s c a p e p l a n t e r s a n d p e p p e r e d w i t h i n - gr o u n d t r e e w e l l s . Th e w e s t p a s e o r e i n t r o d u c e s t h e b r i c k f r o m t h e N i p o m o e l e v a t i o n i n a m o r e i n d u s t r i a l ex p r e s s i o n , r e f e r e n c i n g t h e h i s t o r i c u s e o f t h e s i t e i n a t w o - s t o r y v o l u m e a d j a c e n t t o th e t e r r a c o t t a b r i c k C r e a m e r y e x t e r i o r w a l l . Fa c i n g S a n L u i s C r e e k , t h e n o r t h e l e v a t i o n f o c u s e s o n p r o v i d i n g a s i m p l e r c o m p o s i t i o n to r e i n f o r c e t h e p e a c e f u l s e t t i n g a d j a c e n t t o t h e c r e e k . B r o a d b a l c o n i e s a r e n e s t l e d in t o a d e e p s e t b a c k r a t h e r t h a n c a n t i l e v e r i n g o v e r t h e c r e e k s e t b a c k l i n e a n d a r e pu r p o s e l y o r i e n t e d t o w a r d t h e e a s t t o l e s s e n r e s i d e n t i a l n e i g h b o r h o o d o v e r l o o k im p a c t s . Th o u g h t f u l m a t e r i a l t r a n s i t i o n s a n d a t t e n t i o n t o d e t a i l a r e k e y d e s i g n s t r a t e g i e s f o r th e p r o j e c t , a n d v a r y t h r o u g h o u t b y b a s e m a t e r i a l , e l e v a t i o n e x p o s u r e , a n d o v e r a l l he i g h t . A s e t o f c o m m o n c o m p o n e n t s a r e i n t e r p r e t e d a n d e x p r e s s e d d e p e n d i n g o n th e c o n d i t i o n a t h a n d i n c l u d i n g t r a n s o m s , b u l k h e a d s , l i n t e l s , w i n d o w a n d d o o r t r i m , ra i l i n g s , w i n d o w p a t t e r n i n g , a w n i n g s , a n d c o r n i c e s . Th e V e s p e r H o t e l a t t h e C r e a m e r y i s a f o u r - s t o r y h o t e l a n d r e t a i l b u i l d i n g a t 1 0 2 7 Ni p o m o S t r e e t , c u r r e n t l y a p a r k i n g l o t s e r v i n g t h e n e i g h b o r i n g C r e a m e r y M a r k e t p l a c e . Th e p r o j e c t i n c l u d e s a s u b t e r r a n e a n g a r a g e a c c e s s e d f r o m N i p o m o S t r e e t o n t h e no r t h e a s t c o r n e r o f t h e b u i l d i n g . T h e g r o u n d l e v e l p r o v i d e s h i g h c e i l i n g s p a c e s ty p i c a l o f s i n g l e s t o r y r e t a i l a n d h o t e l l o b b i e s . A b o v e t h e g r o u n d f l o o r t h e r e a r e t h r e e st o r i e s o f h o t e l r o o m s f o r a t o t a l o f f o r t y - s e v e n g u e s t r o o m s p l u s a p a t i o o n t h e 4 t h fl o o r . H i s t o r i c d o w n t o w n h o t e l b u i l d i n g s , i n c l u d i n g t h e A n d e r s o n H o t e l ( 5 - s t o r i e s ) an d t h e W i n e m a n H o t e l ( 3 - s t o r i e s ) , a l s o f e a t u r e t a l l g r o u n d f l o o r l e v e l s f o r t h e l o b b y an d r e t a i l s p a c e s , t o p p e d w i t h m u l t i p l e r e s i d e n t i a l l y s c a l e d h o t e l f l o o r s . T h e V e s p e r Ho t e l h a s s o m e s i m i l a r i t i e s b u t t h r o u g h t h e u n i q u e d e s i g n c r e a t e s t h e f e e l o f a cl u s t e r o f s m a l l e r h i s t o r i c b u i l d i n g s p r o v i d i n g a b o u t i q u e e x p e r i e n c e t o c o m p l i m e n t th e e c l e c t i c m i x o f b u i l d i n g s a n d u s e s i n t h e a r e a . Th e V e s p e r H o t e l s i t e i s s u r r o u n d e d b y D o w n t o w n C o m m e r c i a l l y ( C - D ) z o n e d pr o p e r t i e s o n 3 s i d e s a n d a n a t u r a l a r e a o n t h e f o r t h s i d e ( S a n L u i s C r e e k ) . B e y o n d th e c r e e k i s a c o m b i n a t i o n o f C - D z o n e d c o m m e r c i a l a n d M e d i u m - H i g h d e n s i t y re s i d e n t i a l l y z o n e d p r o p e r t i e s ( R - 3 ) . D u e t o u n i q u e s i t e c h a r a c t e r i s t i c s , t h e V e s p e r Ho t e l d e s i g n p r o v i d e s a n o p p o r t u n i t y t o c r e a t e f o u r d i s t i n c t l y d i f f e r e n t e l e v a t i o n s , ea c h w i t h p e d e s t r i a n a c c e s s . T h e b u i l d i n g f r o n t a g e i s o n N i p o m o S t r e e t ( e a s t ) , th e s o u t h a n d w e s t s i d e s a r e w i d e p e d e s t r i a n p a s e o s p r o v i d i n g a c o n n e c t i o n t o t h e Cr e a m e r y a n d b e y o n d , a n d o n t h e n o r t h , a w a l k w a y a l o n g S a n L u i s C r e e k w i t h i t s de n s e f o l i a g e . P r o p e r t i e s i n t h e D o w n t o w n C o m m e r c i a l z o n e a r e e n c o u r a g e d t o ma x i m i z e d e n s i t y b y a l l o w i n g 1 0 0 % l o t c o v e r a g e w i t h n o s e t b a c k r e q u i r e m e n t s ; t h e Ve s p e r H o t e l i s d e s i g n e d a t 5 8 . 2 % l o t c o v e r a g e , p r o v i d i n g f o r g e n e r o u s p e d e s t r i a n ci r c u l a t i o n a r o u n d t h e b u i l d i n g a n d a s t r o n g c o n n e c t i o n t o t h e n e i g h b o r i n g bu s i n e s s e s . Fr o m a n a r c h i t e c t u r a l s t a n d p o i n t , t h e N i p o m o S t r e e t e l e v a t i o n i s c o m p o s e d o f t h r e e ma i n m a s s e s , c o n c e p t u a l i z e d a s a c l a s s i c d o w n t o w n b r i c k t w o - s t o r y s e t n e x t t o a de e p c o l o r e d h a n d - t r o w e l e d c e m e n t p l a s t e r t h r e e - s t o r y b u i l d i n g a n d t o p p e d w i t h a qu i e t a n d d y n a m i c g r o u p i n g o f u p p e r l e v e l p l a n e s f a s h i o n e d i n n u a n c e d t w o - t o n e pl a s t e r . T h e b r i c k t w o - s t o r y a l l o w s f o r a n a p p r o p r i a t e t r a n s i t i o n f r o m t h e e x i s t i n g ne i g h b o r i n g s i n g l e - s t o r y r e s t a u r a n t ( 1 0 5 1 N i p o m o ) b o t h i n m a t e r i a l a n d i n h e i g h t . Th e b u i l d i n g d e s i g n a l s o i n c l u d e s a s i g n i f i c a n t 4 t h s t o r y s e t b a c k f r o m t h e s t r e e t an d p a s e o p r o v i d i n g a h o t e l p a t i o s p a c e . T h i s i n t e n t i o n a l l y b a l a n c e d c o m p o s i t i o n of m a t e r i a l s , c o l o r s , a n d w a l l p l a n e s p r o v i d e s f o r a n a p p e a r a n c e o f a c l u s t e r o f mu l t i p l e b u i l d i n g s t h a t w o u l d h a v e b e e n t y p i c a l i n t h e h i s t o r i c g r o w t h p a t t e r n o f t h e Do w n t o w n H i s t o r i c D i s t r i c t . DE S I G N D E S C R I P T I O N 1 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 11 AR C H I T E C T br a c k e t a r c h i t e c t u r e o f f i c e p. o . b o x 1 8 1 0 sa n l u i s o b i s p o , C A 9 3 4 0 6 co n t a c t : b r y a n r i d l e y 80 5 . 7 0 4 . 0 5 3 5 br @ b r a c k e t a o . c o m OW N E R cr e e k s i d e l o f t s , L . P . p. o . b o x 1 2 9 1 0 sa n l u i s o b i s p o , c a 9 3 4 0 1 co n t a c t : d a m i e n m a v i s 80 5 . 7 8 1 . 3 1 3 3 dm a v i s @ c o v e l o p . n e t LA N D S C A P E A R C H I T E C T su m m e r s | m u r p h y & p a r t n e r s , i n c 34 1 9 7 p a c i f i c c o a s t h i g h w a y , s u i t e 2 0 0 da n a p o i n t , c a 9 2 6 2 9 co n t a c t : j i m b u r r o w s 9 4 9 . 4 4 3 . 1 6 3 1 j b u r r o w s @ s m p i n c . n e t si t e s t a t i s t i c s ad d r e s s : 1 0 2 7 n i p o m o s t r e e t as s e s s o r p a r c e l n u m b e r 0 0 2 - 4 0 2 - 0 4 6 ne t s i t e a r e a ( 1 6 , 9 4 0 s f ) 0 . 3 8 9 a c r e s ex i s t i n g g r o s s s i t e a r e a ( 2 0 , 7 3 1 s f ) 0 . 4 7 6 a c r e s gr o s s c r e e k s i t e a r e a ( - 3 , 7 9 1 s f ) 0 . 0 8 7 a c r e s zo n i n g C - D ( d o w n t o w n - c o m m e r c i a l ) ex i s t i n g u s e p a r k i n g l o t pr o p o s e d u s e re t a i l / h o t e l / p a r k i n g pr o p o s e d o c c u p a n c y M m e r c a n t i l e R- 1 h o t e l S- 2 p a r k i n g co n s t r u c t i o n t y p e 3 s t o r i e s t y p e V A 1 s t o r y t y p e I B 1 s t o r y t y p e I B b e l o w g r a d e fi r e s p r i n k l e r s ye s ( N F P A - 1 3 ) nu m b e r o f s t o r i e s 4 s t o r i e s a b o v e g r a d e p l a n e 1 s t o r y b e l o w g r a d e p l a n e al l o w e d b u i l d i n g h e i g h t 50 ' - 0 " (6 0 ' - 0 " a t e l e v a t o r s h a f t p e r S L O M C 1 7 . 1 6 . 0 4 0 ) pr o p o s e d b u i l d i n g h e i g h t w i t h o u t l o f t s 49 ' - 1 0 " fl o o r a r e a r a t i o ( F A R ) al l o w e d f o r b u i l d i n g u p t o 5 0 ' = 3 . 0 0 pr o p o s e d 45 , 5 9 6 s f / 1 6 , 9 8 0 s f = 2 . 6 9 lo t c o v e r a g e al l o w e d 1 0 0 % pr o p o s e d 9, 8 2 7 s f / 1 6 , 9 8 0 s f = 5 8 . 2 % cr e e k b a n k a r e a , e x i s t i n g 1, 0 8 3 s f ( 6 . 5 % ) la n d s c a p e a r e a 92 5 s f ( 5 . 4 % ) im p e r v i o u s a r e a 14 , 9 7 2 s f ( 8 8 . 1 % ) bu i l d i n g a r e a s se e c o d e a n a l y s i s re i d e n t i a l d e n s i t y al l o w e d d e n s i t y CD z o n e 36 d u / a c r e x 0 . 3 9 0 a c r e s = 1 4 . 0 4 d u pr o p o s e d d e n s i t y ho t e l r o o m 47 u n i t s x 0 . 0 0 d u = 0 . 0 0 d u to t a l d e n s i t y p r o p o s e d 0 u n i t s 0. 0 d u pa r k i n g s t a t i s t i c s pa r k i n g r e q u i r e d ho t e l ( 4 7 x 0 . 5 0 s p a c e s / u n i t ) 2 3 . 5 s p a c e s co m m e r c i a l r e t a i l ( 6 , 6 9 8 s f X 1 S P A C E 5 0 0 S . F . ) 1 3 . 4 s p a c e s to t a l p a r k i n g r e q u i r e d 3 7 s p a c e s pa r k i n g p r o v i d e d 2 2 s p a c e s th e b a l a n c e b e t w e e n r e q u i r e d a n d p r o v i d e d p a r k i n g s p a c e s of 1 5 s p a c e s w i l l b e m i t i g a t e d b y p a y i n g p a r k i n g i n - l i e u f e e s . bi c y c l e p a r k i n g r e q u i r e d 15 % o f p a r k i n g s p a c e s : 6 b i c y c l e s bi c y c l e p a r k i n g p r o v i d e d lo n g t e r m s p a c e s ( 4 0 % ) : 3 b i c y c l e s sh o r t t e r m s p a c e s ( 5 0 % ) : 3 b i c y c l e s to t a l b i c y c l e p a r k i n g p r o v i d e d : 6 b i c y c l e s CI V I L E N G I N E E R ab o v e g r a d e e n g i n e e r i n g 13 0 4 b r o a d s t r e e t sa n l u i s o b i s p o , c a 9 3 4 0 1 co n t a c t : s c o t t s t o k e s 8 0 5 . 5 4 5 . 5 1 1 5 s c o t t @ a b o v e g r a d e e n g i n e e r i n g . c o m al l w o r k s h a l l b e i n c o n f o r m a n c e w i t h t h e 2 0 1 6 e d i t i o n s o f t h e c a l i f o r n i a b u i l d i n g c o d e s b a s e d on t h e 2 0 1 5 I B C , 2 0 1 5 I R C , 2 0 1 5 U M C , 2 0 1 5 U P C , a n d t h e 2 0 1 4 N E C . a l l c o d e s r e f e r e n c e d sh a l l b e c a l i f o r n i a e d i t i o n s a s a m e n d e d b y t h e s t a t e a n d l o c a l o r d i n a n c e a n d a r e a s f o l l o w s : 20 1 6 c a l i f o r n i a b u i l d i n g c o d e ( C B C ) . 20 1 6 c a l i f o r n i a m e c h a n i c a l c o d e ( C M C ) . 20 1 6 c a l i f o r n i a p l u m b i n g c o d e ( C P C ) . 20 1 6 c a l i f o r n i a f i r e c o d e ( C F C ) . 20 1 6 c a l i f o r n i a e l e c t r i c a l c o d e ( C E C ) . 20 1 6 c a l i f o r n i a s t a t e e n e r g y c o n s e r v a t i o n s t d s . ( t i t l e 2 4 ) . 20 1 6 c a l i f o r n i a r e s i d e n t i a l c o d e ( C R C ) . 20 1 6 c a l i f o r n i a g r e e n b u i l d i n g c o d e ( C G B C ) . 20 1 6 b u i l d i n g s t a n d a r d s a d m i n i s t r a t i v e c o d e . na t i o n a l f i r e p r o t e c t i o n a s s o c i a t i o n c o d e s ( N F P A ) . sa n l u i s o b i s p o m u n i c i p a l c o d e ( S L O M C ) . ma x i m u m a r e a o f o p e n i n g s b a s e d o n f i r e s e p a r a t i o n (C B C t a b l e 7 0 5 . 