HomeMy WebLinkAboutItem 4 - ARCH-0476-2019 (547 Dana)
CULTURAL HERITAGE COMMITTEE REPORT
FROM: Brian Leveille, Senior Planner BY: Walter Oetzell, Assistant Planner
PROJECT ADDRESS: 547 Dana St. FILE NUMBER: ARCH-0476-2019
APPLICANT: Todd and Elizabeth Peterson; represented by Thom Jess, Arris Architects
For more information contact Walter Oetzell, Assistant Planner: 781-7593 (woetzell@slocity.org)
1.0 PROJECT DESCRIPTION AND SETTING
The applicant proposes to construct additions to
a single-family dwelling and garage at 547 Dana
Street, a residential property located about 350
feet west of Nipomo Street. The property is a
listed historical resource (Contributing List
Property) within the Downtown Historic District,
and is developed with a single-family dwelling
and detached garage.
Zoning, Surrounding Uses, Historic Designation:
The site is located in a Medium-High Density
Residential (R-3) and a Historical Preservation (H)
Overlay Zone. The area is characterized by single-
family dwellings, with office uses and a mortuary
to the west, closer to Nipomo Street. Eleven of
the seventeen properties in the immediate
vicinity are listed historic resources (3 Master
List, 8 Contributing List).
2.0 EXISTING CONDITIONS
City records1 indicate that the dwelling was built in 1928. It is a single-story structure that exhibits
a Spanish Revival architectural character, having a flat roof with a tile-clad parapet, stucco siding,
wood-framed windows, tile window awnings and entry porch cover, and arched entry (see
Figure 2 below). The property was included in the City’s Inventory Historic Resources as a
Contrubuting Property in April 1988 (Resolution 6424). Permitting history for the property shows
no significant modifications to the structure, giving it a high degree of integrity.
1 Community Development Department historic property record (“yellow file”) for 547 Dana.
Meeting Date: September 23, 2019
Item Number: 4
Item No. 1
Figure 1: Subject Property
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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
As shown in the Demolition Plan included with this application (see Attachment 1, Sheet A2.1),
the majority of the existing dwelling and garage structures, including walls, windows, and
decorative roof tile elements, is to be retained, with demolition limited to the back wall of each
building, and portions of their roofs, in preparation for the proposed additions.
The new additions (see Figures 3 and 4, with existing extent of structure outlined) are proposed
to be constructed over the rear portion of the existing dwelling, creating a second-floor level,
extending back beyond the south side of the building to connect with the garage, also creating a
second-floor level over a portion of the garage structure. Construction is of smooth plaster,
matching the original siding. Flat rooflines are retained at the lower level of the building, and
repeated in the new upper-floor level. Plans specify “new wood windows” on the addition, which
are of a rectangular shape, consistent with existing window forms and materials.
Figure 2: Existing dwelling
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The existing dwelling is incorporated into the expanded structure, with the proposed additions
resulting in a taller and larger structure. A comparison of pre- and post-project dimensions is
provided (see Table 1) for comparison.
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 , and
Historic Preservation Program Guidelines for the Downtown Historic District are provided as
Attachment 2 for reference. The Commission should consider the scale, form, and arrangement
of the elements of the new addition, the preservation of existing character -defining details, the
the addition’s stucco surface material and wood window materials, rectangular window patterns,
and flat rooflines, and provide a recommendation to the Community Development Director as to
whether the project is consistent with applicable historical preservation standards and
guidelines.
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 Histori c Buildings.
Washington, D.C.: U.S. Department of the Interior National Park Service; Technical Preservation Services, 2017
Existing Proposed
Height (ft) 14 24
Floor Area (sf) 1,280 2,700
Coverage (sf) 1,670 2,700
Figure 4: Proposed addition (existing structure outlined); West Elevation
Figure 3: North Elevation (front)
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5.1 Historic Preservation Program Guidelines
Section Subject Note
§ 3.4.1 Additions: Architectural integrity
(scale, form, massing, etc.)
Scale increased; Massing of new building
forms distributed in appropriate proportion;
similar materials, color, architectural details
(vs. existing building).
