HomeMy WebLinkAboutItem 6 - HIST-0127-2020 (778 Higuera)
CULTURAL HERITAGE COMMITTEE REPORT
FROM: Brian Leveille, Senior Planner BY: Walter Oetzell, Assistant Planner
ADDRESS: 778, 782, 786, & 790 Higuera St. FILE NUMBER: HIST-0127-2020
APPLICANT: Randy Russom, RRM Design Group
For more information contact Walter Oetzell, Assistant Planner: 781-7593 (woetzell@slocity.org)
1.0 BACKGROUND
The owners of the property at 778-790 Higuera
Street have applied for a determination of
historical significance of the property, and request
that the buildings at these addresses be removed
from the City’s Inventory of Historic Resources.
This request is being referred to the Cultural
Heritage Committee (CHC) for a determination
and recommendation for Council action, as
provided in § 14.01.030 (B) (2) of the City’s
Historic Preservation Ordinance
2.0 SITE AND SETTING
The subject site is comprised of several
commercial parcels on the north side of Higuera
Street, immediately west of Chorro Street, in the
Downtown Commercial Zone with Historic
Preervation Overlay (C-D-H). It is currently developed with a collection of structures divided into
retail spaces. An aerial view (see Figure 1 above) shows three distinguishable buildings
corresponding to the Network Mall (at 778), 782 & 786 Higuera (Creeky Tiki and Cage Clothing),
and 790 Higuera (Unique Selections). The Network Mall (778) presents its own recognizable
façade and the other two buildings (782-790) share a common façade along Higuera (see Figure 2
below).
This collection of buildings is located at the core of the Downtown Historic District, which
encompasses the oldest part of the City and contains one of the City’s highest concentrations of
historic sites and structures, the majority of surviving structures dating from the 1870s to the 1920s.
The District was developed along the City’s earliest commercial corridors, and its narrow streets
and zero building setbacks reinforce the district’s human scale and vibrant Main Street image (see
Attachment 1). Commercial buildings appear at this corner of Chorro and “Higueras” in Sanborn
Maps dating as early as 1886, with the subject buildings constructed around 1903 (as further
discussed in §3 – Evaluation, below).
Meeting Date: April 27, 2020
Item Number: 6
Item No. 1
Figure 1: Subject Property
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2.1 Historic Listing
Historic preservation policies are set out in the Conservation and Open Space Element (COSE) of
the City’s General Plan. Significant historic and architectural resources are to be preserved and
rehabilitated, and their demolition, or substantial change to them, is to be avoided (COSE § 3.3).
The City’s Historic Preservation Ordinance (SLOMC Ch. 14.01) implements these policies. The
City’s Inventory of Historic Resources lists historically designated resources and properties within
the City. Eligibility criteria for designation as an historic resource are set out in § 14.01.070 of the
City’s Historic Preservation Ordinance and discussed in § 3.2 below.
The City Council designated the buildings at 782-790 Higuera as “Contributing” historic resources
in 1983, on completion of the City’s first historical resources survey (Resolution 5197) and
designated 778 Higuera as a “Contributing Property” in 1987 (Resolution 6158), on completion of
the City’s second resources survey.
3.0 EVALUATION
A Historic Resource Evaluation discussing the site history and historical and architectural
characteristics was prepared by Robert C. Pavlik, M.A., Historian and Architectural Historian
(Attachment 2) for this application. The Evaluation and accompanying supplemental information
(Attachment 3) compare the architectural character of buildings on the property against the criteria
for historic listing outlined in the City’s Historic Preservation Ordinance. The original buildings,
estimated to have been built around 1903 (Evaluation, pg. 18), and as evident from early
photographs (Figure 3 below) exhibited a Commercial Vernacular Style, a style which describes
simple commercial structures common in American cities and towns of the late 19th and early 20th
centuries, typically brick in construction, with minimal little decorative ornamentation and
detailing (see Attachment 4). Character-defining features present in the original buildings include:
▪ Simple rectangular form; flat roofline with parapet (crennelated)
▪ Brick wall surfaces; masonry side walls; face brick on the primary façade
▪ First-story storefront with continuous transom (or clerestory) windows above
▪ Symmetrical window and door openings
▪ Decorative detailing (cornice, frieze, stringcourse)
Figure 2: Subject Property (778-790 Higuera)
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3.1 Building Modifications
A late 1940s photograph of the buildings (see Figure 4 below) shows alteration of the parapet:
removal of the crennelations and placement of stucco material in place of the original brick across
two of the original five “bays” of the façade (along the Woolworth Co. store façade). The
continuous transom window pattern has also been truncated and interrupted by signage. By 1960
(see Figure 5, below) the stucco parapet treatment and transom-level signage had been extended
across the façade of all of the subject buildings.
By the early 1970s the western portion of these buildings (778 Higuera, formerly Woolworth Co.)
had been extensively modified to create “The Network Mall.” And by the early 1990s the Network
had been further modified, now presenting an arcaded building entry (see Figure 6 below) adjacent
to the truncated and stuccoed façade of the adjoining buildings at 782-790 Higuera.
Figure 3: 1934 Photograph (from Pavlik, Evaluation, pg. 21)
Figure 4: 1940s Photograph (from Pavlik, Supplemental, pg. 2)
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Finally, in 2009, the façade of 782, 786, and 790 Higuera was again remodeled, to its present
appearance (seen in Figure 2, above), designed to recall many of the architectural d etails of the
original façade, including the crennelated parapet, cornice, friezes, stringcourse, brick materials,
transom windows, and symmetrical storefronts (see Remodel Plans, Attachment 5). Although
highly compatible with the character of the Downtown Historic District, it is a contemporary
reproduction which does not in fact date from the early 20th Century period of the buildings’
significance. As discussed in the supplement to the Historic Resource Evaluation (pp. 4-5) the
remodel “succeeded in replacing a missing element, but the addition is of a lightweight material
different from the original, and is considered a reconstruction and not a restoration or renovation,
nor is it a rehabilitation” as defined in the Secretary of Interior’s Standards for the Treatment of
Historic Properties.
3.2 Criteria for Historic Resource Listing
In order to be eligible for historical designation, a resource must exhibit a high level of historic
integrity and satisfy at least one of the evaluation criteria listed in § 14.01.070 of the City’s Historic
Preservation Ordinance. The Ordinance also provides that, while it is the general intent that
property not be removed from historic listing, property may be removed if it is found to no longer
meet eligibility criteria for listing (§ 14.01.060 (C)). In evaluating the historic significance of the
Figure 6: 2007 Photograph (from Pavlik, Evaluation, pg. 22)
Figure 5: 1960s Photograph (from Pavlik, Supplemental, pg. 3)
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property, the Committee should consider whether, and to what degree, the property satisfies these
criteria, in light of the information and evaluations provided with this application.
Historic Criteria (§ 14.01.070 (B))
Person. The history of the property, including several of its historical occupants, is described in
the Historic Resource Evaluation provided by the applicant (Attachment 2, pp. 17-18). The report
describes a series of commercial building tenants but the records search, literature review, and
archival research conducted revealed no association with persons considered to have been
prominent in, or to have made unique or distinctly outstanding contributions significant to, local,
state, or national history (Evaluation, pg. 17).
Event and Context. Similarly, background research for the Historic Resource Evaluation includes
no evidence that this property was associated with any famous or “first-of-its-kind” event or with
a notably important, unique, or distinctly interesting contribution to the City, beyond its association
with early 20th Century commercial development in the City. Nor does the property constitute a
prime illustration of, or intimate connection with, early commercial development that would rise
to a level of historical significance (Evaluation pp. 17-18).
Architectural Criteria (§ 14.01.070 (A))
Style and Design. The subject buildings are described in the Historic Resource Evaluation as being
associated with the Commercial Vernacular Style. Many of the character-defining features of the
original building façade were recreated in the 2009 remodeling, nevertheless the Historic Resource
Evaluation concludes that “alterations over the years have diminished the buildings’ ability to
convey the purer form of their architectural qualities from the time of construction…” and that the
buildings are not significant under the Architectural Criteria (Evaluation pg. 15-16).
Architect. No architect was identified through background research as having been associated with
the buildings (Evaluation pg. 16).
Integrity
As defined in the City’s Historic Preservation Ordinance “integrity” refers to the ability of the
resource to convey its identity and authenticity (§14.01.020). The City’s Historic Context
Statement notes the existence of numerous extant commercial properties from the period of Early
20th Century Commercial Development, “…so eligible examples should retain a high level of
integrity,” “…must date from the period of significance,” and “…must retain the essential aspects
of integrity” (Attachment 6, pg. 87).
The primary building elevations of a Contributing List Resource play a particularly important role
in contributing to the character of a neighborhood or district. As noted in the Pavlik Evaluation,
the primary façade along Higuera is the result of a contemporary remodeling project dating from
2009 which incorporated features resembling those of the original Commercial Vernacular Style,
but which does not constitute Restoration 1 of the features, as defined in the Secretary of the
1 Restoration is defined in SOI Standards as: the act or process of accurately depicting the form, features, and
character of a property as it appeared at a particular period of time by means of the removal of features from other
periods in its history and reconstruction of missing features from the restoration period
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Interior’s Standards for the Treatment of Historic Properties (Evaluation, pg. 9). Though the
remodeling successfully simulates an original appearance, it is not an entirely accurate restoration
substantiated by documentary and physical evidence: it utilizes a “thinbrick veneer” to “match
Johnson Building” (as described in 2009 plans) rather than to match the original finish of the
buildings, spans only about three-fifths of the original façade, and places a parapet projection in a
position in which it was not originally situated.
The final section of the Historic Resource Evaluation (pp. 18-19) further discusses modifications,
exterior and interior, over the life of the buildings which have diminished the historical integrity
of the buildings. Though the buildings occupy their original location, their remaining visible
elements are limited mainly to the brick walls in the building interior and the rear elevation, and
these walls have themselves been subject to repointing (interior walls), introduction of new and
incompatible openings, and intrusion of plumbing and mechanical equipment (Evaluation pg. 19).
