HomeMy WebLinkAboutItem 4 ARCH-1236-2017 (679 Monterey)
Meeting Date: May 21, 2018
Item Number: 4
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Review of a new two-story dwelling at the rear of the subject property; a deck
addition to the existing primary structure (a residence converted to offices); and re-
siding of a small garage, on property that is a Contributing List Historic Resource
in the Downtown Historic District.
ADDRESS: 679 Monterey St BY: Walter Oetzell, Assistant Planner
FILE #: ARCH-1236-2017 Phone: 781-7593
E-mail: woetzell@slocity.org
FROM: Brian Leveille, Senior Planner
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1), recommending that the
Community Development Director grant architectural review approval of the project, based on
findings of consistency with historical preservation policies and guidelines.
SITE DATA
Applicant Bill Walter
Representative Thom Brajkovich
Complete Date March 15, 2018
General Plan General Retail
Zoning Downtown-Commercial,
Special Considerations,
Historic Preservation Overlay
(C-D-S-H)
Site Area 6,195 square feet
Historic Status Contributing List Resource
Downtown Historic District
Environmental
Status
Categorically Exempt
(CEQA Guidelines §15303:
New Construction of Small
Structures)
SUMMARY
The applicant has submitted an application to build a new two-story, one-bedroom dwelling behind
the Contributing List historic Bello House (the primary structure). The applicant is also proposing
a deck addition to the rear of the Bello House and minor alterations to an existing detached garage.
1.0 COMMITTEE’S PURVIEW
The Committee’s role is to provide a recommendation to the Community Development Director
CHC4 - 1
Packet Page 32
ARCH-1236-2017 (679 Monterey)
Page 2
regarding the project’s conformance with historic preservation standards and guidelines.1
DISCUSSION
Site and Setting
The site is located on the south side of Monterey Street, about 95 feet west of Broad Street in a
Downtown-Commercial (C-D) Zone, and within the Downtown Historic District. It is developed
with a two-story residential building, built in 1917.2 The area is characterized by a mix of land
uses, including: single-family residences, parking lots, and a 30-unit mixed-use project under
construction (Monterey Place) adjacent to the site.
Table 1: Site Information
Site Dimensions Area: 7,250 square feet;
Width: ±80 feet; Depth: ±77 feet
Topography Slope: Gentle Slope (±7%) from street down toward rear of lot
Present Use &
Development
Single-family dwelling (2-BR)
Access From Monterey Street
Surrounding Use /
Zoning
Single- and multi-family dwellings; Medium-High Density Residential and
Historical Preservation Zone (R-2)
Small retail commercial structures; Retail-Commercial and Historical
Preservation Zone (C-R-S-H)
The primary structure is described as a
California Craftsman Bungalow having a front
facing gable with extending eaves and exposed
rafters.3 It is sheathed in horizontal wood
siding, with wood trim, including large roof
support brackets. The façade includes a
covered porch with square posts. The property
has been a Contributing Resource since
completion of the City’s first Historical
Resources Survey in 1983.4
Project Description
The project is comprised of the construction of
a new detached 2-story structure at the rear of
the property, accommodating a new 1-bedroom (905 sq. ft. floor area) dwelling; addition of a deck
to the primary structure (a Contributing List Historic Resource); and minor modifications (door
and gable siding replacement) to the façade of the small detached garage in the front of the
property. The new building (see Figure 2 – South Elevation) is sided in horizontal cement fiber
1 Historic Preservation Ordinance § 14.01.030(B)(4) and (B)(5))
2 County of San Luis Obispo Property Information, http://assessor.slocounty.ca.gov/assessor/pisa/.
3 Historic Property Information File (“Yellow File”); Community Development Department
4 City Council Resolution No. 5197, adopted August 16, 1983
Figure 1: Façade of Bello House
CHC4 - 2
Packet Page 33
ARCH-1236-2017 (679 Monterey)
Page 3
siding that simulates the appearance of wood, with wood trim, fascia, and roof brackets. The new
deck is to extend around the southwest corner of the primary structure, extending 7 ½ to 8 ½ feet
from the building.
EVALUATION
The project is located in the Downtown Historic District with existing and planned residential
development of varied architectural styles representing several different periods in the City’s
development. Common site features and architectural characteristics or residential development in
the district are summarized in Table 2 below.5
Projects involving new construction in the district must be consistent with the Secretary of the
Interior’s Standards for the Treatment of Historic Properties6 and the City’s Historic Preservation
Program Guidelines.7 This evaluation considers those Standards and Guidelines that are relevant
to the project.