8 ) fi r e s e p a r a t i o n d i s t a n c e p r o t e c t e d a l l o w a b l e a r e a 0' t o l e s s t h a n 3 ' y e s / n o n o t p e r m i t t e d 3' t o l e s s t h a n 5 ' n o 1 5 % 3' t o l e s s t h a n 5 ' y e s 1 5 % 5' t o l e s s t h a n 1 0 ' n o 2 5 % 5' t o l e s s t h a n 1 0 ' y e s 2 5 % 10 ' t o l e s s t h a n 1 5 ' * n o 4 5 % 10 ' t o l e s s t h a n 1 5 ' * y e s 4 5 % 15 ' t o l e s s t h a n 2 0 ' * n o 7 5 % 15 ' t o l e s s t h a n 2 0 ' * y e s 7 5 % 20 ' o r g r e a t e r y e s / n o n o l i m i t fi r e - r e s i s t a n c e r a t i n g r e q u i r e m e n t s f o r b u i l d i n g e l e m e n t s : ex t e r i o r b e a r i n g w a l l s : 1 - h r in t e r i o r w a l l s w i t h i n a s i n g l e o c c u p a n c y : 1 - h r in t e r i o r w a l l s b e t w e e n h o t e l r o o m s : 1 - h r st a i r e x i t e n c l o s u r e w a l l s : 1 - h r fl o o r / c l g a s s e m b l i e s b e t w e e n h o t e l r o o m s : 1 - h r fl o o r / c l g a s s e m b l y b e t w e e n t y p e - I A a n d t y p e - V A 3 - h r oc c u p a n c y g r o u p s R - 1 , M , S - 2 se p a r a t e d o c c u p a n c i e s y e s , i n c l u d i n g C B C 5 1 0 . 4 p a r k i n g b e n e a t h g r o u p R ty p e o f c o n s t r u c t i o n 4 s t o r i e s o f t y p e V A ov e r 1 s t o r y t y p e I B a b o v e g r a d e p l a n e ov e r 1 s t o r y t y p e I B b e l o w g r a d e p l a n e fi r e s p r i n k l e r s Y E S ( N F P A - 1 3 ) bu i l d i n g h e i g h t a l l o w e d 5 0 ' - 0 " ( a b o v e a v g n a t u r a l g r a d e ) bu i l d i n g h e i g h t p r o p o s e d 4 9 ' - 1 0 " p a r a p e t , 5 3 ' ' - 0 " e l e v a t o r s h a f t nu m b e r o f s t o r i e s a l l o w e d ( R - 1 ) : 4 s t o r i e s nu m b e r o f s t o r i e s p r o p o s e d ( R - 1 ) : 4 s t o r i e s nu m b e r o f s t o r i e s a l l o w e d ( M ) : 2 s t o r i e s nu m b e r o f s t o r i e s p r o p o s e d ( M ) : 1 s t o r y nu m b e r o f s t o r i e s a l l o w e d ( S - 2 ) : 2 s t o r i e s nu m b e r o f s t o r i e s p r o p o s e d S - 2 ) : 1 s t o r y bu i l d i n g a r e a b y s t o r y ba s e m e n t S- 2 p a r k i n g 8 , 6 7 4 s f S- 2 c i r c u l a t i o n 4 2 0 s f S- 2 s t o r a g e 3 1 7 s f to t a l 9 , 4 1 1 s f fi r s t s t o r y R- 1 l o b b y / c i r c u l a t i o n 1 , 7 0 2 s f M r e t a i l 5 , 7 7 9 s f M c o r e + b a c k - o f - h o u s e 8 4 5 s f S- 2 p a r k i n g r a m p 5 0 1 s f to t a l 8, 8 2 7 s f se c o n d s t o r y R- 1 h o t e l r o o m s 7, 2 9 5 s f R- 1 l o b b y / c i r c u l a t i o n 1, 5 8 7 s f R- 1 c o v e r e d d e c k s 46 7 s f to t a l 9 , 3 4 9 sf th i r d s t o r y R- 1 h o t e l r o o m s 7, 2 9 4 s f R- 1 l o b b y / c i r c u l a t i o n 1, 5 8 5 s f R- 1 c o v e r e d d e c k s 30 5 s f to t a l 9 , 1 8 4 sf fo u r t h s t o r y R- 1 h o t e l r o o m s 6, 6 8 0 s f R- 1 l o b b y / c i r c u l a t i o n 1, 0 8 5 s f R- 1 c o v e r e d d e c k s 20 9 s f R- 1 c o u r t y a r d + p a t i o 85 1 s f to t a l 8 , 8 2 5 sf BU I L D I N G A R E A B Y O C C U P A N C Y R- 1 o c c u p a n c y 29 , 0 6 0 s f M o c c u p a n c y 6, 6 2 4 s f S- 2 o c c u p a n c y 9, 9 1 2 s f to t a l b u i l d i n g a r e a 45 , 5 9 6 s f co d e a n a l y s i s pr o j e c t d i r e c t o r y pr o j e c t s t a t i s t i c s co d e n o t e s SU R V E Y O R MB S l a n d s u r v e y s , i n c 35 6 3 s u e l d o s t r e e t , u n i t Q sa n l u i s o b i s p o , c a 9 3 4 0 1 co n t a c t : m i c h a e l b . s t a n t o n 8 0 5 . 5 9 4 . 1 9 6 0 m i k e @ m b s l a n d s u r v e y s . c o m 2 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 12 CO M M U N I T Y D E S I G N G U I D E L I N E S - C H A P T E R 4 SE C T I O N G U I D E L I N E YE S N O N O T E S 4. 2 . A St r e e t o r i e n t a t i o n . B u i l d i n g s i n t h e d o w n t o w n s h o u l d b e l o c a t e d a t t h e b a c k o f t h e s i d e w a l k u n l e s s s p a c e b e t w e e n t h e bu i l d i n g a n d s i d e w a l k i s t o b e u s e d f o r p e d e s t r i a n f e a t u r e s s u c h a s p l a z a s , c o u r t y a r d s , o r o u t d o o r e a t i n g a r e a s . X Th e b u i l d i n g i s l o c a t e d a t t h e b a c k o f s i d e w a l k f o r 6 0 % o f t h e f r o n t a g e , a n d s e t b a c k 2 ’ f o r 4 0 % o f t h e f r o n t a g e t o a r t i c u l a t e t he m a s s i n g an d t o p r o v i d e b e t t e r l i n e - o f - s i g h t c l e a r a n c e f r o m t h e d r i v e w a y r a m p . T h e s e t b a c k i s p a r t o f a b r o a d e r m a s s i n g s t r a t e g y f o r d o wn t o w n bu i l d i n g s . 4. 2 . B He i g h t , s c a l e . M u l t i - s t o r y b u i l d i n g s a r e d e s i r a b l e b e c a u s e t h e y c a n p r o v i d e o p p o r t u n i t i e s f o r u p p e r f l o o r o f f i c e s a n d r e s i d e n t i a l un i t s , a n d c a n i n c r e a s e t h e n u m b e r s o f p o t e n t i a l c u s t o m e r s f o r g r o u n d f l o o r r e t a i l u s e s , w h i c h a s s i s t s i n m a i n t a i n i n g t h e i r vi a b i l i t y . X Pr o j e c t i s f o u r s t o r i e s t a l l w h i c h i n c l u d e s a m i x o f u s e s . R e t a i l a n d h o t e l s u p p o r t a t t h e g r o u n d f l o o r w i t h h o t e l a t t h e 2 n d , 3r d , a n d 4 t h fl o o r s . A p p r o x i m a t e l y 5 0 % o f t h e 4 t h f l o o r h o t e l r o o m s f e a t u r e s l e e p i n g l o f t s . 4. 2 . B Mu l t i - s t o r y b u i l d i n g s s h o u l d b e s e t b a c k a b o v e t h e s e c o n d o r t h i r d l e v e l t o m a i n t a i n a s t r e e t f a ç a d e t h a t i s c o n s i s t e n t w i t h t h e hi s t o r i c p a t t e r n o f d e v e l o p m e n t , m a i n t a i n i n g t h e g e n e r a l s i m i l a r i t y o f b u i l d i n g h e i g h t s a t t h e s i d e w a l k e d g e . X Pr o j e c t p r o v i d e s s e t b a c k s a b o v e t h e 2 n d f l o o r o r 3 r d f l o o r a s p a r t o f a b r o a d e r m a s s i n g s t r a t e g y f o r d o w n t o w n b u i l d i n g s t h a t f a v o rs a c o l l a g e of m a s s e s a n d s e t b a c k s r a t h e r t h a n b a n d e d t e r r a c i n g w h i c h l a c k s p r e c e d e n t . 4. 2 . B . 1 Th e h e i g h t a n d s c a l e o f n e w b u i l d i n g s a n d a l t e r a t i o n s t o e x i s t i n g b u i l d i n g s s h a l l f i t w i t h i n t h e c o n t e x t a n d v e r t i c a l s c a l e o f ex i s t i n g d e v e l o p m e n t a n d p r o v i d e h u m a n s c a l e a n d p r o p o r t i o n . X Th e n e a r e s t b u i l d i n g i s s i n g l e - s t o r y w i t h a t a l l p a r a p e t a n d m a d e o f b r i c k . T h e p r i m a r y a d j a c e n t m a s s o f t h e n e w b u i l d i n g i s t wo - s t o r i e s in h e i g h t a n d a s o c o m p o s e d o f b r i c k f o r c o m p a t i b i l i t y . T r a n s i t i o n s o f a s i n g l e - s t o r y a m o n g n e i g h b o r i n g b u i l d i n g s i s c o m m o n d o w n t o w n . Wh e r e t h e h e i g h t e x c e e d s t w o - s t o r i e s i t i s s e t b a c k f r o m t h e r i g h t - o f - w a y a n d s e p a r a t e d b y a 2 0 ’ w i d e p e d e s t r i a n p a s e o , i n c l u d i ng t h e si g n i f i c a n t 4 t h f l o o r s t e p b a c k t h a t a l s o p r o v i d e s f o r a h o t e l p a t i o . 4. 2 . B . 1 . a In n o c a s e m a y t h e h e i g h t o f a b u i l d i n g a t t h e b a c k o f s i d e w a l k e x c e e d t h e w i d t h o f t h e a d j o i n i n g r i g h t - o f - w a y X Co n d i t i o n m e t . R i g h t - o f - w a y i s 6 0 ’ w i d e . P r o j e c t h e i g h t i s l e s s t h a n 5 0 ’ a t t h e b a c k o f s i d e w a l k . 4. 2 . B . 1 . b Ne w b u i l d i n g s t h a t a r e s i g n i f i c a n t l y t a l l e r o r s h o r t e r t h a n a d j a c e n t b u i l d i n g s s h a l l p r o v i d e a p p r o p r i a t e v i s u a l t r a n s i t i o n s . X Se e 4 . 2 . B . 1 4. 2 . B . 1 . c Fo r n e w p r o j e c t s a d j a c e n t t o b u i l d i n g s i n c l u d e d o n t h e C i t y ’ s I n v e n t o r y o f H i s t o r i c R e s o u r c e s t h e r e s h a l l b e a h e i g h t e n e d se n s i t i v i t y t o t h e m a s s a n d s c a l e o f t h e s i g n i f i c a n t b u i l d i n g s . X Th t e C r e a m e r y M a r k e t p l a c e i s a l i s t e t d H i s t o r i c R e s o u r c e , b u t i t i s i m p o r t a n t t o n o t e t h a t i t s s i g n i f i c a n c e i s n o t t i e d t o i t s a rc h i t t e c t u r e b u t ra t h e r t o i t s i m p o r t a n c e t o t h e h i s t o r i c t e c o n o m y a n d d a i r y i n d u s t r y . S e e 4 . 2 . B . 1 4. 2 . B . 1 . d Th e p r o j e c t p r o v i d e s u p p e r s t o r y s e t b a c k s f r o m t h e f r o n t b u i l d i n g f a ç a d e a l o n g t h e s t r e e t c o n s i s t e n t w i t h L U E P o l i c y 4 . 1 6 . 4 . Po r t i o n s o f t h e b u i l d i n g a b o v e 5 0 f e e t s h o u l d b e s e t b a c k s u f f i c i e n t l y s o t h a t t h e s e u p p e r b u i l d i n g w a l l s a r e n o t v i s i b l e t o pe d e s t r i a n s o n t h e s i d e w a l k a l o n g t h e b u i l d i n g ’ s f r o n t a g e X No p o r t i o n s o f t h e b u i l d i n g e x c e e d 5 0 ’ a t t h e f r o n t b u i l d i n g f a ç a d e , t h e r e f o r e n o s e t b a c k i s r e q u i r e d t o f o l l o w F i g u r e 4 - 3 . S e tb a c k s a r e pr o v i d e d , h o w e v e r , s e e 4 . 2 . B . 4. 2 . B . 2 Ne w b u i l d i n g s s h a l l n o t o b s t r u c t v i e w s f r o m , o r s u n l i g h t t o , p u b l i c l y - o w n e d g a t h e r i n g p l a c e s i n c l u d i n g , b u t n o t l i m i t e d t o , Mi s s i o n P l a z a , t h e J a c k H o u s e g a r d e n s , a n d Y C L C C h e n g P a r k . I n t h e s e l o c a t i o n s , n e w b u i l d i n g s s h a l l r e s p e c t v i e w s o f t h e hi l l s , f r a m i n g r a t h e r t h a n o b s c u r i n g t h e m . NA Pu b l i c l y o w n e d g a t h e r i n g p l a c e s d o n o t f e a t u r e i n t h e n e a r c o n t e x t o f t h e s u b j e c t p r o p e r t y . 4. 2 . B . 3 Ne w b u i l d i n g s s h o u l d n o t s h a d e t h e n o r t h e r l y s i d e w a l k o f M a r s h , Hi g u e r a o r M o n t e r e y S t r e e t s a t n o o n o n D e c e m b e r 2 1 s t . NA Th e s u b j e c t p r o p e r t y i s n o t l o c a t e d o n a n y o f t h e m e n t i o n e d s t r e e t s , n o r d o e s i t s h a d e t h e m . 4. 2 . B . 4 Ta l l b u i l d i n g s ( b e t w e e n 5 0 a n d 7 5 f e e t ) s h a l l b e d e s i g n e d t o a c h i e v e m u l t i p l e p o l i c y o b j e c t i v e s , i n c l u d i n g d e s i g n a m e n i t i e s , ho u s i n g a n d r e t a i l l a n d u s e s . X Th e s l e e p i n g l o f t p o r t i o n o f t h e p r o j e c t e x c e e d s t h e 5 0 ’ h e i g h t l i m i t . T h i s i s a m i n o r i n c r e a s e i n o v e r a l l h e i g h t a n d i s s t e p p ed b a c k su b s t a n t i a l l y f r o m t h e b u i l d i n g f a c e t o l i m i t o r e l i m i n a t e v i s b i l i t y . T h e r o o f o f t h e s l e e p i n g l o f t s c o i n c i d e s w i t h t h e h e i g h t o f t h e e l e v a t o r . 4. 2 . B . 5 . a Ut i l i t y b o x e s f o r p h o n e , c a b l e , e l e c t r i c i t y , n a t u r a l g a s , i n f o r m a t i o n s y s t e m s a n d / o r o t h e r s e r v i c e s s h o u l d b e l o c a t e d a l o n g se r v i c e a l l e y s , w i t h i n t h e b u i l d i n g , o r i n a s u b - g r a d e v a u l t . X Pr o j e c t w i l l c o m p l y a s t h e t e c h n i c a l d e s i g n i s a d v a n c e d . 