ARC 2019-10-07_8c Le Point RemodelMEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: ANDREW PEREZ, ASSISTANT PLANNER
SUBJECT: CONSIDERATION OF ARCHITECTURAL REVIEW 19-003;
REPLACEMENT EXISTING SIDING, RELOCATION OF FRONT DOOR
AND CONSTRUCTION OF A NEW SLOPED ROOF; LOCATION – 525
LE POINT STREET; APPLICANT – GUY & TERESA TORELLI;
REPRESENTATIVE – MARK VASQUEZ, DESIGN GRAPHICS
D ATE: OCTOBER 7, 2019
SUMMARY OF ACTION:
Recommendation of approval to the Community Development Director will allow for
alterations to the existing single-family residence in the Historic Character Overlay
District.
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 property at 525 Le Point Street is zoned Single Family (SF) (Attachment 1) and
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 proposes exterior alterations to a residential structure in the Historic
Character Overlay District.
ANALYSIS OF ISSUES:
Project Description
Existing development on site consists of a one-story single-family residence and an
attached carport. The Design Guidelines identifies the six (6) most commonly found
architectural styles in the Village, and of the six (6) residential styles, this house most
closely resembles a bungalow. The Design Guidelines define a bungalow as a low,
small house that uses natural materials and relies on simplified design. When there is
ornamentation on a bungalow, it is often of simplified design. Built in 1936, the front
façade of the house consists of plain, panel siding above brick veneer and two large
windows. The main entry is located around the corner on the west elevation. The
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ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF ARCHITECTURAL REVIEW 19-003
OCTOBER 7, 2019
PAGE 2
structure has both pitched and flat roof areas along with a roof eyebrow above the two
windows on the front facade.
The project proposes to relocate the front door from the west elevation to the front of the
structure, and replace the two existing windows with two smaller windows. The project
also proposes replacement of the brick veneer with a cobblestone veneer, replacement
of the panel siding with stucco to match the rest of the structure, alterations to the roof
forms, and new landscaping. The stucco is proposed to be painted light grey (SW 7072
“Online”), and the fascia, trim, rain gutters, and new windows will all be painted white
(SW 7006 “Extra White”). The primary color of the cobblestone veneer would be gray
also (Attachment 3).
Design Guidelines
The Design Guidelines note that the most common cladding materials for residential
structures in the Village area are horizontal weatherboard or clapboard wood siding,
and vertical board and batten construction, both of which provide a sense of historic
character by adding detail and texture to a structure. Stucco and plaster are also
popular construction materials, but require ornate detailing to enhance the character of
the structures and give them the historic Village feel. The use of secondary materials,
such as stone and brick are encouraged by the Design Guidelines as a technique to
reduce the apparent mass of structures, but they do not speak to use of stone veneer
as a cladding material. A recommendation from the ARC is requested whether the
proposed use of the stone veneer in this application meets the intent of the Design
Guidelines.
The Design Guidelines promote building colors that match the natural environment and
avoid conflict with the colors in the surrounding areas. The project proposes to use gray
for both the color of the stucco and the primary color of the cobblestone veneer, which
complies with this standard, and is compatible with the other residential structures in the
vicinity.
AD VANTAGES:
The proposed alterations will update the appearance of the structure and increase its
compatibility with similar homes in the neighborhood.
DISADVANTAGES:
The Design Guidelines are silent on the use of stone veneer as cladding material, but
encourages its use as an accent material used for ornate detailing.
ENVIRONMENTAL REVIEW:
The project was reviewed in accordance with the California Environmental Quality Act
(CEQA) and determined to be categorically exempt per Section 15301(a) of the
Guidelines regarding minor exterior alterations to existing structures.
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ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF ARCHITECTURAL REVIEW 19-003
OCTOBER 7, 2019
PAGE 3
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2.
ATTACHMENTS:
1.Project Location and Existing Development
2.Design Guidelines
3.Color Board & Rendering
4.Project Plans
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ATTACHMENT 1
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C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
ARCHITECTURAL STYLES
This section illustrates various architectural
styles found within the Village Historic
Design Overlay District. These styles
represent much of the existing architecture
in the Village and shall be used a guide for
future development and renovations in the
area. For the Spanish Eclectic Style, use this
section as a guide for residential remodels
for existing Spanish Eclectic style homes or
mixed use/commercial construction (See
Appendix “A” for additional examples):
construction of new Spanish Eclectic homes
is allowed in the HCO residential district
subject to conditional use permit approval.