The author of the Historic Resource Evaluation and supplemental information provided with the
application concludes that “the various changes made to the buildings over the years, with a
resultant loss of original material, have rendered them ineligible for continued listing” and that the
buildings “do not appear to be candidates for ongoing inclusion on the City of San Luis Obispo
Contributing Properties List of Historic Resources” (Pavlik: Supplemental, pg. 5, Evaluation,
pg. 3).
4.0 SUMMARY
Based on the discussion and evaluation in the Historic Resource Evaluation submitted with this
application, and as summarized in this staff report, a comparison of the subject property to the
evaluation criteria provides a basis for determining that the subject buildings fail to satisfy the
criteria for designation as an historical resource, to a degree that would qualify the property for
continued historical listing.
They exhibit some of the distinctive characteristics of the Commercial Vernacular Style, with
much of the original red brick material surviving along the rear creek-side building elevations, but
remaining visible building elements have been extensively modified and the building façade is a
scaled-down contemporary simulation of the original construction. The buildings are not known
to be the product of a notable builder or architect, or to be associated with exceptional historical
persons or events, and, most importantly, suffer compromised historical integrity. As the buildings
do not appear to exhibit a high level of integrity, and a considerable portion of visible character -
defining features do not date from the period of significance, they may not strongly satisfy the
applicable listing criteria, such that they may be removed from historic listing, as provided in
§ 14.1.060 (C) of the City’s Historic Preservation Ordinance.
5.0 ENVIRONMENTAL REVIEW
Consideration of continued eligibility of this property for historic listing is exempt from the
provisions of the California Environmental Quality Act (CEQA), as it is does not have the
potential for causing a significant effect on the environment, and so is covered by the general
rule described in CEQA Guidelines § 15061 (b) (3). The determination of continued eligibility
for historic listing is limited to review of whether the subject site remains eligible for historic
resource listing according to the criteria set forth in the City’s Historic Preservation Ordinance.
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6.0 ACTION ALTERNATIVES
1. Continue consideration of the request with direction to the applicant and staff.
2. Recommend to the City Council that the that the property not be removed from historic
listing, based on findings describing the property’s continuing eligibility for listing.
7.0 ATTACHMENTS
1. Downtown Historic District (Historic Preservation Program Guidelines)
2. Historic Resource Evaluation (Robert C. Pavlik, M.A.)
3. Supplemental Information to Historic Resource Evaluation (Robert C. Pavlik, M.A.)
4. Commercial Vernacular (Historic Context Statement)
5. Remodel Plans (2009)
6. Downtown Historic District (Context Statement)
7. Historical Preservation Record (“Yellow File”)
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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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HISTORIC RESOURCE EVALUATION
of
778 Higuera Street
782-790 Higuera Street
San Luis Obispo, California
Submitted to:
Bill Davis, President & Phillip Lien, CFO
N F Drier & Elevator
P.O. Box 425
Firebaugh, CA 93622
Prepared by:
Robert C. Pavlik, M.A.
Historian/Architectural Historian
493 Woodbridge Street
San Luis Obispo, California 93401 (805) 781-9728
February 6, 2020
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Historic Resource Evaluation for 778 & 782-790 Higuera Street
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Historic Resource Evaluation for 778 & 782-790 Higuera Street
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SUMMARY
Robert C. Pavlik prepared a Historical Resource Evaluation (HRE) of the properties
located at 778 Higuera Street and 782-790 Higuera Street, San Luis Obispo, San Luis
Obispo County. This HRE evaluates the eligibility of the buildings at this location for
their continued listing on the City of San Luis Obispo’s Contributing Properties List of
Historic Resources. Pavlik conducted background research, a field survey, and
resource evaluation and recordation to prepare this HRE. This report includes:
(1) a description of the regulatory context for cultural resources in San Luis
Obispo;
(2) a description of the buildings at 778 Higuera Street and 782 -790 Higuera
Street, including historic and architectural contexts; and
(3) an eligibility evaluation.
Based on the results of this HRE, Pavlik concludes that the buildings at 778 Higuera
Street and 782-790 Higuera Street are associated with early-20th century commercial
development in San Luis Obispo and the Commercial Vernacular architectural style.
Furthermore, Pavlik did not identify any evidence with the current condition of the
existing structures that elevates them in associative stature. Specifically, they do not
possess important associations within the historic and architectural contexts utilizing §
14.01.070 of the City of San Luis Obispo’s Historic Preservation Ordinance Criteria for
both architectural and historic integrity. Based on the evaluation with these criteria, the
buildings at 778 Higuera Street and 782-790 Higuera Street do not appear to be
candidates for ongoing inclusion on the City of San Luis Obispo Contributing
Properties List of Historic Resources.
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Historic Resource Evaluation for 778 & 782-790 Higuera Street
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REGULATORY FRAMEWORK
The City of San Luis Obispo Historic Preservation Ordinance
Chapter 14.01 of the San Luis Obispo Municipal Code contains the Historic
Preservation Ordinance (HPO), which was adopted by the San Luis Obispo City
Council in 2010. Section 14.01.030 of the HPO codifies the membership, terms, and
duties of the Cultural Heritage Committee (CHC), as well as the actions subject to
CHC review. The CHC is tasked with making recommendations to decision-making
bodies regarding:
• Development of guidelines to implement the HPO to assist persons planning
development projects subject to CHC review; and to provide guidance for City
staff and property owners regarding cultural resources in the city;
• Develop and maintain the City’s Master List of Historic Resources and
Contributing Properties List of Historic Resources which are those properties,
area, sites, buildings, structures, or other features having significant historical,
cultural, architectural, community, scientific or aesthetic value to the citizens of
San Luis Obispo;
• Actions subject to discretionary city review and approval which may affect
significant archaeological, cultural or historic resources;
• Apply architectural, historic, and cultural preservation standards and guidelines
to projects and approvals involving historic sites, districts, and structures;
• Develop and participate in public education outreach efforts;
• Provide recommendations to decision-makers regarding alterations and
demolitions of listed resources and properties within historic preservation
districts;
• Provide recommendations in developing incentive programs directed at
preserving and maintaining cultural resources; and
• Assist property owners in preparing local, state, and federal historical resource
nominations to utilize preservation incentives, including Mill’s Act and federal
tax incentives.
In addition to its policy development, resource management, public outreach, and
documentation assistance duties, the CHC is authorized to review, comment, and
make recommendations on applications that may result in a change to a resource
listed in the Master List of Historic Resources or Contributing Properties List of Historic
Resources, or potentially affect an existing or proposed historic district. Examples
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include applications to alter, demolish, or relocate listed buildings or structures, and for
new construction within historic districts. The CHC is also authorized to rev iew and
comment on statements of historic significance and on proposed actions by public
agencies that may affect cultural resources.
The CHC also reviews and comments on applications for inclusion in the Master List
of Historic Resources or Contributing Properties List of Historic Resources.
Designation requests may originate from the property owner, the CHC, the
Architectural Review Commission, the Planning Commission, or the San Luis Obispo
City Council. In considering designation applications, the resource must be at least 50
years old, exhibit a high level of historic integrity, and satisfy at least one of the
following criteria set forth by the HPO beginning at Section 14.01.070 of the San Luis
Obispo Municipal Code:
A. Architectural Criteria: Embodies the distinctive characteristics of a type, period,
region, or method of construction, or represents the work of a master, or possesses
high artistic values.
1) Style: Describes the form of a building, such as size, structural shape and
details within that form (e.g., arrangement of windows and doors,
ornamentation, etc.). Building style will be evaluated as a measure of:
a. The relative purity of a traditional style;
b. Rarity of existence at any time in the locale; and/ or current rarity although
the structure reflects a once popular style;
c. Traditional, vernacular, and/ or eclectic influences that represent a particular
social milieu and period of the community; and/ or the uniqueness of hybrid
styles and how these styles are put together.
2) Design: Describes the architectural concept of a structure and the quality of
artistic merit and craftsmanship of the individual parts. Reflects how well a
particular style or combination of styles are expressed through compatibility and
detailing of elements. Also, suggests degree to which the designer (e.g.,
carpenter- builder) accurately interpreted and conveyed the style(s). Building
design will be evaluated as a measure of:
a. Notable attractiveness with aesthetic appeal because of its artistic merit,
details and craftsmanship (even if not necessarily unique);
b. An expression of interesting details and eclecticism among carpenter-
builders, although the craftsmanship and artistic quality m ay not be superior.
3) Architect: Describes the professional (an individual or firm) directly responsible
for the building design and plans of the structure. The architect will be
evaluated as a reference to:
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a. A notable architect (e.g., Wright, Morgan), including architects who made
significant contributions to the state or region, or an architect whose work
influenced development of the city, state, or nation;
b. An architect who, in terms of craftsmanship, made significant contributions
to San Luis Obispo.
B. Historic Criteria
1) History – Person: Associated with the lives of persons important to local,
California, or national history. Historic person will be evaluated as a measure of
the degree to which a person or group was:
a. Significant to the community as a public leader (e.g., mayor, congress
member, etc.) or for his or her fame and outstanding recognition - locally,
regionally, or nationally;
b. Significant to the community as a public servant or person who made early,
unique, or outstanding contributions to the community, important local
affairs or institutions (e.g., council members, educators, medical
professionals, clergymen, railroad officials).
2) History – Event: Associated with events that have made a significant
contribution to the broad patterns of local or regional history or the cultural
heritage of California or the United States. Historic event will be evaluated as a
measure of:
a. A landmark, famous, or first-of-its-kind event for the city - regardless of
whether the impact of the event spread beyond the city;
b. A relatively unique, important or interesting contribution to the city (e.g., the
Ah Louis Store as the center for Chinese- American cultural activities in
early San Luis Obispo history).
3) History - Context: Associated with and also a prime illustration of predominant
patterns of political, social, economic, cultural, medical, educational,
governmental, military, industrial, or religious history. Historic context will be
evaluated as a measure of the degree to which it reflects:
a. Early, first, or major patterns of local history, regardless of whether the
historic effects go beyond the city level, that are intimately connected with
the building (e.g., County Museum);
b. Secondary patterns of local history, but closely associated with the building
(e.g., Warden Building).