§ 3.4.2 Percent of resource to be preserved Retain at least 75%: Most of existing dwelling
structure retained, except portions of roof and
rear walls to be incorporated into proposed
additions.
§ 3.4.3 Retain character-defining features.3 Retained: Smooth stucco siding; flat roof line;
clay tile parapets and awnings; window form
and wood materials; arched entry.
§ 3.4.4 No new or conflicting architectural
elements; changes to be architecturally
compatible with building character
New construction employs same flat roof line
and rectangular window patterns. Compatible
stucco exterior material.
§ 5.2.2 Downtown Historic District –
Architectural Character
Conventional residential setback with low
wall at sidewalk; garage in rear yard; front
entry (street-oriented) retained.
5.2 Secretary of the Interior’s Standards (Rehabilitation)
Standard 9: 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.
Recommended Not Recommended
New Additions
Constructing a new addition on a secondary or
non-characterdefining elevation and limiting its
size and scale in relationship to the historic
building
Constructing a new addition on or adjacent to a
primary elevation of the building which
negatively impacts the building’s historic
character
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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Ensuring that the addition is subordinate and
secondary to the historic building and is
compatible in massing, scale, materials,
relationship of solids to voids, and color.
Constructing a new addition that is as large as or
larger than the historic building, which visually
overwhelms it (i.e., results in the diminution or
loss of its historic character.
Roofs
Identifying, retaining, and preserving roofs and
their functional and decorative features that are
important in defining the overall historic character
of the building. The form of the roof is
significant, as are its decorative and functional
features roofing material and size, color, and
patterning.
Removing or substantially changing roofs 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.
Adding new window openings on rear or other
secondary, less visible elevations, if required by a
new use. The new openings and the windows in
them should be compatible with the overall design
of the building but, in most cases, not duplicate
the historic fenestration
Changing the number, location, size, or glazing
pattern of windows on primary or highly-visible
elevations which will alter the historic character
of the building.
6.0 ACTION ALTERNATIVES
1.Recommend that the Community Development Director find the project consistent
with historic preservation policies
2.Continue review to another date with direction to staff and applicant.
3.Recommend that the Community Development Director find the project inconsistent
