HomeMy WebLinkAboutItem 3 - ARCH-1885-2018 (857 Monterey)
CULTURAL HERITAGE COMMITTEE REPORT
FROM: Brian Leveille, Senior Planner BY: Walter Oetzell, Assistant Planner
PROJECT ADDRESS: 857 Monterey St. FILE NUMBER: ARCH-1885-2018
APPLICANT: Danny Freitas; represented by Joel Snyder, Ten Over Studio
For more information contact Walter Oetzell, Assistant Planner: 781-7593 (woetzell@slocity.org)
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project is the remodeling of the
façade of the commercial building at 857
Monterey Street, on the south side of Monterey
Street, about 100 feet east of Chorro. The
proeprty is a listed historical resource
(Contributing List Property) within the
Downtown Historic District.
Zoning and Surrounding Uses: The property is
located within the Downtown Commercial Zone
(C-D) and within an Historical Preservation (H)
Overlay Zone. The surrounding area is dominated
by retail commercial uses, including clothing and
recreational apparel stores, restaurants, a
kitchen store, and an arts supply store. Most of
these businesses are located within buildings
having significant historical significance and architectural character, with four Master List
Properties and six Contributing List Properties on this block of Monterey Street.
2.0 EXISTING CONDITIONS
City records1 describe the existing building as the “C.H. Reed & Company” building; a two-story
commercial structure estimated to have been built in 1924, originally of wood construction and
used as a hardware store. It has been extensively modernized and altered since construction, and
now has a plaster façade and brick walls, of a Vernacular style “with a touch of Spanish.” The last
tenant was Forden’s fireplace and kitchen shop. The property was one of 67 buildings in the
Downtown Historic District included in the City’s first historic resources survey, in 1983;
designated as a “Contributing” resource in the City’s Inventory of Historic Resources.
1 Community Development Department historic property record (“yellow file”) for 857 Monterey
Meeting Date: November 26, 2018
Item Number: 3
Item No. 1
Figure 1: Subject Property
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Design details: The building has a recessed commercial
storefront of display windows atop a tile bulkhead base,
(see Figure 2), flanked by rectangular windows topped
by bell-shaped molding. Five plate glass windows are
grouped above the storefront entry and a wood cornice
and trim define the flat roofline.
3.0 FOCUS OF REVIEW
Alterations on historically listed properties and in
historic districts are subject to review by the Cultural
Heritage Committee (Historic Preservation Ordinance § 14.01.030 (C)). The Committee will make
a recommendation to the Community Development Director as to the consistency of the
proposed work with applicable historical preservation policies and standards, and may
recommend conditions of project approval as appropriate.
4.0 PROPOSED CHANGES
With this project, the roof parapet at the front of the building will be raised by 3 feet and clay tile
trim will be added back above the cornice. The soffit above the storefront entry will be raised
and the wood-framed plate glass windows
above will be replaced by groupings of new
aluminum-framed divided windows. Below
the soffit, the plate-glass display storefront
will be replaced by an aluminum-framed
flat storefront system recessed into the
bottom floor, with a replacement tile
bulkhead feature included along the base
of the storefront and space for new signage
under the soffit. The bell-topped windows
on either side of the entry will also be
replaced by aluminum-framed divided
windows and new wall sconce lighting
fixtures mounted above (see Figure 3).
5.0 DISCUSSION ITEMS
Guidance is provided mainly in the City’s Historic Preservation Program Guidelines and the
Secretary of the Interior’s Standards for the Treatment of Historic Properties.2 Selected
applicable guidelines, standards, and recommendations from these documents are outlined
below. Historic Preservation Program Guidelines for the Downtown Historic District are provided
as Attachment 2 for reference.
2 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment of Historic
Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings.
Washington, D.C.: U.S. Department of the Interior National Park Service; Technical Preservation Services, 2017
Figure 2: Existing building (1995)
Figure 3: Proposed changes
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Historic Preservation Program Guidelines
§ 3.4.3 Retain character-defining features.3 Retained: Masonry (stucco) surface;
rectangular form; flat roofline; recessed
storefront; tile bulkhead
Modified: Fenestration pattern; window frame
material; soffit material; molding band
§ 3.4.4 No new or conflicting architectural
elements
Storefront windows and upper-level windows
enlarged; new windows of a divided form
§ 5.2.2 Downtown Historic District –
Architectural Character
Flat roof with parapet, cornice; Horizontally-
oriented storefront windows at first floor;
rectilinear form, stucco, bulkhead, etc..
