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HomeMy WebLinkAboutPleasonton Anholm City Design Standards HISTORIC RESOURCES GROUP 12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-1915 Telephone 626-793-2400, Facsimile 626-793-2401 www.historicla.com City of San Luis Obispo Citywide Historic Context Statement September 30, 2013 PREPARED FOR City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP PROJECT SUMMARY This Citywide Historic Context Statement was prepared at the request of the City of San Luis Obispo, and was funded by a grant through the Certified Local Government (CLG) program. In October 2012, the City contracted with Historic Resources Group for the preparation of the Historic Context Statement. It follows the guidance outlined for the development of historic contexts in the Secretary of the Interior’s Standards and Guidelines for Archaeology and Historic Preservation, along with National Register Bulletin 16B: How to Complete the National Register Multiple Property Documentation Form. The activity which is the subject of this Historic Context Statement has been financed in part with Federal funds from the National Park Service, Department of the Interior, through the California Office of Historic Preservation. However, the contents and opinions do not necessarily reflect the views or policies of the Department of the Interior or the California Office of Historic Preservation, nor does mention of trade names or commercial products constitute endorsement or recommendation by the Department of the Interior or the California Office of Historic Preservation. Regulations of the U.S. Department of the Interior strictly prohibit unlawful discrimination in departmental federally-assisted programs on the basis of race, color, sex, age, disability, or national origin. Any person who believes he or she has been discriminated against in any program, activity, or facility operated by a recipient of Federal assistance should write to: Director, Equal Opportunity Program U.S. Department of the Interior National Park Service P.O. Box 37127 Washington, D.C. 20013-7127 Citywide Historic Context Statement City of San Luis Obispo HISTORIC RESOURCES GROUP TABLE OF CONTENTS Introduction 1 Purpose 1 Methodology 2 Historic Preservation Policy 4 Historic Resources Surveys 6 Guidelines for Evaluation 9 Historic Context 11 Introduction 11 Summary of Contexts and Themes 12 Historical Overview 13 Context: Early History 17 Context: Spanish Colonization and Mission San Luis Obispo (1772-1821) 19 Theme: Mission-Era Institutional Development 25 Property Types & Eligibility Standards 26 Theme: Mission-Era Residential Development 28 Property Types & Eligibility Standards 28 Context: Mexican Rule (1822-1846) 31 Theme: Mexican-Era Residential Development 33 Property Types & Eligibility Standards 33 Context: Late 19th Century Americanization & Town Settlement (1846-1900) 35 Theme: Late 19th Century Residential Development 42 Property Types & Eligibility Standards 46 Theme: Late 19th Century Commercial Development 49 Property Types & Eligibility Standards 53 Theme: Late 19th Century Institutional Development 55 Property Types & Eligibility Standards 57 Theme: Late 19th Century Agricultural & Industrial Development 59 Property Types & Eligibility Standards 61 Theme: Late 19th Century Transportation-related Development 63 Property Types & Eligibility Standards 68 Theme: Late 19th Century Ethnic Communities 70 Property Types & Eligibility Standards 72 Context: Early 20th Century Development 74 Theme: Early 20th Century Residential Development 80 Property Types & Eligibility Standards 83 Theme: Early 20th Century Commercial Development 85 Property Types & Eligibility Standards 87 Citywide Historic Context Statement City of San Luis Obispo HISTORIC RESOURCES GROUP Theme: Early 20th Century Civic & Institutional Development 89 Property Types & Eligibility Standards 90 Theme: Early 20th Century Agricultural & Industrial Development 92 Property Types & Eligibility Standards 94 Theme: Early 20th Century Ethnic Communities 96 Property Types & Eligibility Standards 97 Context: The Great Depression & World War II (1930-1945) 98 Theme: Residential Development 1930-1945 103 Property Types & Eligibility Standards 105 Theme: Commercial Development 1930-1945 107 Property Types & Eligibility Standards 107 Theme: Depression-Era Civic & Institutional Development 109 Property Types & Eligibility Standards 110 Theme: Ethnic Communities 1930-1945 112 Property Types & Eligibility Standards 114 Context: Mid-20th Century Growth (1945-1970) 115 Theme: Mid-20th Century Residential Development 118 Property Types & Eligibility Standards 123 Theme: Mid-20th Century Commercial Development 125 Property Types & Eligibility Standards 128 Theme: Mid-20th Century Civic & Institutional Development 130 Property Types & Eligibility Standards 130 Architectural Character 132 Bibliography 154 Appendix A: Evaluation Criteria 158 Appendix B: Properties Listed in the National Register of Historic Places 165 Appendix C: Master List of Historic Resources 166 Appendix D: List of Contributing Historic Resources 171 City of San Luis Obispo Introduction Citywide Historic Context Statement HISTORIC RESOURCES GROUP 1 INTRODUCTION The City of San Luis Obispo received a State of California Certified Local Government (CLG) grant for the period 2012-2013 to prepare a Citywide Historic Context Statement. This project is part of the City of San Luis Obispo’s ongoing efforts to identify and evaluate potential historic resources. The Historic Context Statement was developed by Historic Resources Group, including Founding Principal Christy Johnson McAvoy and Principal Christine Lazzaretto, both of whom meet the Secretary of the Interior's professional standards.1 Assistance with field work, research, and content was provided by Robby Aranguren, Planning Associate, and Heather Goers, Architectural Historian. Coordination of the project was administered by Phil Dunsmore, Senior Planner for the City of San Luis Obispo, and it was overseen by the City’s Cultural Heritage Committee. Marie Nelson and Amanda Blosser at the State Office of Historic Preservation served as advisors. PURPOSE In order to understand the significance of the historic and architectural resources in the City of San Luis Obispo, it is necessary to examine those resources within a series of contexts. The purpose of a historic context statement is to place built resources in the appropriate historic, social, and architectural context, the relationship between an area’s physical environment and its broader history can be established. A historic context statement analyzes the historical development of a community according to guidelines written by the National Park Service and specified in National Register Bulletin 16A: How 1 Federal Register, Vol. 48, No. 190, p. 44738-44739, September 29, 1983. View of downtown San Luis Obispo, 2012. Source: Historic Resources Group. City of San Luis Obispo Introduction Citywide Historic Context Statement HISTORIC RESOURCES GROUP 2 to Complete the National Register Registration Form and Nation Register Bulletin 24: Guidelines for Local Surveys. Bulletin 16A describes a historic context as follows: Historic context is information about historic trends and properties grouped by an important theme in pre-history or history of a community, state, or the nation during a particular period of time. Because historic contexts are organized by theme, place, and time, they link historic properties to important historic trends. In this way, they provide a framework for determining the significance of a property.2 A historic context statement is linked with tangible built resources through the concept of “property type,” which is a grouping of individual properties based on shared physical or associative characteristics.3 This historic context is not intended to be a comprehensive history of the City of San Luis Obispo. Rather, its purpose is to highlight trends and patterns critical to the understanding of the built environment. It identifies the various historical factors that shaped the development of the area, including historic activities or events, important people, building types, architectural styles, and materials, and patterns of physical development. The historic context provides a framework for the continuing process of identifying historic, architectural, and cultural resources in the City. It is meant to serve as a guide to enable citizens, planners, and decision-makers to evaluate the relative significance and integrity of individual properties. Specific examples referred to in this context statement are included solely to illustrate physical and associative characteristics of each resource type. Exclusion from the context statement does not diminish the significance of any individual resource. METHODOLOGY The first phase of the project involved collecting and reviewing existing documentation. Several surveys and studies have been conducted in the City of San Luis Obispo which included historic overviews of the City. In particular, the 19th and early 20th centuries have been well documented. These previous studies largely formed the basis for the discussion of these periods in this context statement. Background information in this report on state and national trends that generally influenced the development of San Luis Obispo were borrowed and tailored for this report. Additional research was conducted as needed in City archives housed in the Community Development Department, at the History Center of San Luis Obispo County, and through a literature review of sources documenting the history of the area. 2 National Park Service, “National Register Bulletin 16A: How to Complete the National Register Registration Form,” Washington, DC: U.S. Department of the Interior, National Park Service, 1997. 3 National Park Service, “National Register Bulletin 24: Guidelines for Local Surveys,” Washington, DC: U.S. Department of the Interior, National Park Service, 1977; revised 1985. City of San Luis Obispo Introduction Citywide Historic Context Statement HISTORIC RESOURCES GROUP 3 This historic context was developed with the assistance of the City’s Cultural Heritage Committee, and included a public outreach component. Progress updates were provided by City staff to the Cultural Heritage Committee throughout the process, providing the opportunity for Committee members to provide direction and feedback. Two public workshops were conducted at critical stages of the project. The first workshop included a discussion of the major periods of development, with attendees providing additional background information, along with property- and neighborhood-specific details related to each period. At the second workshop, members of the community were updated on the progress of the project, and a discussion of eligibility criteria and integrity thresholds was held. Information gathered from the Committee and the public workshops was used in the development of the historic context. A citywide street-by-street reconnaissance survey was undertaken to inform the historic context. Particular attention was given to buildings and neighborhoods from the post-World War II period, as this aspect of the City’s history has not been studied as rigorously as earlier periods. In addition, properties included on the City’s Master List of Historic Resources (individual buildings and historic districts) were reviewed in order to determine the overall integrity thresholds of recognized resources, and to have a better understanding of the population of properties from each period that have already been designated by the City. Properties that are illustrated within this historic context are meant to serve as examples of a particular context, theme, property type, or architectural style; exclusion of a property from the historic context is not an indication that it is not eligible for historic designation. Community Workshop, February 2013. Source: Historic Resources Group. City of San Luis Obispo Introduction Citywide Historic Context Statement HISTORIC RESOURCES GROUP 4 HISTORIC PRESERVATION POLICY This Historic Context Statement is part of ongoing historic preservation efforts in the City of San Luis Obispo. The City of San Luis Obispo has an active historic preservation program, and historic preservation is included throughout City policy. Historic Preservation has been part of City policy since the 1980s, when the City established the first set of Historic Preservation Policies; the policy document was soon followed by a City historic resources survey and the formulation of the first historic districts. In 2010, the City adopted a Historic Preservation Ordinance and updated the Historic Preservation Guidelines in an effort to stimulate preservation and provide design guidance for new development. In 2012, the City of San Luis Obispo became a Certified Local Government (CLG). The CLG program is a preservation partnership between local, state, and national governments focused on promoting historic preservation at the grass roots level. The program is jointly administered by the National Park Service (NPS) and the State Historic Preservation Offices (SHPOs) in each state, with each local community working through a certification process to become recognized as a Certified CLG. CLGs then become active partners in the Federal Historic Preservation Program and the opportunities it provides. Historic preservation is one of many community goals in the General Plan, which was adopted in 2006. It is part of the community’s core values and identity. To help ensure the City’s valuable and finite historic resources will continue to enhance the lives of San Luis Obispo generations to come, the City Council has adopted several documents that help protect these resources. In addition to the Historic Preservation Guidelines and the Historic Preservation Ordinance discussed above, these documents include:  General Plan Conservation and Open Space Element, adopted by Council Resolution No. 9785 (2006 Series) – Updates citywide policies and programs regarding identification and treatment of cultural resources.  Archaeological Resource Preservation Program Guidelines, adopted by Council Resolution No. 10120 (2009 Series) – Updates procedures to be used for the protection of sub-surface cultural resources, both historic and pre-historic features.  Community Design Guidelines, adopted by Council Resolution No. 9391 (2002 Series) and updated in 2004, 2007, and 2010 – Establishes site and architectural design standards for development projects, including projects involving historic resources and historic districts, and demolitions.  Demolition and Moving of Buildings – Appendix Chapter 2, Chapter 201 General, San Luis Obispo Municipal Code – Establishes procedures and requirements for the relocation or demolition of historic buildings.  Safety Assessment Placards – Buildings and Construction Title 15.48, San Luis Obispo Municipal Code – Establishes procedures and requirements for post-disaster actions. City of San Luis Obispo Introduction Citywide Historic Context Statement HISTORIC RESOURCES GROUP 5  San Luis Obispo Zoning Regulations, Chapter 17.54 – Establishes the Historical Preservation Overlay Zone (H) and describes its purposes and application, allowed uses and property development standards. Lithograph of San Luis Obispo, 1865. Source: Bancroft Library, University of California Berkeley. City of San Luis Obispo Introduction Citywide Historic Context Statement HISTORIC RESOURCES GROUP 6 HISTORIC RESOURCES SURVEYS There have been several historic resources surveys documenting the cultural and architectural resources of San Luis Obispo. The first occurred in 1982-1983, when the Cultural Heritage Committee completed an architectural and photographic survey that recorded over 2,000 pre-1941 buildings, sites, and objects within the City. This survey is referred to as Historical Resources Survey I. The surveyed properties were located primarily near the central downtown core. The goals of the survey included the preparation of a master inventory of cultural resources and the identification of “parameters for establishing guidelines for preservation issues and themes.”4 Those sites found to be architecturally or culturally significant formed the basis of the City’s Master List of Historic Resources. Additionally, the City established three Historic Zoning Districts: the Downtown Commercial District, the Mill Street District, and the Old Town Neighborhood. The second study took place in 1987, when the Cultural Heritage Committee initiated Historical Resources Survey II. For this study, the Committee identified approximately 500 properties that warranted further research, the majority of which were single-family residences located outside of the downtown area. Following preliminary fieldwork, the list was refined to 400 properties, which were evaluated by a qualified historical researcher. The purpose of the evaluation was twofold: 1) to determine the eligibility of approximately 100 properties for inclusion on the City’s Master List of Historic Resources and/or nomination to the National Register of Historic Places, and 2) to determine if any of the 400 initial properties were eligible as contributors to potential Historic Zoning Districts. At the time, of the 100 properties evaluated by the first criteria, fourteen properties were deemed eligible for addition to the Master List of Historic Resources. Additionally, one of the properties satisfied the criteria for nomination to the National Register of Historic Places. The remaining 300 properties were evaluated for their potential significance as contributors to future Historic Zoning Districts, and the report also recommended that the City establish three additional Historic Zoning Districts: the Little Italy/Railroad District, the Monterey Heights District, and the Mount Pleasanton/Anholm District. In 1987 a Chinatown Historic District and a Railroad District were also identified. In 2006-2007, City staff surveyed two neighborhoods known as East Railroad and Monterey Heights. As a result of that survey effort, twenty-five properties were added to the list of Contributing Historic Resources within the East Railroad area, and seven properties were added to the list of Contributing Historic Resources within Monterey Heights. In 2011, the Cultural Heritage Commission initiated a survey to update the City’s Historic Resources Inventory as directed by the Conservation and Open Space Element of the General Plan. Following a careful evaluation of the most critical areas in the City, the Cultural Heritage Committee selected an area outside of existing historic districts adjacent to Johnson Avenue between Higuera and Buchon 4 City of San Luis Obispo, “Completion Report: Historic Resources Survey,” July 1983, 9. City of San Luis Obispo Introduction Citywide Historic Context Statement HISTORIC RESOURCES GROUP 7 Streets. The surveyed properties date from approximately 1900 to 1925 and occupy the block between Higuera and Marsh Streets at Johnson Avenue. As a result of this survey effort, fifty-three properties were added to the City’s list of Contributing Historic Resources. View of Buchon Street, 2013. Source: City of San Luis Obispo. View of Monterey Street, 2012. Source: Historic Resources Group. City of San Luis Obispo Introduction Citywide Historic Context Statement HISTORIC RESOURCES GROUP 8 Historic Districts Map, courtesy City of San Luis Obispo, 2013. City of San Luis Obispo Guidelines for Evaluation Citywide Historic Context Statement HISTORIC RESOURCES GROUP 9 GUIDELINES FOR EVALUATION A property may be designated as historic by National, State, and local authorities. In order for a building to qualify for listing in the National Register of Historic Places, the California Register, or as a local landmark, it must meet one or more identified criteria of significance. The property must also retain sufficient architectural integrity to continue to evoke the sense of place and time with which it is historically associated. This Historic Context Statement provides guidance for listing at the federal, state, and local levels, according to the established criteria and integrity thresholds. In general, a higher integrity threshold is needed for listing in the National Register of Historic Places; properties that may not retain sufficient integrity for listing in the National Register may be eligible for the California Register of for local designation. In addition, properties that have achieved significance within the past 50 years must meet be “exceptionally important” as outlined in National Register Criteria Consideration G.5 A detailed description of each designation program and the evaluation criteria is included in Appendix A of this report. 