with historical preservation policies, citing specific areas of inconsistency.
7.0 ATTACHMENTS
1.Project Plans
2.Downtown Historic District (HPPG § 5.2.2)
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3(7(56210$6215(6,'(1&('$1$675((76$1/8,62%,632&$ATTACHMENT 1Packet Page 113
EXTERIOR WALLSROOFFLOOR EXISTINGDEMO6,363 SF1,469 SFDIFFERENCE (%)REMAINING EXTERIOR WALLSDEMOLISHED EXTERIOR WALLS-23.1 %AREATOTALADDITIONTHE MAJORITY OF THE EXISTING DWELLING AND GARAGE ARE TO BE RETAINED, WITH DEMOLITION LIMITED TO THE BACK WALL OF THE MAIN RESIDENCE AND GARAGE, AS WELL AS THE ROOF IN PREPARATION OF THE PROPOSED ADDITION.THE ADDITION IS INCORPORATED INTO THE EXISTING DWELLING TO SERVE AS AN EXPANSION, RETAINING 77% OF THE ORIGINAL BUILDING. THE PROPOSED ADDITION WILL RETAIN CHARACTER DEFINING FEATURES AS WELL AS COMPLEMENTARY NON-CONFLICTING ARCHITECTURAL ELEMENTS.RETAINING 77% OF THE ORIGINAL BUILDINGAPN:ADDRESS:SITE AREA:FIRE HAZARD ZONE:ZONING:USE:OCCUPANCY:CONST. TYPE:# OF STORIES EXISTING:# OF STORIES PROPOSED:BUILDING HEIGHT ALLOWED:BUILDING HEIGHT EXISTING:BUILDING HEIGHT PROPOSED:LOT COVERAGE: MAXIMUM RESIDENTIAL DENSITYALLOWEDPROPOSED RESIDENTIAL DENSITYDWELLING W/ 4 BEDROOMSSETBACKS:FRONT:SIDES (HEIGHT BASED F.T.)1-1314-1718-2223-26REAR (CREEK)BUILDING AREA:EXISTING FIRST FLOORGARAGEADDITION TO FIRST FLOORSTORAGE (GARAGE)DECKADDITION TO SECOND FLOORDECKTOTAL LIVING AREA FLOOD ZONE INFORMATIONFLOOD ZONEB.F.E.1ST FLOOR ELEVATIONELEVATION DIFFERENCE SITE STATISTICS002-402-010547 DANA STREET, SAN LUIS OBISPO, CA0.16 ACRE (7,254 S.F.)NOR-3-H (MEDIUM-HIGH DENSITY RESIDENTIAL w/HISTORICAL OVERLAY), R-3TYPE VBONE-STORYTWO-STORY35'14'24'-0"37.2% (60% ALLOWED)20 UNITS/NET ACRE3.20 UNITS2.00 UNITS10'-0"5'-0"6'-0"7'-0"8'-0"20' FROM TOP OF THE BANK1,280 S.F.(372) S.F.452 S.F.(131) S.F.(250) S.F.966 S.F.(243) S.F.2,698 S.F.AE187.5'189.3'1.8'PROJECT SITE101 PACIFIC COAST HIGHWAYDANA ST.HIGUERA STMARSH STPACIFIC STBEA C H STNIPO M O STBRO AD STMONTEREY STC ARM EL STSAN LUIS CREEKDateScaleSheetA R R I SS T U D I OA R C H I T E C T S1327 ARCHER STREET, SUITE 220SAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C2706824x36:11x17:A1.007/16/2019PETERSON / MASONRESIDENCE547 DANA STREET,SAN LUIS OBISPO, CALIFORNIATITLE SHEETPHONE:CONTACT:EMAIL:TODD PETERSON & ELIZABETH MASON547 DANA STREET,SAN LUIS OBISPO, CA 93401TODD PETERSONTCPETERSON50@GMAIL.COMOWNER:PROJECT DESCRIPTIONPROJECT DATASHEET INDEXVICINITY MAPPROJECT DIRECTORYARCHITECTURALA1.0 TITLE SHEETA2.1 EXISTING FLOOR PLANA2.2 EXISTING ROOF PLANA2.3 PROPOSED SITE PLANA2.4 PROPOSED FLOOR PLANA2.5 PROPOSED SECOND FLOOR PLANA2.6 PROPOSED ROOF PLANA3.0 RENDERINGA3.1 RENDERINGA4.1 BUILDING ELEVATIONSA4.2 BUILDING ELEVATIONSA4.3 BUILDING ELEVATIONSA4.4 BUILDING ELEVATIONSA5.0 BUILDING SECTIONSTHE PROJECT INCLUDES AN ADDITION TO A SINGLE-FAMILY DWELLING LOCATED AT 547 DANA