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C. Integrity: Authenticity of an historical resource’ s physical identity evidenced by the
survival of characteristics that existed during the resource’s period of significance.
Integrity will be evaluated by a measure of:
1.) Whether or not a structure occupies its original site and/ or whether or not the
original foundation has been changed, if known.
2). The degree to which the structure has maintained enough of its historic
character or appearance to be recognizable as an historic resource and to
convey the reason(s) for its significance.
3). The degree to which the resource has retained its design, setting, materials,
workmanship, feeling and association.
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EVALUATION METHODS
Pavlik conducted a records search, literature review, archival research, and field
survey to prepare this study. This research and field survey work informed the
evaluation of the architectural criteria, history and integrity of the buildings.
Please see the Bibliography for a full list of sources consulted.
Property Description, Field Review, Research
The four buildings are located in downtown San Luis Obispo, and consist of four linear
structures separated by vertical brick walls. The overall property is bordered on the
northeast by San Luis Obispo creek; on the east by the Johnson Building (1903 -04), a
City of San Luis Obispo Master List building; and on the west by the Warden Building
(1897), a Contributing Property List building. The project site is located within the
Downtown Historic District. The westernmost building along Higuera Street is
identified as The Network and has a street address of 778 Higuera Street. The
commercial businesses located within the building are at street level and they also
share a basement. The entrance to this building is through glass doors that lead to a
common hallway that is paved with ceramic tile. The interior consists of painted dry
wall and individual lease spaces that have undergone renovation for the specific
tenant improvement requirements. The businesses within this location consist of the
Cowboy Cookie & Ice Cream shop, a Hemp clothing retail store, and a large café
(Bliss Café) with patio seating. There are kitchens associated with the cookie shop
and also the Bliss Café.
The adjoining building to the east has a street address of 782 Higuera Street and is
occupied by the Creeky Tiki bar and restaurant. The interior consists of wood flooring,
wood paneling, and painted dry wall while the exterior is of red brick construction.
Creeky Tiki also has a fully equipped kitchen and a large patio and satellite bar that
overlooks San Luis Obispo Creek. The next adjoining building to the east has a street
address of 786 Higuera Street and is occupied by Cage, a retail clothing store. The
interior of this boutique is improved with a sales counter, display racks for shoes and
clothing, changing rooms, bathrooms, and a storage closet. The interior has also been
improved with wood paneling and molding, decorative metal façade and the exterior
walls are constructed with red brick. The next adjoining building is leased to Unique
Selections, a rock, gem, and jewelry store having a street address of 790 Higuera
Street. Again, the interior walls are constructed of red brick and the site has been
improved with numerous glass and metal display cases and shelves.
An examination of the interior brick walls of 786 Higuera Street and 790 Higuera
Street indicate that the brick walls have been repointed, openings have been cut into
the brick and/or subsequently filled in, and generally modified in a manne r that is
inconsistent with the Secretary of the Interior’s Standards for the Treatment of Historic
Properties; that is, the changes are incompatible with the original design and historic
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fabric, and are irreversible. The exterior walls along Higuera Street have been
modified over time, with permanent and irreversible changes to the openings. The
parapet along the top of 782-790 Higuera Street was reconstructed in 2009 to more
closely resemble the original design, but it is not a renovation or rehabilitation as
defined in the Secretary of the Interior’s Standards for the Treatment of Historic
Properties. The rear elevation of 778 Higuera (“The Network”) has several openings
that are incompatible with the original design and construction and are irreversible.
The rear elevation of 782-790 Higuera Street shows evidence of seismic
strengthening, and also has been modified with the addition of modern plumbing pipes
and electrical outlets and panels, with subsequent impacts to the original brickwork.
A review of City and County historic resource inventories, government records,
photographs, and newspaper articles indicate that 778 Higuera Street and 782-790
Higuera Street are not listed on the City of San Luis Obispo Master List of Historic
Resources; however, they are listed on the Contributing Properties List of Historic
Resources. 778 Higuera Street was added to the list in 1987; 782-790 Higuera Street
was added to the list in 1983.
The buildings under study can be classified as “Commercial Vernacular” in style. The
City of San Luis Obispo defines “Commercial Vernacular” as follows:
“COMMERCIAL VERNACULAR: Although not an officially recognized style,
‘commercial vernacular’ describes simple commercial structures with little
decorative ornamentation, common in American cities and towns of the late
19th and early 20th centuries. They are typically brick in construction, with
minimal decorative detailing.
Character-defining features include:
Simple square or rectangular form
Flat roof with a flat or stepped parapet
Brick exterior wall surfaces, with face brick on the primary facade
First-story storefronts, typically with a continuous transom window above
Wood double-hung sash upper-story windows, often in pairs
Segmental arch window and door openings on side and rear elevations
Decorative detailing, if any, may include cornices, friezes, quoins, or string
courses.”
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CULTURAL OVERVIEW
Historical Context
The Chumash (Native People) lived in this area for thousands of years. Evidence of
their presence can be seen in several locations throughout San Luis Obispo County,
and their descendants, as well as those of the neighboring Salinan peoples, still live
and work in the area.
Indian and Indian settlements were noticed by the early Spanish maritime explorers
who sailed up the California coast, but the first European explorers to actually travel
through the area were members of Don Gaspar de Portola's overland expedition of
1769.
Mission San Luis Obispo de Tolosa was founded in 1772. This is the site where the
inhabitants of the San Luis Obispo Coast area were relocated. Good grazing land
could be found nearby, where mission livestock were raised. As for the Chumash and
nearby Salinan, their subsistence economy was replaced by an agricultural economy.
The neophytes worked for the missionaries as vaqueros, tanners, and farmers.
Secularization of the missions occurred in 1833. Several Mexican ranchos were
created in the region.
Cattle grazing was a major economic activity of the Mexican ranchos. Cattle grazed
freely on the rolling coastal hills and plains. Round-up occurred in March, when cattle
were herded and separated according to ownership, and the slaughter followed. The
hides were treated and the fat rendered into tallow for candles. The hides were
shipped by boat to the east coast for shoe and other leather-goods manufacturers.
In 1848 the Treaty of Guadalupe Hidalgo was signed, ceding what was northern
Mexico to the United States. In 1850, one year after the gold rush, California became
the 31st state admitted to the union.
Early American Era, 1850-1900
San Luis Obispo has long been regarded as a “vast pastoral domain,” a largely rural
and agricultural county blessed with abundant sunshine and rainfall; a region of great
natural beauty and harmony among its residents. Such was not always the case,
however. Prior to the admission of California into the Union in 1850, San Luis Obispo
County was designated one of the state’s original 27 counties. The population was
just under 350 people, and the County encompassed more than three thousand
square miles. The region remained a poor, remote, and sometimes violent outpost for
its first two decades.
According to W.W. Robinson, in The Story of San Luis Obispo County (1957), “John
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Wilson, Scottish shipmaster and trader who had proved that a sailor could become a
great landowner and a successful ranchero, had a town home where the County
Museum now is, close by the Mission. In 1850 he was the top taxpayer of the county,
his bill being $639.20 in 1856 San Luis Obispo was a growing community. In that year
on February 19, it became a town organized under state laws, with a board of trustees
as its governing body. This first act of incorporation was later repealed and another
one passed on March 20, 1876 San Luis Obispo took another step. By legislative act it
was re-incorporated as the ‘city’ of San Luis Obispo.” [pp. 21-22]
Following the War with Mexico and California’s admittance into the United States, the
need for good overland transportation was readily apparent. California had no reliable
road system prior to the war; the population of the state was very small, and the need
to convey people, mail, raw materials and information long distances with any
frequency and/or regularity was limited. The self-sufficient rancheros were more
dependent on oceangoing ships than overland wagons for the delivery of goods from
the outside world. As the state’s population increased and its industry and commerce
expanded into a complex network spanning the state, the need for a system of
interconnecting roads grew accordingly. The railroads filled part of this need, and
created an even greater demand for a reliable road system.
A severe drought gripped the state in 1862-64, resulting in the devastation of much of
the region’s cattle industry. Several seasons of reinvigorating rainfall followed the dry
spell, prompting immigration to the county, which resulted in the emerge nce of the
important dairy industry on the Central Coast. The region ’s benign climate and rich
soils were highly prized by agriculturists, especially the Swiss-Italian settlers of the
mid-to-late nineteenth century. Their profits were limited, however, b y their great
isolation and long distance to markets. Because of the rudimentary nature of the
state’s and county’s roads, the local economy was largely dependent on coastal
transport to export the region’s agricultural and mineral products, and to import much
needed manufactured goods. This situation was somewhat improved with the
construction of a local narrow-gauge railroad, the Pacific Coast Railway, in 1876. The
“PC,” as it was known, extended from Harford’s Wharf at San Luis Bay north to the
city of San Luis Obispo (along what are now Elks Lane, South Higuera, and South
Streets) and, by 1887, south to Los Olivos in northern Santa Barbara County. This
local rail line further increased the marketability of the region’s agricultural goods, and
fueled the additional development of farmland for the production of wheat, barley,
beans, and peas, as well as the area’s prized dairy products.
Following the completion of the transcontinental railroad in 1869, and the merger of
the Central Pacific with the Southern Pacific Railroad Company, the Espee’s network
of rail lines began to extend north and south throughout the state. Southern Pacific
decided to build a line through the San Joaquin Valley first (because of the availability
of ample government land) before turning their attention to a coast route.
By 1886 the Southern Pacific Railroad had reached King City in the Salinas river
valley. Residents to the south were eager and hopeful that the giant transportation
company would continue to extend its line southward, eventually connecting with the
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coastal line running from Saugus to Ellwood, west of Santa Barbara. Workmen
continued to lay track up the Salinas River valley, terminating at Santa Margarita in
1889.
A committee of twenty-one prominent citizens was organized to try and persuade their
fellow citizens to donate the right-of-way for the railroad, citing the economic benefits
that would accrue to the region if the train ran from San Francisco to Los Angeles.
Meanwhile, the Southern Pacific Railroad Company was in no hurry to further
construction. Huntington was later quoted as saying, "The matter is in the hands of the
people there. As soon as they have obtained the right -of-way for us, as they have
promised, and made any arrangements to give us depot grounds, we will go ahead.