5 National Park Service, “How to Apply the National Register Criteria for Evaluation.” http://www.nps.gov/nr/publications/bulletins/nrb15/nrb15_7.htm. Myron Angel House, 714 Buchon Street, 1886-1891. Photo 2013; source City of San Luis Obispo. City of San Luis Obispo Guidelines for Evaluation Citywide Historic Context Statement HISTORIC RESOURCES GROUP 10 In general, evaluation criteria focus on four overarching concepts: 1. Properties associated with historic events. 2. Properties associated with significant people. 3. Properties that are significant for their design, architectural style, or association with a significant architect. 4. Properties that have potential archaeological significance.6 There are currently nine properties in the City of San Luis Obispo which are listed in the National Register of Historic Places. Those properties are included in Appendix B. There are approximately 183 properties designated in the City’s Master List of Historic Resources; those properties are included in Appendix C.7 There are approximately 573 properties included in the City’s List of Contributing Historic Resources; those properties are included in Appendix D.8 6 An archaeological study is outside of the scope of this project. 7 City of San Luis Obispo, “Master List of Historic Resources,” March 2012. 8 City of San Luis Obispo, “List of Contributing Historic Resources,” January 2013. Tribune Republic Building, 1763 Santa Barbara Avenue, 1873. Listed in the National Register of Historic Places in 1993 for its association with the early newspaper business and the railroad industry in San Luis Obispo. Photo 2013; source City of San Luis Obispo. City of San Luis Obispo Historic Context: Introduction Citywide Historic Context Statement HISTORIC RESOURCES GROUP 11 HISTORIC CONTEXT INTRODUCTION The City of San Luis Obispo has a rich and varied history. This historic context provides a broad-brush historical overview of the overarching forces that shaped land use patterns and development of the built environment of the City of San Luis Obispo. It is not meant as a complete historical narrative of the City, but instead provides a framework for the identification and evaluation of historic resources. Much of the history contained here is drawn from existing narratives, particularly of the City’s early development which has been well documented by previous studies. Within each context is an identification of the relevant themes associated with that context; a description of the associated property types; a discussion of the relevant criteria and integrity considerations; and specific eligibility standards. The overarching goal of the historic context statement is to serve as a planning tool that will assist City staff and officials, residents, and interested stakeholders identify those properties that tell the story of San Luis Obispo and contribute to the architectural, cultural, or social history of the City. San Luis Obispo retains important properties from each significant period of development, from the earliest built resources associated with the establishment of Mission San Luis Obispo, through post-World War II expansion and growth. Properties represent the City’s residential, commercial, institutional, industrial/agricultural, and civic growth throughout history. There are numerous properties that are significant as excellent or rare examples of a particular architectural style, or as the work of a master Mission San Luis Obispo, 751 Palm Street, as it appeared in 1865. Photo by C.E. Watkins, 1865. Source: California Views, The Pat Hathaway Photo Collection. City of San Luis Obispo Historic Context: Introduction Citywide Historic Context Statement HISTORIC RESOURCES GROUP 12 architect. Properties may be significant under multiple contexts, but only need to meet criteria under one context or theme in order to be eligible for designation. Summary of Contexts & Themes For purposes of this historic context, seven broad historical periods in the history of San Luis Obispo are identified:  Early History  Spanish Colonization and Mission San Luis Obispo (1772-1821)  Mexican Rule (1822-1846)  Late 19th Century Americanization and Town Settlement (1846-1900)  Early 20th Century Development (1900-1929)  The Great Depression and World War II (1930-1945)  Mid-20th Century Growth (1945-1970) Within each broad time period, the following themes are discussed relative to the development of the built environment in San Luis Obispo:  Residential Development  Commercial Development  Civic & Institutional Development  Agricultural & Industrial Development  Transportation-related Development  Ethnic Communities Southern Pacific Depot, 1011 Railroad Avenue, 1943. Photo 2012; source Historic Resources Group. Postcard of Monterey Street, 1930s. Source: historyinslocounty.org. Carnegie Library, 696 Monterey Street, 1905. Photo c. 1905. Photo Source: historyinsanluisobispocounty.org. Dallidet Adobe, 1185 Pacific Street, c. 1860. Date of photograph unknown. Photo Source: San Luis Obispo County Historical Society. City of San Luis Obispo Historic Context: Historic Overview Citywide Historic Context Statement HISTORIC RESOURCES GROUP 13 HISTORICAL OVERVIEW San Luis Obispo is located in the Central Coast region of California, approximately 200 miles north of Los Angeles and 230 miles south of San Francisco. The area is naturally bounded by the Pacific Ocean to the west and the Santa Lucia mountain range to the north, east, and south. These mountains are also the source of the San Luis Obispo Creek, which runs through the city of San Luis Obispo and empties into the Pacific Ocean at Avila Beach. The creek flows along the Nine Sisters, a chain of volcanic peaks which originates in San Luis Obispo and extends west to the Pacific Ocean. The chain of hills forms the dominant scenic backdrop to nearly all parts of the city. The serpentine ridge that extends southeast from Cerro San Luis Mountain is flanked on the south side by the wetlands of Laguna Lake, much of which is preserved by the City today as a wildlife preserve. The topography of the surrounding mountain ranges forms a natural barrier that generally restricted the development of San Luis Obispo to the flatlands around San Luis Obispo Creek. The area was first settled by the native Chumash tribe, who established a network of villages along the creek. The region was not substantially explored by Europeans until the Spanish colonization of Alta California beginning in 1769. In 1772, Father Junipero Serra founded Mission San Luis Obispo de Tolosa on the banks of the nearby San Luis Obispo Creek. The establishment of the mission would ultimately have a devastating effect on local native cultures. The majority of the Chumash were conscripted into service for the mission, becoming church neophytes and effectively ending their traditional way of life. Diseases brought to the area from Europe, along with the significant changes to the culture resulted in a significant decrease in the Native American population during the mission era. The Mission, however, prospered and soon became self-sufficient, establishing vineyards and orchards and cultivating the surrounding land for agriculture. Due to its isolated location, the mission became a Map of San Luis Obispo County, 1874. Source: UCLA, Library Special Collections, Charles E. Young Research Library. City of San Luis Obispo Historic Context: Historic Overview Citywide Historic Context Statement HISTORIC RESOURCES GROUP 14 convenient stopover for those traveling between missions to the north and south, and the settlement soon established itself as a regional market center. From the late 1700s through the mid-eighteenth century, Spanish and Mexican ranchos had extended across the county. The California Land Act of 1851 prompted a dramatic shift in the residential development of San Luis Obispo during the mid-19th century. Surrounding ranchos were subdivided into smaller parcels of land, forcing many rural landowners to migrate into the city. In 1850, California was admitted to the Union, and in 1868 San Luis Obispo was officially designated as the county seat. From the early days of missionary settlement, the development of San Luis Obispo has been intimately connected with the surrounding landscape. The first settlements in the area were located near the San Luis Obispo Creek, whose tributaries provided a framework for the town’s early housing and gardens. The surrounding landscape was largely dedicated to agricultural pursuits, including crops and vineyards cultivated by the mission and later by the adjacent ranchos. Construction materials for early mission buildings and residences, including thatch, wood, and adobe bricks, all originated from local sources. As the community surrounding the mission grew, the demand for construction materials increased and the variety of materials expanded in kind. While the development of San Luis Obispo’s first commercial brickyard in the late 1800s replaced the earlier use of adobe bricks, quarries were developed in the surrounding areas to mine quartz, sandstone, and other rock for commercial construction. Agricultural activities in the surrounding landscape also evolved in the late 1800s. Vineyards, once abandoned following the secularization of the mission, were revived and a significant regional winemaking industry subsequently flourished. Following a major drought in 1862-1864, cultivation of the surrounding land shifted from cash crops to cattle, and a booming regional dairy industry was soon established. San Luis Obispo continued to grow throughout the second half of the 19th century as improvements in transportation increased access to the isolated area and created a direct connection to the coastal maritime industries. Stagecoach routes were first introduced in the 1860s and railroad lines were extended throughout the 1890s, allowing the area to serve as a regional hub for both trade and tourism. With the arrival of the Southern Pacific Railroad in the late 1890s the town and the local environs expanded into a burgeoning county. In the early 19th century San Luis Obispo served as a center of trade and travel in central California with the arrival of the railroad, the development of the Union Oil of California’s (Unocal) oil fields, and the tremendous agricultural and dairy industries. In 1901, the California Polytechnic Institute was established in San Luis Obispo. The presence of Cal Poly, its focus on vocational and agricultural training, and its growing influence on the community significantly impacted the development of San Luis Obispo throughout the 20th century. Another significant influence on the central coast was William Randolph Hearst and his San Simeon Ranch, commonly referred to as Hearst Castle. The development of these two conspicuous landmarks, in addition to the historic Mission San Luis Obispo, served to stimulate the regional economy and influenced the growth in and around San Luis Obispo. Cal Poly San Luis Obispo, c. 1901. Source: Cal Poly San Luis Obispo, Robert Kennedy Library. City of San Luis Obispo Historic Context: Historic Overview Citywide Historic Context Statement HISTORIC RESOURCES GROUP 15 In the 20th century, the advent of the automobile made it possible to expand development in San Luis Obispo beyond the central city. City services, utilities, and roads were also expanded and improved during this period to meet the needs of the growing city. Tourism, and in particular automobile tourism, continued to play a role in the area’s development in the 20th century. While the economy slowed nationwide during the 1930s due to the Great Depression, the economic effects on San Luis Obispo were mitigated by the establishment of Camp San Luis Obispo, a military training camp. The creation of the camp caused a sudden and dramatic increase in population in the area, which influenced the development of San Luis Obispo throughout the mid-century. As training activity increased in preparation for World War II, more soldiers and their families moved to the area, and many returned after the war to settle permanently. San Luis Obispo evolved dramatically in response to the sudden and significant postwar demand for single-family housing in the 1950s and 1960s. Annexations expanded the city’s boundaries and large residential subdivisions were constructed outside the city center. Madonna Inn, 100 Madonna Road, 1961-1969. Source: madonnainn.com. Milestone Mo-tel under construction, 2223 Monterey Street, 1924. Source: Huntington Library, San Marino. Camp San Luis Obispo, 1928. Photo 1940s; source San Luis Obispo Tribune. City of San Luis Obispo Historic Context: Historic Overview Citywide Historic Context Statement HISTORIC RESOURCES GROUP 16 Map indicating subdivisions recorded in San Luis Obispo from 19th century to 1965. Source: San Luis Obispo GIS data. City of San Luis Obispo Historic Context: Early History Citywide Historic Context Statement HISTORIC RESOURCES GROUP 17 CONTEXT: EARLY HISTORY The earliest development of San Luis Obispo was influenced by the Native American populations who lived in the area, including the Chumash and Salinan tribes. At the time of European contact, there were nearly 3,000 Salinans living in approximately 20 villages throughout San Luis Obispo County and Southern Monterey County. While the Salinans used boats to traverse the region's network of inland waterways, unlike the Chumash the Salinans were not a maritime culture. Instead, they primarily hunted a wide variety of land mammals, caught fish and birds, and gathered acorns, berries, and wild grasses. The term Chumash initially applied to the people living on Santa Cruz Island, but it now refers to the entire linguistic and ethnic group of societies that occupied the coast between San Luis Obispo and northwestern Los Angeles County, including the Santa Barbara Channel Islands, and inland to the western edge of the San Joaquin Valley. Neighboring groups included the Salinan to the north, the southern Valley Yokuts and Tataviam to the east, and the Gabrielino (Tongva) to the south.9 9 “Excelaron Project Environmental Impact Report,” January 2012, 4.5-1. Source: Handbook of North American Indians. City of San Luis Obispo Historic Context: Early History Citywide Historic Context Statement HISTORIC RESOURCES GROUP 18 Specifically, the San Luis Obispo area was occupied by the Obispeño Chumash, which was the northernmost of the Chumash people in California.10 The mild climate and abundant resources led to one of the most densely populated areas in California’s pre-history.11 The Chumash village near San Luis Obispo was called Tilhini, which means “forgotten ones.” There were at one time over 20,000 Chumash living along the California coastline. The prehistoric and historic Chumash were a maritime culture, using long wooden canoes called tomols to fish and travel between different villages along the Pacific coast. The Chumash were a hunter-gatherer tribe, and even though they were sedentary, they did not farm the land.12 The establishment of Mission San Luis Obispo in 1772 had a devastating effect on the local native populations. The dissolution of their culture alienated them from their traditional subsistence patterns, and the introduction of European diseases decimated the population. The development of agriculture and growth of livestock grazing in the area made it increasingly difficult for the Chumash to maintain their traditional hunter-gatherer lifestyle. Most Chumash eventually submitted to the Spanish and were incorporated into the mission system, although there were some who fled and became refugees living with other tribes. In 1803, the Native neophyte population at Mission San Luis Obispo reached its peak at 919; by 1804 most of the Native villages had been abandoned and the Obispeño that remained in the area were living at the Mission or one of its outposts.13 With the secularization of the missions in 1834, traditional Chumash lands were divided among land grants to private owners. By this time, the Native population had decreased to 170 Chumash living at the mission.14 In 1901, land near Mission Santa Ynez was deeded to the U.S. government for a 127- acre reservation; this is the sole remaining Chumash reservation, with a population of less than 200 people.15 Early History: Associated Property Types, Integrity Considerations & Eligibility Standards There are no known built resources from San Luis Obispo’s Early History (Native American) period. However, archaeological artifacts discovered from this period are likely to yield information about the life and culture of the Chumash and neighboring Native American Cultures. The study of archaeological resources is outside of the scope of this project. 