Discussion: The Commission should consider whether larger pane windows with wood framing are
character-defining elements that should be retained.
Secretary of the Interior’s Standards (Rehabilitation)
Recommended Not Recommended
Wood: Identifying, retaining and preserving wood
features that are important in defining the overall
historic character of the building (e.g., cornices,
window and door surrounds)…
Removing or substantially changing wood
features which are important in defining the
overall historic character of the building so that,
as a result, the character is diminished.
Windows: Identifying, retaining, and preserving
windows and their functional and decorative
features that are important to the overall character
of the building.
Removing or substantially changing windows or
window features which are important in defining
the overall historic character of the building so
that, as a result, the character is diminished.
Changing the appearance of windows that
contribute to the historic character of the building
by replacing materials, finishes, or colors which
noticeably change the sash, depth of the reveal,
and muntin configurations […];or the appearance
of the frame.
Discussion: In considering consistency with these guidelines, the Commission should consider whether
the large-pane wood-framed windows are important character defining features and if their replacement
with aluminum-framed divided windows diminishes the character of the building.
3 Character Defining Features: The architectural character and general composition of a resource, including, but
not limited to, type and texture of building material; type, design, and character of all windows, doors, stairs,
porches, railings, molding and other appurtenant elements; and fenestration, ornamental detailing, elements of
craftsmanship, finishes, etc. (Historic Preservation Ordinance § 14.01.020 (9))
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6.0 ACTION ALTERNATIVES
1. 6.1 Continue review to another date with direction to staff and applicant.
2. 6.2 Recommend Director deny the project, citing reasons for the recommendation.
7.0 ATTACHMENTS
1. Project Plans
2. Downtown Historic District (HPPG § 5.2.2)
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PROJECT DIRECTORYPROPERTY OWNER:DANNY FREITASCONTACT: DANNY FREITAS983 EAST LEVINPH:559-686-9572TULARE, CAPROJECT DATAPROJECT DESCRIPTIONTHIS PROJECT INCLUDES THE REMODEL OF THE FACADE OF AN EXISTING COMMERCIAL BUILDINGLOCATED WITHIN THE DOWNTOWN HISTORIC DISTRICT. THE BUILDING PARAPET HEIGHT WILL BE RAISED3'-0", ONLY IN THE AREA OF WORK. EXISTING STOREFRONT AND STREET ENTRY DOOR WILL BEREMOVED AND REPLACED WITH A NEW STOREFRONT WITHIN THE EXISTING ARCHITECTURAL OPENING.THE TWO EXISTING SIDE WINDOWS WILL ALSO BE REPLACED WITHIN THE EXISTING OPENING. ALL NEWWINDOWS AND DOORS WILL RECEIVE MULLIONS REMINISCENT OF THE ORIGINAL HISTORICAL BUILDING.THE EXISTING BULKHEAD MATERIALS WILL BE REMOVED AND REPLACED AND BULKHEAD LINE