Most of the historic architecture does not
follow one specific style, but is influenced
by many. The commercial style
development in the Village area is an
eclectic mix of buildings, but there is a
similar vocabulary in the building design
and construction materials. The
development for the residential and
commercial buildings generally fits within
one or more of the following architectural
styles.
RESIDENTIAL STRUCTURES
Bungalow
The Bungalow style is a unique house type
that borrows from other cultures, but is a
truly American design. Developed on the
west coast, the Bungalow reduces the
distinction between inside and outside space,
reflecting the open practical living possible
in California. It is generally a low, small
house that used natural materials and relied
on simplified design. The roof structure is
most often broad gables, often with a
separate lower gable covering the porch,
although hipped roof structures are also
common. There is little ornamentation, and
what is found is of simplified design. The
first Bungalow development period was
from 1895 to 1915.
Cottage
A Cottage is basically a small frame single-
family home that does not use any particular
architectural style or ornamentation pattern.
Roof styles vary, but most often use gable,
hip or a combination of the two. This is a
style that often borrows elements from
classic styles, but does not incorporate other
elements that make the style unique.
Craftsman
An extension of the early Bungalow, the
Craftsman design included a low-pitched
gabled roof with a wide, unenclosed eave
overhang. Roof rafters are usually exposed
and decorative beams or braces are
commonly added under gables. Porches are
either full or partial-width, with a roof often
supported by tapered square columns. The
most distinctive features of this style are the
junctions where the roof joins the wall,
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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
CONSTRUCTION MATERIALS
This section provides examples of the most
commonly found building materials used in
the Village area of Arroyo Grande. There
are also examples of construction materials
under the Village Core and the Residential
sections specific to those areas.
All new projects shall use materials that fit
within the character of the Village (see
following examples). Using similar
materials or replicating these materials on
all projects and restorations will extend the
existing character extended throughout the
Village.
All restorations shall use materials that
match or complement the original structure
facilitating compatibility and preservation of
its character.
WEATHERBOARD OR CLAPBOARD
WOOD SIDING
Most of the original housing and a few of
the commercial buildings used horizontal
wood siding or vertical board and batten for
the exterior walls and trim of the buildings.
Wood siding gives the buildings a sense of
historic character, adding detail and texture.
CEMENT PLASTER
Cement plaster (including stucco) is not as
common as wood or brick, however some of
the commercial and residential buildings
within the Village have plaster exteriors.
Cement plaster buildings require detailing
that gives them a historic “Village” feel.
Buildings with plain plaster walls and no
ornamentation are not appropriate for The
Village.
YELLOW INDIGENOUS SANDSTONE
This type of stone is used on the old
I.O.O.F. Hall on Bridge Street and the Old
Brisco Hotel on East Branch Street. It is a
golden stone that is shaped in large irregular
chunks. The color of this natural stone adds
a warm variety and individuality to the area.
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C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
BRICK AND STONE BLOCK
Brick and stone blocks are most common on
commercial buildings in the Village. Brick
is an old construction material that was used
in the late 1800s and early 1900s when the
bulk of the historic commercial buildings in
Arroyo Grande Village were built. The use
of exposed plain concrete block is not
permitted in the Historic Village Core
District.
WINDOW SASHES AND DOOR FRAMES
Doors should be made of wood or a material
that resembles an older style wooden door.
For commercial areas, large industrial style
glass doors and windows with metal frames
are not appropriate. Doors with wood trim
and windows with wood framing should be
used. Aluminum and other frames that have
a modern metal look are not appropriate for
the Village.
21
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C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
VILLAGE RESIDENTIAL
DISTRICTS (VRD)
This section of the Guidelines and Standards
applies to all residential parcels in the
Historic Design Overlay district including
Single Family Low-Medium Density, Single
Family Medium Density and Multi Family
Medium-High Density districts.
EXISTING CHARACTER
Many homes in this district were built in the
period from 1885 to 1920, and represent a
wide variety of architectural styles.
Building materials, styles and details differ
considerably from home to home, but some
common elements can be identified in many
buildings. These include height, mass and
scale, materials and attention to
ornamentation.
Similarity in Height, Mass and Scale
Most homes are one or two stories high,
with single story designs most common.
