HomeMy WebLinkAboutItem 09 - Authorization to add 79 Benton Way to the Inventory of Historic Resources as a Master List Resource Department Name: Community Development
Cost Center: 4003
For Agenda of: April 20, 2021
Placement: Consent
Estimated Time: N/A
FROM: Michael Codron, Community Development Director
Prepared By: Walter Oetzell, Assistant Planner
SUBJECT: AUTHORIZATION TO INCLUDE THE PROPERTY AT 79 BENTON WAY
IN THE CITY’S INVENTORY OF HISTORIC RESOURCES AS A MASTER
LIST RESOURCE (ELBERT EARLE CHRISTOPHER HOUSE)
RECOMMENDATION
As recommended by the Cultural Heritage Committee (CHC), adopt a Resolution
(Attachment A) including the property at 79 Benton Way in the City’s Inventory of Historic
Resources as a Master List Resource.
DISCUSSION
Background
Susan and Mark Hoffman, represented by James Papp, have requested that the property at
79 Benton Way be designated as a Master List Resource in the City’s Inventory of Historic
Resources, as The Elbert Earle Christopher House. The property is not currently included in the
Inventory of Historic Resources, nor is it located within an Historic District.
Previous Council or Advisory Body Action
On March 22, 2021 the Cultural Heritage Committee considered this request and found that the
property meets eligibility criteria for historical listing as a Master List Resource and
recommended, by a 4-0 vote (with one member absent and one member recused), that the City
Council designate the property as such in the City’s Inventory of Historic Resources (see Draft
Minutes, Attachment B)1.
Site and Setting
The property is on the west side of Benton Way, about 60 feet north of Murray Street, in Mount
Pleasanton Square, a residential neighborhood developed in the 1920s and 1930s, which includes
a variety of architecturally and historically important homes. Predominant architectural styles are
Mission Revival, Spanish Colonial revival, Tudor Revival, Craftsman, and California Bungalow,
reflecting popular architectural styles of that time.
1 Meeting Minutes from the March 22nd Cultural Heritage Committee meeting are provided in Draft form at this
time, as they have not yet been reviewed and approved by the Committee
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The area is not within any historic district but was included in a late 1990s Cultural Heritage
Committee review of the larger Mt. Pleasanton Square / Anholm area, which resulted in the
nomination of 84 properties for inclusion in the City’s Inventory of Historic Resources. The
subject property was developed with a single-family dwelling (see Figure 2), built in
1931-1932.2
Building Architecture
As described in the Historical Evaluation prepared for the applicant by James Papp, PhD,
Historian and Architectural Historian (Attachment C), the dwelling escapes easy architectural
classification, suggesting Tudor, but departing from it with its low roof pitch, and in any event
exhibiting the restraint in detailing associated with the Minimal Traditional style.3 The City’s
Historic Context Statement describes the style as having its origins in the principles of the
Modern movement, and reflecting a desire for greater efficiency and reduced costs to keep
homes affordable to the middle class. The dwelling was built by Elbert Earle Christopher, a
farmer from Oklahoma who emigrated to the area after World War I and became active locally
as a builder from the late 1920s.4 The architectural and historical characteristics of the building
are more fully discussed in the Historical Evaluation submitted with this application, and
summarized in the Evaluation section of this report, below.
EVALUATION
Criteria for Historic Listing
To be eligible for listing as an
historic or cultural resource, the
resource must exhibit a high level
of historic integrity, be at least 50
years old, and meet one or more of
the eligibility criteria described in
§ 14.01.070 of the Historic
Preservation Ordinance (see
Attachment D). As provided in
§ 14.01.050 of the Ordinance, the
most unique and important
resources and properties in terms of
age, architectural or historical
significance, rarity, or association
with important persons or events in
the City’s past may be designated
as “Master List Resources.”