Until then, our terminus will be at Santa Margarita."
The Committee of 21 raised money to buy the right-of-way through real estate tax
assessments and the sale of bonds. An agreement was finally reached between the
Southern Pacific Company and San Luis Obispo and Santa Barbara Counties on
October 23, 1890, to finish the last section of the coastline. After what seemed like an
interminable wait to the locals, work on the first Cuesta tunnel began in the fall of
1892.
On May 5, 1894, after the last tracks were hastily laid in preparation for the gala
celebration, the first steam engine huffed its way into San Luis Obispo. The depot,
roundhouse, warehouses, and shops were yet to be completed, but the era of the
railroad had arrived, and the citizens showed their appreciation by hosting a three-day
celebration.
Architectural Trends
In 1875, San Luis Obispo attorney De Guy Cooper wrote, "We can boast of some very
fine private residences. Heretofore, the style of architecture has been of a rather
primitive nature; but lately there has been a marked improvement in this particular,
and the buildings erected within the past year have been of a better nature, and of a
more permanent character."
As Cooper pointed out, there were some elegant residences being erected throughout
the county by its most prominent citizens. A survey of the contemporary literature, as
well as the surviving structures that date to the late nineteenth century, indicate a
predilection for county residents to build in the styles that were popular in other parts
of the state and the nation. These included Italianate, Eastlake, and Queen Anne
styles of architecture. In the downtown area, Richardsonian Romanesque was the
dominant style, given the presence of local stone quarries on Bishops Peak and the
burgeoning brick works in the city, as well as pattern books that transmitted
architectural styles across the United States.
After the turn of the century architectural styles generally became more eclectic, as a
flurry of period revivals (including Colonial, Mission Revival, Spanish Colonial, and
English Tudor) came to dominate the building trades.
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The city of San Luis Obispo was incorporated in 1876, the same year the Pacific
Coast Railway opened from Port Harford to Los Alamos. In the 1880s and 1890s,
commercial and residential development continued to increase; Port San Luis
Lighthouse was put into service in 1890, and the southbound extension of the
Southern Pacific Railroad was completed in 1894.
Growth in the city continued in the early 20th century. In 1903, California Polytechnic
School opened, followed by the Carnegie Library in 1904 and the first state highway
can through the county in 1915, which followed Monterey Street in front of the Mission
and directly across the creek from the buildings on Higuera Street. Following World
War I, veterans returned to the area to take advantage of California Polytechnic
University’ s vocational training, bringing families with them. Advancements in
transportation allowed for a diversification in the local economy. The popularity of
automobile tourism brought more visitors to the area and sparked the concept of the
first motor hotel, or motel.
An excerpt from the City of San Luis Obispo’s Citywide Historic Context Statement
(2013) regarding ”Late Nineteenth Century Commercial Development” reads,
“Commercial development during this period was in a transitional state: there were still
modest adobes being constructed, along with the grand railroad hotels and more
elaborate banks and other businesses that were populating the commercial core.
Wood frame and brick construction were becoming more prevalent, and more
elaborate details and materials were used. Commercial architectural styles
represented in San Luis Obispo during this period include Commercial Vernacular,
Italianate, and Romanesque Revival. Local architects associated with this period
include William Evans, Hilamon Spencer Laird, W.C. Phillips, and Alfred Walker.” In
the same document’s section on “Early Twentieth Century Commercial Development”
it reads, “During the early 20th century, the commercial center continued to flourish,
and there were numerous commercial enterprises established during this period.
Improvements in the downtown area included the paving of streets and the
replacement of the original wood bridges over the creek with a series of concrete
bridges. By this period, the downtown commercial core had grown significantly, and
there were numerous commercial establishments organized on several business
blocks; the downtown commercial core is recognized by the City as a historic
district….There are modest vernacular commercial buildings that may have minimal
stylistic detailing and do not represent a particular style. Architects whose work is
represented in San Luis Obispo during this period include: Abrahms & Simms, Santa
Barbara; E.D. Bray; John Chapek; Orville Clark; W.H. Crias, W.E. Erkes; San
Francisco; G.A. Meuss-Dorffer, San Francisco; G.M. Eastman; Thorton Fitzhugh; John
Davis Hatch; Alfred and Arthur Heineman, Los Angeles; J.P. Kemble; Fred Logan;
Charles McKenzie, San Francisco; Parkinson & Bergstrom; Righetti & Headman, San
Francisco; William H. Weeks; James Wetmore; and K.C. Wilson.”
The buildings at 778 Higuera Street and 782-790 Higuera Street can be seen in
photographs and postcards from the turn of the 20th century; the City of San Luis
Obispo’s “Historic Resources Inventory” form for 782-790 Higuera Street (dated
October 1982) estimates the construction date as 1906; the architect as “unknown,”
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and the builder as C.H. Johnson. The buildings under study are not the main focus of
the photographs; rather, they are included in the images showing the more prominent
and architecturally significant Johnson Building and Warden Building. The buildings at
778 Higuera Street and 782-790 Higuera Street show large cloth awnings extending
over the sidewalk. In the San Luis Obispo Fire Department Souvenir of San Luis
Obispo (June 1904) there is an exterior photograph on pag e 23, showing the
buildings, and an interior photograph showing Marshall’s Jewelry Store (p. 28). There
do not appear to be any other records showing notably historic businesses associated
with the properties. A review of the various city directories in the Reference Room at
the San Luis Obispo County Library indict various businesses occupied the buildings
in question. For example, in the San Luis Obispo City and County Directory (1912) it
shows A.L. Dutton ran a grocery at 786 Higuera; that W.H. Shulze was a clothier at
782 Higuera (“Clothing, Hats, Furnishings. Our Prices the Lowest. Our Values the
Best.”); and Manuel Marshall was a jeweler at 778 Higuera. 778 Higuera was
remodeled by John King in 1967-71. By 1972 the address was identified as a
“shopping center” in the City Directory and included 15 businesses, including clothing,
shoes, books, handcrafts, and a “Nut Barrel” with “assorted nuts.”
The closing of Monterey Street to vehicular traffic and the development of Mission
Plaza in 1969-71 does not appear to have had any impact or effect on the physical
attributes of the buildings under study.
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SIGNIFICANCE EVALAUTION
This section assesses the status of 778 Higuera Street and 782-790 Higuera Street
under § 14.01.070 of the City of San Luis Obispo’s Historic Preservation Ordinance
Criteria for both architectural and historic integrity.
A. Architectural Criteria: Embodies the distinctive characteristics of a type, period,
region, or method of construction, or represents the work of a master, or possesses
high artistic values.
1) Style:
a. The relative purity of a traditional style;
The buildings are associated with the Commercial Vernacular architectural
style, a style that gained popularity at the end of the nineteenth century and
employ simple forms and massing, and minimal details. Many alterations
over the years have diminished the buildings’ ability to convey the purer
form of their architectural qualities from the time of construction in the late
nineteenth century.
Therefore, the buildings 778 Higuera Street and 782-790 Higuera Street are
not significant under this criterion.
b. Rarity of existence at any time in the locale; and/ or current rarity although
the structure reflects a once popular style;
While the buildings at 778 Higuera Street and 782 -790 Higuera Street are
an early example of the Commercial Vernacular style, they are not rare in
their existence. Research indicates that other examples of the style still exist
in the City.
Therefore, the buildings at 778 Higuera Street and 782-790 Higuera Street
are not significant under this criterion.
c. Traditional, vernacular and/ or eclectic influences that represent a particular
social milieu and period of the community; and/ or the uniqueness of hybrid
styles and how these styles are put together.
The buildings at 778 Higuera Street and 782-790 Higuera Street retain very
little of the character- defining features of the Commercial Vernacular style,
which was an architectural style popular in the United States for its simple
style, adaptability and economy. This style is associated with the
commercial development of the City during the early twentieth century and
was found in both rural and urban areas in San Luis Obispo County and
statewide. Its presence does not represent a particular milieu or period, or a
uniqueness of hybrid styles.
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Therefore, the buildings 778 Higuera Street and 782-790 Higuera Street are
not significant under this criterion.
2) Design:
a. Notable attractiveness with aesthetic appeal because of its artistic merit, details
and craftsmanship ( even if not necessarily unique); The buildings at 778
Higuera Street and 782-790 Higuera Street possess some of the general
architectural characteristics of the Commercial Vernacular style, an
architectural style well represented in the existing building stock of the C ity, the
County, California, and nationwide.
The buildings at 778 Higuera Street and 782-790 Higuera Street are early and
modest examples of the Commercial Vernacular style of architecture and do
not represent the work of an important creative individual, or possess high
artistic values.
Therefore, the buildings 778 Higuera Street and 782-790 Higuera Street are not
significant under this criterion.
b. An expression of interesting details and eclecticism among carpenter- builders,
although the craftsmanship and artistic quality may not be superior.
A field survey of the buildings indicates that there are no interesting details or
eclecticism in the construction of the buildings. There is no architect associated
with the buildings to which any expression of details or eclecticism could be
attributed, such as they exist.
Therefore, the buildings 778 Higuera Street and 782-790 Higuera Street are not
significant under this criterion.
3) Architect:
a. A notable architect (e.g., Wright, Morgan), including architects who made
significant contributions to the state or region, or an architect whose work
influenced development of the city, state or nation.
Background research did not identify an architect associated with the buildings
at 778 Higuera Street and 782-790 Higuera Street. No connections can be
made to a notable architect.
Therefore, the buildings at 778 Higuera Street and 782-790 Higuera Street are
not significant under this criterion.
b. An architect who, in terms of craftsmanship, made significant contributions to
San Luis Obispo
Please refer to discussion under Criterion A(3)a above.
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B. Historic Criteria
1) History – Person:
a. Significant to the community as a public leader (e.g., mayor, congress member,
etc.) or for his or her fame and outstanding recognition - locally, regionally, or
nationally.