4. 2 . B . 5 . b Lo c a t i o n o f b a c k f l o w p r e v e n t i o n d e v i c e s a n d t h e f i r e s p r i n k l e r r i s e r m u s t b e i d e n t i f i e d o n p r o j e c t p l a n s s u b m i t t e d f o r Ar c h i t e c t u r a l R e v i e w a n d s h a l l b e l o c a t e d i n s i d e t h e b u i l d i n g , c o n s i s t e n t w i t h C o u n t y H e a l t h D e p a r t m e n t r e q u i r e m e n t s . X Pr o j e c t w i l l c o m p l y a s t h e t e c h n i c a l d e s i g n i s a d v a n c e d . 4. 2 . B . 5 . c Mi n i m u m s i d e w a l k w i d t h s h o u l d b e 8 - f e e t c l e a r o f o b s t r u c t i o n s f o r p e d e s t r i a n s ( f u r n i t u r e , n e w s r a c k s , s t r e e t t r e e s e t c . ) ac r o s s 1 0 0 % o f t h e p r o j e c t f r o n t a g e . X Si d e w a l k s a r e ~ 1 0 ’ i n w i d t h e x i s t i n g a n d t o r e m a i n . 8 ’ c l e a r a n c e i s m a i n t a i n e d a t a l l o b s t r u c t i o n s i n c l u d i n g t h e l a r g e g r o w t h st r e e t t r e e s 4. 2 . B . 5 . d Se r v i c e a c c e s s t o t h e b u i l d i n g f o r l o a d i n g a n d m a i n t e n a n c e f u n c t i o n s s h o u l d n o t e x c e e d 2 0 % of t h e p r o j e c t f r o n t a g e o n a n y f a c i n g s t r e e t . X A t r a s h r a m p i s p r o v i d e d a t t h e f r o n t a g e w h i c h a c c o u n t s f o r < 8 % o n t h e f a c i n g s t r e e t ( N i p m o S t r e e t ) . 4. 2 . C Fa ç a d e d e s i g n . N e w s t r u c t u r e s a n d r e m o d e l s s h o u l d p r o v i d e s t o r e f r o n t w i n d o w s , d o o r s , e n t r i e s , t r a n s o m s , a w n i n g s , c o r n i c e tr e a t m e n t s a n d o t h e r a r c h i t e c t u r a l f e a t u r e s t h a t c o m p l e m e n t e x i s t i n g s t r u c t u r e s , w i t h o u t c o p y i n g t h e i r a r c h i t e c t u r a l s t y l e . X Th e e x i s t i n g c o n t e x t i s a b l e n d o f b u i l d i n g s f r o m s e v e r a l d i f f e r e n t d e c a d e s a n d s t y l i s t i c e r a s . T h e n e w b u i l d i n g p r o v i d e s s t o r ef r o n t s , wi n d o w s , d o o r s , e n t r i e s , t r a n s o m s , a w n i n g s , a n d c o r n i c e t r e a t m e n t s c o m p a t i b l e w i t h t h e s u r r o u n d i n g s . 4. 2 . C . 1 Ov e r a l l c h a r a c t e r . I n g e n e r a l , b u i l d i n g s s h o u l d h a v e e i t h e r f l a t o r s t e p p e d r o o f l i n e s w i t h p a r a p e t s , a n d e s s e n t i a l l y f l a t f a c a d e s . Wa l l s w i t h r o u n d o r c u r v i l i n e a r l i n e s , o r l a r g e p o i n t e d o r s l a n t e d r o o f l i n e s s h o u l d g e n e r a l l y b e a v o i d e d . X Th e v a r i o u s r o o f s a r e f l a t , a n d s t e p w i t h t h e v a r i e d m a s s i n g . F a c a d e s a r e e s s e n t i a l l y f l a t a n d a r e e x p r e s s e d b y d i f f e r e n t w i d t h pl a n e s t h a t se t b a c k a n d c h a n g e m a t e r i a l s p e r 4 . 2 . B . 4 . d ( l a r g e r b u i l d i n g s > 5 0 ’ w i d e ) . 4. 2 . C . 2 Pr o p o r t i o n s i n r e l a t i o n t o c o n t e x t . B u i l d i n g s s h o u l d b e d e s i g n e d w i t h c o n s i d e r a t i o n o f t h e c h a r a c t e r i s t i c p r o p o r t i o n s (r e l a t i o n s h i p o f h e i g h t t o w i d t h ) o f e x i s t i n g a d j a c e n t f a c a d e s , a s w e l l a s t h e r h y t h m , p r o p o r t i o n , a n d s p a c i n g o f t h e i r e x i s t i n g do o r a n d w i n d o w o p e n i n g s . X Th e f a c a d e i s d i v i d e d i n t o s m a l l e r “ b u i l d i n g s ” o f 4 5 ’ a n d 3 0 ’ w i d e t o f o l l o w w i d t h s c o m m o n t o t h e D o w n t o w n . S i g n i f i c a n t s t e p b a c ks a n d ma t e r i a l t r a n s i t i o n s a t t h e 2 n d a n d t h e 3 r d f l o o r s t o f u r t h e r r e i n f o r c e t h e c o m p o s i t i o n s c o m p a t i b l e p r o p o r t i o n s . GU I D E L I N E M A T R I X 3 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 13 4. 2 . C . 3 St o r e f r o n t r h y t h m . A n e w b u i l d i n g f a c a d e t h a t i s p r o p o s e d t o b e m u c h “ w i d e r ” t h a n t h e e x i s t i n g c h a r a c t e r i s t i c f a c a d e s o n t h e st r e e t s h o u l d b e d i v i d e d i n t o a s e r i e s o f b a y s o r c o m p o n e n t s , d e f i n e d b y c o l u m n s o r m a s o n r y p i e r s t h a t f r a m e w i n d o w s , d o o r s an d b u l k h e a d s . C r e a t i n g a n d r e i n f o r c i n g a f a c a d e r h y t h m h e l p s t i e t h e s t r e e t t o g e t h e r v i s u a l l y a n d p r o v i d e s p e d e s t r i a n s w i t h fe a t u r e s t o m a r k t h e i r p r o g r e s s d o w n t h e s t r e e t . X Th e b u i l d i n g f a c a d e s a r e d i v i d e d i n t o b a y s , f r a m e d b y v e r t i c a l c o l u m n - l i k e e l e m e n t s t o e m p h a s i z e w i n d o w s , d o o r s , a n d b u l k h e a d s . T h e sp a c i n g i s c o n s i s t e n t o v e r t h r e e b a y s a n d a n a d j a c e n t t w o b a y s . 4. 2 . C . 4 In d i v i d u a l s t o r e f r o n t p r o p o r t i o n s . S t o r e f r o n t s s h o u l d n o t o v e r p o w e r t h e b u i l d i n g f a ç a d e , a n d s h o u l d b e c o n f i n e d t o t h e a r e a fr a m e d b y t h e s u p p o r t p i e r s a n d t h e l i n t e l a b o v e , c o n s i s t e n t w i t h c l a s s i c “ M a i n S t r e e t ” a r c h i t e c t u r e . X St o r e f r o n t s a r e f r a m e d b y v e r t i c a l c o l u m n - l i k e e l e m e n t s t o r e i n f o r c e i n d i v i d u a l b a y p r o p o r t i o n s . 4. 2 . C . 5 Wa l l s u r f a c e s . W a l l s u r f a c e s , p a r t i c u l a r l y a t t h e s t r e e t l e v e l , s h o u l d b e v a r i e d a n d i n t e r e s t i n g , r a t h e r t h a n u n b r o k e n a n d mo n o l i t h i c , b e c a u s e b l a n k w a l l s d i s c o u r a g e p e d e s t r i a n t r a f f i c . X Wa l l s u r f a c e s a t t h e m a c r o s c a l e a r e v a r i e d i n m a t e r i a l a n d a t t h e m i c r o s c a l e a r e d i v i d e d b y h o r i z o n t a l l i n t e l s , b a n d s , a n d c o r n i c e s . 4. 2 . C . 5 . a Di v i d i n g t h e f a c a d e i n t o a s e r i e s o f d i s p l a y w i n d o w s w i t h s m a l l e r p a n e s o f g l a s s . X St o r e f r o n t w i n d o w s a n d h o t e l r o o m w i n d o w s a r e d i v i d e d i n t o s m a l l e r f r a m e d p a n e s o f g l a s s . 4. 2 . C . 5 . b Co n s t r u c t i n g t h e f a c a d e w i t h s m a l l h u m a n s c a l e m a t e r i a l s s u c h a s b r i c k o r d e c o r a t i v e t i l e a l o n g b u l k h e a d s . X Hu m a n s c a l e m a t e r i a l s a r e e m p l o y e d a t t h e b u l k h e a d i n c l u d i n g t i l e a n d c a s t - s t o n e o r p r e - c a s t c o n c r e t e . 4. 2 . C . 5 . c Pr o v i d i n g t r a d i t i o n a l r e c e s s e d e n t r i e s . X En t r i e s a l o n g t h e N i p o m o f r o n t a g e a n d t h e p a s e o a r e r e c e s s e d . 4. 2 . C . 5 . d Ca r e f u l s i z i n g , p l a c e m e n t a n d o v e r a l l d e s i g n o f s i g n a g e . X Si g n a g e i s c a r e f u l l y s i z e d a n d p l a c e d w i t h a n e m p h a s i s o n p e d e s t r i a n s c a l e d e l e m e n t s a t t h e s t r e e t c o r n e r a n d t h e s i t e e n t r a n c e . 4. 2 . C . 6 Do o r w a y s . D o o r w a y s s h o u l d b e r e c e s s e d . X Do o r w a y s , a s p a r t o f t h e e n t r i e s a r e r e c e s s e d f r o m t h e s i d e w a l k . 4. 2 . C . 7 Bu l k h e a d s . S t o r e f r o n t w i n d o w s s h o u l d n o t b e g i n a t t h e l e v e l o f t h e s i d e w a l k , b u t s h o u l d s i t a b o v e a b a s e , c o m m o n l y c a l l e d a “b u l k h e a d , ” o f 1 8 t o 3 6 i n c h e s i n h e i g h t . B u l k h e a d s s h o u l d b e de s i g n e d a s p r o m i n e n t a n d v i s i b l e e l e m e n t s o f b u i l d i n g f a c a d e s , a n d s h o u l d b e t r e a t e d s e n s i t i v e l y t o e n s u r e c o m p a t i b i l i t y wi t h t h e o v e r a l l a p p e a r a n c e o f t h e b u i l d i n g . D e s i r a b l e m a t e r i a l s f o r b u l k h e a d f a c i n g i n c l u d e t h o s e a l r e a d y c o m m o n i n t h e do w n t o w n : o r n a m e n t a l g l a z e d t i l e i n d e e p r i c h h u e s , e i t h e r p l a i n o r w i t h M e d i t e r r a n e a n o r M e x i c a n p a t t e r n s ; d a r k o r l i g h t ma r b l e p a n e l s ; a n d p r e - c a s t c o n c r e t e . X Bu l k h e a d s a r e p r o v i d e d a t t h e b a s e o f t h e s t o r e f r o n t w i n d o w s y s t e m s , e i t h e r o f p r e - c a s t c o n c r e t e , c a s t s t o n e , o r t i l e . 4. 2 . D Ma t e r i a l s a n d a r c h i t e c t u r a l d e t a i l s . W h i l e d o w n t o w n b u i l d i n g s h a v e a v a r i e t y o f m a t e r i a l s a n d a r c h i t e c t u r a l d e t a i l s , s e v e r a l co n s i s t e n t t h e m e s i n t h e s e a s p e c t s o f d e s i g n i n t h e d o w n t o w n h a v e h e l p e d t o d e f i n e i t s d i s t i n c t i v e c h a r a c t e r . X Se e f o l l o w i n g s u b s e c t i o n s t h a t d e s c r i b e i n m o r e d e t a i l t h e d o w n t o w n t h e m e s . 4. 2 . D . 1 Th e e x t e r i o r m a t e r i a l s o f d o w n t o w n b u i l d i n g s i n v o l v e s e v e r a l a s p e c t s i n c l u d i n g c o l o r , t e x t u r e , a n d m a t e r i a l s . M a t e r i a l s w i t h in t e g r a l c o l o r s u c h a s s m o o t h t r o w e l e d p l a s t e r , t i l e , s t o n e , a n d b r i c k a r e e n c o u r a g e d . I f t h e b u i l d i n g ’ s e x t e r i o r d e s i g n i s co m p l i c a t e d , w i t h m a n y d e s i g n f e a t u r e s , t h e w a l l t e x t u r e s h o u l d b e s i m p l e a n d s u b d u e d . H o w e v e r , i f t h e b u i l d i n g d e s i g n i s si m p l e ( p e r h a p s m o r e m o n o l i t h i c ) , a f i n e l y t e x t u r e d m a t e r i a l , s u c h a s p a t t e r n e d m a s o n r y , c a n g r e a t l y e n r i c h t h e b u i l d i n g ’ s ov e r a l l c h a r a c t e r . X In t e g r a l c o l o r s m o o t h t r o w e l e d p l a s t e r , t i l e , p r e c a s t c o n c r e t e t , a n d b r i c k a r e a l l u s e d i n t h t e p r o j e c t . P a i n t e d c l a p b o a r d s i d i n g i s u s e d a s we l l , r e f e r e n c i n g t h e n e a r b y S o d a W o r k s B u i l d i n g . 4. 2 . D . 