STREET. A LISTED HISTORICAL RESOURCE (CONTRIBUTING LIST PROPERTY) WITHIN THE DOWNTOWN HISTORIC DISTRICT.THE ADDITION IS OF 1550 S.F.OF ENLCOSED AREA AND INCLUDES THE ADDITION OF A LIVING ROOM ON THE BACK OF THE CURRENT STRUCTURE, STORAGE ATTACHEMENT TO THE GARAGE, A SECOND STORY CONSISTING OF A MASTER BEDROOM, BATH AND TWO HOME OFFICES, AS WELL AS TWO ROOF DECK AREAS. ADDITIONALLY THE SCOPE INCLUDES A FRONT GATE AND LANDSCAPING.PHONE:CONTACT:EMAIL:ARRIS STUDIO ARCHITECTS1327 ARCHER ST., SUITE 220SAN LUIS OBISPO, CA 93401(805) 547-2240THOM JESSTJESS@ARRIS-STUDIO.COMARCHITECT:HISTORICAL PRESERVATION2985 SF 323 SF1797 SF 86 SF1600 SF 1061 SF3(7(56210$6215(6,'(1&('$1$675((76$1/8,62%,632&$ATTACHMENT 1Packet Page 114
DN(E) TREE TO REMAIN(E) TREE TO REMAIN(E) FENCE TO BE REPLACED W/6' WALL(E) EXISTING TREES TO BE REMOVED(E) BOCCE COURTTO BE REMOVED(E) LOW WALL TO BE REMOVEDSETBACK20'SAN LUIS OBISPO CREEKDANA ST.2'-4"18'-5"11'-2"12'-1"9"28'-9"1'-6"15'-4"16'-5"16'-11"(E) DRIVEWAYPROPERTY LINE(E) FENCE TO BE REPLACED WITH SIMILAR WOOD FENCE(E) WATER HEATER ENCLOSURE TO BEREMOVED(E)REPLACE EXISTING GARAGE DOOR14'-2"140' - 1"26' -5"19' -10"158' - 4"49' - 1"547 DANA ST.TOP OF BANK(E) TREE TO REMAINDateScaleSheetA R R I SS T U D I OA R C H I T E C T S1327 ARCHER STREET, SUITE 220SAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C2706824x36:11x17:A2.007/16/2019PETERSON / MASONRESIDENCE547 DANA STREET,SAN LUIS OBISPO, CALIFORNIAEXISTING SITE PLAN1/16" = 1'ARCHITECTURAL SITE PLAN - EXISTING CONDITIONATTACHMENT 1Packet Page 115
9"13'-7"43'-10"10'-10"2'-9"10'-10"7'-5 1/2"11'-11 1/2"30'-5 1/2"13'-2 1/2"4'-10 1/2"12'-11 1/2"11'-10 1/2"14'-6"10'-3 1/2"20'-2"27'-11 1/2"18'-0"29'-10 1/2"13'-10"10'-2"5'-10 1/2"1'-11"13'-8"6'-10"9'-4 1/2"3'-0 1/2"87'-10 1/2"29'-10 1/2"(E) SITE WORK TO BE REMOVED(E) PORTION OF WALLS TO BE REMOVED FOR ADDITION(E) INTERIOR TO BE RENOVATED(E) WINDOWS TO REMAIN(E) FLOOR STRUCTURE TO REMAIN(E) PORTION OF WALLS TO BE REMOVED FOR ADDITION(E) DOOR, WINDOW AND WALL PORTION TO BE REMOVED(E) WATER HEATER TO BE REPLACED W/TANKLESS WH(E) LOW PLASTER WALLS TO REMAIN(E) ENTRY ELEMENTS TO REMAIN(E) REMOVE WINDOW, FILL-IN WALL(E) GARAGE DOOR TO BE REPLACEDDateScaleSheetA R R I SS T U D I OA R C H I T E C T S1327 ARCHER STREET, SUITE 220SAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C2706824x36:11x17:A2.107/16/2019PETERSON / MASONRESIDENCE547 DANA STREET,SAN LUIS OBISPO, CALIFORNIAEXISTING FLOOR PLAN1/8" = 1'EXISTING/DEMO FIRST FLOOR PLANATTACHMENT 1Packet Page 116
(E) SPANISH TILE PARAPET CAP TO REMAIN(E) SPANISH TILE AWNING TO REMAIN(E) SPANISH TILE PARAPETCAP TO BE REMOVED, IN PREPARATION FOR ADDITION(E) ROOF TO BE REPLACED, IN PREPARATION OF ADDITION(E) ROOF TO BE REPLACED, IN PREPARATION OF ADDITION(E) SPANISH TILE AWNING TO REMAIN(E) WATER HEATER ENCLOSURE TO BE REMOVEDDateScaleSheetA R R I SS T U D I OA R C H I T E C T S1327 ARCHER STREET, SUITE 220SAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C2706824x36:11x17:A2.207/16/2019PETERSON / MASONRESIDENCE547 DANA STREET,SAN LUIS OBISPO, CALIFORNIAEXISTING ROOF PLAN1/8" = 1'EXISTING - ROOF PLANATTACHMENT 1Packet Page 117
