ARC 2019-10-07_8b Tank House ProjectMEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: ANDREW PEREZ, ASSISTANT PLANNER
SUBJECT: CONSIDERATION OF PLOT PLAN REVIEW 19-020; RELOCATION OF
AN ANTIQUE WATER TOWER BASE AND CONVERSION TO
PERMANENT RESTROOM FACILITIES; LOCATION – 126 S. MASON
STREET; APPLICANT – SOUTH COUNTY HISTORICAL SOCIETY;
REPRESENTATIVE – CHUCK FELLOWS
DATE: OCTOBER 7, 2019
SUMMARY OF ACTION:
Recommendation of approval to the Community Development Director will allow for the
relocation of an antique water tower base to Heritage Park and its conversion to
restroom facilities.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended the Architectural Review Committee (ARC) review the proposed
project and make a recommendation to the Community Development Director.
BACKGROUND:
The subject property is zoned Public Facility (PF), is located in the D-2.4 Historic
Character Overlay District (Attachment 1). The proposed project requires review by the
ARC for compliance with the Design Guidelines and Standards for the Historic
Character Overlay District (Design Guidelines) (Attachment 2) because the project
involves the relocation of a structure within the Historic Character Overlay District.
Fire maps from the early 20th century show many homes in the Village had their own
water wells with individual storage tanks, and it is believed that the tank house is one of
just two or three originals that remain in Arroyo Grande. The South County Historical
Society (Historical Society) is proposing to relocate an antique water tower from its
current location at 1125 E. Grand Avenue to the parking lot at Heritage Square Park.
The Historical Society has identified as the Heritage Square Park as an appropriate site
for the tank house and would serve as an additional architectural and historical accent
that would attract visitors to the site. Heritage Square Park is home to several historic
structures including the Heritage Square House, Santa Manuela Schoolhouse, and the
Ruby House.
Item 8.b - Page 1
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF PLOT PLAN REVIEW 19-020
OCTOBER 7, 2019
PAGE 2
ANALYSIS OF ISSUES:
Project Description
The Historical Society proposes to relocate a vintage tank house from its existing
location on a vacant parcel on E. Grand Avenue, to the western side of the Heritage
House parking lot that is accessed from Mason Street. The structure was once a base
that supported a traditional water tank, which is no longer part of the structure. The tank
house is proposed to be relocated onto a new 10-foot by 10-foot concrete slab, and the
area within the structure would be converted to restroom facilities. The restroom
facilities would be reserved for guests attending events held at the Heritage House.
Other aspects of the proposal includes rehabilitation of the structure by sanding,
priming, and painting the tank house, and connecting to City utilities. After the relocation
and bathroom improvements are completed, the Historical Society proposes to add a
faux water tank atop the base and install windmill, both of which would be compatible
with the base and consistent with the time period from which the tank house was built.
The existing tank house is approximately 17 feet tall, and with the addition of a faux
water tank would bring the overall height to 23 feet. As previously mentioned, the
project would include a thorough rehabilitation of the tank house, including sanding,
priming and painting the existing wooden structure, and ensuring it’s structural integrity.
Design Guidelines
The primary intent of the Design Guidelines is to preserve historic resources that “are
important to the human community and should be identified and protected , [in an]
attempt to identify important resources from Arroyo Grande’s past and offer
recommendations and policies that will help assure their preservation and
enhancement”. Additionally, the Design Guidelines are intended to preserve the
resources that are indicative of the Village’s historic character.
Preservation of a historical resource is the primary goal of both the project and the
Design Guidelines. The proposed receiving site in Heritage Square Park is a logical
choice given the presence of other historic structures that the Design Guidelines protect
and enhance. Additionally, the Historical Society proposes to rehabilitate the tank house
to be consistent with the time period it was built, and the character of the Village.
ADVANTAGES:
The proposed relocation of the tank house preserves a historic resource consistent with
the objectives of the Design Guidelines. The addition of the tank house and the
subsequent improvements will enhance Heritage Square Park and is expected to
generate revenue for the Historical Society by increasing the appeal of the Heritage
House as an event venue.
DISADVANTAGES:
None identified.