1 Ma t e r i a l s s h o u l d c o m p l e m e n t t h o s e o n s i g n i f i c a n t a d j a c e n t b u i l d i n g s . X Th e a d j a c e n t b u i l d i n g o n N i p o m o S t r e e t i s n o t h i s t o r i c a l l y s i g n i f i c a n t b u t d o e s f e a t u r e a s t r o n g u s e o f b r i c k a s i t s p r i m a r y m a t er i a l . B r i c k i s us e d o n t h e p r o j e c t ’ s a d j a c e n t 2 - s t o r y v o l u m e f o r c o m p a t i b i l i t y a n d t r a n s i t i o n . Th e f o l l o w i n g m a t e r i a l s a r e c o n s i d e r e d a p p r o p r i a t e f o r b u i l d i n g s w i t h i n t h e d o w n t o w n . -E x t e r i o r p l a s t e r ( s m o o t h t r o w e l e d p r e f e r r e d ) -C u t s t o n e , r u s t i c a t e d b l o c k ( c a s t s t o n e ) , a n d p r e c a s t c o n c r e t e -N e w o r u s e d f a c e - b r i c k -C e r a m i c t i l e s ( b u l k h e a d o r c o r n i c e ) -C l a p b o a r d ( w h e r e a p p r o p r i a t e ) -G l a s s b l o c k ( t r a n s o m ) -C l e a r G l a s s w i n d o w s X Us e d ( s m o o t h t r o w e l e d ) Us e d ( b u l k h e a d a n d s i t e / s i g n w a l l s ) Us e d Us e d Us e d ( i n t e r p r e t i v e a p p l i c a t i o n a s n a t u r a l c l e a r s e a l e d c e d a r ) Tr a n s o m s a r e n o t g l a s s b l o c k , r a t h e r o b s c u r e d g l a s s Us e d GU I D E L I N E M A T R I X 4 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 14 Th e f o l l o w i n g e x t e r i o r f i n i s h m a t e r i a l s a r e c o n s i d e r e d i n a p p r o p r i a t e i n t h e d o w n t o w n a n d a r e d i s c o u r a g e d : -M i r r o r e d g l a s s a n d h e a v i l y t i n t e d g l a s s -W i n d o w s w i t h f a l s e d i v i s i o n s -V i n y l a n d a l u m i n u m s i d i n g -P a i n t e d o r b a k e d e n a m e l m e t a l a w n i n g s -R o u g h “ S p a n i s h l a c e ” s t u c c o f i n i s h -P l y w o o d s i d i n g -C o r r u g a t e d s h e e t m e t a l -C o r r u g a t e d f i b e r g l a s s -S p l i t f a c e c o n c r e t e b l o c k -E x p o s e d c o n c r e t e b l o c k w i t h o u t i n t e g r a l c o l o r X No t U s e d No t U s e d No t U s e d No t U s e d No t U s e d No t U s e d No t U s e d No t U s e d No t U s e d No t U s e d 4. 2 . D . 2 St o r e f r o n t r e m o d e l i n g o f t e n c o v e r s o r i g i n a l d e c o r a t i v e d e t a i l s , o r r e t a i n s t h e m o n l y a s v i s u a l “ l e f t o v e r s . ” E x i s t i n g d e t a i l s sh o u l d n o t b e w a s t e d i n r e m o d e l i n g e f f o r t s . I f e n o u g h r e m a i n , t h e y c a n b e r e s t o r e d a s p a r t o f t h e o r i g i n a l d e s i g n . I f o n l y a f e w re m a i n , t h e y c a n b e i n c o r p o r a t e d a s d e s i g n f e a t u r e s i n a n e w s t o r e f r o n t . I n e i t h e r c a s e , t h e d e s i g n o f c h a n g e s t o a f a ç a d e sh o u l d g r o w o u t o f t h e r e m a i n i n g t r a d i t i o n a l d e t a i l s a n d c r e a t e a h a r m o n i o u s b a c k g r o u n d t h a t e m p h a s i z e s t h o s e d e t a i l s . NA Th i s i s a n e w b u i l d i n g . 4. 2 . D . 3 Do o r s a n d s t o r e f r o n t s y s t e m s s h o u l d b e o f m a t e r i a l s a n d h a v e d e t a i l s a n d o r n a m e n t a p p r o p r i a t e t o t h e b u i l d i n g w a l l m a t e r i a l s . X Br o n z e a n o d i z e d a l u m i n u m f r a m e w i n d o w s a n d d o o r s w i t h s u b s t a n t i a l f r a m e s a r e a p p r o p r i a t e a n d c o m p a t i b l e w i t h t h e s m o o t h t r o w e l e d ce m e n t p l a s t e r a n d a p p l i e d b r i c k . S t o r e f r o n t s v a r y i n d e t a i l t o a v o i d a n o v e r l y h o m o g e n o u s a p p e a r a n c e . 4. 2 . D . 4 Wi n d o w s t h a t a l l o w p e d e s t r i a n s t o s e e t h e a c t i v i t i e s w i t h i n t h e g r o u n d f l o o r s o f d o w n t o w n b u i l d i n g s a r e i m p o r t a n t i n ma i n t a i n i n g t h e p e d e s t r i a n o r i e n t a t i o n o f t h e d o w n t o w n . G r o u n d f l o o r w i n d o w s a d j a c e n t t o s i d e w a l k s e n c o u r a g e p e d e s t r i a n s t o li n g e r , w h i l e e x t e n s i v e b l a n k w a l l s d o n o t . X Th e g r o u n d f l o o r w i n d o w s a l o n g N i p o m o S t r e e t a n d t h e p a s e o a r e l a r g e a n d a l l o w f o r s t r o n g v i s i b i l i t y t o p e d e s t r i a n s . 4. 2 . D . 5 Aw n i n g s s h o u l d b e r e t a i n e d a n d / o r i n c o r p o r a t e d w h e r e f e a s i b l e a n d c o m p a t i b l e w i t h t h e s t o r e f r o n t . X Aw n i n g s a r e e m p l o y e d r e g u l a r l y a l o n g t h e p a s e o . B e c a u s e o f t h e s u b s t a n t i a l s i z e o f t h e t w o s t r e e t t r e s s a l o n g N i p o m o , a n d t h e p r o p o s e d tr a n s o m w i n d o w s , a w n i n g s w o u l d b e i n c o m p a t i b l e . 4. 2 . D . 6 Ot h e r d e t a i l s . A n u m b e r o f o t h e r d e t a i l s s h o u l d b e i n c o r p o r a t e d i n t o e x t e r i o r b u i l d i n g d e s i g n t o a d d a d e g r e e o f v i s u a l r i c h n e s s an d i n t e r e s t w h i l e m e e t i n g f u n c t i o n a l n e e d s . X Th e p r o j e c t p r o v i d e s e x p r e s s i v e w a l l m o u n t e d l i g h t f i x t u r e s , v a r i o u s t y p e s o f b a l c o n i e s a n d r a i l i n g s , e x p r e s s e d m e t a l w o r k a t w a l l c a p s a n d co r n i c e s , c a s t c o n c r e t e w i n d o w t r i m , a n d v a r i o u s b u l k h e a d s . T h e s e m a t e r i a l s a n d d e t a i l s a r e a c u r a t e d v a r i e t y o f m a t e r i a l s t o ge n e r a t e t a co n s i s t e n t b u t v a r i e d r i c h n e s s . 4. 2 . E Pu b l i c s p a c e s , p l a z a s a n d c o u r t y a r d s . P u b l i c s p a c e s o n d o w n t o w n s i t e s s h o u l d b e d e s i g n e d a s e x t e n s i o n s o f t h e p u b l i c si d e w a l k b y p r o v i d i n g p e d e s t r i a n a m e n i t i e s s u c h a s b e n c h e s a n d f o u n t a i n s , an d b y c o n t i n u i n g t h e p a v e m e n t t r e a t m e n t o f t h e s i d e w a l k . X A p e d e s t r i a n p a s e o i s a m a j o r f e a t u r e o f t h i s p r o j e c t a n d i t s r e l a t i o n s h i p t o t h e b r o a d e r c o n t e x t o f t h e C r e a m e r y . GU I D E L I N E M A T R I X 5 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 15 HI S T O R I C P R E S E R V A T I O N P R O G R A M G U I D E L I N E S - C H A P T E R 5 . 2 . 2 SE C T I O N G U I D E L I N E YE S N O N O T E S SE T T I N G F E A T U R E S A N D C H A R A C T E R I S T I C S A Bu i l d i n g s l o c a t e d a t b a c k o f s i d e w a l k w i t h z e r o s t r e e t a n d s i d e s e t b a c k s . X Th e b u i l d i n g i s l o c a t e d a t t h e b a c k o f s i d e w a l k f o r 6 0 % o f t h e f r o n t a g e , a n d s e t b a c k 2 ’ f o r 4 0 % o f t h e f r o n t a g e t o a r t i c u l a t e t he m a s s i n g an d t o p r o v i d e b e t t e r l i n e - o f - s i g h t c l e a r a n c e f r o m t h e d r i v e w a y r a m p . S i d e s e t b a c k s a r e p r o v i d e d f o r t h e c r e e k a n d t h e p u b l i c pa s e o . B Fi n i s h f l o o r s a t g r a d e . X Fi n i s h f l o o r s a r e a t g r a d e . C Re c e s s e d f r o n t e n t r i e s a r e o r i e n t e d t o w a r d t h e s t r e e t . X En t r i e s a r e r e c e s s e d a n d o r i e n t e d t o w a r d t h e s t r e e t . D Fr o n t f a c a d e s o r i e n t e d t o w a r d t h e s t r e e t . X Th e f r o n t f a c a d e i s p a r a l l e l t o a n d o r i e n t e d t o w a r d N i p o m o S t r e e t . E Tr e e s p l a c e d a t r e g u l a r i n t e r v a l s a l o n g t h e s t r e e t . X Ex i s t i n g s t r e e t t r e s s a r e p l a c e d a t r e g u l a r i n t e r v a l s a n d n e w t r e e s a r e p r o p o s e d f o r t h e p e d e s t r i a n p a s e o . AR C H I T E C T U R A L C H A R A C T E R A On e o r t w o s t o r i e s ( o c c a s i o n a l l y t h r e e ) X Th e b u i l d i n g t o t a l s f o u r s t o r i e s w h i c h i s c o n s i s t e n t w i t h d e v e l o p m e n t s t a n d a r d s f o r t h e C o m m e r c i a l D o w n t o w n z o n e a n d w i t h o t h e r n e w a n d hi s t o r i c h o t e l b u i l d i n g s D o w n t o w n s u c h a s t h e A n d e r s o n H o t e l . B Fl a t o r l o w p i t c h e d r o o f , o f t e n w i t h a p a r a p e t . X Th e v a r i o u s r o o f s a r e a l l f l a t , t h e m a j o r i t y o f w h i c h h a v e a p a r a p e t . C Wi d e e n t a b l a t u r e o r p r o j e c t i n g c o r n i c e t h a t o f t e n i n c l u d e s c l a s s i c a l a r c h i t e c t u r a l d e t a i l s s u c h a s d e n t i l s , b r a c k e t s a n d mo l d i n g . X Si g n i f i c a n t c o r n i c e s a r e p r o v i d e d o n t h e p r o j e c t , v a r y i n g i n m a t e r i a l a n d d e t a i l . C l a s s i c a l d e t a i l s a r e u s e d o n t h e p r o j e c t i n g co r n i c e f o r t h e th r e e - s t o r y m a s s a t t h e n o r t h e a s t c o r n e r . D Fi r s t f l o o r w i n d o w s a r e h o r i z o n t a l l y o r i e n t e d s t o r e f r o n t w i n d o w s , o f t e n w i t h d i s p l a y s p a c e f a c i n g t h e s t r e e t . I n m u l t i - s t o t r y st r u c t u r e s , w i n d o w s a r e v e r t i c a l l y o r i e n t e d , t y p i c a l l y w i t h d o u b l e h u n g , w o o d s a s h e s , a n d s y m m e t r i c a l l y a r r a n g e d s o t h a t t h e y ar e d i m e n s i o n a l l y t a l l e r t h a n t h e i r w i d t h . X Fi r s t f l o o r s t o r e f r o n t w i n d o w s a r e h o r i z o n t a l l y o r i e n t e d f a c i n g t h e s t r e e t a n d t h e p e d e s t r i a n p a s e o s . U p p e r f l o o r w i n d o w s a r e v e rt i c a l l y or i e n t e d a n d s y m m e t r i c a l l y a r r a n g e d w h e r e a p p r o p r i a t e t o t h e b u i l d i n g f u n c t i o n . E St r u c t u r e s f o l l o w s i m p l e r e c t i l i n e a r o r “ b o x y ” b u i l d i n g f o r m s . X Th e b u i l d i n g m a s s i n g i s c o m p o s e d o f s i m p l e r e c t a n g u l a r f o r m s . F Ma s o n r y o r s m o o t h s t u c c o w a l l s i d i n g . X Bo t h b r i c k m a s o n r y a n d s m o o t h s t u c c o a r e u s e d e x t e n s i v e l y . G Co n t r a s t i n g b u l k h e a d s a l o n g b a s e o f s t r e e t f a c a d e . X Bu l k h e a d s o f p r e c a s t c o n c r e t e a r e p r o v i d e d a t t h e s t r e e t f a c a d e . H Us e o f a w n i n g s , h i s t o r i c s i g n s , s e c o n d - s t o r y o v e r h a n g s a n d c a n o p i e s . X Aw n i n g s a r e u s e d a l o n g t h e p e d e s t r i a n p a s e o s . T h e y a r e n o t u s e d a t t h e N i p o m o S t r e e t f a c a d e b e c a u s e o f t h e s u b s t a n t i a l s i z e o f t h e s t r e e t tr e s s a n d t h e b r o a d a n d d e e p r e c e s s e d s t o r e f r o n t s t h a t o f f e r m u c h o f t h e s h a d e a n d w e a t h e r p r o t e c t i o n a f f o r d e d b y a n a w n i n g . I Us e o f t r a n s o m w i n d o w s a b o v e s t o r e f r o n t s . X St o r e f r o n t s f a c i n g t h e s i d e w a l k e m p l o y t r a n s o m w i n d o w GU I D E L I N E M A T R I X 6 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 16     1   ƒ      (        5 1   ƒ      :       0 1 ƒ  ( 0 1 ƒ  : 0 1   ƒ      :        5 1 ƒ  ( 0 TO R E M O V E TO R E M A I N N I P O M O S T R E E T S A N L U I S C R E E K GO S H I CI O P I N O T TA Q U E R I A 1. T O P O F B A N K L I N E 2. C R E E K E A S E M E N T L I N E 3. C R E E K W A L K F E N C E 4. B U I L D I N G L I M I T L I N E 5. B R I C K C R E E K W A L K 6. T R E E T O R E M A I N ( G R E E N ) 7. T R E E T O B E R E M O V E D ( S H A D E D G R A Y ) 8. A S P H A L T I C C O N C R E T E T O B E R E M O V E D 9. R E S T A U R A N T P A T I O ( N O T A P A R T ) 10 . C U R B S T O B E R E M O V E D 11 . B U S S T O P T O B E R E L O C A T E D 12 . B R I C K W A L K T O B E R E M O V E D 13 . D R I V E W A Y T O B E A B A N D O N E D A N D RE P L A C E D W I T H S I D E W A L K , C U R B , A N D GU T T E R P E R C I T Y S T A N D A R D S 14 . O N - S T R E E T P A R K I N G T O B E C O N V E R T E D T O BU S S T O P 15 . T R A S H A R E A T O B E R E M O V E D 16 . L A N D S C A P E A R E A , S I G N S , A N D P A R K I N G LI G H T S T A N D A R D S T O B E R E M O V E D TR E E S A. 7 ” B R I S B A N E B O X B. 1 4 ” R E D I R O N B A R K C. 1 6 ” R E D I R O N B A R K D. 1 2 ” A M E R I C A N S W E E T G U M E. 9 ” E V E R G R E E N P E A R F. 6 ” B R I S B A N E B O X G. 3 6 ” F I C U S H. 4 2 ” F I C U S I. 1 8 ” V I C T O R I A B O X 99 8 52 1 3 7E 6 16 10 5 12 7D 7C 7B 7A 15 1114 6I 13 13 7F6H6G 1” = 2 0 ’ - 0 ” EX I S T I N G S I T E P L A N 5 4 2 1 7 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 17                                                               N I P O M O S T R E E T S A N L U I S C R E E K GO S H I CI O P I N O T TA Q U E R I A 1. T O P O F B A N K L I N E 2. C R E E K E A S E M E N T L I N E 3. ( E ) C R E E K W A L K F E N C E 4. B U I L D I N G L I M I T L I N E 5. ( E ) B R I C K C R E E K W A L K 6. ( N ) R E T A I N I N G W A L L 7. ( N ) P E D E S T R I A N C O U R T 8. ( N ) P E D E S T R I A N P A S E O 9. ( E ) R E S T A U R A N T O U T D O O R S E A T I N G 10 . ( N ) L A N D S C A P E A R E A 11 . ( N ) P R O P O S E D B U S S T O P L O C A T I O N 12 . ( N ) S H O R T T E R M P A R K I N G Z O N E 13 . ( N ) D R I V E W A Y T O S U B - T P A R K I N G 14 . 