2 Papp, Historical Evaluation (AttachmentC1), pg. 1
3 A description of the home’s architecture is provided from pg. 18 of the Historical Evaluation (Attachment C).
4 See from pg. 17 of the Historical Evaluation (Attachment C) for further biographical information about the builder.
Figure 1: 79 Benton Way
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Architectural Criteria (§ 14.01.070 (A)): Character-defining features of the Minimal Traditional
Style are described in the City’s Historic Context Statement to include:
▪ One-story
▪ Simple rectangular plan
▪ Medium or low-pitched hip or side-gable roof with shallow eaves
▪ Smooth stucco wall cladding, often with wood lap or stone veneer accents
▪ Shallow entry porch with slender wood supports
▪ Fixed wooden shutters
▪ Minimal decorative exterior detailing
As described and depicted in pages 18 -25 of the applicant’s Historical Evaluation, the dwelling
exhibits many of these characteristic features:
The Christopher house retains its character-defining overall design of two nested
ells with mid-pitch roofs, displaying front and south-facing side gables, with the
close-clipped rakes and eaves and spare use of windows of the Minimal
Traditional and absence of surface decoration of the later and more abstracted
Minimal Traditional. (pg. 23)
This section of the Historical Evaluation also details notable interior features of the home:
Christopher focused his attention on form: not just the exterior double-ell but a
directional interior that the exterior expresses. The low barrel vault of the living
room draws the visitor from vestibule to a fireplace pushout relieved by
graduated niches that both echo the vault and are echoed by flanking windows
with views of Cerro San Luis. French doors look grandly down to the street.
Descent to the sunken dining room is at right. The tower bedroom is in itself a
master touch, its swagged ceiling more so… (pp. 20-21)
Historic Criteria (§ 14.01.070 (B)): A timeline of the property, including a brief listing of its
known occupants, is provided on page 2 of the Historical Evaluation. These occupants reflect the
range of educators, business owners and professionals that populated the Mount Pleasanton
neighborhood, but the evaluation does not indicate a relevant association with singular and
important historical events and patterns or significance to the community rising to a level of
significance that would satisfy Historic Criteria described in § 14.01.070 (B) of the Historic
Preservation Ordinance.
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Integrity (§ 14.01.070 (C)): The dwelling remains in its original location, and in the discussion of
the integrity of its design5 the various character-defining elements of the home are discussed,
concluding that it satisfies the criteria for Integrity set out in § 14.01.070 (C) of the Historic
Preservation Ordinance:
Overall, the house retains more than enough of its character to communicate its
significance as an innovative, abstracted example of Minimal Traditional
architecture with some extraordinary interior features. (pg. 24).
Conclusion
In considering the application and reviewing the historical evaluation of the property provided in
support of the historical listing request (Attachment C), the Cultural Heritage Committee found
that the primary dwelling on the property satisfies Evaluation Criteria for Architectural Style and
Design and for Integrity described in §§ 14.01.070 (A & C) of the City’s Historic Preservation
Ordinance, as representative of the Minimal Traditional style and having largely retained its
historic character. Furthermore, they found that this particular unusual representation of the style
and its distinctive interior elements satisfy Architectural Criteria to a degree that qualifies the
property for designation as a Master List Resource (see Meeting Minutes, Attachment B.)
Policy Context
The recommended action on this item is supported by historical preservation policies set out in §
3.0 of the Conservation and Open Space Element of the City’s General Plan, and with
procedures and standards for listing of historic resources set out in the City’ s Historic
Preservation Ordinance §§ 14.01.060 & 14.01.070.
Public Engagement
Public notice of this hearing has been provided to owners and occupants of property near the
subject site, and published in a widely circulated local newspaper, and hearing agendas for this
meeting have been posted at City Hall, consistent with adopted notification procedures. Public
notice was also previously provided for the Cultural Heritage Committee meeting of March 22,
2021.
ENVIRONMENTAL REVIEW
This action is categorically exempt from the provisions of the California Environmental Quality
Act (CEQA). Inclusion of the subject properties on the City’s Inventory of Historic Resources
does not have the potential for causing a significant effect on the environment, and so is covered
by the general rule described in § 15061 (b) (3) of the CEQA Guidelines.