Table 2: Residential development in the Downtown Historic District
(City of San Luis Obispo Historic Preservation Program Guidelines)
Site Features and Characteristics Predominant Architectural Features
A. Street yard setbacks of 20 feet or
more…
B. Coach barn (garage) recessed into rear
yard
C. Front entries oriented toward the
street with prominent porch and steps
D. Front facades oriented toward the
street
A. One and rarely two-story buildings
B. Gable and hip roof types predominate
C. Traditional fenestration, such as double-hung, wood sash
windows, ornamental front doors, wood screen doors
D. Painted wood or smooth stucco siding
5 Historic Preservation Program Guidelines § 5.2.2
6 U.S. Department of the Interior, National Park Service, Secretary of the Interior’s Standards for the Treatment of
Historic Properties (Washington DC, 1995).
7 Historic Preservation Program Guidelines § 3.4.1 (f)
Figure 2: Proposed new dwelling, building elevations; front (left), east side (right)
CHC4 - 3
Packet Page 34
ARCH-1236-2017 (679 Monterey)
Page 4
Secretary of Interior’s Standards
The Secretary of the Interior’s Standards for the Treatment of Historic Properties (SOI Standards)
are used to provide guidance for rehabilitation of historic buildings. Rehabilitation is a treatment
described in the SOI Standards that acknowledges that “some alterations to a historic building are
generally needed to assure its continued use […].” In this case, the applicant wishes to add a
building with a new dwelling in order to further develop the property within its maximum
permitted density, add a deck as an amenity to the main historic structure, and to refresh the
appearance of the small detached garage on the property. Several SOI Standards for Rehabilitation
are relevant to this project:8
Distinctive materials, features, finishes, and construction techniques or examples
of craftsmanship that characterize a property will be preserved. (Standard 5)
New additions, exterior alterations, or related new construction will not destroy
historic materials, features, and spatial relationships that characterize the
property. The new work will be differentiated from the old and will be compatible
with the historic materials, features, size, scale and proportion, and massing to
protect the integrity of the property and its environment. (Standard 9)
Specific guidelines are provided in the form of recommendations to follow in the rehabilitation of
historic buildings to achieve consistency with these Standards, along with actions that are not
recommended:
Recommended: Designing new exterior additions to historic buildings or adjacent
new construction which is compatible with the historic character of the site and
which preserves the historic relationship between the building or buildings and
the landscape. Not Recommended: Introducing new construction onto the
building site which is visually incompatible in terms of size, scale, design,
materials, color, and texture. (pg. 105)
Recommended: Identifying, retaining, and preserving building and landscape
features which are important in defining the historic character of the setting. Not
recommended: Removing or radically changing those features of the setting
which are important in defining the historic character. (pg. 106)
Historic Preservation Program Guidelines
The City’s Historic Preservation Program Guidelines provide guidance for new structures in
Historic Districts:
New structures in historic districts shall be designed to be architecturally
compatible with the prevailing historic character of the historic district “as
measured by their consistency with the scale, massing, rhythm, signature
architectural elements, exterior materials, siting and street yard setbacks of the
district’s historic structures (§ 3.2.1)
8 SOI Standards, pp. 62-66.
CHC4 - 4
Packet Page 35
ARCH-1236-2017 (679 Monterey)
Page 5
New development should not sharply contrast with, significantly block public
views of, or visually detract from, the historic architectural character of
historically designated structures… § 3.2.2
Staff Analysis
As discussed below, the new building is designed in a style that is compatible with that of the
existing house and those in the vicinity. It is sited and scaled in a manner that complies with the
City’s development standards and is not visually incompatible with its surroundings or the
character of the primary residence and nearby historic buildings. The character of the streetscape
is preserved, as the new building is set back more than 40 feet from the street and exhibits an
architectural style similar to the primary residence, using compatible materials.
This new building is sited behind the primary structure, at the rear of the lot. Its height is in keeping
with the prevailing height of structures in the vicinity, and with structures included with the
approved “Monterey Place” project under construction on adjacent property at 667 Monterey
Street. The scale and proportions of the new dwelling will not overwhelm or detract from the
historic significance of the primary structure or surrounding development in the Downtown
Historic District.