8 ’ M I N C L E A R A T S I D E W A L K 15 . ( E ) T R E E T O R E M A I N 16 . ( N ) T R E E 17 . ( N ) B I K E L O C K E R S 18 . ( N ) T R A S H R A M P 19 . R E Q U I R E D E G R E S S P A T H F R O M C R E A M E R Y 20 . ( N ) P E D E S T R I A N R A M P 21 . ( N ) F I R E R I S E R 22 . ( N ) S H O R T - T E R M B I C Y C L E P A R K I N G ( 3 ) 20 9 9 16 5 3 21 15 6 2 2 4 1 0 2 11 0 5 16 7 2 0 8 19 1913141211 1” = 2 0 ’ - 0 ” PR O P O S E D S I T E P L A N 2 1 8 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 18                                                                                                               W \ S       W \ S          1/ 1 6 ” = 1 ’ - 0 ” SU B T E R R A N E A N P A R K I N G P L A N UT I L I T Y - S T O R A G E AN D L O N G - T E R M BI C Y C L E P A R K I N G ( 3 ) PA R K I N G DR I V E W A Y R A M P EL E V ST A I R ST A I R 9 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 19                                                                                             1/ 1 6 ” = 1 ’ - 0 ” FI R S T F L O O R P L A N DR I V E W A Y R A M P ST O R A G E BA C K O F H O U S E ME N ’ S WO M E N ’ S UT I L I T Y RE T A I L EL E V HO T E L L O B B Y TR A S H RE T A I L RE T A I L ST A I R ST A I R 10 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 20                                                                              1/ 1 6 ” = 1 ’ - 0 ” 2N D F L O O R P L A N EL E V ST A I R ST A I R HO T E L R O O M P A T I O HO T E L R O O M CO R R I D O R BA L C O N Y 11 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 21                                                                                       1/ 1 6 ” = 1 ’ - 0 ” 3R D F L O O R P L A N EL E V ST A I R ST A I R HO T E L R O O M HO T E L R O O M CO R R I D O R BA L C O N Y 12 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 22                                                                                           1/ 1 6 ” = 1 ’ - 0 ” 4T H F L O O R P L A N HO T E L P A T I O BA L C O N Y BA L C O N Y CO U R T Y A R D ST A I R EL E V ST A I R HO T E L R O O M HO T E L R O O M 13 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 23                                                                                         1/ 1 6 ” = 1 ’ - 0 ” RO O F P L A N OP E N CO U R T Y A R D BE L O W 14 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 24 KL J K  S R L Q W          VH F R Q G  I O R R U    S R G L X P      WK L U G  I O R R U      IR X U W K  I O R R U DY H U D J H  Q D W X U D O  J U D G H     OR Z  S R L Q W         IL U V W  I O R R U    X S S H U  V O D E   K H L J K W  O L P L W         ED V H P H Q W  V O D E      WR S  R I  U R R I  D W  H O H Y D W R U         WR S  R I  U R R I           WR S  R I  S D U D S H W      W \ S     1/ 1 6 ” = 1 ’ - 0 ” TR A N S V E R S E S I T E S E C T I O N A RE T A I L SO U T H PA S E O 10 5 1 N I P O M O S T SA N LU I S CR E E K DR I V E W A Y RA M P HO T E L LO B B Y HO T E L HO T E L HO T E L PA T I O PA R K I N G 15 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 25 KL J K  S R L Q W          VH F R Q G  I O R R U    S R G L X P      WK L U G  I O R R U      IR X U W K  I O R R U DY H U D J H  Q D W X U D O  J U D G H     OR Z  S R L Q W         IL U V W  I O R R U    X S S H U  V O D E   K H L J K W  O L P L W          WR S  R I  U R R I     ED V H P H Q W  V O D E      WR S  R I  U R R I  D W  H O H Y D W R U          WR S  R I  U R R I          1/ 1 6 ” = 1 ’ - 0 ” TR A N S V E R S E S I T E S E C T I O N B RE T A I L SO U T H PA S E O 10 5 1 N I P O M O S T SA N LU I S CR E E K HO T E L HO T E L HO T E L CO U R T Y A R D ST A I R S PA R K I N G 16 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 26 KL J K  S R L Q W         IL U V W  I O R R U    O R Z H U  V O D E      VH F R Q G  I O R R U    S R G L X P      WK L U G  I O R R U      IR X U W K  I O R R U DY H U D J H  Q D W X U D O  J U D G H     OR Z  S R L Q W         IL U V W  I O R R U    X S S H U  V O D E   K H L J K W  O L P L W           WR S  R I  U R R I     ED V H P H Q W  V O D E                                                        WR S  R I  S D U D S H W WR S  R I  U R R I           1/ 1 6 ” = 1 ’ - 0 ” LO N G I T U D I N A L S I T E S E C T I O N RE T A I L R E T A I L R E T A I L RE T A I L PA R K I N G HO T E L HO T E L HO T E L PA R K I N G DR I V E W A Y R A M P BE Y O N D NI P O M O S T R E E T (E ) F I C U S ST R E E T T R E E S 17 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 27 NI P O M O S T R E E T F R O N T A G E 18 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 28 PA S E O E N T R A N C E A T N I P O M O S T R E E T 19 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 29 EN T R A N C E T O C R E E K W A L K SO U T H P E D E S T R I A N P A S E O GA R A G E E N T R A N C E + S T O R E F R O N T NI P O M O S T R E E T F R O N T A G E 20 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 30 SO U T H P E D E S T R I A N P A S E O PA S E O E N T R A N C E A T N I P O M O S T R E E T SO U T H P E D E S T R I A N P A S E O A T S T A I R T O W E R NI P O M O S T R E E T S I D E W A L K 21 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 31 SA N L U I S C R E E K F R O N T A G E WE S T + S O U T H P A S E O WE S T + S O U T H P A S E O WE S T P E D E S T R I A N P A S E O 22 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 32 SA N L U I S C R E E K A T N I P O M O S T R E E T 23 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 33     IL U V W  I O R R U    O R Z H U  V O D E DY H U D J H  Q D W X U D O  J U D G H       K H L J K W  O L P L W           WR S  R I  S D U D S H W IL U V W  I O R R U    X S S H U  V O D E          WR S  R I  U R R I  D W  H O H Y D W R U     IL U V W  I O R R U    O R Z H U  V O D E DY H U D J H  Q D W X U D O  J U D G H       K H L J K W  O L P L W           WR S  R I  S D U D S H W IL U V W  I O R R U    X S S H U  V O D E          WR S  R I  U R R I  D W  H O H Y D W R U      WR S  R I  U R R I SO U T H E L E V A T I O N ( P A S E O ) EA S T E L E V A T I O N ( N I P O M O S T R E E T ) 1/ 1 6 ” = 1 ’ - 0 ” 1/ 1 6 ” = 1 ’ - 0 ” 24 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 34     IL U V W  I O R R U    O R Z H U  V O D E DY H U D J H  Q D W X U D O  J U D G H       K H L J K W  O L P L W      DY H U D J H  Q D W X U D O  J U D G H         IL U V W  I O R R U    X S S H U  V O D E   K H L J K W  O L P L W           WR S  R I  U R R I      WR S  R I  S D U D S H W      WR S  R I  U R R I  D W  H O H Y D W R U IL U V W  I O R R U    O R Z H U  V O D E          WR S  R I  U R R I  D W  H O H Y D W R U NO R T H E L E V A T I O N ( C R E E K ) WE S T E L E V A T I O N ( P A S E O ) 1/ 1 6 ” = 1 ’ - 0 ” 1/ 1 6 ” = 1 ’ - 0 ” 25 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 35 2 1 3 11 13 1 4 15 12 4 7 5 8 96 10 1. B R O N Z E A N O D I Z E D A L U M I N U M W I N D O W S 2. T R I M , C O R N I C E , A N D S T E E L E L E M E N T S SW 6 9 9 0 ‘ C A V I A R ’ 3. F I N E S A N D T E X T U R E D S T U C C O SW 7 0 4 2 ‘ S H O J I W H I T E ’ 4. F I N E S A N D T E X T U R E D S T U C C O SW 9 1 7 1 ‘ F E L T E D W O O L ’ 5. A C C E N T - A W N I N G S , S I G N S SW 6 3 4 1 ‘ R E D C E N T ’ 6. F I N E S A N D T E X T U R E D S T U C C O SW 9 1 4 9 ‘ I N K Y B L U E ’ 7. P A I N T E D W O O D S T O R E F R O N T SW 6 7 8 2 ‘ C R U I S I N G ’ 8. A C C E N T - P L A N T E R S , S I G N S SW 9 0 4 8 ‘ S U R F I N ’ 9. S M O O T H F IB E R - C E M E N T CL A P B O A R D S I D I N G SW 2 8 0 8 ‘ R O C K W O O D D A R K B R O W N ’ 10 . C L E A R W E S T E R N R E D C E D A R E A V E 11 . P R E C A S T C O N C R E T E T R I M 12 . T H I N B R I C K MC N E A R ‘ S A N D M O L D S E R I E S , F L A G S T A F F ’ 13 . S T A I N L E S S S T E E L ( S I G N S ) 14 . S M O O T H T R O W E L E D P L A S T E R DA V I S I N T E G R A L P I G M E N T ‘ S I L V E R S M O K E ’ 15 . D E C O R A T I V E T I L E B U L K E A D S , T B D 26 br a c k e t Th e V e s p e r H o t e l a t t h e C r e a m e r y 10 2 7 N i p o m o S t r e e t , S a n L u i s O b i s p o C A 17 . 0 6 1 6 Cu l t u r a l H e r i t a g e C o m m i t t e e A p p l i c a t i o n ATTACHMENT 3 CHC1 - 36 ATTACHMENT 3 CHC1 - 37 ATTACHMENT 3 CHC1 - 38 ATTACHMENT 3 CHC1 - 39 TO P O G R A P H I C S U R V E Y W I T H M A P P E D F I R M A E F L O O D Z O N E SV - 1 RE D U C E D T O 1 ” = 4 0 ’ S C A L E ATTACHMENT 3 CHC1 - 40 'D W H 6F D O H 6K H H W $            7+ (  / 2 ) 7 6  $ 7  1 , 3 2 0 2 67 5 ( ( 7 12  6 & $ / (     1 , 3 2 0 2  6 7   6 $ 1  / 8 , 6  2 % , 6 3 2 &2 9 ( 5  6 + ( ( 7 7+ (  / 2 ) 7 6  $ 7  1 , 3 2 0 2 6$ 1  / 8 , 6  2 % , 6 3 2   & $ ATTACHMENT 4 CHC1 - 41 N 3 5 ° 3 9 ' 4 8 " E 1 7 6 . 1 0 ' R N 3 6 ° 5 2 ' 5 4 " W 7 3 . 8 6 ' M N5 3 ° 0 7 ' 0 6 " E 9 2 . 0 6 ' M N3 6 ° 0' 2 6 " W 4 . 0 2 ' M N 3 6 ° 5 3 ' 1 2 " W 1 5 2 . 0 0 ' R N5 3 ° 0 9 ' 4 5 " E 7 5 . 9 4 ' M Da t e Sc a l e Sh e e t 09 / 0 6 / 2 0 1 6 LO F T S A T N I P O M O 2 0 20 0 10 0 1 0 0 6 11 x 1 7 S H E E T S C A L E : 1 " = 2 0 ' - 0 " TR U E NO R T H LO B B Y ST A I R RE T A I L 2 ST A I R EL E V CI O P I N O T CI O P I N O T OU T D O O R SE A T I N G TA Q U E R I A GO S H I TA Q U E R A OU T D O O R SE A T I N G RE T A I L 1 RE T A I L 3 TR A S H EL E C T R I C A L PE D E S T R I A N PL A Z A PE D E S T R I A N PL A Z A BU I L D I N G L I M I T L I N E ED G E O F E X I S T I N G C R E E K W A L K F E N C E CR E E K E A S E M E N T TO P O F B A N K L I N E LA N D S C A P I N G A2 . 1 RE T A I L 4 PR O P O S E D B U S ST O P R E - L O C A T I O N RE L O C A T E D B U S ST O P B E N C H EX I S T I N G P A R K I N G ME T E R NE W R E T A I N I N G W A L L EX I S T I N G W A L K , T O R E M A I N 18 ' - 7 " 1 1 ' - 1 1 " 1 4 ' - 1 1 1 / 2 " 1 6 ' - 4 " 2' - 0 1 / 2 " BI K E R A C K BI K E L O C K E R S 8' - 0 " ATTACHMENT 4 CHC1 - 42 FI R S T F L O O R 19 3 . 