FISCAL IMPACT
Budgeted: No Budget Year: 2020-21
Funding Identified: No
5 Historical Evaluation (Attachment C), from pg. 23
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Fiscal Analysis:
Funding Sources Current FY Cost
Annualized
On-going Cost
Total Project
Cost
General Fund N/A
State
Federal
Fees
Other:
Total N/A $ 0.00 $ 0.00
Adding a property to the Master List of Historic Resources will have no fiscal impact as the
historic designation of the property itself has no bearing on City fiscal resources.
ALTERNATIVES
1. Include the property in the City’s Inventory of Historic Resources as a Contributing List
Resource, as a resource that has maintained its original or attained architectural character,
and which contributes, either by itself or in conjunction with other structures, to the unique or
historic character of its neighborhood, and to the City as a whole.
2. Continue consideration of the request with direction to the applicant and staff on pertinent
issues.
3. Decline to include the property in the City’s Inventory of Historic Resources, based on
finding that the property does not satisfy Evaluation Criteria for historic listing to a degree
warranting designation as an historic resource. This alternative is not recommended because
the applicant has provided an Historical Evaluation supporting a conclusion that the property
meets the applicable Listing Criteria set out in the City’s Historic Preservation Ordinance.
Attachments:
a - Draft Resolution
b - CHC Draft Minutes of 03/22/2021
c - COUNCIL READING FILE - Historical Evaluation by James Papp
d - Evaluation Criteria
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R ______
RESOLUTION NO. _____ (2021 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, ADDING THE PROPERTY LOCATED AT
79 BENTON WAY TO THE MASTER LIST OF HISTORIC RESOURCES
AS “THE ELBERT EARLE CHRISTOPHER HOUSE” (HIST-0675-2020)
WHEREAS, the applicants, Susan and Mark Hoffman, filed an application on
December 23, 2020, for review of the inclusion of the property at 79 Benton Way on the City’s
Master List of Historic Resources; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted
a public hearing via teleconference from the City of San Luis Obispo, California on March 22,
2021 and recommended that the City Council add the property at 79 Benton Way to the Master
List of Historic Resources; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
on April 20, 2021 for the purpose of considering the request to add the properties to the Inventory
of Historic Resources; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the City Council has duly considered all evidence, including the record of
the Cultural Heritage Committee hearing and recommendation, testimony of the applicant and
interested parties, and the evaluation and recommendation presented by staff.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo
as follows:
SECTION 1. Findings. Based upon all the evidence, the City Council makes the
following findings:
a) The subject property is eligible for inclusion in the City’s Inventory of Historic
Resources as a Master List Resource because the dwelling on the property satisfies
at least one of the evaluation criteria for historic resource listing described in
§ 14.01.070 of the City’s Historic Preservation Ordinance (HPO), exhibits a high
degree of historic integrity, and is more than 50 years old.
b) The dwelling on the subject properties satisfies evaluation criteria related to
architectural style (HPO §14.01.070 (A)). It conveys a purity of style, exhibits
attractiveness through detailing and craftsmanship, expresses interesting details and
eclecticism among carpenter-builders, and is a rare example within the City of the
Minimal Traditional Style that, in addition to its exterior character-defining
features, possesses an unusual “double-L” floor plan and distinctive interior details
and features. The building occupies its original site, with its exterior and interior
largely unaltered, and retains its characteristic design and materials, satisfying
criteria for Integrity (HPO § 14.01.070 (C)).
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Resolution No. _____ (2021 Series) Page 2
R ______
SECTION 2. Environmental Determination. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA). Inclusion of the subject
properties on the City’s Inventory of Historic Resources does not have the potential for causing a
significant effect on the environment, and so is covered by the general rule described in
§ 15061 (b) (3) of the CEQA Guidelines.
SECTION 3. Action. The City Council of the City of San Luis Obispo does hereby
include the property located at 79 Benton Way in the Master List of Historic Resources as “The
Elbert Earle Christopher House.”
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this ___ day of ______ 2021.
