HomeMy WebLinkAbout546 Higuera 9-22 CHC ListingMeeting Date: September 22, 2014
Item Number: 1
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Historic evaluation of a residence constructed in 1886 proposed for demolition.
ADDRESS: 546 Higuera Street BY: Phil Dunsmore, Senior Planner
FILE NUMBER: HIST-0155-2014 FROM: Kim Murry, Deputy Director
SUMMARY RECOMMENDATION
Recommend the City Council add the property at 546 Higuera Street to the City’s Contributing List of
Historic Resources.
Applicant/
Representative
PB Companies, LLC
Historic Status Not Listed
Zoning C‐R (Commercial‐Retail)
General Plan General Retail
Site Area 1.44 acres
Environmental
Status
If the structure is found to be a
significant historic resource,
then demolition of the structure
would be considered a
potentially significant
environmental impact
SUMMARY
The applicant is requesting to demolish the existing residence to allow the expansion/conversion of the
existing trailer park with the development of a new modular home project. The residence, located at 546
Higuera Street is an excellent example of Gothic Revival Architecture and was constructed around 1886.
At this time, the residence is not on the City’s list of Historic Resources, therefore staff is referring the
demolition request to the Cultural Heritage Committee to determine whether the property is eligible for
placement on the City’s list of Historic Resources. LSA associates prepared an eligibility evaluation for
the residence in July, 2014 (Attachment 3).
Hist-0155-2014 (546 Higuera Street)
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BACKGROUND/DISCUSSION
Site Information
The residence is located at the front of
a trailer park within the retail district
on Higuera Street, south of Nipomo
Street (Attachment 1, Vicinity Map).
The 2-acre site is currently utilized as a
residential trailer park. The property
abuts San Luis Creek at the rear and
Higuera Street at the front. The
residence appears in its current form
and location on the 1886 Sanborn Map
(Attachment 4), and appears relatively
unchanged throughout time.
Project Description
The applicant has submitted a
preliminary request to demolish the
residence to make room for the future
development of a modular residential
project that will take the place of the
existing trailer park. At this time, the
applicant has not submitted plans for
the new development and staff has not
seen plans for this proposal. Since the
development is proposed as a “modular
project” similar to a mobile home park,
much of the permitting would be
handled by the state with the City only
responsible for reviewing zoning
consistency and compliance with
Chapter 5.45 of the Municipal Code
dealing with park conversion
requirements.
EVALUATION/DISCUSSION
The CHC’s role is to review the existing residence and eligibility evaluation prepared by LSA and
staff’s evaluation to determine if the property meets eligibility criteria for historic listing consistent with
the City’s Historic Preservation Ordinance. The following discussion compares the evaluation criteria
with staff’s response.
Evaluation Criteria for Historic Listing: Section 14.01.070 of the Historic Preservation Ordinance
prescribes the evaluation criteria for historic resource listing. “In order to be eligible for designation, the
Figure 1: 1904 Photo of 546 Higuera Street
Figure 2: 2014 Photo of 546 Higuera Street
Hist-0155-2014 (546 Higuera Street)
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resource shall exhibit a high level of historic integrity, be at least 50 years old and satisfy at least one of
the following criteria:
1. Architectural Criteria (Style, Design, and/or Architect)
Staff Response:
When this property was originally surveyed by the City in 1983 as part of the Citywide historic
resource survey, the design, condition and style were carefully analyzed as noted in this excerpt
from the City file. Today, the façade remains unchanged from the 1983 survey and is remains a
good example of the Gothic Revival style:
“Examples of Eastlake-Gothic Revival architecture are rare in in San Luis Obispo. This style of
architecture is known for its elaborate use of façade decorations; and this building is a fine
model of this style. That the façade of this building is in such fine condition is an added bonus.
By comparing the present structure with a 1904 photo it is obvious that the façade is virtually
unchanged. The combination of the rare nature of this style of architecture, the fine original
condition of the façade, and the age of the building add together to form one of the more
important architectural resources of San Luis Obispo.”
Although the architectural style remains a rare style in San Luis Obispo, there are no known
notable architects associated with this residence.
It is not known why the residence was not previously added to the City’s historic resource
inventory, since the original survey clearly found this residence to be architecturally significant.
However, during the City’s early surveys only those properties within proposed historic district
boundaries were added to the City’s inventory, and this property was located outside of those
boundaries.
2. Historic Criteria (Person, Event, and/or Context)
Staff Response:
This residence was the home of Dr. James Sinclair from 1886 until approximately 1907. Dr.