Lots are generally smaller and narrower than
those in more modern suburban
developments, and the home fills much of
the width of the lot. Since garages were not
included in many of these early homes, the
facade design dominates the structure and
streetscape. Other homes have single,
detached garages, often in the rear yard.
Similarity of Material
The most common exterior wall material is
either weatherboard or clapboard wood
siding. These materials contribute a strong
horizontal element to the overall design.
Other popular materials include stucco or
plaster, and shingles of various designs are
often seen as accent materials or
ornamentation, especially on gable ends.
Yellow indigenous sandstone, which was
often used as a commercial building material
in the Village Core area, is uncommon for
residential façades. It is used often,
however, as a material for foundations or
retaining walls. Brick and concrete block
are also common foundation materials.
The most common roofing material is
composition shingle, and some wood
shingles are also used. New roofing
materials should incorporate composition
shingles or other non-flammable material
that approximates the appearance of wood.
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C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
For Spanish Eclectic or Pueblo styles, use of
mission tiles is appropriate.
Window frames are almost exclusively
wood, and door materials incorporate wood
panels with glass, in varying proportions.
Some homes have been remodeled and now
incorporate non-traditional materials such as
synthetic siding, concrete block or stucco
walls and aluminum windows. The use of
these materials is discouraged unless their
appearance simulates traditional materials.
Sense of Experimentation
There are many similar types of building
design, and some homes actually appear to
be copies of others in the district. Design
features and ornamentation are often used in
creative ways, however, so that each home
has an individual character. Often, elements
from classic design types are combined, and
the result is an unusual home.
Variety in Building Form
Although most of the homes are single story,
tall two-story homes are also common. The
combination of different architectural styles,
varying setbacks, and distinct wing
arrangements create a unique streetscape.
Landscaping is used both to conceal and
accent homes, and adds to the overall
impression of the district.
DESIGN GUIDELINES AND STANDARDS
Site Design
1.All new projects or renovations shall
adhere to site development standards of
the Development Code.
2.All outbuildings, including garages,
sheds, recycling enclosures, enclosures
for service areas, trash containers, or
outside storage should be compatible
with materials, textures and colors of the
principal building.
3.Existing trees should be retained as
much as possible, although judicious
pruning and shaping will be allowed.
Drought resistant street trees shall be
incorporated if pedestrian circulation
will not be obstructed. All front yards
shall be landscaped and maintained on a
regular basis. Properly designed
landscaping adds to the small town
character of the residential area and is
strongly encouraged.
4.Existing parkways shall be retained.
New landscaped parkways shall be
installed with substantial new
construction. Continuous hardscape
parkways are not permitted.
Building Design
1.The height of new buildings shall not
exceed 25 feet. Consistent with
Development Code 16.16.100-B.4 and
B.6, a Minor Exception may be sought
to increase building height for Victorian
architecture to improve architectural
design where scenic views or solar
access on surrounding properties is not
affected. The maximum wall height
shall be 20’.
2.The use of architectural styles in the
years from 1870 through the 1930’s is
strongly encouraged (see Architectural
Styles and Appendix “A” for examples).
The Spanish Eclectic Style is allowed
for residential remodels to existing
Spanish Eclectic homes or mixed
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C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
use/commercial construction:
construction of new Spanish Eclectic
homes is allowed in the HCO residential
districts subject to conditional use
permit approval.
3.To avoid “boxy” structures that have
unrelieved exterior wall planes
extending in height for two stories, and
to promote vertical articulation of wall
planes, the second floor living area shall
be set back from the ground floor
building footprint on the front and street
sides of the house a minimum of 5 feet
unless at least 50% of the first floor
elevation is articulated with a covered
porch extending out from the wall plane.
The minimum interior sideyard setback
for a two-story structure or the second
story portion of the structure shall be
7.5’. Substantial articulation for two-
story single-plane walls is strongly
encouraged.
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C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
4. New buildings or renovations shall
adhere to the following lot coverage and
floor area ratio requirements displayed
in Table 1:
Table 1 Lot Coverage and FAR
Parcel
Size
Max.
Lot
Coverage
Maximum Floor Area
Ratio
(Gross Floor Area
is inclusive of
all roofed structures,
including garage,
loggias, balconies,
decks, patios and
porches;
and excluding eaves,
awnings and
trellises)
0 –
11,999
square
feet net
0.40
0.40
12,000
sq. ft.
and
larger
0.40 No FAR maximum
Maximum residence
size 4,800 sq. ft.