Background research does not indicate any association with a person or
persons significant to the community as a public leader, or for their fame at any
level. Therefore, the buildings at 778 Higuera Street and 782 -790 Higuera
Street are not significant under this criterion.
b. Significant to the community as a public servant or person who made early,
unique, or outstanding contributions to the community, important local affairs or
institutions (e.g., council members, educators, medical professionals,
clergymen, railroad officials).
Background research in local history publications, newspaper collections, and
previous cultural resource surveys do not reveal associations with any persons
important in our past. While C. H. Johnson may have been the builder, he is
associated with other buildings that retain their historical and architectural
integrity and significance.
Therefore, the buildings at 778 Higuera Street and 782-790 Higuera Street are
not significant under this criterion.
2) History – Event:
a. A landmark, famous, or first-of-its-kind event for the city - regardless of whether
the impact of the event spread beyond the city.
The buildings at 778 Higuera Street and 782-790 Higuera Street are associated
with the context of early twentieth century commercial development in San Luis
Obispo. The 1880s-1890s was a decade of residential and commercial growth
for the city. This growth, while important for the city, was not indicative of a
famous or first-of-its-kind event. Research indicates that the buildings are
associated with early twentieth century commercial development. This
development made a significant contribution to the broad patterns of the history
of San Luis Obispo, an important center of economic, social, and local
government administration in the county. However, the buildings at 778 Higuera
Street and 782-790 Higuera Street are not associated with specific events
within this context that would differentiate them from other commercial
developments with similar (or better) design, construction history, and uses in
the city during the same period. As such, they are not uniquely associated with
events that made a significant contribution to the broad patterns of California ’s
history and cultural heritage.
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Therefore, the buildings 778 Higuera Street and 782-790 Higuera Street are not
significant under this criterion.
b. A relatively unique, important or interesting contribution to the city.
Background research indicates that the buildings at 778 Higuera Street and
782-790 Higuera Street are not the only resources associated with the context
of early twentieth century commercial development of downtown San Luis
Obispo, and are not the only extant examples of the Commercial Vernacular
style. The buildings at 778 Higuera Street and 782-790 Higuera Street do not
constitute a unique, important, or interesting contribution to the city.
Therefore, the buildings 778 Higuera Street and 782-790 Higuera Street are not
significant under this criterion.
3) History-Context:
a. Early, first, or major patterns of local history, regardless of whether the historic
effects go beyond the city level, that are intimately connected with the building.
The buildings at 778 Higuera Street and 782-790 Higuera Street were built in
the early twentieth century (an exact date could not be determined, but it may
be around 1903-1904) when the downtown district was being developed. There
are other, better examples of commercial properties that are associated with
important persons and events, and that have architectural significance, within
the Downtown Historic District. Therefore, the buildings at 778 Higuera Street
and 782-790 Higuera Street are not significant under this criterion.
b. Secondary patterns of local history, but closely associated with the building.
No secondary patterns of local history were identified in relation to the buildings
at 778 Higuera Street and 782-790 Higuera Street.
Therefore, the buildings 778 Higuera Street and 782-790 Higuera Street are not
significant under this criterion.
C. Integrity: Authenticity of an historical resource’ s physical identity evidenced by the
survival of characteristics that existed during the resource’s period of significance.
The buildings at 778 Higuera Street and 782-790 Higuera Street have been modified
over the decades to accommodate various types of businesses; the building showing
the most amount of change and alteration is 778 Higuera Street, also known as “The
Network.” The commercial businesses located within the building are at street level
and they also share a basement. The entrance to this building is through glass doors
under a modern arched entrance that lead to a common hallway that is paved with
ceramic tile. The interior consists of painted dry wall and individual lease spaces that
have undergone renovation for the specific tenant improvement requirements. The
businesses within this location consist of the Cowboy Cookie & Ice Cream shop, a
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Hemp clothing retail store, and a large café (Bliss Café) with patio seating. There are
kitchens associated with the cookie shop and also the Bliss Café. The rear elevation
has been modified with several openings in the brick facade, enlargement of what
were (presumably) the original windows and door(s), and a modern arched
entranceway. Horizontal concrete beams appear to be elem ents of seismic
strengthening that have been added to the building.
The adjoining building to the east has a street address of 782 Higuera Street and is
occupied by the Creeky Tiki bar and restaurant. The interior consists of wood flooring,
wood paneling, and painted dry wall while the exterior is of red brick construction.
Creeky Tiki also has a fully equipped kitchen and a large patio and outdoor bar that
overlooks San Luis Obispo Creek.
The next adjoining building to the east has a street address of 786 Higuera Street and
is occupied by Cage, a retail clothing store. The interior of this boutique is improved
with a sale counter, display racks for shoes and clothing, changing rooms, bathrooms,
and a storage closet. The interior has also been improved with wood paneling and
molding, decorative metal façade and the exterior walls are constructed with red brick.
The next adjoining building is leased to Unique Selections, a rock, gem, and jewelry
store having a street address of 790 Higuera Street. Again, the interior walls are
constructed of red brick and the site has been improved with numerous glass and
metal display cases and shelves.
An examination of the interior brick walls of 786 Higuera Street and 790 Higuera
Street indicate that the brick walls have been repointed, openings have been cut into
the brick and/or subsequently filled in, and generally modified in a manner that is
inconsistent with the Secretary of the Interior’s Standards for the Treatment of Historic
Properties; that is, the changes are incompatible with the original design and historic
fabric, and are irreversible. The exterior walls along Higuera Street have been
modified over time, with permanent and irreversible changes to the openings. The
parapet along the top of 782-790 Higuera Street was reconstructed in 2009 to more
closely resemble the original design, but it is not a renovation or rehabilitation. The
rear elevation of 782-790 Higuera Street shows evidence of seismic strengthening,
and also has been modified with the addition of modern plumbing pipes and electrical
outlets and panels, with subsequent impacts to the original brickwork.
The four commercial buildings at 778 Higuera Street and 782 -790 Higuera Street,
while they possess some design characteristics of the Commercial Vernacular
architectural style, lack integrity and do not possess any outstanding or unique
characteristics to raise them to a level of historic and/or architectural significance.
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CONCLUSION
For the reasons documented in the report, Pavlik concludes that the buildings at 778
Higuera Street and 782-790 Higuera Street do not appear to warrant continued listing
as Contributing Properties on the City of San Luis Obispo List of Historic Resources.
The author could not find any supporting documentation or justification for their listing
as Contributing Properties in 1983 and 1987, and their numerous alterations and
modifications over the years have further diminished their historicity, design, and
physical integrity. Their ongoing inclusion only serves to dilute the significance of the
other buildings on the list, and diminish the commitment that the City has to
maintaining the list and to encouraging property owners to strive for their properties ’
inclusion on the list. It is recommended that the Cultural Heritage Committee move
forward with delisting these properties (778 Higuera Street and 782 -790 Higuera
Street).
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Photo 1909
Photo 1934
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Photo 2007
Remodel Plans - 2009
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782-790 Storefront Photos 2020
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Historic Resource Evaluation for 778 & 782-790 Higuera Street
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778 Higuera Photo 2020
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Historic Resource Evaluation for 778 & 782-790 Higuera Street
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BIBLIOGRAPHY
Advanced Environmental Concepts, Inc. “Phase I Environmental Site Assessment for
Naman Properties: The Network Building, Johnson Building & La Paloma Building.
778, 782, 786, 790 & 796 Higuera Street 1035, 1039 & 1041 Chorro Street, County of
San Luis Obispo · San Luis Obispo, California,” January 2018.
Angel, Myron. History of San Luis Obispo County, of Its Prominent Men and Pioneers.
Thompson & West,
Oakland, California, 1883; republished 1979 Valley Publishers, Fresno,
California.
Brewer, William H. Up and Down California in 1860-1864: The Journal of William H.
Brewer. Edited by Francis P.
Farquhar. University of California Press, Berkeley,1966.
Coast County Directory. Including Santa Cruz, San Diego, Ventura, Monterey, San
Benito, Santa Barbara, San Luis Obispo, and Los Angeles Counties. San Francisco:
L.M. McKenney & Co., 1884-5. On file at the Reference Room, San Luis Obispo
County Library, San Luis Obispo.
Dart, Louisiana Clayton. Vignettes of History in San Luis Obispo County. San Luis
Obispo, Mission Federal Savings, 1978.
Krieger, Daniel, Looking Backward into the Middle Kingdom: San Luis Obispo County.
Northridge, CA: Windsor Publications, Inc., 1988.
Nicholson, Loren. Loren Nicholson’s Old Picture Postcards. A Historic Journal Along
California’s Central Coast. San Luis Obispo: California Heritage—Publishing
Associates, 1989.
Polk’s San Luis Obispo City Directory 1972. R.L. Polk & Co., Publishers. Monterey
Park, CA. On file at the Reference Room, San Luis Obispo County Library, San Luis
Obispo.
San Luis Obispo City and County Directory 1933-34. A to Z Directory, published by
San Luis Obispo Telegram Press.. On file at the Reference Room, San Luis Obispo
County Library, San Luis Obispo, California.
San Luis Obispo City and County Directory 1912. Los Angeles City Directory
Company, 1912. On file at the Reference Room, San Luis Obispo County Library, San
Luis Obispo, California.
ATTACHMENT 2Item 6
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Historic Resource Evaluation for 778 & 782-790 Higuera Street
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San Luis Obispo Tribune Souvenir Railroad Edition. May 5th, 1894. Centennial
Edition. San Luis Obispo: Robert E. Kennedy Library, California Polytechnic State
University,1994.
City of San Luis Obispo
Historic Resources Group. City of San Luis Obispo Citywide Historic Context
Statement. Prepared for the City of San Luis Obispo, September 30, 2013. Accessed
at https://www.slocity.org/home/showdocument?id=4042
City Council Agenda Reports, Minutes, and Minutes of the Cultural Heritage
Committee, accessed at
https://www.slocity.org/government/mayor-and-city-council/agendas-and-minutes
City of San Luis Obispo Historic Preservation Ordinance, accessed at
https://sanluisobispo.municipal.codes/Code/14.01
City of San Luis Obispo Cultural Heritage Committee file materials on 782-790
Higuera Street (including the “Historic Resources Inventory” form from October 1982).