UPNEIGHBORING RESIDENCESAN LUIS OBISPO CREEKNEIGHBORING RESIDENCE15'34'(E) DRIVEWAYCREEK SETBACK20'2'-4"6'DANA ST.(E) TREE TO REMAINPROPERTY LINECOVERED DECK(N) 6' FENCE WALL(N) 6' WALL(N) REPLACE WOOD FENCE WITH SIMILAR(N) REPLACE WOOD FENCING8"(N) DRIVEWAY GATE W/AUTOMATIC OPENER(N) TRASH AND WATER HEATER ENCLOSURE12'158' - 4"140' - 1"49' - 1"26' -5"19' -10"5'7'(E) TREE CANOPY 11'TOP OF BANKEXISTING RESIDENCEPROPOSED ADDITIONEXISTING GARAGEADDITION TO GARAGENEW SURFACE AREA:BUILDING FOOTPRINTPAVERSCOVERED DECKTOTAL 583 S.F.350 S.F.250 S.F.1,183 S.F.EXISTING SURFACE AREA:BUILDING FOOTPRINTBRICK PAVERSTURF TOTAL 1,652 S.F.965 S.F.409 S.F.3,026 S.F.COMPLETED PROJECT SURFACE AREA:BUILDING FOOTPRINTPAVERSCOVERED DECKTOTAL 2,235 S.F.350 S.F.250 S.F.2,835 S.F.NET PROJECT SURFACE AREA:(a) NEW (b) REPLACED(c) EXISTING(d) COMPLETEDNET TOTAL [(a+b)-(c-d)] 1,183 S.F.252 S.F.3,026 S.F.2,835 S.F.1,244 S.F.DateScaleSheetA R R I SS T U D I OA R C H I T E C T S1327 ARCHER STREET, SUITE 220SAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C2706824x36:11x17:A2.307/16/2019PETERSON / MASONRESIDENCE547 DANA STREET,SAN LUIS OBISPO, CALIFORNIAPROPOSED SITE PLAN1/16" = 1'ARCHITECTURAL SITE PLAN - PROPOSEDIMPERVIOUS SURFACEATTACHMENT 1Packet Page 118
UPCLOSETGUESTROOMGRILLKITCHENDININGROOMLIVINGROOMSTAIRPDRFOYERLIBRARYBATH 1COVEREDDECKMUD ROOMPANTRYTRASHENCLOSUREGARAGEFIREPLACELINENBA5.04'DRIVEWAYSTORAGEDOG WASHSTG.ACHVAC1'6'AA5.0(N) GATE(N) REPLACE WOOD FENCE WITH SIMILAR(N)8' FENCE WALL(N)6' FENCE WALL(N)6' FENCE WALL(N) GARAGE DOOREXISTING RESIDENCEPROPOSED ADDITIONEXISTING GARAGEADDITION TO GARAGE(N)6' FENCE WALLB.F.E.=187.5'F.F.S.=189.3'F.F.S.=187.96(N)GARAGE UNDER B.F.E. TO BE MEET ASCE STANDARDSDateScaleSheetA R R I SS T U D I OA R C H I T E C T S1327 ARCHER STREET, SUITE 220SAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C2706824x36:11x17:A2.407/16/2019PETERSON / MASONRESIDENCE547 DANA STREET,SAN LUIS OBISPO, CALIFORNIAPROPOSED FLOOR PLAN1/8" = 1'PROPOSED FIRST FLOOR PLANATTACHMENT 1Packet Page 119
DNMASTERBEDROOMDECKCLOSETMASTERBATHCOVEREDDECKOFFICE 1BATH 2OFFICE 2STG.HALLROOF BELOWROOF BELOWROOF BELOWSTAIRBA5.0(N) SKYLIGHT (E) SPANISH TILE PARAPET CAP TO REMAIN4'-10"13'-2"4'-1"23'-10 1/2"AA5.0(N)PATIO AWNING8'-0"26'-4 1/2"10'-3 1/2"29'-8"PROPOSED ADDITION(N) WOOD TRIM WINDOWS DateScaleSheetA R R I SS T U D I OA R C H I T E C T S1327 ARCHER STREET, SUITE 220SAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C2706824x36:11x17:A2.507/16/2019PETERSON / MASONRESIDENCE547 DANA STREET,SAN LUIS OBISPO, CALIFORNIAPROPOSED SECONDFLOOR PLAN1/8" = 1'PROPOSED SECOND FLOOR PLANATTACHMENT 1Packet Page 120