2 ' RO O F 23 8 . 4 ' SE C O N D F L 20 8 . 2 ' TH R I D F L 21 8 . 8 ' FO U R T H F L 22 9 . 4 ' BR I C K V E N E E R DA S H S T U C C O AL U M I N U M W I N D O W S ME T A L C A N O P Y ME T A L D E C K BR I C K V E N E E R DA S H S T U C C O ME C H A N I C A L U N I T S B E Y O N D 48 ' - 6 " P R O P O S E D H E I G H T 24 1 . 5 ' 50 ' M A X H E I G H T 24 2 . 0 ' AV G . N A T U R A L G R A D E 19 2 . 0 ' A P P R O X . H E I G H T 1 7 ' - 3 " 9 ' - 1 " 1 0 ' - 7 " 1 0 ' - 7 " 1 5 ' - 0 " 1 7 ' - 3 " PR O P E R T Y L I N E 15 ' - 1 1 " FI R S T F L O O R 19 3 . 2 ' RO O F 23 8 . 4 ' SE C O N D F L 20 8 . 2 ' TH R I D F L 21 8 . 8 ' FO U R T H F L 22 9 . 4 ' BR I C K V E N E E R DA S H S T U C C O AL U M I N U M W I N D O W S ME T A L C A N O P Y ME T A L C A N O P Y DA S H S T U C C O BR I C K V E N E E R ME C H A N I C A L U N I T B E Y O N D 48 ' - 6 " P R O P O S E D H E I G H T 24 1 . 5 ' 50 ' M A X H E I G H T 24 2 . 0 ' AV G . N A T U R A L G R A D E 19 2 . 0 ' Da t e Sc a l e Sh e e t A4 . 0 09 / 0 6 / 2 0 1 6 TH E L O F T S A T N I P O M O ST R E E T 1/ 1 6 " = 1 ' - 0 " 10 2 7 N I P O M O S T , S A N L U I S O B I S P O CO N C E P T U A L E L E V A T I O N S CO N C E P T U A L N O R T H E A S T E L E V A T I O N 0' 4' 8' 16 ' 32 ' CO N C E P T U A L S O U T H E A S T E L E V A T I O N ATTACHMENT 4 CHC1 - 43 FI R S T F L O O R 19 3 . 2 ' RO O F 23 8 . 4 ' SE C O N D F L 20 8 . 2 ' TH R I D F L 21 8 . 8 ' FO U R T H F L 22 9 . 4 ' DA S H S T U C C O DA S H S T U C C O ME T A L C A N O P Y AL U M I N U M W I N D O W S BR I C K V E N E E R 48 ' - 6 " P R O P O S E D H E I G H T 24 1 . 5 ' 50 ' M A X H E I G H T 24 2 . 0 ' AV G . N A T U R A L G R A D E 19 2 . 0 ' FI R S T F L O O R 19 3 . 2 ' RO O F 23 8 . 4 ' SE C O N D F L 20 8 . 2 ' TH R I D F L 21 8 . 8 ' FO U R T H F L 22 9 . 4 ' BR I C K V E N E E R DA S H S T U C C O AL U M I N U M W I N D O W S ME T A L C A N O P Y ME T A L C A N O P Y DA S H S T U C C O 48 ' - 6 " P R O P O S E D H E I G H T 24 1 . 5 ' 50 ' M A X H E I G H T 24 2 . 0 ' AV G . N A T U R A L G R A D E 19 2 . 0 ' Da t e Sc a l e Sh e e t A4 . 1 09 / 0 6 / 2 0 1 6 TH E L O F T S A T N I P O M O ST R E E T 1/ 1 6 " = 1 ' - 0 " 10 2 7 N I P O M O S T , S A N L U I S O B I S P O CO N C E P T U A L E L E V A T I O N S CO N C E P T U A L S O U T H E S T E L E V A T I O N CO N C E P T U A L N O R T H E A S T E L E V A T I O N ATTACHMENT 4 CHC1 - 44 75 ( (  2 8 7 / , 1 (   6 + 2 : 1  ) 2 5  & / $ 5 , 7 < 'D W H 6F D O H 6K H H W $            7+ (  / 2 ) 7 6  $ 7  1 , 3 2 0 2 67 5 ( ( 7     1 , 3 2 0 2  6 7   6 $ 1  / 8 , 6  2 % , 6 3 2 3( 5 6 3 ( & 7 , 9 (   $ 3( 5 6 3 ( & 7 , 9 (   $    ) 5 2 0  1 , 3 2 0 2  6 7 5 ( ( 7  / 2 2 . , 1 *  7 2 : $ 5 ' 6  & 5 ( ( .  Z  R  7 5( ( 6 ATTACHMENT 4 CHC1 - 45 75 ( (  2 8 7 / , 1 (   6 + 2 : 1  ) 2 5  & / $ 5 , 7 < 'D W H 6F D O H 6K H H W $            7+ (  / 2 ) 7 6  $ 7  1 , 3 2 0 2 67 5 ( ( 7     1 , 3 2 0 2  6 7   6 $ 1  / 8 , 6  2 % , 6 3 2 3( 5 6 3 ( & 7 , 9 (   $ 3( 5 6 3 ( & 7 , 9 (      ) 5 2 0  1 , 3 2 0 2  / 2 2 . , 1 *  7 2 : $ 5 ' 6  & , 2 3 , 1 2 7  Z  R  7 5 ( ( 6 ATTACHMENT 4 CHC1 - 46 $3 3 5 2 ; , 0 $ 7 (  2 8 7 / , 1 (  2 ) (; , 6 7 , 1 *  7 5 ( ( 6  , 1  5 , 3 $ 5 , $ 1  & 2 5 5 , ' 2 5 12 7 (  28 7 / , 1 (  2 )  ( ; , 6 7 , 1 *  7 5 ( ( 6  , 1  5 , 3 $ 5, $ 1  & 2 5 5 , ' 2 5  6 + 2 : 1  ) 2 5  & / $ 5 , 7 < 2 1 / <  'D W H 6F D O H 6K H H W $            7+ (  / 2 ) 7 6  $ 7  1 , 3 2 0 2 67 5 ( ( 7     1 , 3 2 0 2  6 7   6 $ 1  / 8 , 6  2 % , 6 3 2 3( 5 6 3 ( & 7 , 9 (   3( 5 6 3 ( & 7 , 9 (      / 2 2 . , 1 *  ) 5 2 0  7 + (  & 5 ( ( . ATTACHMENT 4 CHC1 - 47 'D W H 6F D O H 6K H H W $            7+ (  / 2 ) 7 6  $ 7  1 , 3 2 0 2 67 5 ( ( 7     1 , 3 2 0 2  6 7   6 $ 1  / 8 , 6  2 % , 6 3 2 3( 5 6 3 ( & 7 , 9 (   3( 5 6 3 ( & 7 , 9 (      / 2 2 . , 1 *  ) 5 2 0  7 + (  & 5 ( $ 0 ( 5 < ATTACHMENT 4 CHC1 - 48 ATTACHMENT 4 CHC1 - 49 Cultural Heritage Committee Minutes Monday, September 26, 2016 Regular Meeting CALL TO ORDER A Regular Meeting of the San Luis Obispo Cultural Heritage Committee was called to order on Monday, September 26, 2016 at 5:32 p.m. in the Council Chambers, located at 990 Palm Street, San Luis Obispo, California, by Chair Hill. ROLL CALL Present: Committee Members Sandy Baer, Craig Kincaid, Shannon Larrabee, James Papp, Leah Walthert, Vice -Chair Thom Brajkovich and Chair Jaime Hill Absent: None Staff: Community Development Director Michael Codron, Senior Planner Brian Leveille, Parks & Recreation Director Shelly Stanwyck, Planning Technician Kip Morais, Assistant Planner Walter Oetzell, Associate Planner Shawna Scott, Associate Planner Rachel Cohen, and Recording Secretary Brad T. Opstad PUBLIC COMMENTS ON NON -AGENDA ITEMS Shannon Larrabee, San Luis Obispo, spoke from the dais and provided an update on the Leadership SLO Water -Wise Demonstration Garden. CONSIDERATION OF MINUTES Minutes for Cultural Heritage Committee Regular Meeting of July 25, 2016: ACTION: UPON MOTION BY COMMITTEE MEMBER PAPP, SECONDED BY COMMITTEE MEMBER BAER, the CHC Minutes of July 25, 2016 were approved with the following amendments: 1.) Page 3, Finding #4, end punctuation change (from ; to .) 2.) Page 4, third paragraph to read: "... provided local examples of painted wall signs from the early 1900's..." 3.) Page 5, seventh paragraph to read: Union Hardware Building; Miner's minor sign exception on the following 7: 0: 0 vote AYES: Baer, Kincaid, Larrabee, Papp, Walthert, Vice -Chair Brajkovich, and Chair Hill NOES: None ABSENT: None ATTACHMENT 5 CHC1 - 50 the circular part of a dairy barn as a design motif that could be represented in other structures as a valuable reminder of architectural history. Chair Hill commented favorably on the organization of the structures on site and that any relocation will destroy the historical narrative. Committee Member Papp qualified that it would be difficult to arrive at a rating for each respective structure; supposed that the Committee's predominant interest in salvaging structures, to the extent that they can be, is the overriding message to be conveyed. Chair Hill indicated she based her own discussion points solely on information provided by the First Carbon Solution, none of which states anything about any of the structures being non- salvageable. ACTION: UPON MOTION BY COMMITTEE MEMBER PAPP, SECONDED BY COMMITTEE MEMBER BAER, the Cultural Heritage Committee provided feedback on the applicant's conceptual plan for the multiple structures comprising the Froom Ranch Historic Complex, including structure demolition, structure relocation, and adaptive reuse within a proposed proximate park; made Motion indicating CHC is in favor of the preservation of structures intact and in situ, in accordance with the California Environmental Quality Act and Secretary of Interior's Standards, and toward maintaining the historic narrative and meaning of the complex; on the following 6:1:0:0 vote: AYES: Baer, Larrabee, Papp, Walthert, Vice -Chair Brajkovich, and Chair Hill NOES: Kincaid ABSTAIN: None ABSENT: None 5. 1027 Nipomo Street. ARCH -3216-2016: Review of a new four-story mixed-use development proposed in the Downtown Historic District that includes 8,131 square -feet of commercial/retail space, 23 residential units and hotel use (7 rooms), with a categorical exemption from environmental review; C -D -H zone; Creekside Lofts, applicant. Planner Cohen provided the Staff Report on the new four-story mixed-use structure. In response to Committee Member Larrabee's inquiry, Director Codron mentioned that the project is subject to the City's inclusionary housing requirements such that it will be paying a fee as a percentage of the total project valuation. APPLICANT PRESENTATION Damien Mavis, Applicant representative, provided the historical and evolutionary context leading to the third iteration of the project. Chair Hill inquired about the trash enclosure and the building code allowance for the sign across property lines between the project and Ciopinot. Cultural Heritage Committee Minutes of September 26, 2016 Page 7 ATTACHMENT 5 CHC1 - 51 Vice -Chair Brajkovich inquired how the building's height qualified and met Design Guidelines in the low -scale neighborhood. PUBLIC COMMENT Mary Mitchell, Soda Water Works, San Luis Obispo; qualified that her building is zoned in a Community Commercial Historic District with a Planned Development overlay (CC -HPD) area and in full conformance of the Historic Preservation Guidelines; stated her opposition to the project as presented for a variety of reasons, including that the modern and monolithic building violates City guidelines relating to infill projects adjacent to properties on the Master List of Historic Buildings. Donna Duerk, San Luis Obispo, spoke in opposition to the project's massing; lamented how the project not stepping back its upper levels from the street infringes on her neighborhood's privacy. David Brodie, San Luis Obispo, opined that the project does not conform with either Downtown Guidelines or Historic Preservation Guidelines. Mary Neal, Sandy's Liquor, San Luis Obispo; voiced objection to the project due to parking issues. Nancy Hubbard, San Luis Obispo, spoke as member of development team and in favor of project; discussed how established zoning regulations are set by civic leaders and then stringently adhered to by developers in order to facilitate needs and requests for growth; discussed how the creek creates a natural setback buffer between uses. Thom Jess, Arris Studio Architects, San Luis Obispo; addressed an insulting comment provided by a member of the public. COMMITTEE DISCUSSION Committee Member Papp discussed the current state of various Downtown projects severely overshadowing the historic spatial nature of the Downtown Historic District and how to decide to respond to it accordingly. Committee Members Baer, Brajkovich, Larrabee, and Hill commented unfavorably on the project's scale, massing, and incompatibility with neighboring structures. ACTION: UPON MOTION BY CHAIR HILL, SECONDED BY COMMITTEE MEMBER KINCAID, the Cultural Heritage Committee continued the item to a date uncertain with direction to the Applicant to re-evaluate height, scale, massing and detailing for greater consistency with neighboring historic structures within the Downtown Historic District; on the following 7:0:0 roll call vote: AYES: Baer, Kincaid, Larrabee, Papp, Walthert, Vice -Chair Brajkovich, and Chair Hill NOES: None ABSENT: None Cultural Heritage Committee Minutes of September 26, 2016 Page 8 ATTACHMENT 5 CHC1 - 52 Meeting Date: August 14, 2017 Item Number: 2 CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: Review of proposed rehabilitation and additions to a Contributing historic property, including removal of existing additions, demolition of a detached garage, and new proposed additions and exterior modifications associated with rehabilitation plans. ADDRESS: 1171 Pismo St. BY: Walter Oetzell, Assistant Planner FILE #: ARCH-0817-2017 Phone: 781-7593 E-mail: woetzell@slocity.org FROM: Brian Leveille, Senior Planner 1.0 RECOMMENDATION: Recommend that the Community Development Director adopt the draft resolution finding the project consistent with the Historic Preservation Program Guidelines and Secretary of Interior Standards for the Treatment of Historic Properties. SITE DATA Applicant Gene & Sally Kruger Representative Greg Wynn Submittal Date 6/26/2017 Complete Date 7/26/2017 General Plan Medium Density Residential Zoning Med. Density Residential with Historic Overlay (R-2-H) Site Area 7,025 square feet Historic Status Contributing List Resource Old Town Historic District Environmental Status Categorically Exempt (CEQA Guidelines §15301: Existing Facilities) 2.0 SUMMARY The applicant is proposing exterior modifications and additions to a single-family dwelling on the Contributing list of historic resources within the Old Town Historic District. The proposal includes small additions setback from the front elevation along the east and west elevations of the footprint of the historic home and an addition is proposed following removal of previous non-historic additions at the rear of the building. CHC2 - 1 ARCH-0817-2017 (1171 Pismo) Page 2 3.0 COMMITTEE’S PURVIEW The Committee’s role is to review the proposed modifications and provide a recommendation to the Community Development Director on the consistency of the project with Historic Preservation Program Guidelines and Secretary of Interior Standards for the Treatment of Historic Properties. 