State of California
California Points of Historical Interest. California Department of Parks and Recreation,
Sacramento, 1992.
California Historical Landmarks. California Department of Parks and Recreation,
Sacramento, 1996.
California Environmental Quality Act (CEQA) and Historical Resources . California
Department of Parks and Recreation, Sacramento, 2001.
National Park Service
ARCHEOLOGY AND HISTORIC PRESERVATION: Secretary of the Interior's
Standards and Guidelines [As Amended and Annotated] accessed at
https://www.nps.gov/history/local-law/Arch_Standards.htm
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1
Date: April 11, 2020
To: Walter Oetzell Organization: City of SLO
From: Robert C. Pavlik, M.A. Title: Historian, Architectural Historian
Addresses: 778 Higuera Street,
782-790 Higuera Street
Topic: Supplemental Historic Information
Following up on the discussion with City staff on April 8, 2020, I composed this supplemental
statement to provide further information related to the changes to the buildings evaluated in the
submitted Historic Resource Evaluation that I prepared dated February 6, 2020. The specific directives
of the City staff were:
1. Style & Character of the Original Building Design.
Response: The two buildings with addresses from 778 Higuera to 790 Higuera are fairly
common in terms of their design and construction, hence the appellation (description) as
“Commercial Vernacular.” They appear to have been built as “in-fill” projects between two
much more prominent and architecturally significant buildings (the Johnson Block and the
Warden Building). Based on historical photographs, they had doors and windows that
fronted on the sidewalk, clerestory windows, and large awnings. The building was topped
with a crenellated parapet that extended from the Warden Block to the Johnson Building.
Photo 1934
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2. Modifications to Higuera Façade: Effects on Architectural and Historical Character and
Significance.
Response: A postcard view of the buildings from the late 1940s shows changes to the
original parapet. The crenellated top portion of the parapet was removed, and a simple
facade placed over 778 Higuera Street. The parapet wall over 782-790 Higuera Street
without the crenellated top portion remained in place. Photographs from the 1950s and
1960s show the block of buildings with a monolithic stucco wall erected in the parapets’
place.
These changes took place well before the passage of the National Historic Preservation Act
of 1966, and the development of the Secretary of the Interior’s Standards for the Treatment
of Historic Properties. In other words, the buildings were irrevocably changed at that time
with the loss of original fabric and changes to the remaining materials.
Postcard Late 1940s
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The following photo from the 1960s shows how the Johnson Building at the corner of
Chorro and the subject structures were completely stuccoed over prior to the Network
Project.
3. Network Mall Project: Effects on Architectural and Historical Character and
Significance.
Response: The changes to 778 Higuera Street, also known as “The Network,” are readily
apparent. There does not appear to be any as-built drawings to show the changes from the
original design and construction, but the changes are apparent and incongruous with a
building of this age. For 778 Higuera Street, and for all the buildings in this study, the issues
are: changes in materials (windows; doors; bulkheads; interiors; parapet); and the quality of
craftsmanship and attention to detail.
According to a November 3, 1988 memo from Greg Smith, Associate Planner, City of San Luis
Obispo, to the Cultural Heritage Committee, “The CHC recommended approval for plans to
remodel the front of the Network Mall on August 5, 1988, subject to review of materials…The
applicant…has also submitted a plan for remodeling the rear of the building….The structure’s
current form is the result of remodeling done from 1967 through 1971; John King was
Photo 1960s
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4
apparently the contractor. Little other information regarding the building’s history is readily
available, since the structure was apparently omitted from the CHC’s earlier survey of the
district. The structure was recently listed as being a ‘Contributing Property’, however.” The
memo goes on to say “The rear facade would seem to have little to distinguish it from an
architectural or cultural point of view, other than use of red brick. Introduction of new
materials—as proposed by the applicant—does not seem inappropriate to staff, especially in
view of the variety of materials and styles found in nearby buildings facing the Mission Plaza.
As with the front facade, staff has concerns with integration of the various design elements…”
4. 2009 Remodel: Relationship to Original Design and Architectural Elements
Response: At the February 25, 2008 Cultural Heritage Committee meeting, the Committee
heard and approved the “Facade remodel and accessibility improvements to tenant
spaces” at 782 Higuera Street (Public Hearing Item # 1). Pierre Rademaker, applicant,
“hoped to find some materials behind stucco to restore….Mr. Rademaker explained that the
brick work might need to be recreated to get the correct spacing, depending on what is
found when the stucco is removed….Tim Ronda, architect, explained that seismic
retrofitting is the primary goal of this plan….The appearance of the building will be
upgraded through this retrofitting project.”
Based on an examination of photographs from City Community Development staff and
RRM, the parapet changed over time, from its original configuration. Mr. Rademaker and
Mr. Ronda chose to return to the original parapet design because it is more in keeping with
the nature and design of the Johnson Block, and it was a welcome update to the building.
The committee approved the proposed remodel with conditions, including “Demolition of
the building shall be limited to the removal of exterior windows, storefront and stucco on the
Higuera Street side….[and] A sample of the bulkhead tile shall be reviewed by the
Community Development Department (Planning Staff) prior to approval of the construction
project.”
No other agenda items or minutes of the Cultural Heritage Committee regarding this
undertaking could be found. The 2009 facade remodel succeeded in replacing a missing
element, but the addition is of a lightweight material different from the original, and is
considered a reconstruction and not a restoration or renovation, nor is it a rehabilitation (all
terms defined in “The Secretary of the Interior’s Standards for the Treatment of Historic
Properties,” found at https://www.nps.gov/tps/standards/four-treatments.htm
Photo 2007 showing Network façade & pre‐2009 improvements to 782‐790 Higuera tenant spaces
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The face brick is a thin veneer and not original material. Also, please note that the original
parapet extended all the way across both buildings (778 Higuera and 782-790 Higuera),
from the Warden Block to the Johnson Building. The replacement parapet now terminates
at The Network.
The rear elevation is not a primary elevation, but it shows the irreversible changes that
have been made over time that also result in a loss of historical integrity and fabric. These
include: the removal of original fabric; attaching electrical conduit and light fixtures;
attaching awnings to masonry; all these actions result in irreversible damage to the original
building materials.
5. Historical Significance of Building - Post-2009 Remodel
Response: In conclusion, the two buildings in question: 778 Higuera Street and 782-790
Higuera Street: are not viable candidates for continued inclusion on the City’s Contributing
Properties list of Historic Buildings. While they have been serviceable structures for over one
hundred years, they were never of such architectural or historical significance to truly warrant
the designation. They do not have any associations with important persons or events in the
City’s history, they do not possess important design or construction elements, and the various
changes made to the buildings over the years, with a resultant loss of original material, have
rendered them ineligible for continued listing, and they should be removed from the City’s
Contributing Properties List.
782‐790 Storefront Photo 2020
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City of San Luis Obispo Architectural Character
Citywide Historic Context Statement
HISTORIC RESOURCES GROUP
134
COMMERCIAL VERNACULAR
Although not an officially recognized style, “commercial vernacular” describes simple commercial
structures with little decorative ornamentation, common in American cities and towns of the late 19th
and early 20th centuries. They are typically brick in construction, with minimal decorative detailing.
Character-defining features include:
Simple square or rectangular form
Flat roof with a flat or stepped parapet
Brick exterior wall surfaces, with face brick on the primary facade
First-story storefronts, typically with a continuous transom window above
Wood double-hung sash upper-story windows, often in pairs
Segmental arch window and door openings on side and rear elevations
Decorative detailing, if any, may include cornices, friezes, quoins, or stringcourses
1901 Broad Street. Source: Historic Resources Group. 1401 Osos Street. Source: Historic Resources Group.
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City of San Luis Obispo Historic Context: Early 20th Century
Citywide Historic Context Statement
HISTORIC RESOURCES GROUP
85
THEME: EARLY 20TH CENTURY COMMERCIAL DEVELOPMENT
During the early 20th century, the commercial center continued to flourish, and there were numerous
commercial enterprises established during this period. Improvements in the downtown area included
the paving of streets and the replacement of the original wood bridges over the creek with a series of
concrete bridges. By this period, the downtown commercial core had grown significantly, and there
were numerous commercial establishments organized on several business blocks; the downtown
commercial core is recognized by the City as a historic district. Commercial development continued
particularly in the years between World War I and the arrival of the Great Depression. This period also
saw a marked increase in automobile use; by 1916 there were five service stations in San Luis Obispo,
and by the 1920s all the major roads in town had been paved.63 During this period liveries and
alleyways in the original downtown core were converted to accommodate the automobile.
Development directly tied to the automobile occurred in the early 1920s, with the establishment of
the Exposition Park Race Track whose one-mile course was billed as the fastest in the world.
63 City of San Luis Obispo, “Completion Report: Historic Resources Survey,” July, 1983, 22.
Higuera Street, c. 1907. Source Cal Poly San Luis Obispo Special Collections.
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City of San Luis Obispo Historic Context: Early 20th Century
Citywide Historic Context Statement
HISTORIC RESOURCES GROUP
86
Architectural styles represented include Mission Revival, Mediterranean Revival, and Spanish Colonial
Revival. There are modest vernacular commercial buildings that may have minimal stylistic detailing
and do not represent a particular style. Architects whose work is represented in San Luis Obispo during
this period include: Abrahms & Simms, Santa Barbara; E.D. Bray; John Chapek; Orville Clark; W.H.
Crias, W.E. Erkes; San Francisco; G.A. Meuss-Dorffer, San Francisco; G.M. Eastman; Thorton Fitzhugh;
John Davis Hatch; Alfred and Arthur Heineman, Los Angeles; J.P. Kremple; Fred Logan; Charles
McKenzie, San Francisco; Parkinson & Bergstrom; Righetti & Headman, San Francisco; William H.
Weeks; James Wetmore; and K.C. Wilson.
Exposition Park Race Track, 1923.
Left image: 1923, Right image: Filming in 1926; source for both Cal Poly San Luis Obispo Special Collections.