10 Wendy M. Nettles, “The Copelands Project: Neophytes, Shopkeepers, and the Soiled Doves of San Luis Obispo,” October 2006, 53. 11 City of San Luis Obispo, “Historic Preservation Program Guidelines,” November 2010, 2. 12 “The Chumash Indians.” Website: http://www.chumashindian.com/. Accessed March 2013. 13 Wendy M. Nettles, ““The Copelands Project: Neophytes, Shopkeepers, and the Soiled Doves of San Luis Obispo,” October 2006, 53. 14 Nettles, “The Copelands Project,” 54. 15 “Excelaron Project Environmental Impact Report,” January 2012, 4.5-1. City of San Luis Obispo Historic Context: Spanish Colonization/Mission Era Citywide Historic Context Statement HISTORIC RESOURCES GROUP 19 CONTEXT: SPANISH COLONIZATION AND MISSION SAN LUIS OBISPO (1772-1821) Spain was the first European nation to achieve a foothold in present-day California. Spanish explorers came to California in the early sixteenth century, and as early as 1542 entered the bay of San Luis Obispo. In 1697, the Order of Jesus, the Jesuits, was given a license to enter the peninsula of Lower California and establish missions for the conversion of the Indians to the Catholic faith. They were given ecclesiastic, military, and civil authority, and for seventy years the Jesuits were undisturbed in their labors of founding missions. In 1767, Charles the Third of Spain, grown jealous of the political power of the Jesuits, determined to supplant them, and in April, 1767, issued a decree ordering their expulsion from all parts of his dominions.16 From that point, the Order of Dominicans was to have charge of the Lower California missions, and the Franciscans were to establish missions in Alta California. In 1769, King Charles III formally authorized the Franciscan missionaries to begin the settlement of Alta California, naming Don Gaspar de Portola as emissary, assisted by Father Junipero Serra.17 The Spanish typically sent small groups of soldiers and clergy to colonize a new land, establish missions to convert the indigenous people to Catholicism, and teach them agriculture and animal 16 Annie L. Morrison and John H. Haydon, History of San Luis Obispo County and Environs, California, with Biographical Sketches of the Leading Men and Women of the County and Environs Who Have Been Identified with the Growth and Development of the Section from the Early Days to the Present History, Los Angeles: Historic Record Company, 1917, 24. 17 Myron Angel, History of San Luis Obispo County with Illustrations. Oakland, CA: Thompson & West, 1883. Reprinted by Fresno Valley Publishers, CA, 1979, 19. Mission San Luis Obispo, lithograph, 1865. Source: San Luis Obispo County Historic Lithographs Collection, Cal Poly San Luis Obispo. City of San Luis Obispo Historic Context: Spanish Colonization/Mission Era Citywide Historic Context Statement HISTORIC RESOURCES GROUP 20 husbandry. In theory, the missions were mandated to occupy and make the land fruitful for the benefit of the Native Californians, but in reality the proliferation of the missions in California meant an end to the traditional way of life of the Native Americans who lived there.18 By design, the Spanish settlements were intended to have three components: a mission to serve as a religious and cultural center, from which to Christianize native peoples; a military presidio; and a commercial pueblo. In reality, few of the settlements developed a fully functional pueblo, particularly those in present-day Northern California, in large part because Spain forbade trade with foreign powers, undercutting the potential for commerce.19 The architectural style of the missions was developed by Serra and the other Franciscan missionaries, who drew on the architectural traditions of Old Spain. California’s climate and geography, as well as the limited construction expertise of the Native Americans who were enlisted to carry out the plans, also impacted aesthetic choices. General characteristics include a picturesque composition, frank expression of functional elements, large expanses of blank walls marked by ornamentation at a few crucial points such as around openings, and a prominent tower and dome. 18 Dorothy Krell, The California Missions. Menlo Park, CA: Sunset Books, 1979, 35. 19 City and County of San Francisco Planning Department, “City within a City: Historic Context Statement for San Francisco’s Mission District,” November, 2007. Map of El Camino Real. Source: UCLA, Library Special Collections, Charles E. Young Research Library City of San Luis Obispo Historic Context: Spanish Colonization/Mission Era Citywide Historic Context Statement HISTORIC RESOURCES GROUP 21 There were ultimately twenty-one missions established in California: the first was Mission San Diego in 1769, and the last was Mission San Francisco Solana in Sonoma in 1823. The missions were linked by El Camino Real (“The Royal Road” or “The King’s Highway”) which spanned the 600 miles from San Diego to Sonoma. In order to survive, the missions relied on each other for resources and supplies, and therefore they were typically located about thirty miles apart, or one day’s journey on horseback. Mission San Luis Obispo de Tolosa was founded on September 1, 1772.20 The mission was originally established near Arroyo de la Huerta Viejo21 (later Brizzolara or Stenner Creek), which flows into San Luis Obispo Creek (near present day Dana Street), and initially consisted of a few shelters made of brush. By 1776, the Mission was relocated to its present-day site due to repeated flooding. The Mission was constructed in the traditional plaza configuration, enclosed to the outside world. The church and other related buildings were originally made of adobe, tulle, and logs, making them susceptible to fires. In 1776, the Mission suffered the first of three devastating fires that were attributed to outside attacks. The first fire destroyed nearly the entire Mission complex, with only the church building and granary escaping damage. The repeated assaults led to experimentation with clay roof tiles that were widely employed in traditional Spanish architecture. Mission San Luis Obispo was the first Mission to employ tile roofing, which could be made on site. The improved roof material proved so successful that soon all of the California missions followed suit.22 In 1793, the church and convento wing, where priests resided, was constructed of adobe bricks made on site by local Chumash people. The convento wing also featured a portico with eleven columns, depicting the twelve Apostles minus Judas. By 1800, additional buildings had been constructed to provide housing, storage facilities, and a water-powered mill. 20 Mission San Luis Obispo was the fifth mission chronologically in the chain of 21 missions in the state. 21 Arroyo de la Huerta Viejo refers to the “Old Garden” which was located in near what is now the 700 block of Broad Street; Broad Street was originally known as Garden Street. 22 George Wharton James, The Old Franciscan Missions of California. Boston, MA: Little, Brown & Company, 1919, 119. City of San Luis Obispo Historic Context: Spanish Colonization/Mission Era Citywide Historic Context Statement HISTORIC RESOURCES GROUP 22 By 1794, the church and most of the related buildings were completed. In 1810, the Mexican War for Independence broke out, leaving the missions with little funding from Spain to aid in their development. However, by that time, all of the California missions were virtually self-sufficient, and the Mission San Luis Obispo in particular had become prosperous enough to not only support itself but to fund additional expansions as well. Between 1810 and 1820, the Mission site grew to include cabins, mill wheels, and a granary. The quadrangle was also completed and the portico on the convento wing was renovated, changing the shape of the adobe columns from their original square profile to a round column. In 1820, the Mission’s bells were installed. Mission San Luis Obispo’s combination of belfry and vestibule is unique among California missions. Plot Plan Mission San Luis Obispo. Source: Historic American Buildings Survey, 1936. City of San Luis Obispo Historic Context: Spanish Colonization/Mission Era Citywide Historic Context Statement HISTORIC RESOURCES GROUP 23 Mission San Luis Obispo flourished from the beginning, and it became one of the most industrious and prosperous of all the missions.23 In 1774 and 1776, expeditions led by Juan Bautista de Anza came through San Luis Obispo, en route to establishing a land route from Sonora, Mexico to Monterey. The explorers were welcomed at the Mission, and reported the fertile lands and pretty fields in the region. The area surrounding the Mission grew and flourished during this period as well. Orchards and vineyards were established, and the land cultivated for agriculture. Other adobe structures were constructed, and by 1805 there were approximately forty residential structures and a hospital in San Luis Obispo.24 The Mission also included a cemetery, which has had three locations in its history. The original cemetery was located immediately outside the Mission quadrangle. The second location fronted Higuera Street, at the end of Carmel and Pacific Streets, and was active after 1860. In 1877, the city passed a law prohibiting burials inside the city limits, and the current Mission Cemetery at Bridge Street and Higuera Street opened that same year. 23 W.W. Robinson, The Story of San Luis Obispo County. Los Angeles, CA: Title Insurance and Trust Company, 1957, 8. 24 Paul Tritenbach, San Luis Obispo Discoveries. San Luis Obispo, CA: Excellence Press, 1989, 12. Images reflecting the changes in appearance of Mission San Luis Obispo over time. Left Image: c. 1909; source: Bancroft Library, University of California Berkeley. Right Image: No Date; source Bancroft Library, University of California Berkeley. City of San Luis Obispo Historic Context: Spanish Colonization/Mission Era Citywide Historic Context Statement HISTORIC RESOURCES GROUP 24 Mission San Luis Obispo and related outbuildings. Source: California Missions Resource Center. City of San Luis Obispo Historic Context: Spanish Colonization/Mission Era Citywide Historic Context Statement HISTORIC RESOURCES GROUP 25 THEME: MISSION-ERA INSTITUTIONAL DEVELOPMENT The establishment of the Mission had a profound effect on the development of San Luis Obispo and the surrounding region. The missions were self-sufficient communities, and each included a church, residences, and support facilities. In the 1820s, the Mission’s prosperity began to decline and the buildings began to fall into disrepair, aided by heavy rains and insufficient funding and manpower to rebuild. An earthquake in 1830 also caused substantial damage. The front of the Mission Church had to be taken down for fear of collapse, and by 1832 the belfry had already been demolished by rains and had to be reconstructed (this time, of masonry). The decay of the Mission was further compounded by the takeover of the Mission by the Mexican government after the Secularization Act in 1834, which rendered all mission lands property of Mexico and subject to disposition. Mission lands were often sold; if not, they were used for any purpose deemed necessary by the Mexican government. The San Luis Obispo Mission’s convento wing served for a time as a school, as well as a jail and the first county courthouse. San Luis Obispo was first planned on a Spanish Grid according to the Laws of the Indies, which were the body of laws and regulations issued by Spain for the governance of its colonies outside Europe. The laws were intended to guide the creation of new communities established by Spanish settlers and missionaries and contained highly detailed regulations on the location, configuration, and construction of settlements. The regulations were based on classical principles of architecture and planning and San Luis Obispo Street Grid. Source: Adrianna Jordan, The Historical Influence of the Railroads on Urban Development and Future Economic Potential in San Luis Obispo, online version p.33. City of San Luis Obispo Historic Context: Spanish Colonization/Mission Era Citywide Historic Context Statement HISTORIC RESOURCES GROUP 26 called for a plan featuring a central plaza surrounded by a rectilinear grid of streets oriented to the prevailing winds. As a result, communities constructed according to the laws are frequently situated on a diagonal orientation rather than a true north-south orientation. In San Luis Obispo, the community was first planned around the Mission San Luis Obispo de Tolosa, which served as the town's central plaza, and surrounding streets were constructed on an angle. Although the city center has expanded over time and later development conforms to a rectilinear street grid, the historic core retains its original plan and reflects the influence of these early principles. Mission Era Institutional Development: Associated Property Types, Integrity Considerations & Eligibility Standards Property Type Institution It is unlikely that any other extant structure or portion of a structure directly associated with the Mission will be discovered. Remnant structures, landscape or hardscape features such as retaining walls, and other infrastructure that was constructed as part of the Mission should also be considered and evaluated under this theme. These include mission wall foundations and subterranean remnants of the Mission orchard wall.25  Regardless of integrity, any extant property or feature would undoubtedly be considered a resource under Criterion A/1/B.2 for its association with the historic events of Spanish mission settlement in San Luis Obispo.26 Eligibility Standards To be eligible, a resource must:  date from the period of significance; and  have a known association with Mission San Luis Obispo. 25 It is reported that some remnant features were identified near Broad Street at Highway 101 in a parking lot for the Mission Garden Apartments. 26 Resources throughout the document are evaluated using National Register, California Register, and local criteria. Letters and numbers associated with designation criteria are listed according to National Register, California Register, and local conventions (for example Criterion A/1/B.2 refers to National Register Criterion A, California Register Criterion 1, and local Criterion B.2, all which refer to historic events). City of San Luis Obispo Historic Context: Spanish Colonization/Mission Era Citywide Historic Context Statement HISTORIC RESOURCES GROUP 27 Extant Examples Mission San Luis Obispo, 751 Palm Street, 1812. Photo 2012; source Historic Resources Group. Mission San Luis Obispo Detail Views. Photos 2013; source City of San Luis Obispo. City of San Luis Obispo Historic Context: Spanish Colonization/Mission Era Citywide Historic Context Statement HISTORIC RESOURCES GROUP 28 THEME: MISSION-ERA RESIDENTIAL DEVELOPMENT The Mission and surrounding settlement was the first populated area in San Luis Obispo County.27 Residential properties from this period are primarily adobe construction undertaken by local Chumash people. In 1991, the Getty Conservation Institute compiled a list of approximately 350 extant adobes, out of more than 2,000 that were estimated to have been constructed in California.28 In the ensuing thirty years, which include the Northridge Earthquake in 1994, additional adobe structures have been lost. Most adobe structures in the Southwest have been abandoned, and only those that have had continuous care have survived. Many of the surviving adobes are in ruins, or heavily altered, and therefore do not retain their authenticity or historic integrity. San Luis Obispo has a collection of extant adobes dating from the mission era through the late 19th century. Mission-Era Residential Development: Associated Property Types, Integrity Considerations & Eligibility Standards Property Type Single-family Residence San Luis Obispo has a small population of single-family residences that date to the Mission era. A residential property from this period may be significant:  As a rare example of residential development associated with the Mission era; and as a rare representation of the earliest European settlement in San Luis Obispo – Criterion A/1/B.2 (Event).  As a rare extant property that has a known association with an individual from the Spanish settlement era, such as a Franciscan priest or Spanish official – Criterion B/2/B.1 (Person). Since this property type is extremely rare, any property associated with such a person will likely be the only local representation of the person’s influence or achievements.  As a rare remaining example of adobe construction from the period; any remaining examples from this period would likely be individually significant as an example of this theme due to the rarity of type – Criterion 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 Mission-era Residential Development theme. Properties from this period are extremely rare and represent the earliest European settlement in San Luis Obispo; therefore, a greater degree of alteration is acceptable and extant examples would likely 27 City of San Luis Obispo, “Completion Report: Historic Resources Survey,” July 1983, 16. 28 Steade R. Craigo, ‘‘To Do No Harm: Conserving, Preserving, and Maintaining Historic Adobe Structures.’’ Getty Conservation Institute: http://www.getty.edu/conservation/publications_resources/pdf_publications/pdf/gsap_part2d.pdf. Accessed March 2013. City of San Luis Obispo Historic Context: Spanish Colonization/Mission Era Citywide Historic Context Statement HISTORIC RESOURCES GROUP 29 retain eligibility for listing in the National Register of Historic Places, the California Register, and as local landmarks.  Residential properties from this period eligible under Criteria A/1/B.2 (Event) should retain integrity of location, design, feeling, and association.  A residential property significant under Criterion B/2/B.1 (Person) should retain integrity of design, feeling, and association in order to convey the historic association with a significant person.  