Architectural elements. The new building incorporates many of the basic architectural elements of
the primary structure, including a rectangular building form and gable roofs, traditional pattern of
grouped rectangular window, horizontal fiber-cement board siding (with the appearance of wood)
and wood trim, and architectural details such as roof brackets. These elements tie the new building
to the Craftsman Bungalow style of the primary structure. Decorative elements echo those of the
primary residence without attempting to rival them.
This attention to form and detailing results in architectural compatibility with the historic structure
on the property, and residential structures in the vicinity, without attempting to create a false
historical appearance, consistent with the direction of the Historic Preservation Program
Guidelines (§ 3.2.1) and Secretary of the Interior’s Standards (Standard 9).
Deck and garage. The new deck is of a conventional design, with horizontal slats serving as
guardrails. These continue the horizontal lines of the building’s porch railings but do not attempt
to mimic their appearance. The deck is placed around two secondary elevations of the building,
and do not obscure or affect any of the building’s character-defining features.
Proposed modifications to the small detached garage at the front of the property are limited to
replacement of the garage doors with wood doors of a compatible style, and replacement
deteriorated siding within the front gable with matching siding. These minor details will not
significantly alter the appearance of this accessory structure or affect the historic character of the
property.
Archaeological resources. Due to its location near San Luis Obispo Creek and within the
Downtown Historic District, the site is considered to be a Sensitive Site, as described in § 1.30 of
the City’s Archaeological Resource Preservation Program Guidelines. Archaeological evaluation
is required, and the applicant is preparing an Archaeological Resource Inventory (ARI).
CHC4 - 5
Packet Page 36
ARCH-1236-2017 (679 Monterey)
Page 6
Condition #3 of the draft resolution (Attachment 1) also requires an archaeological monitoring
plan for the project, as provided in § § 4.50 and 4.60 of the Guidelines.
CONCLUSION
The project is designed in a style that is compatible with the historic character of the Craftsman
Bungalow house on the site, and of historic buildings in the vicinity, and uses materials and
architectural elements appropriate to the Downtown Historic District. It is sited and scaled in a
manner that is consistent with the pattern of development in the vicinity and is not visually
incompatible with the historic character of the primary residence or Downtown Historic District.
ENVIRONMENTAL REVIEW
This project is exempt from the provisions of the California Environmental Quality Act (CEQA).
It consists of the construction of one new dwelling in an urbanized area, as described in CEQA
Guidelines § 15303 (New Construction of Small Structures), and minor repair and alteration of
existing structures, as described in CEQA Guidelines § 15301 (Existing Facilities).
ALTERNATIVES
1. Continue consideration of the project with direction to the applicant and staff on pertinent
issues.
2. Recommend denial of the project based on findings of inconsistency with the General Plan or
Historic Preservation Ordinance.
ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Project Plans (Reduced Size)
CHC4 - 6
Packet Page 37
CULTURAL HERITAGE COMMITTEE
RESOLUTION NO. XXXX-18
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE
RECOMMENDING TO THE COMMUNITY DEVELOPMENT DIRECTOR
APPROVAL OF A NEW DWELLING IN A NEW TWO-STORY BUILDING, A DECK
ADDITION TO THE PRIMARY STRUCTURE, AND RENOVATION OF A PORTION
OF A DETACHED ACCESSORY STRUCTURE (GARAGE) ON PROPERTY THAT IS
A CONTRIBUTING LIST HISTORIC RESOURCE IN THE DOWNTOWN HISTORIC
DISTRICT, LOCATED AT 679 MONTEREY STREET (ARCH-1236-2017)
WHEREAS, the applicant, Bill Walter, filed an application on November 11, 2017, for
review of a new dwelling in a new two-story building at the rear of the lot at 679 Monterey Street,
addition of a deck to the primary structure on the property, and minor modifications to a small
detached accessory structure (garage); and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a
public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on May 21, 2018, for the purpose of reviewing the proposed new dwelling and minor
modifications; 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 for
architecturally compatible development on historic properties and in historic
districts (HPPG 3.2.1 & 3.2.2). The project is architecturally compatible with the
historic character of the Downtown Historic District, does not sharply contrast with,
block public views of, or visually detract from the historic architectural character
of historically designated structures, and retains and preserves character -defining
features of historically listed buildings.
2. The project is consistent with the Secretary of Interior’s Guidelines for the
Treatment of Historic Properties, in particular Standards 5 and 9 for Rehabilitation.