ATTACHMENT 6Item 6
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City of San Luis Obispo Historic Context: Early 20th Century
Citywide Historic Context Statement
HISTORIC RESOURCES GROUP
87
Early 20th Century Commercial Development: Associated Property
Types, Integrity Considerations & Eligibility Standards
Property Types
Commercial building; one- and two-story commercial block; hotels; low-rise storefront buildings;
historic district
A commercial property from this period may be significant:
As an intact example of early 20th century commercial development; for its association with the
City’s original commercial core; or for its direct association with as automobile-related
development in San Luis Obispo – Criterion A/1/B.2 (Event).
For its association with a significant person in San Luis Obispo’s early history – Criterion B/2/B.1
(Person).
As an excellent or rare example of a particular architectural style associated with the period,
and/or the work of a significant architect or designer – C/3/A.1,A.2,A.3 (Design/Construction).
As a rare intact example of an early commercial property type – C/3/A.1,A.2
(Design/Construction).
Integrity Considerations
In order to be eligible for listing at the federal, state, or local levels, a property must retain sufficient
integrity to convey its historic significance under the Early 20th Century Commercial Development
theme. There are numerous extant commercial properties from this period, so eligible examples
should retain a high level of integrity.
Commercial properties from this period eligible under Criteria A/1/B.2 (Event) should retain integrity
of location, design, setting, feeling, and association.
A commercial property significant under Criterion B/2/B.1 (Person) should retain integrity of
design, feeling, and association, at a minimum, in order to convey the historic association with a
significant person.
Commercial properties significant under Criterion C/3/A.1,A.2 (Design/Construction) should
retain integrity of location, design, setting, materials, workmanship, and feeling.
Eligibility Standards
To be eligible, a property must:
date from the period of significance;
display the significant character-defining features of the architectural style or property type; and
retain the essential aspects of integrity.
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City of San Luis Obispo Historic Context: Early 20th Century
Citywide Historic Context Statement
HISTORIC RESOURCES GROUP
88
Extant Examples
Johnson Building, 796 Higuera Street, 1903-1904.
Photo 2013; source Historic Resources Group.
Park/Reidy Hotel, 1815 Osos Street, 1907.
Photo 2013; source Historic Resources Group.
Anderson Hotel, 955 Monterey Street, 1922-1923.
Photo 2013; source City of San Luis Obispo.
Union Hardware, 1119 Garden Street, 1912.
Photo 2013; source City of San Luis Obispo.
ATTACHMENT 6Item 6
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staie o1calfornia -The Fe!( | asen.y
OEPARTMENT OF PAFKS ANl TCREATION
H ISTOR IC B ESOURCES INVENTORY
rlAtq_ NR _ SHL _ (oc_HABS
UT]\4:B
DC
IDENTIF ICATION1. Common name:PaclIrc 5!ereo/ ':ar!,. lv yleasures/ 5trgers uptlcal
3. srreet or rurat address: 7A2-194 Higuera Street
cit@2,,p-22!91 San T,ui s obi spo
Parcernumber: a2-423-24
5.presenr owner D. "I. Iiamans 2460 W. Iqenl o
city Fresno zi,p -lf]lf-ownersr,tp is: pubric
-private
x
6. present use: Commer ciaf Orisin.l use:
DESCRIPTION
7a, Ar.hitecturalstyle:
7b. Briefly describe the p rccent physical desc.iption of the site or structure and dercrite any maior alrerationr from its
origjoalcondition:
Unkn olun
coBrucrioq Sfei -Esrmated " - l-actual
Approx. prollny siz€ {rn leel)^
rrontase -i9- Deptr-!!-
DateG) of enclosed photosrrphG)
0ctober 1982
D?R 523 {Rev.4r9)
11.
ATTACHMENT 7Item 6
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13.
14.
15.
Condition: Exce lent Good
-
Fair--! Dereriorated
-
No longer in existence
-Alter"t ons,
Suiroundings: (Check more
Residential _lndustria
than one if necessary) Open land
-
Scaitered buildings
-
oense y built-up
-commercial
-L otherl
t"tone tnown-LP,l,ateoevelopmeni- Zonirs
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On itsorisinal siteT-L Moved?- Unknown?
-
l6- Th.eats to site:
Public Works pro
17. ls the str!cture:
la. nelated features:
SIGNIFICANCE
19. Briefry srate historical and/or architectural importance (include dates, events, and peroons associated with the site.)
20. lain iheme oi the historic resource: {lf more than one is
che€ked. number in order of imponance.)
Architecture _ Arts & Leisure
Locational sketch map {draw and labei site and
su oundinq streets, roads, and prominent landmarks):
[*o"'t'
I
lr
L]Economic/lndustrlal
-Exploration/SettlementGovernment
-
Military
Rcl'o,6n So.,L/Edu.atio^
21.Sources (Lisi books, documents, surveys, personal interviews
Telegram-tribune, 4-2 4 -1 924.
Cily/ County Directory 1908.
3 -7 -8322.eIl R ocheBy (name)
oreanization--laJ--!oJg,--S -O-OOO'"*,---
-
city -Sa-nLuis_-Qb!q!-L- ztp -3749L5 44-560a
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Item #6 –HIST-0217-2020 (778 Higuera)
Historic significance determination for property on the Contributing List
of Historic Resources
1930s
1940s
1960s
1980s
2007
Listing Criteria (§14.01.070)
Architectural criteria
(1)Style, Design: Commercial Vernacular Style; features of original façade recreated
in 2009; “alterations over the years have diminished the buildings’ ability to convey
the purer form of their architectural qualities from the time of construction…”, not
significant under the Architectural Criteria (Pavlik Evaluation pp. 15 -16).
(2)Architect:No architect identified through background research; C.J. Johnson as
“builder” (Pavlik Evaluation pg. 16).
Historic Criteria
(1)Person: C.J. Johnson as “builder”; no other known association with prominent
historical persons (Pavlik Evaluation, pg. 17)
(2)Event, Context:no evidence of association with notable events; original buildings
associated with early 20th Century commercial development in the City, but property
does not constitute a prime illustration of, or intimate connection with, such
development, at a level of historical significance (Pavlik Evaluation pp. 17 -18)
Integrity:
Façade modified extensively until 2009 remodeling (“thinbrick veneer,” different
configuration; repointing of brick; new openings at rear elevations; “the various changes
made to the buildings over the years, with a resultant loss of original material, have
rendered them ineligible for continued listing” (Pavlik Evaluation pp. 18 -19)
Item #6 –HIST-0217-2020 (778 Higuera)
Recommendation:
Forward a recommendation to the City Council regarding designation
of the home as a Master List Resource.
Historic Significance Determination
Addresses: 778, 782, 786, & 790 Higuera Street
Cultural Heritage
Committee Meeting
April 27, 2020
Johnson Block c 1909
•Crenellated Parapet
•Transom windows
•Awnings
Corner of Higuera and
Chorro -Circa early 1940’s
Woolworth Building
Early 1950s
Removal of crenellated parapet
Woolworth Building
and Rowans 1960s
•Monolithic parapet
•Johnson Building
modernized as Economy Drug
The Network
Taken February 1, 2020
2007 Photo showing
778 Higuera (Network)
and 782-790 Higuera
Photo of 782-790
Higuera Street post
2009 remodel
782 Higuera
Creeky Tiki
Taken February 1, 2020
786 Higuera
The Cage
Taken February 1, 2020
790 Higuera
Meets Johnson
Building
Taken February 1, 2020
1
ARCHITECT H. S. LAIRD AND THE C. H. JOHNSON BLOCK, 1900
The Johnson Block from the Fire Department’s Souvenir of San Luis Obispo, June 1904
H. S. Laird Hilamon Spencer Laird, called by the Telegram in 1914 the“pioneer
architect of the city,” is documented as having designed nine of San Luis Obispo’s Master
List buildings—including all or part of two National Register buildings—more than any
other architect. Among them are monumental structures on three of the four corners of
Higuera and Chorro Streets, the grandest of which is the Johnson Block, consisting of a
corner tower and two wings, designed like the tower and curtain wall of a Tuscan castle.
Laird was born in New York State in 1835. From 1860 to 1866 he worked in Marin as a
dairyman. The Tribune mentions him for the first time in 1874 as architect of the Methodist
Episcopal Church; his last known work is 1911 Craftsman cottage. He died here in 1914.
The Johnson Block Laird’s Johnson Block was built in 1900 to replace a series of
wood structures between the Warden Block and the creek that burned in 1899. They were
owned by Charles H. Johnson (1826–1915), customs inspector for the Port of San Luis from
1852, president of SLO’s first Board of Trustees in 1859, State Assemblyman from 1861.
The new Johnson Block was designed and built by its architect and client as a single
structure when the city was trying to fireproof downtown. The 8 April 1899 Tribune wrote:
Architect Laird has the plans drawn, and only a few details remain to be worked out.
All the space swept by the fire is to be filled with brick structures, from the creek on
the north to the Warden building on the south. On the corner of Chorro and Higuera
streets, where the old Olive Branch stood, will be erected a handsome two-story
modern building, and flanking it on either side will be one-story stores. Mr. Johnson
believes in building for the future, and feeling confident that the town will soon
outgrow these small buildings, will construct them so that another story can be
added when he feels justified in doing so.
Laird worked fluidly in many styles. The Johnson Block’s corner tower, wings, crenellation,
and faux machicolation recall Medieval structures that a Romanesque Revivalist would
2
have known well. Structural expression and use of glass transition from his 1891
Richardsonian Romanesque Commercial Bank on the south to the modern business box of
the 1904 Warden Tower Building on the north.
Store and office tenants moved into the Johnson Block in February 1900. The second
stories were never built; eventually two bays on the south were heavily altered to
accommodate Woolworth.
While most of the Johnson Block was Master Listed, the surviving 782–790 Higuera wing
was placed on the Contributing List in 1983, presumably because it was still covered with
modern stucco. In 2009 the facade was restored and the parapet reconstructed to their
documented original appearance to Secretary of the Interior Standards with the approval
of the Cultural Heritage Committee but were not upgraded at that time to the Master List.
San Luis Obispo’s H. S. Laird buildings are eligible for a multiple property listing on the
National Register of Historic Places for embodiment of a type or period, possessing high
aristic values, and representing the work of a master.