WILLREMAIN AS EXISTING. EXTERIOR WALLS WILL HAVE A NEW STUCCO FINISH, AND EXISTING EXTERIORSTUCCO WALLS WILL BE PAINTED TO MATCH THE NEW HIGHER ADDITION.PROJECT ADDRESS857 MONTEREY STREETSAN LUIS OBISPO, CA 93401ARCHITECT:TEN OVER STUDIO CONTACT: JOEL SNYDER539 MARSH STREETPH:805.541.1010SAN LUIS OBISPO, CA 93401EMAIL:joels@tenoverstudio.comSHEET INDEXARCHITECTURALCOVER SHEET / PROJECT INFORMATION1OVERALL SITE PLAN 2ENLARGED FLOOR PLAN 3ELEVATIONS / EXTERIOR MATERIALS4PERSPECTIVES 5SITE DATAAPN002-425-020ZONINGC-D-HCURRENT USELOT SIZE4,855 SF (0.11 ACRES)EXISTING FOOTPRINT TOREMAIN4,408 SF (90% OF LOT SIZE)PAGE 1PLUMBING DATANO CHANGES TO OCCUPANCY OR EXISTING SQUARE FOOTAGE = EXISTING PLUMBING TOREMAINBUILDING DATAOCCUPANCY GROUPB BUSINESSCONSTRUCTION TYPElll-ACALIFORNIA CODE REFERENCESTHIS PROJECT SHALL COMPLY WITH CURRENT APPLICABLE CODES & ORDINANCES2016 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE2016 CALIFORNIA BUILDING CODE2016 CALIFORNIA RESIDENTIAL BUILDING CODE2016 CALIFORNIA ELECTRICAL CODE2016 CALIFORNIA MECHANICAL CODE2016 CALIFORNIA PLUMBING CODE2016 CALIFORNIA ENERGY CODE2016 CALIFORNIA HISTORICAL BUILDING CODE2016 CALIFORNIA FIRE CODE2016 CALIFORNIA EXISTING BUILDING CODE2016 CALIFORNIA GREEN BUILDING STANDARDS CODE2016 CALIFORNIA REFERENCE STANDARDS CODECITY OF SAN LUIS OBISPO MUNICIPAL CODE: TITLE 15 BUILDINGS AND CONSTRUCTIONCITY OF SAN LUIS OBISPO TITLE 17 ZONING REGULATIONS857 MONTEREY FACADE REMODELSAN LUIS OBISPO, CA 93401MONTEREY STREETPALM STREEHIGUERA STREETMARSH STREETPACIFIC STREETBROAD STREETGARDEN STREETCHORRO STREETMORRO STREETOSOS STREETPROJECT LOCATION857 MONTEREY ST.NMISSIONPLAZA857 MONTEREY FACADE REMODEL857 MONETEREY ST, SAN LUIS OBISPO, CA 9340108.16.2018NOT FOR CONSTRUCTIONALL DIMENSIONS TO BEVERIFIED ON SITEATTACHMENT 1Packet Page 62
P3(E)±112'-312"(E) 11'-6"SIDEWALKADJACENTBUSINESSAPN: 002-425-015ADJACENTBUSINESSAPN: 002-425-016(E)±41'-012"ROSE ALLEY(E) SERVICE ALLEY(E)±6'-0"S35° 54'E 112.27'N54° 06'E 41.05'S35° 54'E 112.27'(E)±129'-9"EXISTINGBUSINESSAPN: 002-425-020MONTEREY STREETPAGE 2SCALE: 1/8" = 1'-0"ARCHITECTURAL SITE PLAN857 MONTEREY FACADE REMODEL857 MONETEREY ST, SAN LUIS OBISPO, CA 9340108.16.2018NOT FOR CONSTRUCTIONALL DIMENSIONS TO BEVERIFIED ON SITENATTACHMENT 1Packet Page 63
(E) PARKING METERTO REMAIN, TYP.(E) CURB & GUTTERTO REMAIN(N) SOFFIT ABOVE,REFER TO ELEVATIONSON PAGE 4(E) PARKING METERTO REMAIN, TYP.(E) STOREFRONT DOORSTO BE REMOVED(N) ALUMINUM WINDOW TOREPLACE (E) STOREFRONTWINDOW; MAINTAIN (E) OPENINGWIDTH AND HEADER HEIGHT;PROVIDE FLOOD PROOFING ASREQUIRED TO D.F.E., REFER TOELEVATIONS ON PAGE 4(N) ALUMINUM WINDOW TOREPLACE (E) STOREFRONTWINDOW; MAINTAIN (E) OPENINGWIDTH AND HEADER HEIGHT,REFER TO ELEVATIONS ON PAGE 4(N) STOREFRONT STUCCO WALL(E) BULKHEAD TO BE REMOVEDAND REPLACED(E) TILES TO BE REMOVED ANDREPLACED; REFER TOELEVATIONS ON PAGE 4(E) BULKHEAD TO BE REMOVEDAND REPLACED(E)±41'-012"(E)±7'-0"(E)±25'-3"(E)±8'-912"EQ.EQ.4'-0"(E)±11'-6"SIDEWALK(N) ALUMINUM WINDOW