The property continues to be used for its historical use, and the project retains and
preserves the distinctive materials, features, and finishes that define the property’s
ATTACHMENT 1
CHC4 - 7
Packet Page 38
Resolution No. XXXX-18
ARCH-1236-2017 (679 Monterey)
Page 2
historical character. No character-defining features are destroyed or obscured, the
new work is differentiated from the old, and is compatible with the historic
materials, size, scale, proportion, and massing of the primary structure on the
property.
3. The project is consistent with goals and policies of the General Plan’s Conservation
and Open Space Policies, particularly Policy 3.3.4 (Changes to historic buildings).
The new structure is designed in a manner that protects the historical character of
the property and the neighborhood. It is constructed using fiber-cement board that
is compatible in appearance and texture with the wood siding of the historic primary
structure, and employs window patterns and detailing that echo, but do not attempt
to mimic or rival those of the primary structure. The materials used for the deck
addition and garage façade renovation are consistent with the wood material of the
primary structure.
Section 2. Environmental Review. This project is Categorically Exempt from the
California Environmental Quality Act (CEQA). It consists of the construction of one new dwelling
in an urbanized area, as described in CEQA Guidelines § 15303 (New Construction of Small
Structures), and minor repair and alteration of existing structures, as described in CEQA
Guidelines § 15301 (Existing Facilities).
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, subject to the following conditions:
1. Conformance to approved plans. Final project design and construction drawings
submitted for building permits shall be in substantial compliance with the plans
approved by this application, and with all conditions of approval. A separate full-
size sheet shall be included in plans submitted for permits, listing all conditions of
project approval. Reference shall be made in the margin of the listed conditions as
to where in plans requirements are addressed. Any change to approved design,
colors, materials, landscaping or other conditions of approval must be reviewed and
approved by the Community Development Director.
2. Colors and materials. Plan submitted for permits to complete this project shall
clearly depict and describe all materials and colors, including siding, roofing,
windows, and decorative trim, and the dimensions of windows, including window
frames and mullions, lintels, sills, surrounds, recesses, trim, and other related
window features, shall be clearly indicated, to the satisfaction of the Community
Development Director.
3. Archaeological monitoring. The applicant shall provide an archeological
monitoring plan prepared by a City-qualified Registered Professional Archeologist
to be implemented during construction. Consistent with Section 4.60 of the
Archaeological Resource Preservation Program Guidelines, the plan shall include
ATTACHMENT 1
CHC4 - 8
Packet Page 39
Resolution No. XXXX-18
ARCH-1236-2017 (679 Monterey)
Page 3
a site-specific historic context based on sufficient archival background research to
predict the nature and location of archaeological deposits on the property. It shall
specify methods and procedures for identifying those deposits during construction;
standards for assessing the significance and integrity of any deposits so identified;
and methods and procedures for mitigating impacts on significant deposits. The
plan also shall identify the qualified professional who will conduct the monitoring
and circumstances where a Native American tribal representative or qualified site
monitor may be required. The plan shall be submitted as a part of the building
permit application.
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 21st day of May, 2018.
________________________
Brian Leveille, Secretary
Cultural Heritage Committee
ATTACHMENT 1
CHC4 - 9
Packet Page 40
R-2 R-2
R-2
R-2
PF
R-2
C-N
C-N
R-2
C-N
C-N
C-N
C-N
R-2
C-N
R-2
C-N
C-N
R-2
HIGH
B
R
O
A
D CHORROUPHAMSTORYSANDERCOCK
VICINITY MAP ARCH-1236-2017679 Monterey ¯
ATTACHMENT 2
CHC4 - 10
Packet Page 41
ATTACHMENT 3CHC4 - 11Packet Page 42
ATTACHMENT 3CHC4 - 12Packet Page 43
ATTACHMENT 3CHC4 - 13Packet Page 44
ATTACHMENT 3CHC4 - 14Packet Page 45
ATTACHMENT 3CHC4 - 15Packet Page 46
ATTACHMENT 3CHC4 - 16Packet Page 47
ATTACHMENT 3CHC4 - 17Packet Page 48
ATTACHMENT 3CHC4 - 18Packet Page 49
ATTACHMENT 3CHC4 - 19Packet Page 50
ATTACHMENT 3CHC4 - 20Packet Page 51
ATTACHMENT 3CHC4 - 21Packet Page 52