Sinclair was the head surgeon of the San Luis Obispo County Hospital from 1896 to 1902. From
View along Higuera Street toward downtown, circa
1900, showing 546 Higuera Street above
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approximately 1948 the property surrounding the residence was utilized as a trailer park known
as “Mission Trailer Park”.
Although the property is not directly associated with significant events in San Luis Obispo, it is
associated with patterns of development as it was originally located outside of the downtown
along the southerly access corridor to the City. Early photos depict this property as one of the
few structures in this area.
3. Integrity: Whether a structure occupies its original site, the degree it has maintained enough of
its historic character to be recognizable, and the degree to which it has retained its original
design and workmanship.
Staff Response:
546 Higuera is one of few residences from the late 1800’s that is still on its original foundation,
and still maintains its original façade. The wood detailing, exterior siding and front windows are
original. The interior floors and walls are original. Small additions have been added to the rear of
structure over time, and the surrounding trailer park detracts from the context of the property.
However, the property can be clearly recognized as the Gothic Revival residence that was
constructed in 1886. Therefore it has maintained its integrity in a manner sufficient to convey its
significance.
Unfortunately, the property is no longer in habitable condition. A variety of tenants have
occupied the structure over the years, and the property has suffered from a lack of maintenance.
Failing foundation supports have caused the floors to be uneven, and the property suffers from
damaged exterior and interior details. A complete restoration or partial reconstruction of the
residence would be necessary to allow it to be safely occupied. (See Attachment 5) However, the
condition of a property should not affect the historic designation unless the condition impacts the
integrity and its ability to convey significance.
Eligibility evaluation prepared by LSA
Michael Hibma of LSA conducted background research, a field survey, and resource recordation to
prepare an evaluation of 546 Higuera Street as requested by the project applicant (Attachment 3). The
results of the report indicated that although the residence possesses a significant architectural style, it
does not contain the integrity necessary to convey the characteristics in a manner that would allow the
property to be eligible for inclusion on the City’s Master List of Historic Resources. However, the report
did not distinguish whether the property is eligible for the City’s Contributing List of Historic
Resources. Furthermore, the report noted that the house was occupied by Dr. James Sinclair, a late 19th
century physician who was the lead physician of the SLO County Hospital.
The LSA evaluation notes that the alterations to the residence have diminished its ability to convey the
architectural qualities and that it is not an outstanding example of this design. Staff disagrees with this
assessment and finds that the residence is a good example of Gothic Revival architecture, and although
the context may be compromised by the surrounding trailer park and commercial district, the residence
itself retains good integrity and is on its original foundation, original site, and maintains its original
street-presence.
Hist-0155-2014 (546 Higuera Street)
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Summary:
546 Higuera clearly qualifies for placement on the City’s list of Contributing Historic Resources as it
qualifies for at least one of the significance criteria (Architecture) and maintains reasonable integrity in
its style and location. The primary facades of the property could be incorporated into a rehabilitation or
reconstruction on the redeveloped site to maintain the street appearance of the property while preserving
the unique historic character of this rare architectural style.
ENVIRONMENTAL REVIEW
The listing of the property is categorically exempt from environmental review, however if the property
is found to be eligible for listing as a historic resource by the City, demolition of the residence would be
considered a potentially significant unavoidable impact requiring the preparation of an EIR.
In accordance with CEQA section 21084.1: “The fact that a resource is not listed in, or determined to
be eligible for listing in, the California Register of Historical Resources, not included in a local register
of historical resources, or not deemed significant pursuant to criteria set forth in subdivision (g) of
section 5024.1 shall not preclude a lead agency from determining whether the resource may be an
historical resource for purposes of this section.”
The criteria in section 5024.1 of the California Code simply set criteria for historic listing similar to the
City’s listing criteria. In summary, the local agency has the discretion to declare that the structure may
be historic for CEQA purposes regardless of whether the structure qualifies for the California Register.
RECOMMENDATION
Recommend the City Council add the property to the Contributing List of Historic Resources.
ALTERNATIVES
1. Recommend the City Council add the property to the Master List of Historic Resources. Only the
City’s rarest and most unique resources are eligible for the Master List, however 546 Higuera Street
may contain architectural and historical significance that allow eligibility for the Master List at the
discretion of the CHC.
2. Continue the item with direction to the applicant and staff on pertinent issues.
ATTACHMENTS
1. Vicinity Map
2. Copy of City survey file from 1983
3. Eligibility Evaluation prepared by LSA, July 2014
4. 1886 and 1909 Sanborn maps
5. Property condition reports/photo essay
6. Draft Resolution