TOREPLACE (E) STOREFRONTWINDOW; MAINTAIN (E) OPENINGWIDTH AND HEADER HEIGHT;PROVIDE FLOOD PROOFING ASREQUIRED TO D.F.E., REFER TOELEVATIONS ON PAGE 4(N) STOREFRONT STUCCO WALL,REFER TO ELEVATIONS ON PAGE 4(E) STOREFRONT WALLS,BULKHEAD AND WINDOWSTO BE REMOVED(N) STOREFRONT DOUBLESWING METAL DOORS, REFERTO ELEVATIONS ON PAGE 4PROPERTY LINE857 MONTEREY FACADE REMODEL857 MONETEREY ST, SAN LUIS OBISPO, CA 9340108.16.2018NOT FOR CONSTRUCTIONALL DIMENSIONS TO BEVERIFIED ON SITESCALE: 1/4" = 1'-0"PAGE 3NALL EXISTING (E) DIMENSIONS MUST BE VERIFIED IN FIELDFLOOR PLAN LEGEND(E) WALLS TO BE REMOVED(E) EXTERIOR WALLS(N) EXTERIOR WALLSGENERALENLARGED FLOOR PLANATTACHMENT 1Packet Page 64
2'-0"14'-7"11'-0"±7'-6"(E)±9'-0"(E)±18'-6"857 MONTEREY FACADE REMODEL857 MONETEREY ST, SAN LUIS OBISPO, CA 9340108.16.2018NOT FOR CONSTRUCTIONALL DIMENSIONS TO BEVERIFIED ON SITECONCEPTUAL ELEVATIONSAND MATERIALSPAGE 4(N) PARAPET HT.26'-0"PROPOSED NORTHWEST ELEVATION(N) BLADE SIGN ±8 SFSCALE: 1/8" = 1'-0"1 - STUCCO - MAIN BODY2 - STOREFRONT TILES ORSIMILAR3 - STOREFRONT - FIRESTONEUNA CLAD, ANODIZED ALUM.BLACK BATCH4 - CONCRETE DESIGNS PRECAST BULKHEAD, SMOOTH FINISH5 - SOFFITWOOD CONCEPT, T&G7 - LIGHT ADA COMPLIANTBLACKNEW STOREFRONT DETAILS2SCALE: 1/8" = 1'-0"34(N) STOREFRONTTILE BULKHEAD(N) PRECAST BULKHEADTO REPLACE (E)(N) WALL MOUNTEDLIGHTS COMPLIANTWITH THE CITY OFSAN LUIS OBISPO'SNIGHT SKYORDINANCE(E) PARAPET TORAISE AND REACHNEW HEIGHTOF 26'-0"(E) SOFFIT TO REACHNEW HEIGHTOF 11'-00"(N) ALUMINUMWINDOW TO REPLACE(E) STOREFRONTWINDOW(E) PARAPET HT.±23'-0"66 - ROOF TILEEXISTING NORTHWEST ELEVATIONN.T.S.5113SCALE:47MATERIALS LEGEND(E) PARAPET HT.±23'-0"(E) FINISH FLOOR0'-0"(E) FINISH FLOOR0'-0"7ATTACHMENT 1Packet Page 65
PERSPECTIVESPAGE 5PROPOSEDEXISTING857 MONTEREY FACADE REMODEL857 MONETEREY ST, SAN LUIS OBISPO, CA 9340108.16.2018NOT FOR CONSTRUCTIONALL DIMENSIONS TO BEVERIFIED ON SITEHISTORICAL PRECEDENT - MID-CENTURYHISTORICAL PRECEDENT - 1965PROPOSEDEXISTINGATTACHMENT 1Packet Page 66
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5.2.2 Downtown Historic District
Setting
The Downtown Historic District encompasses the oldest part of the City of San Luis Obispo and
contains one of the City’s highest concentrations of historic sites and structures. The historic
Mission San Luis Obispo de Tolosa is at the geographic and historic center of the district, which
is bounded roughly by Palm and Marsh Streets on the north and south, Osos and Nipomo Streets
on the east and west, plus Dana Street as the northwest corner. Although some structures date to
the Spanish and Mexican eras (1772-1850) and the American pioneer settlement era (1850s-
1870), the majority of surviving structures date from the 1870s to the 1920s. The district is
comprised of two subdivisions: the Town of San Luis Obispo, recorded 1878 and the Mission
Vineyard Tract recorded in March of 1873. The Downtown Historic District has an area of 61.5
acres and in 2010 includes 98 designated historic structures.