____________________________________
Mayor Heidi Harmon
ATTEST:
____________________________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, on ___________________________.
____________________________________
Teresa Purrington
City Clerk
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Minutes – Cultural Heritage Committee Meeting of March 22, 2021 Page 1
Minutes
CULTURAL HERITAGE COMMITTEE
Monday, March 22, 2021
Regular Meeting of the Cultural Heritage Committee
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Cultural Heritage Committee was called to order on
Monday, March 22, 2021 at 5:30 p.m. via teleconference, by Chair Shannon Larrabee.
ROLL CALL
Present: Committee Members Damon Haydu, Glen Matteson, Wendy McFarland, Vice Chair
Eva Ulz, and Chair Shannon Larrabee
Absent: Committee Member Karen Edwards
Staff: Senior Planner Brian Leveille, Assistant Planner Walter Oetzell, and City Clerk
Teresa Purrington
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
John Ashbaugh
James Papp
--End of Public Comment--
CONSIDERATION OF MINUTES
1. Approve the minutes of the February 22, 2021 Cultural Heritage Committee meeting.
ACTION: UPON MOTION BY VICE CHAIR ULZ, SECONDED BY COMMITTEE
MEMBER MATTESON, CARRIED 5-0-1 (Member Edwards absent), to approve the minutes
of the February 22, 2021 Cultural Heritage Committee meeting.
PUBLIC HEARING ITEMS
2. 79 Benton Way. Review of a request to include the property at 79 Benton Way in the City’s
Inventory of Historic Resources as a Master List Resource (Elbert Earle Christopher House).
This action is categorically exempt from CEQA environmental review; Project Address: 79
Benton Way; Case #: HIST-0675-2020; Zone R-1; Susan and Mark Hoffman,
owner/applicant.
Vice Chair Ulz indicated she would be recusing herself from this item as she has a financial
interest in the consulting firm that worked on the project. Vice Chair Ulz left the meeting at
5:42 p.m.
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Minutes – Cultural Heritage Committee Meeting of March 22, 2021 Page 2
Assistant Planner Walter Oetzell presented the staff report and responded to Committee
inquiries.
Applicant Susan Hoffman, and Applicant representative James Papp provided a presentation
and responded to Commissioner inquiries.
Public Comment
None
--End of Public Comment--
ACTION: UPON MOTION BY COMMITTEE MEMBER HAYDU, SECONDED BY
COMMITTEE MEMBER MATTESON, CARRIED 4-0-1-1 (Vice Chair Ulz recused and
Member Edwards absent) to include the property at 79 Benton Way in the City’s Inventory of
Historic Resources as a Master List Resource (Elbert Earle Christopher House) based upon its
representation of the Minimal Traditionalist style, its unique floor plan, and distinctive interior
features.
COMMENT AND DISCUSSION
Senior Planner Leveille provided an agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:53 p.m. The next Regular Cultural Heritage Committee meeting
is scheduled for Monday, April 26, 2021 at 5:30 p.m., via teleconference.
APPROVED BY THE CULTURAL HERITAGE COMMITTEE: XX/XX/2021
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Zoning, or remove the property from historic listing if the structure on the property no longer
meets eligibility criteria for listing, following the process for listing set forth herein.
14.01.070. Evaluation Criteria for Historic Resource Listing
When determining if a property should be designated as a listed Historic or Cultural Resource,
the CHC and City Council shall consider this ordinance and State Historic Preservation Office
(“SHPO”) standards. In order to be eligible for designation, the resource shall exhibit a high
level of historic integrity, be at least fifty (50) years old (less than 50 if it can be demonstrated
that enough time has passed to understand its historical importance) and satisfy at least one of the
following criteria:
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 may 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 (e.g., Abrahams who, according to local sources, designed the house at
810 Osos - Frank Avila's father's home - built between 1927 – 30).
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:
(i) A landmark, famous, or first-of-its-kind event for the city - regardless of whether
the impact of the event spread beyond the city.
(ii) 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.,
Park Hotel).
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