DateScaleSheetA R R I SS T U D I OA R C H I T E C T S1327 ARCHER STREET, SUITE 220SAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C2706824x36:11x17:A3.007/16/2019PETERSON / MASONRESIDENCE547 DANA STREET,SAN LUIS OBISPO, CALIFORNIARENDERINGFRONT PERSPECTIVEATTACHMENT 1Packet Page 121
DateScaleSheetA R R I SS T U D I OA R C H I T E C T S1327 ARCHER STREET, SUITE 220SAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C2706824x36:11x17:A3.107/16/2019PETERSON / MASONRESIDENCE547 DANA STREET,SAN LUIS OBISPO, CALIFORNIARENDERINGREAR PERSPECTIVEATTACHMENT 1Packet Page 122
L01 -T.O. PLYWOOD0"T.O. PLATE20'-0"AVG. NATURAL GRADE-2'-0"L02 -T.O. PLYWOOD10'-8"SETBACKSETBACKWOOD WINDOWEXTERIOR PLASTER, FINISHED TO MATCH EXISTINGPLPLBUILDING HEIGHT24'T.O. PLATE7'-10"(E) ENTRY DOOR TO REMAIN5.7 S.F(N) WINDOW TO COMPLY WITH EGREES REQUIREMENTSL01 -T.O. PLYWOOD0"EXISTING T.O. PLATE8'-8"AVG. NATURAL GRADE-2'-0"EXISING T.O. PARAPET12'-0"L02 -T.O. PLYWOOD10'-8"3'-4"8'-8"2'-0"(E) SPANISH TILE PARAPET CAP TO REMAIN(E) SPANISH TILE AWNING TO REMAIN(E) WOOD GATE TO REMAINDateScaleSheetA R R I SS T U D I OA R C H I T E C T S1327 ARCHER STREET, SUITE 220SAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C2706824x36:11x17:A4.107/16/2019PETERSON / MASONRESIDENCE547 DANA STREET,SAN LUIS OBISPO, CALIFORNIABUILDING ELEVATIONS1/8" = 1'PROPOSED - FRONT ELEVATIONEXISTING - FRONT ELEVATIONATTACHMENT 1Packet Page 123
L01 -T.O. PLYWOOD0"T.O. PLATE20'-0"AVG. NATURAL GRADE-2'-0"L02 -T.O. PLYWOOD10'-8"9'-4"10'-8"BUILDING HEIGHT24'EXTERIOR PLASTER, FINISHED TO MATCH EXISTINGWOOD WINDOWSTRASH ENCLOSUREL01 -T.O. PLYWOOD0"EXISTING T.O. PLATE8'-8"AVG. NATURAL GRADE-2'-0"EXISING T.O. PARAPET12'-0"L02 -T.O. PLYWOOD10'-8"(E) SPANISH TILE AWNING TO REMAIN(E) SPANISH TILE PARAPET CAP TO REMAIN(E) WATER HEATER ENCLOSURE TO BE REMOVEDDateScaleSheetA R R I SS T U D I OA R C H I T E C T S1327 ARCHER STREET, SUITE 220SAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C2706824x36:11x17:A4.207/16/2019PETERSON / MASONRESIDENCE547 DANA STREET,SAN LUIS OBISPO, CALIFORNIABUILDING ELEVATIONS1/8" = 1'PROPOSED - RIGHT ELEVATIONEXISTING - RIGHT ELEVATIONATTACHMENT 1Packet Page 124
L01 -T.O. PLYWOOD0"T.O. PLATE20'-0"AVG. NATURAL GRADE-2'-0"L02 -T.O. PLYWOOD10'-8"BUILDING MAX. HEIGHT24'SETBACKSETBACKPLPL(N) WOOD WINDOWEXTERIOR PLASTER, FINISHED TO MATCH EXISTING22'-6"5.7 S.F(N) WINDOW TO COMPLY WITH EGREES REQUIREMENTSL01 -T.O. PLYWOOD0"AVG. NATURAL GRADE-2'-0"L02 -T.O. PLYWOOD10'-8"(E) WINDOW TO BE REMOVED, FILL WALL(E) DOORS TO BE REMOVED(E) WINDOW TO BE REMOVED(E) PORTION OF WALL TO BE REMOVED14'DateScaleSheetA R R I SS T U D I OA R C H I T E C T S1327 ARCHER STREET, SUITE 220SAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C2706824x36:11x17:A4.307/16/2019PETERSON / MASONRESIDENCE547 DANA STREET,SAN LUIS OBISPO, CALIFORNIABUILDING ELEVATIONS1/8" = 1'PROPOSED - REAR ELEVATIONEXISTING - REAR ELEVATIONATTACHMENT 1Packet Page 125