The Downtown Historic District was developed along the City’s earliest commercial corridors
along Monterey, Higuera, Chorro, Garden and Marsh Streets, and has retained its historical use
as San Luis Obispo’s commercial and civic center. Commercial structures were laid out in a
regular grid pattern, with buildings set at the back of sidewalks and relatively narrow (60 foot
right-of-way) streets. The resultant narrow streets and zero building setbacks reinforce the
district’s human scale and vibrant Main Street image.
Site Features and Characteristics
Common site features and characteristics
include:
A. Buildings located at back of sidewalk
with zero street and side setbacks
B. Finish floors at grade
C. Recessed front entries oriented toward
the street
D. Front facades oriented toward the
street
E. Trees placed at regular intervals along
the street
Architectural Character
Built during the San Luis Obispo’s boom time circa 1870s-1910s (when the Town’s population
increased over 800 percent from 600 people in 1868 to 5,157 in 1910), the district’s commercial
architectural styles reflect the increasing wealth of the times. Architectural styles present in the
Downtown District include examples of Classical Revival, Italianate and Romanesque structures,
and more modest early American commercial. Although a few structures were designed by
outside architects (specifically from San Francisco and Los Angeles), the majority of Downtown
buildings were designed and built by local builders, including the Maino family, John Chapek,
721, 717 and 715 Higuera Street, North
Elevation
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Doton Building, 777 Higuera
Street, North Elevation
and Frank Mitchell.
Predominant architectural features include:
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 architectural 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
Individually Contributing Elements in the Downtown District
Not all historic resources in the Downtown Historic
District were built during the district’s period of
significance of 1870-1930. These buildings generally do
not exhibit the signature architectural elements described
above but do contribute to the historic character of San
Luis Obispo in their own right based on age, architectural
style or historical association. By virtue of their
significance, these resources also merit preservation.
For example, the Doton Building is an example of
Streamline Moderne architecture from the 1930s. This
building was placed on the Master List as a significant
resource due to its craftsmanship and the rarity of this
particular style in San Luis Obispo. Additional examples
include the Laird building at 1023 Garden. Built in the
1880s, the Laird building is one of the City’s last
remaining Pioneer False front buildings. The Golden State
Creamery building at 570 Higuera is historically
significant to San Luis Obispo for its association with the
Smith Building and Union
Hardware Building, 1119 and
1129 Garden Street, East
Elevation
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dairy industry, an industry integral to the City’s development.
Non-Contributing Elements in Downtown
Non -contributing buildings are those that both do not meet the criteria outlined above and have
not achieved historical significance. Most of the post—1950 contemporary buildings in the
district fall into this latter category.
Non-contributing architectural styles,
materials or site features include:
A. Buildings setback from street or side
property lines
B. Building height, form or massing
which contrasts markedly with the
prevailing 2-3 story pattern
C. Wood, metal or other contemporary
material siding, or “faux”
architectural materials or features.
D. Asymmetrical arrangement of doors
and windows
E. Raised, non-recessed or offset street
entries to buildings
Residential
Although the majority of the Downtown District is commercial, within the district is a
smaller residential section, primarily along Dana Street and also down Monterey Street to the
west of the mission. This subsection includes a spectrum of settlement from the mid 19th
century to the 1920s. Lots were generally platted in regular grids, although curved along Dana
to accommodate the creek.
Site features and characteristics- Residential:
A. Street yard setbacks of 20 feet or
more, often with low walls (2 feet) and
fences at sidewalk
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
The architectural styles in the residential
area of the Downtown district are varied
and 756 Palm Street, South Elevation
1010 Nipomo Street, South and West
Elevations
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