4.0 DISCUSSION 4.1 Site and Setting The site is a 7,025 square-foot residential parcel on the south side of Pismo Street, about 125 feet west of Toro Street within the Old Town Historic District. It is developed1 with a modest single-family dwelling, estimated to have been built between 1910 and 1920 and a small cottage dwelling at the rear of the lot, built in 1926. A garage, a 1957 replacement of the original garage, is situated at the back of the property, accessed from an alley between Pismo and Buchon Streets. The neighborhood is characterized by many examples of early 20th Century residential development. All of the properties in the 1100 block of Pismo Street are on the City’s Inventory of Historic Resources (16 are Contributing List Resources and 2 are Master List Resources). The primary dwelling on the property is described in City Records as a “Neoclassical Rowhouse,” a style described as having fewer decorative features that other styles of the period (see Attachment 6). Among its character-defining features2 are:  a rectangular form topped by a four-sided hip roof;  soffit, frieze board, and attic dormer;  a small front porch with turned wood support columns;  double hung windows with diamond-pattern muntins in the upper sash (front façade)  a diamond-shaped window (front façade) 4.2 Project Description The proposed project involves several elements:3  Demolition of (non-original) 1926 addition to rear of house (-436 sf.)  Construction of a new addition at the rear of the house (+956 sf.)  Creation of “pop-outs:” additions extending from east and west building walls (+335 sf.)  Demolition of 1957 (detached) garage and replacement with a new garage 1 For details of property background, see Applicant Letters and Background Research (Attachment 3) 2 These features are more fully described, with photographs provided, in Attachments 3 and 4 3 See Sheets A1-1 and A1-2 of Project Plans (Attachment 5) Figure 1: 1171 Pismo CHC2 - 2 ARCH-0817-2017 (1171 Pismo) Page 3 5.0 EVALUATION Evaluation of this project is focused on determining whether the project is consistent with the City’s Historic Preservation Ordinance, and whether the proposed work will be carried out consistent with the City’s Historic Preservation Program Guidelines for changes to historic resources (§ 3.4) and with the standards and guidelines for rehabilitating historic buildings provided in The Secretary of the Interior’s Standards for the Treatment of Historic Properties (SOI Standards). 5.1 Historic Preservation Program Guidelines When alterations to a historically-listed building are proposed, the City’s Historic Preservation Program Guidelines (HPPG) call for retention and preservation of its character, character-defining features, and most of the building’s structure: Alterations of historically-listed buildings shall retain at least 75% of the original building framework, roof, and exterior bearing walls and cladding, in total, and reuse original materials as feasible. (§ 3.4.2) Alterations of historically-listed buildings shall retain character defining features. New features on primary and secondary building facades, or features visible from a public area, should be completed in a manner that preserves the original architectural character, form, scale, and appearance of the building. (§ 3.4.3) Exterior changes to historically-listed buildings or resources should not introduce new or conflicting architectural elements and should be architecturally compatible with the original and/or prevailing architectural character of the building, its setting and architectural context. (§ 3.4.4) Similarly, additions to such buildings are to respect its architectural character: Additions to listed historic structures should maintain the structure’s original architectural integrity and closely match the building’s original architecture […] CHC2 - 3 ARCH-0817-2017 (1171 Pismo) Page 4 in terms of scale, form, massing, rhythm, fenestration, materials, color and architectural details. (§ 3.4.1(d)) Staff Analysis: The new addition will result in the alteration or removal of portions of walls along three building elevations and removal of a portion of the rear of the roof surface to accommodate the building “pop-outs” and the new rear addition. Retention of structure and features: According to the plans prepared by the applicant, the proposed project can be completed in a manner that retains at least 75% of the original framework, roof, and exterior walls and cladding. The applicant proposes to keep the original materials, where feasible.4 A condition of approval (Condition 1) requires that plans for permits to complete the project include drawings and calculations that clearly describe and depict the amount of retention, and demonstrate consistency with HPPG § 3.4.2. All of the building elements identified as character-defining features are retained, apart from new windows to be installed in the “kitchen pop-out” along the west elevation. The front façade with the distinctive windows and porch, is unaffected. The “pop-outs” are below the roofline, preserving the distinctive roof form, soffit, and frieze band. The new addition is attached to the rear of the building, leaving the roof hips and attic dormer unaffected. Conditions 2 and 3 are provided to emphasize the retention of character-defining features with this project. Compatibility: The “pop-outs” project a modest distance from the existing wall planes; an additional 18 inches from the west elevation, and 3 feet from the east elevation, in keeping with the scale of the house and preserving its basic rectangular form. These features are considered architecturally compatible with the Neo-Classical Cottage style of the house, as houses of this style may have modest projections from wall planes to provide for additional window area or floor space, as seen with several similar examples in the area around the site (see Figure 2). The replacement addition at the rear of the house exhibits a rectangular form and massing similar to that of the original house, and continues the hip roof form of the house. Plans indicate that the 4 see second paragraph of Applicant Letter dated July 20, 2017 (Attachment 3) Figure 2: Examples of wall projections in vicinity CHC2 - 4 ARCH-0817-2017 (1171 Pismo) Page 5 addition is provided with double-hung windows that carry on the fenestration pattern established by the existing house. Window materials, however, are not clearly identified, and neither are the siding and roofing material. Thus a condition of approval (Condition 4) is suggested, to ensure that siding and windows selected for the addition are compatible in material, dimension, and appearance with that of the original building. New Entry: The Committee should also consider whether the extent of decking and railing provided at the new entry on the west elevation, between the house and the addition, introduces an element that conflicts with the existing character-defining porch of the home. As depicted in plans, this may be perceived as an additional “porch area” that detracts attention from the original porch, diluting the influence of the original porch in conveying the home’s distinctive character. To minimize this conflict, a condition of approval (Condition 5) is suggested, requiring that this new entry be redesigned in a manner that makes it visually recessive and subordinate to the front porch, as seen from the street and sidewalk along the west elevation. As described in the Background Research (Page 5, Attachment 3), and listed in the Project Description above, a small addition was added to the house in 1926. This addition has a flat roof lacking the distinctive frieze board and soffit of the original house, and is sheathed in siding of a different dimension than the house. It generally lacks character-defining details of its own, and is not integrated with the main house. Similarly, the garage at the rear of the property is a yet later addition, from the 1950’s, lacking any particular character-defining features. Neither structure has acquired any architectural or historical significance of its own, and their demolition and removal has no detrimental effect on the ability of the original residence to convey its historical significance. Secretary of Interior’s Standards The Secretary of the Interior’s Standards for the Treatment of Historic Properties (SOI Standards) are used to provide guidance for rehabilitation of historic buildings. Rehabilitation is a treatment described in the SOI Standards that acknowledges that “some alterations to a historic building are generally needed to assure its continued use […].” In this case, the applicant wishes to incorporate “pop-outs” into the east and west elevations of the home, and replace the existing rear addition, in order to provide additional useable floor area, in a more functional arrangement. Of particular relevance to this project are the following Standards for Rehabilitation: Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. (Standard 5) New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. (Standard 9) Staff Analysis. As discussed above, all character-defining features, except two windows from the east elevation, will be preserved and retained, where feasible, consistent with Standard 5. The new addition is to be built at the rear of the original building, largely retaining its hip roof form, and CHC2 - 5 ARCH-0817-2017 (1171 Pismo) Page 6 continuing the roofline along the length of the addition. The size and positioning of the addition, with lower roof height than the house and inset at its corners, differentiates its form from that of the original building. As conditioned (see Condition 4), the new addition would be constructed of siding, roofing, and window materials that would be compatible with those of the existing house, but would not otherwise attempt to match or mimic its characteristic elements. ENVIRONMENTAL REVIEW This project is exempt from the provisions of the California Environmental Quality Act (CEQA). It consists of the minor alteration of an existing structure, with addition of less than 10,000 square feet of floor area, as described in CEQA Guidelines § 15301 (e) (2) (Existing Facilities). Public services and facilities are available, and the project is not located within an environmentally sensitive area. The project will not cause a substantial adverse change in the significance of a historical resource since character defining features are retained and the project is consistent with Secretary of Interior Standards and the Historic Preservation Program Guidelines. ALTERNATIVES 1. Continue consideration of the project with direction to the applicant and staff on pertinent issues. 