L01 -T.O. PLYWOOD0"EXISTING T.O. PLATE8'-8"AVG. NATURAL GRADE-2'-0"EXISING T.O. PARAPET12'-0"(E) SPANISH TILE PARAPET CAP TO REMAIN(E) WINDOWS TO REMAINL01 -T.O. PLYWOOD0"T.O. PLATE20'-0"AVG. NATURAL GRADE-2'-0"L02 -T.O. PLYWOOD10'-8"BUILDING HEIGHT24'(N) EXTERIOR PLASTER, FINISHED TO MATCH EXISTING(N) WOOD WINDOWSDateScaleSheetA R R I SS T U D I OA R C H I T E C T S1327 ARCHER STREET, SUITE 220SAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C2706824x36:11x17:A4.407/16/2019PETERSON / MASONRESIDENCE547 DANA STREET,SAN LUIS OBISPO, CALIFORNIABUILDING ELEVATIONS1/8" = 1"EXISTING - LEFT ELEVATIONPROPOSED - LEFT ELEVATIONATTACHMENT 1Packet Page 126
L01 -T.O. PLYWOOD0"EXISTING T.O. PLATE8'-8"T.O. PLATE20'-0"AVG. NATURAL GRADE-2'-0"EXISING T.O. PARAPET12'-0"L02 -T.O. PLYWOOD10'-8"8'-8 1/2"9'-5 1/2"HVACDOG WASHMUD ROOM PANTRY KITCHENCOVEREDDECKMASTERBEDROOMLIBRARY24'-0"T.O. PLATE.7'-10"T.O. PLATE8'-4"EXISTING RESIDENCEPROPOSED ADDITION9'-4"L01 -T.O. PLYWOOD0"EXISTING T.O. PLATE8'-8"T.O. PLATE20'-0"AVG. NATURAL GRADE-2'-0"EXISING T.O. PARAPET12'-0"L02 -T.O. PLYWOOD10'-8"T.O. PLATE8'-8"T.O. PLATE10'-3"19'-11 1/2"DECKGUESTROOMSTAIRCLOSETDININGROOMLIVINGROOMCOVEREDDECK6'-0"EXISTING RESIDENCEPROPOSED ADDITION24'T.O. PLATE9'-2 1/2"T.O. PLATE9'-4"DateScaleSheetA R R I SS T U D I OA R C H I T E C T S1327 ARCHER STREET, SUITE 220SAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C2706824x36:11x17:A5.007/16/2019PETERSON / MASONRESIDENCE547 DANA STREET,SAN LUIS OBISPO, CALIFORNIABUILDING SECTIONS1/8" = 1'BUILDING SECTION BBUILDING SECTION AATTACHMENT 1Packet Page 127
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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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represent several different periods of development in San Luis Obispo. The oldest, vernacular
Adobe, dates back the early pioneer period. The Rosa Butrón de Canet adobe at 466 Dana is
from this period and is one of the few surviving adobes in San Luis Obispo. Folk and High
Victorian structures built during the population influx at turn of the twentieth century. Finally,
Spanish Revival, a style that achieved popularity in San Luis Obispo during the housing boom of
1920s and 1930s which was itself funded in part by the maturation of war bonds from World
War I.
Architectural features- Residential:
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.
469 Dana Street, North Elevation
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***
Murray Adobe, 474 Monterey Street; Anderson House, 532 Dana
Street; Hotel Wineman, 849 Higuera Street; 762 Higuera Street
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