James Papp, Historicities LLC
Historian and Architectural Historian,
Secretary of the Interior Professional
Qualification Standards | 26 April 2020
THE DOCUMENTED BUILDINGS OF H. S. LAIRD
Methodist Episcopal Church, 1874
(demolished)
Tribune, 14 March 1874: ME Church.—
We were shown this week by Rev. Mr.
Haskins, pastor of the ME Church of this
place, the plans for a new church building,
to be erected shortly on a lot on Garden
street, in the Mission Vineyard lately
purchased by the members of that
denomination for that purpose. … The
[illegible] are drafted by Mr. H. S. Laird, and
reflects credit on that gentleman’s
architectural ability.
3
Bank of San Luis Obispo, 1877
(demolished)
Tribune, 16 September 1876: It is well
known that when the of the Bank of
California upset the money market of the
Pacific Coast, that the Bank of San Luis
Obispo halted all arrangements to build a
bank worthy the name and the institution,
but the demoralized situation of affairs
admonished them to defer it for a season.
Since the bottom has been reached, and
financial mutters are again in the
ascendency, the directors have decided to
build at once. We saw the plans that have
been adopted on Thursday last, and
pronounce them as near perfection as
possible. … The two fronts will have French
plate windows of large dimensions. It will
be of iron and brick, built in the most
substantial manner; H. S. Laird, architect.
Tribune, 14 April 1877: THE NEW BANK
The new building has been in course of
construction for the past six months … .The
construction of the building has been under
the immediate supervision of Mr. H. S. Laird,
and the convenient arrangements in all
parts of the building, together with the
workmanship, is proof positive that he is an
architect of no mean order.
County Hospital, 1878 (demolished)
Tribune, 17 Aug 1878: The County
Hospital, now being built by Mr. H. S.
Laird, is beginning to assume the
proportions of a fine building. It is situated
on high ground about three-quarters of a
mile east from the court-house and makes a
very showy appearance.
First Presbyterian Church, 1884
(demolished)
Tribune, 4 July 1884: The frame is up for
the new Presbyterian Church on the
southeast corner of Morro and Marsh
streets. The new building occupies the site
of the former edifice, now attached to
Laughery’s Hotel, the lot being 60 feet on
Morro street by 110 feet on Marsh. The new
building will be [illegible] feet in length and
32 in width with an outside tower on the
corner toward the streets, of 8 by 10 feet in
dimensions. The architecture is in the
Queén Anne style, Mr. H. S. Laird of the firm
of Walker & Laird being the architect, and
4
Messrs. Wilson and Weaver the builders.
The ground plan and architectural drawing
show quite an irregular structure, but the
whole has a pleasing effect, if we except the
spire, which is to be but 46 feet to the
topmost point, leaving it rather dumpy and
unfinished. We would suggest a good belfry
story of ten or twelve feet to add the height.
The stated capacity of the Church is
calculated at 210. The drawing of the altar
and pulpit show a pretty design, and other
truss ties and finishings give promise of a
handsome interior. It is expected to be
ready for occupation about the 15th of
September. The cost is placed at $2,500.
Pavilion of the 16th District Fair, 1887
(demolished)
Crocker Block, 1888 (demolished)
Norton House, 1889 (demolished)
Tribune, 28 July 1889: Another house
which is well under way and which will cost
about the same, is that of Mr. Norton’s on
Monterey street, nearly opposite Broad. The
architect is H. S. Laird, Esq. of San Luis, who
designed the Pavilion, the Crocker block and
a number more of our prominent public and
private edifices. The plan of the Norton
residence is related to the class of
architecture which has been developed
largely in California with special reference
to the importance of sunlight, and its
numerous bay windows would seem to
guarantee a liberal absorption of the rays of
the great luminary.
Commercial Bank, 1891 (extant; Master
List)
Tribune, 25 November 1891: PROGRESS.
The Growth of the First National Bank
Building. The progress of the Reed vs.
Norton case, and the progress of the bank
building constitute about all the [illegible]
that our aristocracy have to attend. … The
bank building makes a steady growth
generally satisfactory to the volunteer
overseers and superintendents, who
manage to make time, at least two or three
times a day, to drop in and inspect the work.
Architect Laird does a little grumbling at
times. Almost everything in the way of
material which goes into the building is to
be brought from Los Angeles or San
Francisco, and although every last bit was
ordered at once, ‘as soon as the contract
was signed, yet it takes time to get out the
orders and forward them. The castings for
the building are large and, although they
might have been gotten out at Waite and
Ryan’s foundry, yet the making of the molds
for such large and handsome work would
have taken all the profit from the job.
Naturally we have no terracotta
manufactory since there has been as yet no
5
demand here to call for it. Ditto, ditto
pressed brick. And the bank vault, of course,
had to be manufactured elsewhere,
although the steel sheets of which it is
largely composed, are put together here by
our own mechanics.
Shipsey House, 1894 (extant; National
Register of Historic Places)
Tribune, 10 July 1894: Another
Improvement. The construction of a
residence by Mr. William Shipsey has been
on the carpet for quite a long time, but for
various reasons has been postponed from
time to time, but we learn that' he has at last
made his arrangements and ordered the
work to proceed. Maino & Moore have the
contract and will go ahead at once. The
house will cost about $3,000 and will be a
striking addition to the residence property
of the town. Architect Laird furnished the
plans. It will be situated on the corner of
Essex and Peach streets, from which point
there is a magnificent view.
Call Building, 1895 (extant)
Tribune, 12 February 1895: Sometime
since it was noted that it was the intention
of Mrs. Call to remove the wooden
6
structures on the corner of Monterey and
Morro streets and erect a brick building in
their place. Work on the building is soon to
commence. The Forrester Bros., whose
business is that of moving houses, came up
yesterday from Guadalupe and are figuring
on the removal of the old buildings from
Monterey street to another portion of the
city, possibly to the corner of Osos and
Higuera streets. H. S. Laird, the well known
architect, has the drawing of the plans and
specifications completed. The building is to
be a modern two-story one and the lower
part will be divided into store rooms, while
the upper story will be fitted up for office
purposes. It to be hoped that the erection of
more brick buildings will follow.
Nott House, Salinas, 1898 (extant)
Tribune, 2 August 1898: T. R. Nott has let
the contract for building a two-story frame
cottage on the corner of Cayuga and San
Luis streets to George C. Thompson. The
new house will have five rooms on the first
and four on the second floor, will cost
$2,490, and must be completed within 90
days. H. S. Laird is the architect.—Salinas
Index.
Kimball House, 1903 (extant; Master
List)
Tribune, 13 Feb 1903: It is One of Many
Now Being Built in San Luis Obispo.
BEAUTIFUL IN ITS DESIGN. H. S. Laird is the
Architect and Grimm and Rasmussen the
Builders. CONVENIENT IN ARRANGEMENT.
Brief Description of John F. Ingram’s New
Home—lt Will Be Occupied About March
1st. Of the many nice home-houses recently
built in San Luis Obispo perhaps none
excels in convenience of arrangement as
well as style the nine-room residence of
John F. Ingram, designed by Architect H. S.
Laird, and built by Stephen Grimm and Jas.
P. Rasmussen. Mr. Ingram's location is on
the northwesterly corner of Islay and Broad
streets.
Upham House (extant; Master List)
Tribune, 8 March 1903: BUILDING STILL
CONTINUES. Description of houses under
construction. Design and Arrangement of
Fine Residence of Mrs. Elliott Soon to Be
Completed. Residences of the better class
continue to be erected in San Luis Obispo as
fast as workmen can be found to construct
them. New ideas and designs are constantly
being introduced and the Tribune believes
the description in brief detail of some of the
7
houses being built is of interest to all,
especially to those who contemplate
building, and that includes nearly everyone
in San Luis Obispo who does not already
occupy a new house. Through the kindness
of Architect Laird we are enabled to
describe the new residence of Mrs. Mary
Elliott now well on toward completion on
the southerly side of Buchon street,
between Chorro and Garden streets.
Hourihan House, 1904 (extant; Master
List)
Tribune, 15 September 1904: WORK TO
BEGIN. Work commences on the new
residence of Mr. and Mrs. T. Hourihan next
week. The plans were drawn by H. S. Laird
and John Chapek has the contract. This
location is on Buchon street near Chorro,
opposite the new residence of Wm. Albert.
H. M. Warden Junior Tower Block, 1904
(extant, Master List)
Tribune, 8 December 1904: Splendid
Workmanship Is Evident in the
Construction of the Warden Jr Block Just
Completed. … The building was designed by
Architect H. S. Laird of this city who never
designs a homely or poor structure.
8
Greenfield Building (extant; Master List)
Tribune, 6 August 1909: Building permits
were granted as follows on motion of
Trustee McCaffrey: A. F. Fitzgerald, two
story brick, 20 by 50, on block 80 [86, as per
Historic Buildings Permit File, Cal Poly
Special Collections], Higuera street, cost
£5,000, H. S. Laird architect, J. Maino and
Sons, contractors.
Carnegie Library portico, 1909 (extant;
National Register of Historic Places)
Telegram, 30 October 1909: TO
CONTRACTORS.—The Free Public Library
of the City of San Luis Obispo hereby invites
sealed proposals for furnishing materials
and constructing a portico to the library
building, with walks, etc., according to plans
and specification by H. S. Laird, architect, on
file with the undersigned, to which
reference is hereby made for particulars. A
certified check, payable to the president of
the Board of Trustees of said library, for an
amount equal to ten per cent of the bid,
must accompany each bid; and such check
shall be forfeited if the bid be accepted and
the bidder fails to enter into a contract
accordingly. Sealed proposals must be filed
with the undersigned on or before
November 16, 1909, at noon, and shall be
endorsed “Portico Bid.” By order of the
Board of Trustees of said library. FRANCES
M. MILNE, 10-30 11-13 Clerk of said Board.
Nelson House, 1104 Palm, 1911 (extant)
Tribune, 7 July 1911: Nelson for cottage
32x46 on lot 4, blk 32, to cost $2700. H. S.
Laird architect, Maino & Sons contractors.