Residential properties significant under Criterion C/3/A.1,A.2 (Design/Construction) should retain integrity of location, materials, workmanship, and feeling. In general, the adobe walls should remain largely intact, and the residence should retain the majority of the character-defining features associated with an adobe structure of its age. Alterations that are consistent with upgrades typically seen in early adobe structures, including later wood frame additions and replacement windows within original window openings, are acceptable. It is expected that the setting will have been compromised by later development. Eligibility Standards To be eligible, a resource must:  date from the period of significance;  display most of the character-defining features of adobe construction; and  retain the essential aspects of integrity. Extant Examples Mancilla/Freitas Adobe, 868 Chorro Street, c. 1800-1850. Photo 2014; source City of San Luis Obispo. City of San Luis Obispo Historic Context: Spanish Colonization/Mission Era Citywide Historic Context Statement HISTORIC RESOURCES GROUP 30 La Loma Adobe, 1590 Lizzie Street, 1780. Photo 2011; source San Luis Obispo Tribune. Sauer-Adams Adobe, 964 Chorro Street, c. 1800; second story added 1860. Photo 2013; source City of San Luis Obispo. City of San Luis Obispo Historic Context: Mexican Rule Citywide Historic Context Statement HISTORIC RESOURCES GROUP 31 CONTEXT: MEXICAN RULE (1822-1846) After a long struggle, Mexico won its independence from Spain in 1821, and California land that had been vested in the name of the King of Spain belonged to Mexico. The power of the priests and the vast wealth of the missions were coveted by the new government, so steps were immediately taken to supersede ecclesiastical power with secular authority. In 1824 and 1826, the Mexican government passed laws suspending the pay of the priests and releasing all Native Americans from slavery. This act was premature, as the new government was not equipped to handle the aftermath and the existence of established settlements was threatened. The law was quickly repealed, and many of the Native peoples were induced to return to the missions. In the 1830s, there was renewed pressure on the Mexican government to secularize the missions. In 1833, the Mexican Congress passed the Act for the Secularization of the Missions of California, and in 1834 the governor issued orders for its enforcement which would take effect in 1835. This act sought to do away with the supreme power of the priests, to release the lands held by the missions for settlement, and to put the missions on the same footing as the parish churches. As a result, between 1834 and 1836 control of the California missions was transferred away from the Church. Lay administrators, along with appointed parish priests, ran Mission San Luis Obispo from 1835-1845. In 1846, the Mission was sold to Petronillo Rios, ending the Franciscan era. The secularization act specified that: To each head of a family and all who were more than twenty years old, though without families, a plot of ground not more than three hundred yards square nor less than one hundred yards square was to be given from the mission lands. Sufficient land in common was to be set aside for watering the cattle. Villages with roads were to be established and corporation lands designated. Half of the movable property of the missions was to be distributed to the Native Americans, and one-half of the seeds and roots and one-half of all implements indispensable for agriculture. The other half of all property mentioned was to be in the care of an agent, or steward, named by the supreme government, and from the common mass of property, the expenses of missionary work, the stewards, churches, schools, cleanliness and health were to be met.29 In the 1830s and 1840s, California governors granted lands for ranchos throughout San Luis Obispo County, as it was determined that vast mission lands were no longer needed for ranching and agricultural purposes. Vast grants were given to wealthy families or military officers as a reward for their service to the Mexican government. However, the conveyance of land from the Mexican government was a complicated process that took years to formalize. The era of Mexican governance 29 Annie L. Morrison and John H. Haydon, History of San Luis Obispo County and Environs, California, with Biographical Sketches of the Leading Men and Women of the County and Environs Who Have Been Identified with the Growth and Development of the Section from the Early Days to the Present History, Los Angeles: Historic Record Company, 1917, 35. City of San Luis Obispo Historic Context: Mexican Rule Citywide Historic Context Statement HISTORIC RESOURCES GROUP 32 proved to be a short transitional phase lasting less than a generation between the earlier Spanish mission period and the American settlement period that followed. During the era of Mexican rule, there were approximately thirty ranchos within San Luis Obispo County. Several of the owners of surrounding ranchos played significant roles in the development of the City of San Luis Obispo. Miguel Avila was granted Rancho San Miguelito in 1842, and served as one of San Luis Obispo’s earliest alcaldes, or municipal magistrates, in 1849. The ranch land extended to Avila Beach, which now bears his name. William Goodwin Dana was a former Yankee sea captain who became one of the first settlers of San Luis Obispo outside the mission. He became a Mexican citizen in order to marry into a prominent Mexican family and was subsequently granted the deed to Rancho Nipomo in the 1830s. Many of Dana’s thirteen children went on to become prominent members of San Luis Obispo society. Joaquin Estrada received the grant to Rancho Santa Margarita in 1841 and went on to be elected to San Luis Obispo County’s first Board of Supervisors in 1852, later serving as County Treasurer. City of San Luis Obispo Historic Context: Mexican Rule Citywide Historic Context Statement HISTORIC RESOURCES GROUP 33 THEME: MEXICAN-ERA RESIDENTIAL DEVELOPMENT Residential development from this period will largely be associated with the Mexican ranchos. Due to the relatively narrow time frame, it is not anticipated that there will be a significant number of extant resources associated with the era of Mexican rule. Residential development during this period largely followed patterns established during the Mission era, and therefore it is anticipated that resources from this period will largely consist of single-family properties constructed of adobe and simple, wood-frame structures. Mexican-Era Residential Development: Associated Property Types, Integrity Considerations & Eligibility Standards Property Type Single-family Residence Residential properties from this period are extremely rare, and may be significant:  As a rare extant representation of the early settlement of the region, or for a specific association with the development of a Mexican rancho – Criterion A/1/B.2 (Event).  For its association with the life of a significant early resident – Criterion B/2/B.1 (Person).  As a rare remaining example of adobe construction or an early wood frame structure; any remaining examples from this period would likely be individually significant as an example of this theme – Criterion 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 Mexican-era Residential Development theme. Properties from this period are rare and represent some of the earliest development in San Luis Obispo; therefore a greater degree of alteration may be acceptable.  Residential properties from this period eligible under Criteria A/1/B.2 (Event) should retain integrity of location, design, feeling, and association.  A residential property significant under Criterion B/2/B.1 (Person) should retain integrity of design, feeling, and association in order to convey the historic association with a significant person.  Residential properties significant under Criterion C/3/A.1,A.2 (Design/Construction) should retain integrity of location, materials, workmanship, and feeling. Any remaining examples of adobe construction from this period with fair integrity would likely be eligible. In general, the adobe walls should remain largely intact and the residence should retain the majority of the character-defining features associated with an adobe structure of its age. Alterations that are consistent with upgrades typically seen in early adobe structures, including later additions constructed with wood framing and replacement windows within original window openings, are acceptable. It is expected that the setting will have been compromised by later development. City of San Luis Obispo Historic Context: Mexican Rule Citywide Historic Context Statement HISTORIC RESOURCES GROUP 34 Eligibility Standards To be eligible, a property must:  date from the period of significance;  display most of the character-defining features of adobe construction; and  retain the essential aspects of integrity. Extant Examples Andrews Adobe, 1451 Andrews Street, 1830. Photo date unknown; source San Luis Obispo County Regional Photograph Collection, Cal Poly Special Collections. Detail of Andrews Adobe, 1451 Andrews Street, 1830. Photo 2013; source City of San Luis Obispo. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 35 CONTEXT: LATE 19TH CENTURY AMERICANIZATION & TOWN SETTLEMENT (1846-1900) The Mexican-American War took place between 1846 and 1848. In the years preceding the war, the United States, fueled by new technological breakthroughs and inspired by the concept of "manifest destiny," confidently expanded its territories westward. A border skirmish along the Rio Grande in the wake of the U.S. annexation of Texas started the fighting, which was quickly followed by a series of U.S. victories. Fighting continued until September of 1847; the war ended in 1848 with the Treaty of Guadalupe-Hidalgo. As a result of the Treaty, Mexico ceded nearly half of its territory to the United States, including resource-rich California, while promising that existing Mexican land divisions, including the ranchos, would be respected. In 1850, the California territory became a state. That same year, the County of San Luis Obispo was established as one of the State’s original 27 counties, with a population of 300 people.30 In 1868, San Luis Obispo was confirmed as the County seat. The City’s population at that time was 600 residents living within one square mile of the town center.31 The City of San Luis Obispo was incorporated in 1876. 30 Robinson, The Story of San Luis Obispo County. 31 City of San Luis Obispo, “Completion Report: Historic Resources Survey,” July, 1983, 18. Map of San Luis Obispo, 1877. Map Maker: E.S. Glover. Source: raremaps.com City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 36 In 1851, Congress passed the California Land Act, which created a three-member commission charged with reviewing all land claims and settling disputes of land ownership between settlers and Mexican landowners, many of whom had been gifted parcels of land by the Spanish and Mexican governments. Unless landowners could present evidence supporting their claim to the land within two years, the property would automatically pass into the public domain. However, making a claim for land was an expensive and lengthy process which most Mexican landowners could ill afford. Hampered by the vague and informal systems of record-keeping used in the past, many Mexican landowners were bankrupted by the legal process or compelled to cede the land to their attorney as payment for services rendered in fighting the land claim. The implementation of the Land Act served as one of the catalysts for a “fracturing of rural lands into smaller parcels and the increase of rural in- migration into the City of San Luis Obispo.”32 Mission San Luis Obispo was claimed by John Wilson by right of purchase, but Bishop Joseph Alemany petitioned the government to return approximately 52.72 acres of former mission land to the Church. In 1855, the United States Land Commission upheld the Church’s claim, and the Church re-established ownership of the remaining buildings, cemeteries, and gardens associated with the Mission.33 All other acreage previously farmed by the Mission was divided into ranchos, none of which are located within the present City boundary. In 1874, the portion of Mission lands south of the creek was laid out in town lots and sold. This change in ownership marked a period of dramatic transformation for the Mission, and renovation efforts began in 1872 to repair and “modernize” the Mission buildings. Due to extensive earthquake damage, however, the Church’s portico and belfry could not be saved. The colonnade marking the convento wing was also demolished, and both the convento wing and the church were clad in wooden clapboard siding. A new “New England” style belfry was also added and parts of the tile roof were covered in shingles. In 1893, the Church was also enlarged with an annex situated north of the Nave and constructed of concrete and brick. Agricultural development during this period was centered around activity on the ranchos. The prosperous ranchos began to decline in the 1850s as a result of the Land Act; this decline continued into the 1860s when the region suffered a severe drought that lasted from 1862 to 1864. Many of the cattle ranches were forced to sell as a result of the drought, and the primary agricultural activity began to shift to dairy farming. At the same time, the many of the land grant families were forced to sell their land to European-American entrepreneurs who saw opportunity in the region during this period. As a result, by the late 1860s the population of San Luis Obispo expanded and housing demand outweighed supply.34 Significant civic improvements included the construction of the first bridge across 32 City of San Luis Obispo, “Draft Historical and Architectural Conservation Element,” n.d., 11. 33 Robinson, The Story of San Luis Obispo County, 8. 34 Nettles, “The Copeland Project,” 55. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 37 San Luis Obispo Creek in 1868, followed by bridges across Mill, Court, Morro, Chorro, Nipomo, and Broad Streets by 1871. The City also installed sidewalks and planted street trees. To meet the increased demand for housing, additional tracts of land were purchased and improved, and new subdivisions became part of the City. By the early 1880s, there were approximately 3,000 people living within the City limits.35 By this time, gas and water works had been installed and a fire company organized, and several bonds had been issued to erect town buildings. In 1872, Dr. Hays, C. W. Dana, and M. Benrino obtained a franchise for water works; the next year A. M. Loomis and Alfred Walker bought the franchise and started to work on improvements. A small reservoir was built on Murray Hill, about a mile and a half north of the town, and water was brought in a flume from the upper San Luis Creek. In 1874, the San Luis Obispo Water Company was formed. In 1876, a large reservoir was built in the Stenner Creek canyon.36 In the late 19th century, the City embarked on significant upgrades to the sewer system, which previously had largely been accommodated by San Luis Obispo Creek. In 1892, a sewer system was installed, which was upgraded in 1899. At the same time, the City embarked on improvements to San Luis Obispo Creek. Concrete retaining walls were added to help control the creek, allowing for the expansion of commercial development along Higuera Street. 35 Myron Angel, History of San Luis Obispo County. Oakland, CA: Thompson and West, 1883. 36 Subsequent reservoirs were built to increase capacity in the mid-1880s and again in 1910. Port San Luis Obispo Lighthouse, Signal Building, and Keeper’s Dwelling. Photo date unknown; source Coast Guard Museum Northwest. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 38 During the late 1870s, improvements in transportation and coastal access influenced the development of San Luis Obispo. Construction began on the Point San Luis Lighthouse in 1889, and it was officially put into service and lit for the first time on June 30, 1890. The lighthouse operated continuously for the next eighty years; the site notably served as a radio listening station during World War II.37 During this period, expansion of rail service through the region resulted in growth in what had been a relatively isolated area. In 1894, the southbound extension of the Southern Pacific Railroad was completed. A passenger depot was established across town from the Pacific Coast Depot near the Southern Pacific Railroad main line. The railroad operated until 1942. There was an influx of new residential, commercial, and civic development in the late 1870s and 1880s. Transportation improvements continued in the 1890s, with the southbound extension of the Southern Pacific Railroad. Institutional development during this period included the establishment of the first newspapers in the region. The first newspaper published in the county was The Pioneer of San Luis Obispo. The editor and owner was Rome G. Vickars, and the first issue was January 4, 1868. The Pioneer was a Democratic paper, so the Republicans founded the rival San Luis Obispo Tribune in 1869 under the ownership of H. S. Rembaugh & Company. In 1880, publisher H.H. Doyle debuted The Mirror from offices on Court Street between Higuera and Monterey Streets, which were later used by The Breeze Publishing Company. The Telegram was first published in 1905. 37 In 1974, the lighthouse was closed by the United States Coast Guard, and the site was abandoned and fell into disrepair. In 1992, the Point San Luis Harbor District acquired the site from the United States government, with the understanding that the lighthouse would be restored and opened to the public. In 1995, the nonprofit Point San Luis Lighthouse Keepers was formed to assist in the restoration of the lighthouse. Port San Luis Obispo Lighthouse. Photo date unknown; source Coast Guard Museum Northwest. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 39 Due to the presence of the Mission San Luis Obispo and the recent adoption of San Luis Obispo as the County Seat, the town had become the focal point for economic and administrative activity in the region. Many of its prominent early residents were active in civic and government affairs. One of San Luis Obispo’s most influential early residents was Charles H. Johnson, a successful San Francisco mercantile owner who relocated to San Luis Obispo in 1856. He first worked as Inspector of Customs for the Port San Luis before being elected to the California State Assembly in 1860. When the town government of San Luis Obispo was organized in 1859, he was elected president of the Board of Trustees. Johnson was also a devoted historian of San Luis Obispo history, frequently writing and lecturing on the early days of the county. Many of the significant early histories of San Luis Obispo draw heavily from his work. Several of pioneer William Goodwin Dana’s children became active in the civic affairs of San Luis Obispo during this time. Charles William Dana served in multiple elected offices including the California State Assembly, the San Luis Obispo County Board of Supervisors, and as mayor of San Luis Obispo in 1881. William Charles Dana served as County Treasurer and was active in the San Luis Obispo Republican party. Businessman Samuel A. Pollard, son-in-law of William Dana, also served at times as County Recorder, County Clerk, Justice of the Peace, and County Administrator. He was later elected Chairman of the county’s first Board of Supervisors and also served as the county’s first postmaster. Other influential pioneers included Myron Angel, a historian and journalist who wrote several early regional histories; he was also one of the earliest and most vocal supporters of the effort to establish the California Polytechnic School in San Luis Obispo. J. P. Andrews, an entrepreneurial rancher, made View of Southern Pacific Railroad coming through Cuesta Grade, 1937. Source: San Luis Obispo Tribune. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 40 his fortune during the drought of 1862-1864 and later went on to open the Andrews Hotel in 1886, and the Andrews Bank in 1894. Pierre Hypolite Dallidet constructed the Dallidet adobe in 1859 and was also the first commercial vintner on the central coast, producing wine for the mission community. Walter Murray was an attorney, a district court judge, and co-founder of the San Luis Obispo Tribune; he was also instrumental in forming the Vigilance Committee in 1858 to combat the county’s rampant crime rates. Chauncey Phillips was a tax collector who co-founded San Luis Obispo’s first bank (later known as the Bank of San Luis Obispo) in 1871 and served as its manager. Following his retirement from the banking industry, he became a prominent real estate developer and was instrumental in lobbying Southern Pacific Railroad to extend the line into San Luis Obispo. William Shipsey was an attorney and notary who first served as the City Attorney before being elected mayor in 1900. During his term as mayor, Shipsey revamped the bankrupt City’s finances and spearheaded efforts to locate the California Polytechnic School in San Luis Obispo. Early retailers and businessmen included brothers George and Andrew Sauer, who operated the A. Sauer & Company grocery and bakery. The three Sinsheimer brothers, Bernard, Henry, and A. Z., also operated a mercantile in a distinctive building on Monterey Street. William Sandercock operated a drayage company, Sandercock Transfer Company, which delivered freight for the Pacific Coast Railway and made deliveries to local businesses. German immigrant George Kluver founded the Kluver & Sons Pioneer Cigar Factory, marketing the company’s own “Pioneer” brand of cigars. Kluver held one of the earliest federal permits to manufacture cigars in California. Left mage: Sandercock Transfer Building, 856 Higuera Street, 1890. Right image: Kluver Cigar Factory, 726 Higuera, 1897. Both photos 2013; source City of San Luis Obispo. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 41 There were several key individuals who played significant roles in the growing transportation industry in San Luis Obispo County. John Harford founded the People’s Wharf at Avila Beach in 1869 and later established the larger Port Harford at Point San Luis, which featured a horse-drawn railway for transport. Charles Goodall, Christopher Nelson, and George Perkins formed the Pacific Coast Steam Ship Company, which was instrumental in developing local railways within San Luis Obispo County. The company also operated a fleet of steamships which made regular stops at Avila Beach for freight and passengers. Harford Pier, 1870s. Source: Santa Maria Times. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 42 THEME: LATE 19TH CENTURY RESIDENTIAL DEVELOPMENT Residential properties constructed in the last decades of the 19th century represent San Luis Obispo’s establishment as a City. When the county was first organized, San Luis Obispo was the only settlement in it, with a few small adobe buildings clustered around the Mission. By the early 1850s, the main road running through the San Luis Obispo pueblo ran northeast to southwest, crossing San Luis Obispo Creek below the Mission, at the end of what is now Dana Street. The pueblo became part of the earliest neighborhoods during Americanization in the late 19th century. Neighborhoods from this period are located close to the downtown commercial center, and many have already been recognized by the City as historic districts. Although adobe construction was still common, by the 1860s, wood frame construction was becoming more prevalent. Although San Luis Obispo has a collection of high style residences constructed in the late 19th century, most wood frame residences in San Luis Obispo during this period were being designed within the vernacular vocabulary. The Mission Orchard Tract, which was laid out in 1888 on land that originally belonged to the mission, is an example of a late 19th century neighborhood largely developed with more modest housing, including cottages and Folk Victorian examples. This period also saw the construction of prominent residences erected in architectural styles representative of the period. Captain W. G. Dana erected the first frame building in the county on Snyder House, 1406 Morro Street, 1885. Photo 2013; source City of San Luis Obispo. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 43 Monterey Street from material brought from Chile. Captain John Wilson soon after erected a two- story frame building on the lot where the public library now stands. Railroad workers settled in San Luis Obispo and became the impetus for new residential development in the city in the late 1880s. Although many workers opted to live in downtown San Luis Obispo, development in general shifted towards the eastern and southern boundaries of the city and focused on tracts adjacent to the Southern Pacific right-of-way. The Loomis, McBride, and Homestead tracts, developed in 1887, were especially popular with railroad workers due to their proximity to the Southern Pacific rail yard and service facilities.38 As railroad activity expanded toward the end of the 19th century, the needs of the growing employee population sparked a demand for increased worker housing. The neighborhoods immediately adjacent to the railroad station were developed with relatively modest single-family residences to accommodate the growing influx of workers.39 A popular area was the Imperial Addition tract, which was developed in 1891 and was conveniently located near the Southern Pacific roundhouse. The neighborhood eventually became known as “Little Italy” due to the high concentration of Italian railroad workers who resided there. In order to continue railroad expansion during this period, many prominent land-holders along the railroad route granted rights-of-way; this included the Dana family in San Luis Obispo. Establishing a right-of-way for the railroad significantly impacted the landscape of San Luis Obispo. While many new subdivisions were developed, existing subdivisions were drastically altered and streets and other access routes were destroyed to create at-grade crossings. The existing configuration of the city was essentially cut in half, and several subdivisions had to be re-platted, including the Central Addition and the Loomis tract. 38 Hemalata Dandekar and Adrianna Jordan, “The Railroads and San Luis Obispo’s Urban Form,” Focus, Cal Poly San Luis Obispo, Volume XVII, 2010, 48. 39 Robert Pavlik, “A Railroad Runs through It: The San Luis Obispo Southern Pacific Railroad Historic District,” n.d. Website: http://www.heritageshared.org/docs/essays/roadscholars/roadscholars.html. Accessed March 2013. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 44 1. Phillips Addition (1874) 2. Deleissigues Tract (1876) 3. Buena Vista Tract (1885) 4. Loomis Tract (1887) 5. Deleissigues Subdivision (1887) 6. McBride Tract (1887) 7. Homestead Tract (1887) 8. Hathway Addition (1887) 9. Buena Vista Addition (1887) 10. Fairview Addition (1887) 11. Deleissigues Addition (Block 5) (1887) 12. Central Addition (1888) 13. Maymont Addition (1889) 14. Schwartz Addition (1889) 15. South Side Addition (1891) 16. Imperial Addition (1891) Map showing land annexations along the proposed right-of-way for the Southern Pacific Railroad, 1874- 1891. Source: Adrianna Jordan, The Historical Influence of the Railroads on Urban Development and Future Economic Potential in San Luis Obispo, online version, p. 35. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 45 Most residences constructed in San Luis Obispo during this period were examples of vernacular hipped roof cottages or Neo-classical cottages. There are also examples of more elaborate, high style residences, although they are not the most prevalent type during this period. 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 latterly there has been a marked improvement in this particular area, and buildings erected within the past year have been of a better nature, and of a more permanent character.40 Residents who were building more opulent homes during this period often chose styles that were popular in other parts of the country, including Queen Anne, Eastlake, and Italianate styles. These large two- and three-story homes often had elaborate scrollwork and other decorative details. They were constructed beginning in the 1870s, and these styles remained popular until the turn of the 20th century. Local architects associated with this period include William Evans, Hilamon Spencer Laird, W.C. Phillips, and Alfred Walker.41 40 De Guy Cooper, “Resources of San Luis Obispo County,” reprinted in A Vast Pictorial Domain: San Luis Obispo County in the 1870s, 1993, 17. Quoted in Robert C. Pavlik, “Historical Architectural Survey Report for the Cuesta Grade Project,” California Department of Transportation, October 1994. 41 The vernacular nature of most residential development during this period indicates that most homes were designed without the use of an architect. The architect identified in this section is based on information available in existing surveys; additional research should be conducted to identify other architects from this period. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 46 Late 19th Century Residential Development: Associated Property Types, Integrity Considerations & Eligibility Standards Property Type Single-family Residence; Historic District A residential property from this period may be significant:  As an increasingly rare example of late-19th century residential development -- 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 a rare remaining example of adobe residential construction -- Criterion C/3/A.1,A.2 (Design/Construction).  As a good or rare example of a particular architectural style associated with the period -- Criterion C/3/A.1,A.2 (Design/Construction).  A collection of residences from this period that are linked geographically may be eligible as a historic district. 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 Late 19th Century Residential Development theme.  Residential properties from this period eligible under Criteria A/1/B.2 (Event) should retain integrity of location, design, feeling, and association.  A residential 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.  Residential properties significant under Criterion C/3/A.1,A.2 (Design/Construction) should retain integrity of location, materials, workmanship, and feeling. Any remaining examples of adobe construction from this period with fair integrity would likely be eligible. In general, the adobe walls should remain largely intact and the residence should retain the majority of the character-defining features associated with an adobe structure of its age. Alterations that are consistent with upgrades typically seen in early adobe structures, including later additions constructed with wood framing and replacement windows within original window openings, are acceptable. It is expected that the setting will have been compromised by later development. Wood frame buildings from this period should retain good integrity, although minor alterations are acceptable. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 47 Eligibility Standards To be eligible, a property must:  date from the period of significance;  display most of the character-defining features; and  retain the essential aspects of integrity. Extant Examples Hays-Latimer Adobe, 642 Monterey Street, 1860. Left image: Date unknown; source Cal Poly San Luis Obispo Special Collections. Right image: 2013; source City of San Luis Obispo. Dallidet Adobe, 1185 Pacific Avenue, 1860. Left image: Date unknown; source San Luis Obispo County Historical Society. Right image: 2013; source City of San Luis Obispo. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 48 Railroad Cottage, 1127 George Street, 1900. Photo 2013; source Historic Resources Group. Baker House, 1636 Morro Street, 1900. Photo 2013; source City of San Luis Obispo. Righetti House, 1314 Palm Street, 1877. Photo 2013; source City of San Luis Obispo. Anderson House, 532 Dana Street, 1898. Photo 2013; source City of San Luis Obispo. Mancilla/Freitas Adobe, 868 Chorro Street, c. 1800- 1850. Photo of rehabilitation 2014; source City of San Luis Obispo. Rosa Butron Adobe, 466 Dana Street, 1860. Photo 2013; source City of San Luis Obispo. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 49 THEME: LATE 19TH CENTURY COMMERCIAL DEVELOPMENT There was no formal plan established for the growth of San Luis Obispo during the Mission era. The original Spanish pueblo conformed to the Laws of the Indies and the natural topography, and commercial development generally grew outward from the Mission. During this period, Monterey Street developed as a transportation corridor and commercial thoroughfare.42 In 1850, William Hutton was authorized to survey and layout the town of San Luis Obispo in an American grid pattern.43 By the 1880s, Sanborn Fire Insurance maps document significant commercial development along Higuera, Monterey, and Chorro Streets. 42 Myron Angel, History of San Luis Obispo County. Oakland, CA: Thompson and West, 1883. 43 Nettles, “The Copeland Project,” 54. Sanborn Fire Insurance Map, 1886. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 50 During this period significant financial institutions were established in San Luis Obispo. The first was the Bank of San Luis Obispo in 1871; its permanent home was constructed on the northeast corner of Monterey and Court Streets in 1881. The Commercial Bank was organized in March, 1888. Its first location was on Monterey Street; in 1899, it moved to the southeast corner of Chorro and Higuera Streets. Other significant commercial ventures were established during this period by some of San Luis Obispo’s most prominent residents. J.P. Andrews constructed a second hotel in downtown San Luis Obispo following the fire at the original Andrews Hotel. He also established a bank on the corner of Monterey and Osos Street which was constructed of brick, with granite and terracotta details. The Sinsheimer Brothers was founded in 1876 by Bernard and Henry Sinsheimer. The Sinsheimer Brothers building was completed in December of 1884. The first floor was a general store dealing in dry goods, groceries, and clothing; offices were housed at the rear of the building and on the second floor. Bank of San Luis Obispo, Monterey and Court Streets, 1881. Photo c. 1890; source San Luis Obispo County Historical Society. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 51 Andrews Bank Building, 998 Monterey, 1894. Left image: Date unknown; source Cal Poly San Luis Obispo, Special Collections. Right image: 2013; source City of San Luis Obispo. On April 18, 1886, the Andrews Hotel burned to the ground along with the Bank of San Luis Obispo, the post office, the town's principal livery stable, and a number of small shops and offices. As a result of the loss of the Andrews Hotel, the newly formed California Southern Hotel Company constructed the grand Ramona Hotel in 1888 to provide accommodations for railroad passengers. The financial panic of 1893 and the depression that followed it impacted the railroad and the commercial development in San Luis Obispo. After reorganizing its management, the hotel reopened in 1895 to great fanfare. In1905, the Ramona Hotel was completely destroyed by fire. Sinsheimer Brothers, 849 Monterey Street, 1884. Photo c. early 20th century; source Cal Poly San Luis Obispo, Special Collections. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 52 According to historic Sanborn maps, a series of brothels, known as "female boarding houses," were constructed on Morro Street near Palm Street sometime between 1874 and 1886. The buildings were owned by Mrs. Nancy Emeline Call, a widow who began to invest in real estate following her husband Silas Call's death in 1880. Although it is unclear if Mrs. Call knew that her tenants were engaging in prostitution, proprietors of the houses were frequently arrested for liquor offenses and the properties were regularly cited in the local newspaper. By 1895, the Progressive movement had begun to take hold in San Luis Obispo and there was growing opposition to the operation of the houses only one block north of Monterey Street, the town's main thoroughfare. Mrs. Call herself was arrested twice in 1895 and charged with knowingly renting houses for purposes of prostitution; she was found guilty at the first trial and was acquitted at the second. By 1900, citizens began to petition the San Luis Obispo City Council to close down the brothels, and Sanborn maps confirm that the female boarding houses were demolished by 1903. 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. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 53 Late 19th Century Commercial Development: Associated Property Types, Integrity Considerations & Eligibility Standards Property Type Commercial Building; Historic District Examples of commercial buildings from this period may include markets, hotels, and low-rise storefront buildings. Examples range from modest one-story commercial storefronts, many with pioneer “false fronts,” to more elaborate two-story banks and hotels. The commercial center continued to grow along with the City’s population. Commercial buildings constructed during this period are located within the downtown center and represent some of the earliest extant commercial buildings that represent the establishment of San Luis Obispo as a City. A commercial property from this period may be significant:  As a rare, intact example of late 19th century commercial development – Criterion A/1/B.2 (Event).  For its association with the city's original commercial core – Criterion A/1/B.2 (Event).  As a rare remaining example of adobe commercial construction – Criterion C/3/A.1,A.2 (Design/Construction).  As a good or rare example of a particular architectural style associated with the period – Criterion C/3/A.1/A.2 (Design/Construction).  