2. Recommend that the Community Development Director deny the application, pursuant to findings of inconsistency with the City’s Historic Preservation Ordinance. ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Applicant Letters and Background Research 4. Defining Features 5. Project Plans 6. Neo-Classic Rowhouse Style (excerpted from Historic Context Statement, Historic Preservation Program Guidelines) CHC2 - 6 CULTURAL HERITAGE COMMITTEE RESOLUTION NO. XXXX-17 A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE FINDING PROPOSED MODIFICATIONS AND ADDITIONS TO A CONTRIBUTING HISTORIC PROPERTY, CONSISTENT WITH THE CITY’S HISTORIC PRESERVATION ORDINANCE AND WITH THE SECRETARY OF THE INTERIOR STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES (ARCH-0817-2017) WHEREAS, the applicant, Greg Wynn, filed an application on June 26, 2017, for review of proposed modifications adding 335 sq. ft. to the existing residence at 1171 Pismo Street, and a proposed 956 sq. ft. addition to the rear of the residence, a Contributing List Historic Residence; 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 August 14, 2017, for the purpose of reviewing the proposed modifications and addition to the residence at 1171 Pismo Street; and, WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and, WHEREAS, the Cultural Heritage Committee has duly considered all evidence, including the testimony of the applicants, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Cultural Heritage Committee of the City of San Luis Obispo as follows: Section 1. Findings. Based upon all the evidence, the Cultural Heritage Committee makes the following findings: 1. The project is consistent with the Historic Preservation Program Guidelines, and in particular § 3.4 regarding changes to historic resources. The project involves the alteration of less than 25% of the original structure (§ 3.4.2) and preserves the architectural character, form, and appearance of the building (§ 3.4.3). The proposed addition, using wood siding and trim (or a compatible substitute material), and similar window pattern, and asphalt composition shingle roofing material, is architecturally compatible with the character of the house (§ 3.4.4). 2. The project is consistent with the Secretary of Interior’s Standards for the Treatment of Historic Properties. The property continues to be used for its historical use, and its historic character is preserved. Distinctive materials, features, and finishes defining the property’s historical character will be retained and preserved, as recommended by ATTACHMENT 1 CHC2 - 7 Resolution No. XXXX-17 ARCH-0817-2017 (1171 Pismo) Page 2 Standard #9 for rehabilitation of historic properties, including: its rectangular form; four-sided hip roof; soffit, frieze board, and attic dormer; wood siding; front porch with turned wood support columns; double-hung windows with diamond-pattern muntins in the upper sash; and diamond-shaped window in the front façade. The proposed “pop- out” modifications and new addition are both situated below the existing roof line, preserving the roof form of the existing building. 3. The project conforms to the goals and policies of the General Plan’s Conservation and Open Space Policies, and in particular Policies 3.3.1 and 3.3.4, regarding the preservation of historical and architectural resources. The modifications and new addition are sensitively designed in a manner consistent with the original building’s architectural style and historic character, using wood siding and trim, similar window patterning, and preserving the existing roofline. The design of the addition protects the historical character of the property, and follows the Secretary of the Interior’s Standards for the Treatment of Historic Properties. 4. The existing 1926 addition to the dwelling is not part of the original construction of the home, does not date from the building’s period of construction, does not contain features that contribute to its historic character, and has not acquired historic significance in its own right. Section 2. Environmental Review. This project is exempt from the provisions of the California Environmental Quality Act (CEQA) as described in CEQA Guidelines §15301 (Existing Facilities). It involves minor alteration of an existing structure and will not cause a substantial adverse change in the significance of a historical resource. Section 3. Action. The Cultural Heritage Committee does hereby recommend that the Community Development Director find the project consistent with the City’s Historic Preservation Ordinance and with the Secretary of the Interior’s Standards for the Treatment of Historic Properties, subject to the following conditions: 1. Preservation of resource. Plans submitted for permits to complete this project shall clearly depict and describe the amount of framework, roof, and exterior walls and cladding of the original building that is retained. Plans shall demonstrate that at least 75% of these elements are retained, consistent with § 3.4.2. of the City's Historic Preservation Program Guidelines. 2. Retention of features. Features identified in supporting documentation included with this application as being important in defining the overall historic character of the building (“character-defining features”), including the original siding, shall be retained and preserved in a manner consistent with the Secretary of Interior's Standards for the Rehabilitation of Historic Properties (SOI Standards). Consistent with these standards, any such feature that is too deteriorated to repair shall be replaced in kind or, where appropriate, with compatible substitute material. Any such replacement shall be justified with documentation demonstrating that ATTACHMENT 1 CHC2 - 8 Resolution No. XXXX-17 ARCH-0817-2017 (1171 Pismo) Page 3 retention of the feature, or use the same kind of material, is not technically or economically feasible, and that replacement is consistent with SOI Standards, to the satisfaction of the Community Development Director. 3. Retention of windows. The original windows shall be retained and preserved in a manner consistent with the Secretary of Interior's Standards for the Rehabilitation of Historic Properties (SOI Standards) and re-used where feasible, except for the two windows displaced by the "kitchen pop-out" along the west elevation. Consistent with these standards, windows that are too deteriorated to repair shall be replaced in kind using the same sash and pane configuration and other design details, using the same kind of material, or, where appropriate, a compatible substitute material. Any such replacement shall be justified with do cumentation demonstrating that retention of the window, or use the same kind of material, is not technically or economically feasible, and that replacement is consistent with SOI Standards, to the satisfaction of the Community Development Director. 4. Colors and materials. Plan submitted for permits to complete this project shall clearly depict and describe the materials and color of siding, roofing, and windows used for the new addition. These materials shall be carefully selected to be compatible with those of the existing residence. Dimensions of siding, and of windows, including window frames and mullions, lintels, sills, surrounds, recesses, trim, and other related window features, shall be clearly indicated. Compatibility of these materials and features with the dimension and appearance of the siding and windows of the existing building shall be clearly demonstrated, to the satisfaction of the Community Development Director. 5. Relation of new elements to existing porch. The design of the decking and railing leading to the entry on the west elevation of the new addition, as depicted on plans submitted with this application, shall be modified so that any porch or deck feature along this side of the property is visually recessive and subordinate to the character- defining front porch, as seen from the street and sidewalk. On motion by Committee Member ___________ , seconded by Committee Member ________ , and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: ATTACHMENT 1 CHC2 - 9 Resolution No. XXXX-17 ARCH-0817-2017 (1171 Pismo) Page 4 The foregoing resolution was passed and adopted this 14th day of August, 2017. ________________________ Brian Leveille, Secretary Cultural Heritage Committee ATTACHMENT 1 CHC2 - 10 O R-2 C-C R-2-H R-2-H R-2-H R-2 O-S R-2-H R-3R-2 R-2 T O R O PISMO BUCH O N VICINITY MAP ARCH-0817-20171171 Pismo ¯ ATTACHMENT 2 CHC2 - 11 ATTACHMENT 3 CHC2 - 12 ATTACHMENT 3 CHC2 - 13 ATTACHMENT 3 CHC2 - 14 ATTACHMENT 3 CHC2 - 15 ATTACHMENT 3 CHC2 - 16 ATTACHMENT 4 CHC2 - 17 ATTACHMENT 4 CHC2 - 18 ATTACHMENT 4 CHC2 - 19 ATTACHMENT 4 CHC2 - 20 ATTACHMENT 4 CHC2 - 21 A T T A C H M E N T 5 C H C 2 - 2 2 A T T A C H M E N T 5 C H C 2 - 2 3 A T T A C H M E N T 5 C H C 2 - 2 4 A T T A C H M E N T 5 C H C 2 - 2 5 A T T A C H M E N T 5 C H C 2 - 2 6 City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 138 NEO-CLASSICAL COTTAGE The term “Neo-Classical Cottage” is used to describe simple house forms or cottages with fewer decorative features than other styles from the period. While vernacular residences may display certain characteristics of recognizable styles, decorative detailing is typically confined to the porch or cornice line. Character-defining features include:  Symmetrical façade  Simple square or rectangular form  Gabled or hipped roof with boxed or open eaves  Wood exterior cladding  Simple window and door surrounds  Details may include cornice line brackets  Porch support with turned spindles or square posts 1203 Pismo Street, c.1900. Source: Historic Resources Group. 1211 Pismo Street, 1908.Source: Historic Resources Group. ATTACHMENT 6 CHC2 - 27 23 Colonial Revival/Neoclassical The Colonial Revival style refers to a revival style popular in the early twentieth century that was inspired by the early houses of the Atlantic seaboard. Compared to the highly detailed ornamental elements and asymmetry that defined the Victorian styles, Colonial Revival buildings are symmetrical and relatively austere. Colonial Revival buildings are based on Georgian, Federal, and Dutch Colonial styles and are often fused with Neoclassical decorative elements such as classical porch columns. Closely related to the Colonial Revival style, the Neoclassical style was a popular style in San Luis Obispo from 1900 to the 1920s. Neoclassical style encompasses both the Classic Box and the Neoclassic Rowhouse. “Rowhouse” as used here refers to detached houses often seen in a row. Characteristic features include: -hipped or gambrel roof - raised wood porch with free-standing columns -symmetrical -dormer windows Examples of this style include: 1059 Leff Street, The Bradbury Sanitarium, 743 Leff, The Bullard House, 1624 Morro Street. ATTACHMENT 6 CHC2 - 28 32 Eastern Shingle Cottage Examples: Examples: Examples: Classic Box Neo-Classic Rowhouse ATTACHMENT 6 CHC2 - 29