Item 8.b - Page 2
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF PLOT PLAN REVIEW 19-020
OCTOBER 7, 2019
PAGE 3
ENVIRONMENTAL REVIEW:
The project was reviewed in accordance with the California Environmen tal Quality Act
(CEQA) and determined to be categorically exempt per Section 15 301 of the State
CEQA Guidelines regarding the restoration and rehabilitation of existing facilities.
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted at City Hall and on th e City’s website in accordance with
Government Code Section 54954.2. At the time of report publication, no comments
have been received.
ATTACHMENTS:
1.Proposed Project Location
2.Design Guidelines
3.Site Plan and Project Description
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ATTACHMENT 1
Existing tank house to be relocated
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C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
INTRODUCTION
CONCEPT OF THE GUIDELINES AND
STANDARDS
The Guidelines and Standards are intended
to help protect the historic buildings and
character, architecture and sites that reflect
the heritage of Arroyo Grande. It is
intended that the Guidelines and Standards
be consulted at early stages of any
renovation or new development proposal to
help create an overall approach to the design
of the project.
Guidelines are statements that indicate
preference or principles indicated by
descriptive statements including “should”,
“is encouraged”, “is desired” and “may”.
Standards are indicated by language that is
unequivocal and that prescribe minimum
acceptable limits. Statements such as
“shall”, “is required” and “must” are
standards.
The Guidelines and Standards are based on
the concept that historic resources, like
natural resources, are important to the
human community and should be identified
and protected. This is not an exercise in
nostalgia, but is a methodical attempt to
identify important resources from Arroyo
Grande’s past and offer recommendations
and policies that will help assure their
preservation and enhancement.
The protection of historic districts, including
homes, offices and businesses within the
Village area of Arroyo Grande, will help
preserve and enhance the unique qualities of
the City for the enjoyment, pride, education
and economic benefit of its citizens,
businesses and visitors. These Guidelines
and Standards are intended to preserve and
enhance not only the most grand or
impressive resources of the past, but the
recognizable character composed of
individual elements in the Village.
Developers of Arroyo Grande included
merchants and farmers, entrepreneurs and
employees. Most homes, offices and
business establishments were modest in
scale and utilitarian in function, and these
structures are an important part of the fabric
of the City.
Objectives
To help preserve and enhance historic
resources, the following objectives are
reflected in the Guidelines and Standards:
Safeguard the heritage of Arroyo
Grande.
Encourage public knowledge,
understanding and appreciation of the
City’s past.
Enhance the visual character of the City
and the Village by preserving and
promoting diverse and harmonious
architectural styles and designs that
reflect historic character and stages in
the development of the City.
Conserve valuable material and energy
resources by continued use of the
existing built environment.
Protect property values and increase
financial and economic benefits to the
owners, businesses and residents of
Arroyo Grande.
Ensure that new construction and
renovation of existing buildings are
compatible with the historic character of
the Village area and surrounding
neighborhoods.
The Guidelines and Standards are intended
to provide a variety of design choices and
encourage creativity. They are not intended
to dictate preconceived or uniform design
solutions, but to assist design for building in
the historic district and encourage the use of
existing design elements. The intent is to
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ATTACHMENT 2
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C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
increase visual elements that buildings have
in common, and stress a “sense of fit” for
both new and renovated buildings. The
Guidelines and Standards offer practical
solutions beneficial for the community as a
whole as well as for individual property
owners within the Village area.
HOW THE GUIDELINES AND STANDARDS
WERE DEVELOPED AND AMENDED
The Guidelines and Standards focus on both
existing design issues in the Village historic
districts and on issues that may be expected
to arise in the future. Although much of the
land in these districts has been developed,
there is still substantial opportunity for infill
development on vacant lots and partially
developed properties. Additionally, some
property owners may wish to restore,
remodel or rehabilitate existing structures to
prepare them for new uses. To address both
current issues and potential future concerns,
the Guidelines and Standards consider
existing conditions, recognize past
development patterns, and reflect future
potential for growth and change.
The Guidelines and Standards are based on
features of the existing built environment.