25
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C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
5. New construction shall include elements
common to the district such as cladding
type, roofing material, roof structure,
and ornamentation. Spanish Eclectic
design shall use clay tile roofing and
shall comply with the description given
on page 18. Cement plaster may be
permitted in limited quantities provided
that it emulates historic design and it
does not detract from the historic
character of the area.
6. To be consistent with the historic
character in the Village, the following
features should be used in all structures
[and shall be used in conjunction with
Minor Exceptions in accordance with
Development Code Section 16.16.100-
B(6)]: Incorporate architectural details
and varied materials to reduce the
apparent mass of structures. Such scale
reducing design devices include
porches, covered entries, dormer
windows, oriel and bay windows, multi-
pane windows, varying roof profiles,
moldings, masonry, stone, brickwork,
and wood siding materials. Expansive
building facades should be broken up by
varied roof lines, offsets, and building
elements in order to avoid a box-like
appearance. Variations in wall planes,
rooflines, detailing, materials and siding
should be utilized to create interest and
promote a small-scale appearance.
Minor Exceptions may also be
considered for energy efficient building
elements or design.
7. All new projects shall use materials that
fit within the character of the Village.
By using similar materials or replicating
these materials on new projects and
restorations, the existing historic
character will be reinforced and
extended.
Garage/Parking
1. One and two car garages shall be
detached if feasible. If infeasible,
proposed attached garages are preferred
to be side or rear-loaded or, if street
facing, shall be recessed from the front
building elevation a minimum of five
feet with deep roof overhangs and
smaller single bay doors. Tandem
garages are encouraged to soften the
façade of the home. Other similar
architectural treatment to minimize the
dominance of front garages is
encouraged. The materials and
architectural detailing of garage doors
shall be consistent with the historic
character of the Village and the
architectural style of the house..
Prominent visibility of garage doors
requires ARC approval. (Development
Code Section 16.56.020 provides that a
Minor Exception may be granted for the
provision of on-site parking when a
change or expansion in use is proposed.)
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C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
Construction Materials
1. Clapboard or weatherboard cladding is
the most common type of material used
in the residential district. Plaster is
prevalent in later designs, especially
Spanish Eclectic styles. The use of
clapboard or weatherboard is
encouraged in new projects or
renovations. Smooth plaster is
acceptable for renovations involving
styles such as Spanish Eclectic that are
true to the description given on page 18.
2. Renovations shall use the original
materials as much as possible.
3. Window sashes and doorframes should
be made of wood or vinyl that looks like
wood, and consistent with the historical
period. Unfinished aluminum is not
allowed.
4. Door materials were traditionally wood
panel and glass. New or replacement
doors shall be wood or an approved
substitute material that simulates the
appearance of original materials.
5. Original decorative details shall be
retained during renovation. If the
original materials have deteriorated and
must be removed, they shall be replaced
with materials that match the original in
design, color, and texture.
Building Colors
1. Building colors shall fit within the
existing character of the neighborhood
and be compatible with the historic
period of the Village Residential
neighborhood. The use of fluorescent
“neon”, “day-glo”, or bright primary
colors as the predominant shade on
building facades is not permitted. Colors
for Spanish Eclectic designs should be
muted and softer in tone.
2. When Plot Plan review is required, color
samples shall be submitted as part of the
process.
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CobblefieldCobblefield is designed toemulate the architecture of rural
19th-century America. Its rugged
refinement makes it equally at
home in residential or
commercial settings. Dimensions
(approx): 2" - 8" H x 4" - 20" L
®
Desert
Blend®
Gray San
Francis…
Texas
Cream
Echo
Ridge®
Cobblefield by Cultured Stone https://www.culturedstone.com/products/cobblefield#san-francisco
1 of 7 9/25/19, 4:37 PM
Cultured Stone Cobblefield
Color: Grey
Stucco Body (Light Grey)
Sherwin Williams SW 7072 "Online" or equal
Fascia, Trim & Gutters (White)
Sherwin Williams SW 7006 "Extra White" or equal
Roofing (Match Existing Black)
GAF or equal
New Windows (White)
Milgard White Vinyl or equal
Torelli Remodel
ATTACHMENT 3
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