These features were documented in the
Historical Resource Survey, 1991, by the
City of Arroyo Grande and Catherine
Graves, showing existing historic structures
in the Village historic district of Arroyo
Grande (Appendix A). This survey recorded
addresses, building types, ownership, and
focused on architectural characteristics that
contribute to the visual quality of the
buildings and to the entire area surrounding
them. These characteristics include height,
roof configuration and material, exterior
wall materials, window and door type,
chimneys, and porches. Also documented
were surrounding land uses and potential
threats to the site or historic building.
The survey reveals that there is not one
particular style that determines the overall
character of the Village historic districts in
Arroyo Grande. There is, however, a
common “vocabulary” of building elements
that helps to create an impression of
consistency and continuity. These elements
are used frequently and in combination with
different architectural styles.
These Guidelines and Standards were
comprehensively updated by the Community
Development Department in 2002-2003.
The update process included six community
workshops and several public hearings to
facilitate public participation. The
Guidelines and Standards were updated
again in 2008 – 2009 to address large home
size in residential districts located within the
Historic Character Design Overlay District
D-2.4.
For the purposes of these Guidelines and
Standards, the historic period of the Village
is 1870-1939.
HOW TO USE THE GUIDELINES AND
STANDARDS
The Guidelines and Standards have been
prepared to aid City decision makers, private
design professionals and property owners.
As the design is developed further, the
Guidelines and Standards can be used to
determine which specific procedures have a
bearing on the project. The Guidelines and
Standards suggest characteristics for design
of details and elements, such as signs, rear
entrances, landscaping, height, building
mass, construction materials and other
components that compose the project’s
relationship to its surroundings.
Exceptions to Guidelines
Exceptions to GUIDELINES in this
document may be approved if both of the
following findings are met:
1. The alternative design or materials do
not detract from adjacent buildings or
the historic character and diversity of
the Village area.
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C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
4.The granting of the minor exception will
not constitute a grant of special privilege
inconsistent with the limitations on other
properties classified in the same district
and will not be detrimental to the public
health, safety or welfare, or materially
injurious to properties or improvements
in the vicinity;
2.The mass and scale of the project is
appropriate to the location considering
the history and diversity of the area and
the concept of the Village area.
An example of an exception to a guideline
may be for an internally illuminated sign.
See Sign Illumination on page 35, which
allows externally illuminated signs.
Findings may be made approving a sign if
the applicant demonstrates that the sign
maintains a historic character with internal
illumination.
5.The granting of a Minor Exception is
consistent with the objectives and
policies of the General Plan and the
intent of this title.
The Guidelines and Standards are NOT
intended to provide all necessary
information for development projects within
the Village area. The Guidelines and
Standards only address generalized design
issues. It is essential that other requirements
in Title 16 (Development Code) and other
portions of the Municipal Code
(Development Code) be followed for each
project. Nothing in the Guidelines and
Standards is intended to supersede
requirements of the Development Code.
Questions regarding the relationship
between the Guidelines and Standards and
Development Code provisions should be
referred to the Community Development
Department.
Exceptions to Standards
Exceptions to STANDARDS in this
document may be approved if all of the
findings for Exceptions to Guidelines are
met AND by obtaining a Minor Exception
Permit, per Section 16.16.120 of the
Development Code. The Minor Exception
requires noticing property owners within
300 ft. of the project. The Community
Development Director approves a Minor
Exception with a recommendation from the
ARC. If the project requires Planning
Commission approval, the Minor Exception
will be processed concurrently. A Minor
Exception may be approved if all of the
following findings are met:
An example of an exception to a standard
may be for a sign with gold detailing that is
a predominant shiny sign material. See Sign
Materials on page 34, which does not allow
high gloss, shiny or reflective surfaces as
predominant sign material. If the applicant
demonstrates that the sign maintains a
historic character, then a Minor Exception
may be processed concurrent with the sign
application.
1. The strict or literal interpretation and
endorsement of the specified regulation
would result in practical difficulty or
unnecessary physical hardship;
2.There are exceptional circumstances or
conditions applicable to the property
involved, or to the intended use of the
property, that do not apply generally to
other properties in the same district;
3. Strict or literal interpretation and
enforcement of the specified regulation
would deprive the applicant of
privileges enjoyed by other property
owners in the same district;
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ATTACHMENT 3
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Item 8.b - Page 9