A collection of commercial buildings from this period that are linked geographically may be eligible as a historic district. 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 Late 19th Century Commercial Development theme.  Commercial properties from this period eligible under Criterion A/1/B.2 (Event) should retain integrity of location, design, feeling, and association.  Commercial properties significant under Criterion C/3/A.1,A.2 (Design/Construction) should retain integrity of location, materials, workmanship, and feeling. Any remaining examples of adobe construction from this period with fair integrity would likely be eligible. In general, the adobe walls should remain largely intact and the building should retain the majority of the character-defining features associated with an adobe structure of its age. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 54 Eligibility Standards To be eligible, a property must:  date from the period of significance;  display most of the character-defining features of its style and/or method of construction; and  retain the essential aspects of integrity. Extant Examples Goldtree Block-Hotel Wineman, 849 Higuera Street, 1883. Photo 2013; source Historic Resources Group. Call Hotel, 1703 Santa Barbara Street, 1895. Photo 2013; source Historic Resources Group. Sinsheimer Brothers, 849 Monterey Street, 1884. Photo 2013; source Historic Resources Group. Dughi Building, 1029 Chorro Street, 1885. Photo 2013; source City of San Luis Obispo. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 55 THEME: LATE 19TH CENTURY CIVIC & INSTITUTIONAL DEVELOPMENT During this period, the City’s civic and institutional development began in earnest. Prior to this period, rooms in the Mission served a wide variety of civic functions, including jails, court, and barracks. San Luis Obispo was the location of the first public school in the County, which was established in the early 1850s and originally housed in the Mission. The first official post office in the county was established at San Luis Obispo in 1856, with Alexander Murray as postmaster. In 1871, Walter Murray, editor of the San Luis Obispo Tribune opined that: …beyond a good jail44 we really have nothing to show for the large revenue annually drawn from the taxpayers. San Luis Obispo should be possessed of a decent courthouse, yet when the county and district court happen in session together, one or the other has to go gerrymandering about town to find a room to sit in. This was the case last month and doubtless will be again. The old adobe building called a courthouse is a marvel of repulsiveness, and that court room with its wretched appointments is a disgrace to the county.45 As a result of Murray’s editorial, and with the support of other progressive citizens, in 1872 County supervisors allocated funds for a courthouse and jail. J. P. Andrews and Ernest Cerf donated the land for the construction of a courthouse. The San Luis Obispo Water Company was established in 1874. Water was transported by a 2-mile open flume that brought water to the City’s reservoir; from there it was distributed to properties in the town center via pipes that ran beneath the primary streets in the City. 44 Located on Palm Street. 45 San Luis Obispo Tribune, 1871. San Luis Obispo County Courthouse with Andrews Hotel in background, Osos and Monterey Streets, 1873. Photo 1915; source Cal Poly San Luis Obispo Special Collections. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 56 Numerous social and fraternal institutions were established during this period. The Oddfellows Hall was constructed on the southwest corner of Monterey and Court Streets between 1870 and 1874. The Masonic lodge was organized in San Luis Obispo in 1861. The first I. O. O. F. lodge in the county was instituted in 1870 and named Chorro Lodge. A Rebekah Lodge was established in 1877. The first hospital was completed in 1878, and the original City Hall was constructed in 1879.46 Other institutions established during this period include the included the Methodist Episcopal Church, constructed in 1873 on Garden Street, which was the first Protestant church in the county.47 In 1874, the first Presbyterian services were held in San Luis Obispo; a church was erected in 1884 on the corner or Morro and Marsh Streets.48 In the fall of 1876, Mission School, which later became known as the Court School was constructed on the corner Mill and Santa Rosa Streets, on land donated by J.P. Andrews specifically for the construction of a school. That same year, the Convent School, operated by the Sisters of the Immaculate Heart of Mary, was established on ground that was once part of the Mission lands. 46 Despite the proliferation of social and fraternal institutions during this period, it appears that the Oddfellows Hall may be the earliest extant property associated with the City’s social and fraternal institutional development during this period. 47 Morrison and Haydon, History of San Luis Obispo County and Environs, 128. 48 This building was later moved to the adjoining lot and was used for social meetings, and Sunday school; in 1905 a new church building was constructed. Court School, Mill and Santa Rosa Streets, 1876. Photo 1917; source Cal Poly San Luis Obispo Special Collections. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 57 Late 19th Century Civic & Institutional Development: Associated Property Types, Integrity Considerations & Eligibility Standards Property Type Civic or Institutional Building or Structure Examples of civic and institutional buildings from this period include courthouses, post offices, libraries, schools, a sanitarium, and buildings associated with public infrastructure agencies such as those providing power and water. Non-governmental institutional buildings include churches, meeting halls, and other buildings associated with social organizations. Civic and institutional buildings from this period represent some of the earliest institutional development in San Luis Obispo, and represent the establishment of San Luis Obispo as a City and the County seat. A civic or institutional property from this period may be significant:  As a rare example of civic or institutional development from the period; for its association with an important religious, social, cultural, or civic institution – Criterion A/1/B.2 (Event).  As a good or rare example of a particular architectural style associated with its period – Criterion 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 Late 19th Century Civic & Institutional Development theme. Civic and institutional properties significant under Criterion A/1/B.2 (Event) should retain integrity of location, design, feeling, and association. Civic and institutional properties significant under Criterion C/3/A.1,A.2 (Design/Construction) should retain integrity of location, materials, workmanship, and feeling. Eligibility Standards To be eligible, a property must:  date from the period of significance;  display most of the character-defining features of its architectural style and/or method of construction; and  retain the essential aspects of integrity. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 58  For listing in the National Register of Historic Places, religious properties must meet Criteria Consideration A, which states that a religious property is eligible if it derives its primary significance from architectural or artistic distinction or historical importance.49 Extant Examples 49 National Register Bulletin 15. St. Stephen’s Episcopal Church, 1344 Nipomo Street, 1873. Photo 2013; source Historic Resources Group. Hageman Sanitarium, 1716 Osos Street, 1885. Photo 2013; source City of San Luis Obispo. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 59 THEME: LATE 19TH CENTURY AGRICULTURAL & INDUSTRIAL DEVELOPMENT The Mexican ranchos were used for farming and raising cattle, a tradition that continued as Americans settled in the area in the late 19th century. San Luis Obispo County was an important agricultural center in California, with farming, including vineyards, and ranching forming a significant part of the local economy. In 1858, a French Army “soldier of fortune” named Pierre Hippolyte Dallidet settled in San Luis Obispo. He built an adobe home on the grounds of the Mission San Luis Obispo and purchased the failing vines of the Mission San Miguel Arcangel. Dallidet is credited with revitalizing the wine industry in San Luis Obispo County that had begun during the Mission era.50 Wool, flour, and dairy products were important income-producers for the region, and beans were also a valuable crop, grown primarily to the south of the city. However, wheat and barley were the most significant agricultural crops for the region in the late 1800s. Several mills were constructed to process the grains from nearby ranchos and increase the area’s cultivation of wheat. Production increased with 50 Dallidet’s adobe home and its restoration was the impetus for the foundation of the San Luis Obispo County Historical Society in 1953. Source: “History of the San Luis Obispo County Historical Society,” website (http://www.slochs.org/history.asp). Accessed January 2013. Long/Bonetti Ranch, 3897 South Higuera Street, established 1880. Photo 2013; source City of San Luis Obispo. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 60 the introduction of steam-powered mills in the 1870s. Significant local mills included the Chorro Mill, an early water-powered commercial mill, and the Eagle Mill, a steam-powered mill which produced both flour and barley. The Pacific Coast Railway provided access for shipping these products to other markets, enabling the local economy during this period. A severe drought in 1862 marked a dramatic shift in the agricultural development of San Luis Obispo. The drought lasted for three years, killing most of the rancheros’ cattle and destroying the majority of the crops grown in the region. Many rancheros could not afford to replenish their livestock and replant their crops and many sold their ranch land at a loss to dairy farmers seeking grazing land for their herds. The first dairy farmers to capitalize on the deal were the Steele Brothers, who moved their herd from Marin County to the Corral de Piedra rancho in 1864. A dairy boom was ignited and several prominent creameries and cheese factories were established in San Luis Obispo. Many of these operations continued to flourish throughout the early 1900s. The Pacific Coast Railway provided access for shipping agricultural products to other markets, enabling the local economy during this period. As San Luis Obispo continued to grow throughout the mid- 1800s, industrialization began to play a more important role in the economy of the city. Several commercial mills were established in the second half of the century that processed grains and wood. The first mill outside the mission was constructed by the Branch Brothers around 1854. The grist mill was located on the Arroyo Grande and processed grain from the southern ranchos. As San Luis Obispo was the only major settlement in the area, many ranchers would bring their grains into the city to be milled, at times traveling from up to forty miles away. In 1868, Pollard, Childs, & Sauer constructed the El Chorro mill, a water-powered mill with a much greater capacity than the Arroyo Grande, which the proprietors hoped would encourage wheat cultivation in the region. In the 1870s, the introduction of local railroad lines allowed for crops to be transported to the coast for trans-regional trade, and the demand for wheat production continued to grow, along with the production of other grains. At the same time, recent technological innovations allowed new mills to be designed using steam power, which allowed for a more efficient method of milling and did not require the mill to be located near a water source. The technology was widely adopted in San Luis Obispo in response to the increased demand for milling, and by 1883 there were two water-powered grist mills in the city, four steam-powered grist mills, and two steam-powered sawmills. Sawmills, including the Pacific Steam Sawmill, were introduced in San Luis Obispo as early as 1869 to meet the building and construction needs of the city's growing population. Both the grist and sawmilling industries continued to flourish throughout the late 1800s as rail transport and coastal access expanded the market for regional goods. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 61 Late 19th Century Agricultural & Industrial Development: Associated Property Types, Integrity Considerations & Eligibility Standards Property Types Resources may consist of remnant rancho properties, along with grain and other warehouses, mills, and other industrial types, and farmhouses and related outbuildings. Agricultural and industrial resources from this period may be eligible under several 19th century themes. A property associated with agricultural and industrial development during this period may be significant:  As a rare example of early agricultural or industrial development in San Luis Obispo – Criterion A/1/B.2 (Event).  As a rare example of adobe construction, or a good example of a vernacular, wood frame farmhouse or industrial structure – Criterion 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 Late 19th Century Agricultural & Industrial Development theme. Due to the rarity of type, a greater degree of alteration may be acceptable.  Agricultural properties significant under Criterion A/1/B.2 (Event) should retain integrity of location, design, feeling, and association. Remnant outbuildings may remain eligible in the absence of the original farmhouse or other related buildings.  Agricultural properties significant under Criterion C/3/A.1,A.2 (Design/Construction) should retain integrity of location, design, materials, workmanship, and feeling. In general, the exterior should be relatively unaltered, and the building should retain the majority of the character-defining features associated its style and/or construction method. It is expected that the setting may have been compromised by later development. Eligibility Standards To be eligible, a property must:  date from the period of significance;  display most of the character-defining features of its style and/or method of construction; and  retain the essential aspects of integrity. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 62 Extant Examples Long-Bonetti Ranch, 1880, 3897 South Higuera Street. Photo 2012; source Oasis Associates. Barn at Froom Ranch. Photo 2013; source City of San Luis Obispo. Barn on Granada Drive. Photo 2013; source City of San Luis Obispo. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 63 THEME: LATE 19TH CENTURY TRANSPORTATION-RELATED DEVELOPMENT There were significant advances in transportation during this period, enabling the local economy and allowing for increased access to the region. Transportation-related development was centered on the completion of the rail lines from northern and southern California through San Luis Obispo, improvements to the harbor, the construction of roadways, including a road through the Cuesta Pass in 1876, and the implementation of the streetcar system downtown. The horse-drawn street car system was established in 1887, which provided important access between the Southern Pacific Depot, downtown hotels such as the Ramona Hotel, and the Pacific Coast Railway. Although San Luis Obispo had gained prominence as a regional hub for civic and economic activity by the mid-1800s, the area’s overall economic growth was restricted due to its geographical isolation. Due to the surrounding mountain ranges, transportation for goods and passengers was limited to horseback, stagecoach, and wagon. In the 1850s and 1860s, wharfs were established at Avila Beach, facilitating the transport of goods via steamship. However, the region still lacked an efficient method of ground transportation to connect the economic activities of the coast with those further inland. In 1873, businessman John Harford organized the San Luis Obispo Railroad Company, which established a new wharf, Point Harford, at Point San Luis and constructed a narrow-gauge, horse-powered railroad connecting the new wharf to the mouth of San Luis Obispo Creek. The local railroad, which was constructed on a 30-inch gauge, was one of the first narrow-gauge railroads in the state. The Southern Pacific Railroad, Horseshoe Curve near San Luis Obispo. Source: City of San Luis Obispo Profile, epondunk.com. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 64 development of the railroad and the growth of the harbor are intimately connected, as the new rail line allowed farmers access to steamships for the export of goods. In 1874, Harford’s facilities, including the railroad, were purchased by the Pacific Coast S. S. Company. The Pacific Coast Company re-graded the land and relocated the railroad closer to the water, constructing a new, wider-gauge track that could accommodate a steam engine. The company also extended the new track all the way from Point Harford to San Luis Obispo, where a new rail depot was constructed at the southwest corner of Higuera and South Streets. Completed in 1876, the extension of the local line ended the land locking of San Luis Obispo’s economy, opening the area to trans-regional trade with other ports along the California coast and increasing the marketability of the region’s agricultural products. In 1881, the road was extended to Arroyo Grande; in April, 1882, it reached Santa Maria, which was then called Central City; in October, 1882, it reached Los Alamos; and in 1883 it was built to Los Olivos. Map of the 30-inch gauge Horse Rail Road and 36-inch Narrow Gauge Railroad at Avila. Source: Ships and Narrow Gauge Rails: The Story of the Pacific Coast Company. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 65 The Pacific Coast Depot was established at the lower end of Higuera Street in the 1870s. As a result, the area around the depot was developed with other railroad-related facilities, including storage facilities, freight sheds, and lumber yards. Despite having a major impact through the Central Coast Region, the Pacific Coast Railway was a relatively small operation. It could not match the resources of larger competitors and the company did not offer a direct link to major trade centers, such as San Francisco or Los Angeles. The railroad’s reliance on an increasingly obsolete, non-standard gauge rail also hastened the demise of the company, as it could not connect with other railroads using the standard gauge, such as the Southern Pacific Railroad. Following the completion of the trans- continental railroad in 1869 and the merger with Central Pacific Railroad in 1870, the Southern Pacific Railroad dominated the California landscape, with a network of railways stretching across the state. By 1886, the Southern Pacific Railroad terminated at Santa Margarita, just north of San Luis Obispo. For many years, expansion into San Luis Obispo was considered unlikely due to the costly and dangerous prospect of constructing tracks across the Cuesta Grade, which called for the construction of seven tunnels, a horseshoe curve, and a long steel trestle across Stenner Creek Canyon. However, prominent San Luis Obispo businessmen formed a Board of Trade and lobbied strongly for a track extension into the city. Southern Pacific Trestle Bridge across Stenner Creek. Photo date unknown; source Cal Poly Special Collections. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 66 Although an agreement between the Southern Pacific Company and San Luis Obispo was not officially reached until 1890, the prospect of the railroad’s expansion was enough to spur speculative land development across the city throughout the late 1880s. In 1888, Southern Pacific began to purchase land for a depot and machine shops as well as acquire property for a railway right-of-way through the city. The Andrews Hotel, the Ramona Hotel, and the Central Addition subdivision in which they were located were speculative ventures based purely on the arrival of the Southern Pacific Railroad, which created an “instant tourism industry” in San Luis Obispo.51 The upscale Ramona Hotel in particular relied heavily upon the presence of the railroad, constructing its own Southern Pacific Train Depot. The hotels’ successes were short-lived: the Andrews Hotel was completely destroyed by fire only seven months after opening in 1886; the Ramona Hotel, which opened in 1888, also burned to the ground in 1905, although its depot remains.52 51 Dandekar and Jordan, “The Railroads and San Luis Obispo’s Urban Form,” 50. 52 The Ramona Hotel and its grounds originally occupied an entire City block bounded by what is now Higuera, Marsh, Johnson, and Pepper Streets. When the Ramona Hotel was destroyed, the property was subdivided into residential lots. Hotel Ramona, 1888. Photo 1905; source Cal Poly Special Collections. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 67 Construction on the extension of the Southern Pacific Railroad began in 1892 and was completed in 1894. The depot, roundhouse, and other facilities were completed by 1895. The first steam engine arrived in San Luis Obispo on May 5, 1894, finally linking the city to San Francisco. At the same time, the road from the south was underway, and on March 31, 1901trains could finally run all the way from San Francisco to Los Angeles. The arrival of the railroad transformed the landscape of the city, shifting the city’s economic center away from the historic core.53 Although there were numerous buildings and structures associated with the development of the railroad in San Luis Obispo, remnant examples are increasingly rare. The Pacific Coast Railway grain warehouse is the lone surviving building from the company’s headquarters. The building was the trans- shipment port from farm wagon to local narrow gauge trains which led to steamer wharves at Port Harford (now known as Port San Luis/Avila Beach). The grain storage warehouse was in continuous use by the Pacific Coast Railway from its construction in the late 19th century through the closure of the railroad in 1942. It is the only remaining grain storage warehouse in San Luis Obispo. 53 Dandekar and Jordan, “The Railroads and San Luis Obispo’s Urban Form,” 51. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 68 Late 19th Century Transportation-Related Development: Associated Property Types, Integrity Considerations & Eligibility Standards Property Type Industrial Building Examples of properties associated with railroad development during this period include rail stations and their ancillary buildings, warehouses, rail yards, rail lines, and rail spurs. Some early industrial buildings that were constructed in immediate proximity to rail lines and designed to take advantage of rail technology may also be significant under this theme. A property associated with transportation-related development during this period may be significant:  As a rare, intact example of railroad development from the late 19th century – Criterion A/1/ B.2 (Event).  As an industrial property directly associated with the development of the railroad in the area (e.g. railroad warehouse) – Criterion A/1/ B.2 (Event).  As a rare or unique property type associated with the railroad – 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 Transportation-related Development theme. Early railroad properties are increasingly rare, so a greater degree of alteration may be acceptable.  Transportation-related development significant under Criterion A/1/B.2 (Event) should retain integrity of location, design, feeling, and association.  Transportation-related development significant under Criterion C/3/A.1,A.2 (Design/Construction) should retain integrity of location, materials, workmanship, and feeling. Eligibility Standards To be eligible, a property must:  date from the period of significance;  display most of the character-defining features of its style and/or method of construction; and  retain the essential aspects of integrity. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 69 Extant Examples Southern Pacific Railroad Warehouse, 1940 Santa Barbara Avenue, c. 1895. Photo 2013; source Historic Resources Group. Pacific Coast Railway Company Grain Warehouse, 65 Higuera Street, late 19 th century. Image on left: Unknown date before reconstruction; source City of San Luis Obispo. Image on right: 2013; source Historic Resources Group. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 70 THEME: LATE 19TH CENTURY ETHNIC COMMUNITIES In the late 19th century, several ethnic communities were established in San Luis Obispo, particularly as work on the railroads increased. European groups, including Italian, Swiss-Italian, Scottish, Irish, and Welsh settled in the area. The Imperial Addition tract, which was developed in 1891, and conveniently located near the Southern Pacific roundhouse, eventually became known as “Little Italy” due to the high concentration of Italian railroad workers who resided there. There was also a Portuguese community who were part of the fishing industry at Morro Bay. Chinese settlement in San Luis Obispo began during this period as well. Starting with the early years of rail transport in the region, the development of the railroad and the extension of the track to San Luis Obispo significantly influenced the growth of the city, particularly for the city’s Chinese population. Most of the construction workers who laid the extension of the track were Chinese immigrants recruited by Ah Louis, an early San Luis Obispo businessman and civic leader in the Chinese community. Ah Louis Store, 800 Palm Street, 1874. Photo c. 1900-1910; source Cal Poly Special Collections. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 71 Ah Louis would have a profound influence on the development of San Luis Obispo. Louis began labor contracting in 1873, providing workers to build the railroad from Avila to Port Harford; he also provided workers to help construct the Pacific Coast Railroad, and by 1877 he was bidding on road- building contracts. In 1884, Louis contracted the Chinese labor that constructed the original railroad tunnels through the Cuesta Grade for the Southern Pacific Railroad, a job that took ten years to complete.54 The Ah Louis Store, which first opened in 1874, was the first Chinese commercial establishment in the County. In 1885, Louis constructed a new store on the corner of Palm and Chorro Streets which was at the center of the local Chinese community, serving as bank, supply center, and employment office. For the Pacific Coast Railroad, Louis recruited 160 Chinese Americans who traveled from San Francisco via schooner.55 Many of the workers settled in San Luis Obispo’s growing Chinatown neighborhood. As railroad lines were extended and the need for additional infrastructure increased, Chinese laborers became the primary workforce for transportation construction. By 1870, San Luis Obispo County contained the largest population of Chinese immigrants in the state.56 Properties associated with San Luis Obispo’s late 19th century ethnic communities are rare. Remaining extant examples have largely already been identified as potential historic resources on the City’s Master List or Contributing List, including eleven properties that were identified in 2008 for their historic association with the local Italian community. A Chinatown Historic District was established in 1995 to recognize the important contributions of the Chinese community to the City’s history and development. As originally developed, Chinatown is an enclave within the Downtown Historic District, and extends one block along both sides of Palm Street between Chorro and Morro Streets. Properties significant under the Ethnic Communities theme may also be associated with other identified development themes. 54 “A History of Chinese Americans in California: Historic Sites,” from Five Views: An Ethnic Historic Site Survey for California. Available online: http://www.nps.gov/history/history/online_books/5views/5views3h2.htm. Accessed January 2013. 55 “Chinese History in SLO,” http://www.calpoly.edu/~aloh/garden/history.html. Accessed January 2013. 56 “Chinese History in SLO.” Ah Louis advertisement, 1875. Source San Luis Obispo Tribune. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 72 Late 19th Century Ethnic Communities: Associated Property Types, Integrity Considerations & Eligibility Standards Resources associated with ethnic communities during this period are extremely rare and may be eligible under several 19th century themes. Properties may consist of single-family homes, churches, meeting halls, and small neighborhood commercial buildings. Property Types Single-family residence; Multi-family residence; Commercial building; Institutional building; Historic District A property associated with an ethnic community during this period may be significant:  As a rare and recognizable remnant of a historic ethnic neighborhood – Criterion A/1/B.2 (Event).  As the gathering place of an important ethnic social, cultural, or religious institution – Criterion A/1/B.2 (Event).  For its association with a person or event important to the history of a particular ethnic group Criterion B/2/B.1 (Person).  As a good or rare example of a particular building type associated with an important ethnic group – Criterion C/3/A.1,A.2 (Design/Construction).  A collection of properties associated with a specific ethnic group that are linked geographically may be eligible as a historic district. 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 Ethnic Communities theme. Properties associated with important ethnic groups in San Luis Obispo’s history are rare, and therefore a greater degree of alteration may be acceptable.  Properties that are eligible under Criteria A/1/B.2 (Event) should retain integrity of location, design, feeling, and association.  Properties that are eligible 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.  Properties significant under Criterion C/3/A.1,A.2 (Design/Construction) should retain integrity of location, materials, workmanship, and feeling. City of San Luis Obispo Historic Context: Late 19th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 73 Eligibility Standards To be eligible, a property must:  date from the period of significance;  display most of the character-defining features of its style and/or method of construction; and  retain the essential aspects of integrity. Extant Examples Ah Louis Store, 800 Palm Street, 1884. Photo 2013; source Historic Resources Group. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 74 CONTEXT: EARLY 20TH CENTURY DEVELOPMENT (1900-1929) In the early 20th century, the development of San Luis Obispo was characterized by three major factors: the introduction of the Southern Pacific Railroad line, the founding of California Polytechnic School, and the widespread use of the automobile. The former factors spurred a considerable increase in population, but it was the latter factor – the automobile – that allowed urban planners to respond to the increased population growth by expanding development outside of the central city. By 1920, the City population had grown to 5,805 residents.57 In 1901, the California State Legislature authorized “An Act to Establish the California Polytechnic School,” with the express stipulation that the school focus on agricultural and vocational training. Construction began in early 1903, and in October of that year, California Polytechnic opened its doors to welcome the first students. Initially, the school offered a secondary-level, three-year Course of Study. By 1904, enrollment at the school had already tripled from twenty students to sixty. Enrollment 57 United States Census Data. Panorama of San Luis Obispo from Terrace Hill, 1907. Source Cal Poly San Luis Obispo Special Collections. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 75 at the school continued to increase, and by the end of its first decade Cal Poly’s student body had grown to 176 students. The 1910s proved to be a challenging time for the school, as the compulsory military training and the Selective Service Act saw 147 students join the armed services. Enrollment dipped as many students went off to war, and those who remained behind participated in war relief projects. In the years following World War I, many veterans relocated to the area to take advantage of Cal Poly’s vocational training. Faced with growing enrollment after the war, Cal Poly focused primarily on developing its academic plan. The Course of Study program was extended from three years to four years, and an Academic Department for college preparatory work was added to the original Agriculture, Mechanics, and Household Arts Departments. In 1921, however, the school’s board of trustees was disbanded and the State Superintendent of Public Instruction assumed direct supervision of the institution. Although a course of study in printing was introduced in 1923, drastic budget cuts that same year reduced the available programs to agriculture, mechanics, and printing. Classes were not restored in other departments until 1926. Carnegie Library, 696 Monterey Street, 1905. Photo date unknown; source carnegielibraries.org City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 76 Other important advancements during this period include the establishment of a Carnegie Library in 1904 (completed in 1905). Designed by architect William Weeks, the library was located adjacent to the Mission. William Weeks was the most prolific designer of Carnegie libraries in California, responsible for twenty-two libraries throughout the state, eighteen of which are extant.58 Weeks designed numerous buildings in San Luis Obispo, including the original campus of the Polytechnic School. The Southern Pacific Railroad continued to thrive in San Luis Obispo through the early years of the 20th century, diversifying the economy and expanding the city’s potential trade market. The railroad company constructed some of its most significant buildings during this era, including the Signal Repair Shop and the Transportation Company Building. By the 1920s, however, railroad activity began to decline due to the advent of the automobile as well as advances in technology for commercial transportation, such as refrigerated trucks. Americans embraced the freedom and personal mobility that accompanied traveling by car, and the creation of the interstate freeway system increased access and created more direct travel routes. In 1915, the first state highway came through San Luis Obispo County. During this period, automobile tourism became popular in California. Early automobile tourists camped along the roadside on the outskirts of towns. Auto camping as an idyllic, anti-establishment pursuit was over by World War I, as farmers, schools and other property owners grew tired of the increasing numbers of tourists who camped for free on their land, creating pollution, damaging property, stealing produce, and leaving trash and debris in their wake. In response, municipal camps were established to capture the romantic essence of the roadside camps, while offering more conveniences and amenities. These municipal camps were also short-lived, as increasing numbers of motorists overwhelmed the sites, and more affluent travelers sought upgraded accommodations. 58 “By Architect - Who Built the Libraries,” website (http://www.carnegie-libraries.org/california/architect/index.html). Accessed January 2013. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 77 In the early 1920s, Southern California-based architect Arthur Heineman proposed a solution for the automobile traveler that would become the roadside motel. Based on the concept of the bungalow court, Heineman proposed eighteen motels from San Diego to Seattle, each approximately one day’s drive apart. The motels would be located on the outskirts of the cities, with easy access on and off the main highways along the Pacific coast. This new venture would be called the Milestone Mo-tel, based on the term “motor hotel.” San Luis Obispo was selected as the inaugural site, as it was a logical stopover between Los Angeles and San Francisco.59 The Milestone Mo-tel was situated on the northern end of San Luis Obispo, immediately off of the Pacific Coast Highway. Mission Revival imagery was co-opted for the motel to “recapitulate to a marked degree the history of the Franciscan Friars and the early lore of California.”60 A 1925 article in Pacific Travel announcing the construction of the Milestone Mo-tel directly tied the route of the missionaries with the location of the motels: If Junipero Serra is looking down today on the California he loved so well, he is noting the fact that King’s Highway, with its old missions a day’s horseback ride apart, has become a thoroughfare for teeming millions, and that along this shining pathway through an earthly 59 “Milestone Company to Build San Jose Motel,” Mercury News (November 24, 1925). There are also photographs in the collection of the Greene and Greene Archive of signs announcing the impending arrival of the motel in various cities. 60 Charles Estey, “Hotel for Motorists,” Pacific Coast Travel, October 1925. Milestone Mo-tel, 2223 Monterey Street, 1925. Photo c. 1925; source Huntington Library, San Marino. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 78 Paradise there is now being established a chain of remarkable hotels for motorists, which has been given the names ‘Milestone Mo-tels.61 In 1920, a fire in the Mission Church Sacristy broke out which destroyed most of the Mission roof. The structures themselves were saved by the original oak rafters, which prevented the adobe walls from caving in. In 1925, Father Daniel Keenan established La Fiesta de las Flores (“Festival of the Flowers”), a community celebration intended to raise funds to repair the Mission’s roof. La Fiesta became an annual fundraising event which continued for seventy years until 1995. The funds raised during the early years of La Fiesta helped renovate the Church in 1933 when, under the stewardship of Father John Harnett, the Church was restored to its original Spanish-style appearance. The wooden clapboard siding was removed, and the Mission roof was replaced with clay tile. The original portico and belfry were reconstructed of reinforced concrete and plaster, and in 1937, the colonnade lining the convento was rebuilt to resemble the original. A final addition made to extend the annex in 1948 was funded by the Hearst Foundation, a longtime supporter of La Fiesta. During the 1920s newly paved roads, affordable cars, aggressive promotional campaigns directed at tourists, and new roadside conveniences (including gas stations, auto camps, and the “motel”) were a boon to seaside communities and kept local boosters optimistic. The leading San Luis Obispo newspaper carried the hopeful masthead, “California’s Next Big City.”62 With the city’s government firmly established, influence in San Luis Obispo in the early 20th century shifted to those individuals who operated businesses in the city or were involved in community affairs. One of the city’s earliest 20th-century businessmen was W. H. Schulze, who opened the W. H. Schulze Haberdashery in 1904 as one of the first tenants of the Johnson commercial block; Schulze continued to operate his store for the next forty years. East Coast dairyman August Jensen opened the Central Creamery in 1910. In 1912, Italian immigrant David Muzio and Italian-Swiss immigrant Fernando Chiesa constructed a building to house Muzio’s Grocery and Chiesa’s Restaurant. Entrepreneur Jefferson Anderson operated the men’s clothing company J. L. Anderson before closing the store to build the upscale Anderson Hotel in 1923. A. F. Fitzgerald, the president of the San Luis Brick Company, was also involved with several local oil companies, as well as serving as president of the Chamber of Commerce and lobbying to establish the California Polytechnic School. 61 Pacific Coast Travel. 62 Dick Miller, “History in the SLO Lane: An Overview of California’s Central Coast.” Available online: http://www.heritageshared.org/docs/essays/slohistory.html. Accessed January 2013. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 79 Other individuals active in civic affairs during this period included Benjamin Brooks, who was an esteemed journalist and owner/editor the San Luis Obispo Tribune from 1886 to 1922. Dr. Richard Bradbury was a prominent local physician who established the Bradbury Sanitarium next door to his personal residence. Another successful doctor, William Stover, constructed the San Luis Obispo Sanitarium around 1912 and later served as mayor. Grace Barneberg, early president of the ladies’ Monday Club, was instrumental in expanding the organization and securing the services of architect Julia Morgan to design the organization’s new clubhouse. In 1925, Father Daniel Keenan established “La Fiesta de las Flores,” a community celebration to raise funds for the restoration of the mission that continued annually for the next seventy years. Muzio’s Grocery, 868 Monterey Street, 1912. Muzio’s moved from its original location to a new storefront in the Wineman Hotel on Higuera Street in 2010; it has since closed. Photo 2013; source City of San Luis Obispo. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 80 Pacific Ready Cut Homes, Style #85. THEME: EARLY 20TH CENTURY RESIDENTIAL DEVELOPMENT San Luis Obispo’s population continued to grow in the early 20th century. Residences from this period range from small, vernacular cottages to more elaborate two-story residences. There are few examples of multi-family residential development in the City. Toward the end of this period there was an increasing accommodation for the automobile. A prominent example of this is the J.J. Dunne House on Benton Way, which was constructed in 1927 when the area was considered suburban. Dunne was a local car dealer, and he had his house and garage constructed to accommodate several automobiles. During this period, residential architecture began to shift from the Victorian-era styles imported from the east and new regional styles began to emerge. In California, the most notable new residential architecture was inspired by the Arts and Crafts movement and the development of the California bungalow, which was a simple, garden-oriented house uniquely suited for the climate and lifestyle of the region. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 81 Designs for the bungalow were promulgated throughout the country through popular magazines like House Beautiful, Good Housekeeping, and Ladies Home Journal. Pattern books with a wide variety of bungalow designs and complete mail order house kits soon followed, allowing the style to spread quickly across the country. The three largest manufacturers of kit homes in the United States were Aladdin, Sears, and Pacific Ready Cut Homes, which was based in Los Angeles. Kit homes were sold from 1908 until 1940. Shipped by boxcar, each kit contained framing members and all architectural details. Architectural styles during this period are more eclectic than those represented in the late 19th century. Residential architecture from this period in San Luis Obispo includes American Colonial Revival, Mediterranean Revival, Craftsman, Spanish Colonial Revival, Tudor Revival, and Storybook. The dominant type of single-family residence in the early 20th century is the one-story bungalow. Some Craftsman houses in San Luis Obispo feature clinker brick. Named for the distinctive sound they make when banged together, clinker bricks are the result of wet bricks placed too close to the fire. Overbaking produced rich, warm colors as well that ran the gamut from reds, yellows, and oranges to deep, flash-burned browns, purples, and blacks. In the early 20th century clinkers became popular when avant-garde architects started building houses with them precisely because they were so unusual. During the Arts & Crafts era, clinker bricks were used to create visual interest in focal points such as chimneys, porch supports, and garden walls. There are examples of clinker brick in Monterey Heights and near Broad and Chorro. A prominent example is the 1928 Faulstich House, constructed for Paul and Mary Faulstich of the Faulstich Brothers brickyard. Dunne House, 59 Benton Way, 1927. Photo 2013; source City of San Luis Obispo. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 82 There are intact residential neighborhoods that developed during this period. While some are located in proximity to downtown, during this period neighborhoods also developed in what was considered the outskirts at that time, in areas newly accessible by the automobile. One example is found along Murray Street. Murray Street is a wide street with a center median with mature landscaping. Houses in the neighborhood were constructed in the 1920s and are primarily one-story; architectural styles include several Period Revival styles and some Minimal Traditional examples. 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. Context View, Murray Street. Photo 2013; source Historic Resources Group. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 83 Early 20th Century Residential Development: Associated Property Types, Integrity Considerations & Eligibility Standards Property Types Single-family Residence; Multi-family Residence; Historic District A residential property from this period may be significant:  As an excellent example of turn-of-the-20th-century residential development in San Luis Obispo – Criterion A/1/B.2 (Event).  As a rare example of multi-family residential development or an excellent example of a particular multi-family residential property type from the period – Criterion A/1/B.2 (Event); C/3/A.1,A.2 (Design/Construction).  For its association with a significant person in local history – Criterion B/2/B.1 (Person).  As an excellent or rare local example of particular architectural style – Criterion C/3/A.1,A.2 (Design/Construction). Houses with a proven association to a specific kit home model may also be eligible under this criterion.  A collection of residences from this period that are linked geographically may be eligible as a historic district. 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 Residential Development theme. There are numerous extant residential properties from this period, so potentially eligible resources should have a high level of integrity.  Residential properties from this period eligible under Criteria A/1/B.2 (Event) should retain integrity of location, design, feeling, and association.  A residential 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.  Residential 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 property type or architectural style; and  retain the essential aspects of integrity. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 84 Extant Examples Muscio House, 1330 Mill Street, 1909. Photo 2013; source Historic Resources Group. Crossett House, 896 Buchon, 1914. Photo 2013; source City of San Luis Obispo. Sandercock House, 535 Islay Street, 1910. Photo 2013; source City of San Luis Obispo. Payne House, 1144 Palm Street, 1911. Photo 2013; source City of San Luis Obispo. Righetti Apartments, 1305 Palm Street, 1929. Photo 2013; source City of San Luis Obispo. Faulstich House, 2243 Santa Ynez, 1928. Photo 2013; source City of San Luis Obispo. 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. 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. 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. 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. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 89 THEME: EARLY 20TH CENTURY CIVIC & INSTITUTIONAL DEVELOPMENT San Luis Obispo’s role as the County Seat influenced the City’s institutional development. The establishment of California Polytechnic Institute (now California Polytechnic State University) at the beginning of the 20th century and its continued growth is an important component of this theme. The Polytechnic School was the realization of Myron Angel’s vision that was supported by Assemblyman Warren Johns and Senator S.C. Smith. In 1896, Angel published a letter in the Breeze urging the establishment of a normal school in San Luis Obispo. After several years of political maneuvering, the bill to establish a normal school was finally passed in 1901. Land for the school was donated by Mr. Lowe. Early in 1903 the corner stone of the main building was laid, and in October of that year the first students were welcomed. In 1905, a Carnegie Library was constructed in San Luis Obispo, which was the first dedicated library building in the County. In 1906, a new building for San Luis Obispo High School, which previously was held in the Court School, was constructed on Marsh Street. Other institutional buildings were constructed during this period, including a new church for the Methodist Episcopal Congregation on the corner of Morro and Pacific Streets. Postcard of Cal Poly San Luis Obispo. Date unknown; source historyinslocounty.org. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 90 Early 20th Century Civic & Institutional Development: Associated Property Types, Integrity Considerations & Eligibility Standards Property Types Civic property types include city hall, courthouses, post offices, libraries, schools, and buildings associated with public infrastructure agencies such as those providing power and water. Non- governmental institutional buildings include churches, meeting halls, and other buildings associated with social organizations. A civic or institutional property from this period may be significant:  As a rare example (first, last remaining, only) of civic or institutional development from the period; and/or for its association with an important religious, social, cultural, or civic institution – Criterion A/1/B.2 (Event).  As an excellent or rare example of a particular architectural style associated with its period, and/or the work of a significant architect or designer – Criterion C/3/A.1,A.2,A.3 (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 Civic & Institutional Development theme.  Civic and institutional properties from this period eligible under Criteria A/1/B.2 (Event) should retain integrity of location, design, feeling, and association.  Civic or institutional properties significant under Criterion C/3/A.1,A.2,A.3 (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. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 91 Extant Examples Old Gas Works, 280 Pismo Street, 1902. Photo 2013; source Historic Resources Group. Carnegie Library, 696 Monterey Street, 1905. Photo 2013; source Historic Resources Group. Masonic Temple, 859 Marsh Street, 1913. Photo 2013; source Historic Resources Group. U.S. Post Office, 893 Marsh Street, 1925. Photo 2013; source Historic Resources Group. Stover’s Sanitarium,1160 Marsh Street, 1911. Photo 2013; source Historic Resources Group. Powerhouse, Cal Poly San Luis Obispo, NE corner of S. Perimeter and Cuesta Avenue, 1909. Photo 1993; source National Register nomination form. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 92 THEME: EARLY 20TH CENTURY AGRICULTURAL & INDUSTRIAL DEVELOPMENT The development of ranching and agriculture as the region’s main commercial enterprises influenced the development of San Luis Obispo. In the early 20th century, the primary agricultural crops ranged from flower seed to winter peas, bush beans, pole beans, and celery. Japanese farmers were particularly successful with these crops through the 1930s.64 With the United States entrance into World War I in 1917, there was an enormous demand for agricultural products, which proved an economic boon to Central California. During the War, many farmers turned to the production of navy beans, since these were subsidized by the War Relief Administration. Before reliable refrigeration, beans could be shipped to the troops in Europe without spoiling, and San Louis Obispo County’s economy boomed. In the early 20th century, oil derricks were erected in the area and drilling for oil began. The most lucrative oil fields were located south of San Luis Obispo and were controlled by families from outside of the region, including the Doheny family from Los Angeles. The Producers Transportation Company represented the largest oil interest in San Luis Obispo County, accommodating the transport of oil from the Union Oil Company and the Independent Producers Agency via 500 miles of pipeline to the Port of San Luis. Pumping stations in San Luis Obispo County were located in Shandon, Creston, Santa Margarita, Tank Farm, Avila and Port San Luis. There was a 250-acre Tank Farm just south of San Luis Obispo, which was constructed for the storage of oil while it awaited transport to the port for shipment. The oil business of the Producers Transportation Company made of Port San Luis the 64 Dan and Liz Krieger, “Japanese Odyssey in the Middle Kingdom.” San Luis Obispo Tank Farm, 1910. Photo date unknown; source slotankfarm.com City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 93 greatest oil shipping port in the world and provided employment to hundreds of men in the county. At Port San Luis the Pacific Coast Railway built a special wharf to handle the oil shipments. Industrial buildings may be associated with agriculture and are likely located in areas with easy access to transportation corridors, with earlier examples clustered along the railroad. There may be some remnant agricultural-related buildings and structures, such as remnant chicken coops and other utilitarian structures.65 There are likely few remaining properties directly associated with the oil industry, although it had an effect of the development of the area, and in particular the importance of Port San Luis. There may be some remnant industrial and agricultural properties that were initially located outside of the City limits but have since been annexed. In the late 19th and early 20th century, it was illegal to accommodate “noxious” businesses such as brick works and slaughterhouses inside City limits. In general, agricultural and industrial properties are not associated with particular architectural styles. Vernacular industrial buildings of brick and reinforced concrete are the predominate form, and significance is frequently derived from historic association rather than from aesthetic qualities. Agricultural and industrial resources from this period may be eligible under several early 20th century themes. 65 There may be some remnant chicken coops from the 1930s from Yoakum Poultry in the vicinity of Perkins Lane and Rockview. Channel Commercial Company, 1880 Santa Barbara Avenue, 1912. The Channel Commercial Company was a wholesale grocery outlet that facilitated shipment of produce via the railroad. Photo date unknown; source Cal Poly San Luis Obispo Special Collections. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 94 Early 20th Century Agricultural & Industrial Development: Associated Property Types, Integrity Considerations & Eligibility Standards Property Types Examples of industrial properties from this period include railroad-related warehouses, rail yards, rail lines, and rail spurs. Other industrial types include grain and other warehouses, ice houses, and other light industrial types. Agricultural property types include warehouses, farmhouses, and related outbuildings. An agricultural or industrial property from this period may be significant:  As a rare, intact example of a particular type of agricultural or industrial development; or for its association with the development of an important local industry – Criterion A/1/B.2 (Event).  As a rare example of a specific agricultural or industrial property type – Criterion C/3/A.1,A.2 (Design/Construction).  As a property type that has a direct association with the railroad – Criterion 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 Agricultural and Industrial Development theme.  Agricultural and industrial properties from this period eligible under Criteria A/1/B.2 (Event) should retain integrity of location, design, feeling, and association.  Agricultural and industrial properties significant under Criterion C/3/A.1,A.2 (Design/Construction) should retain integrity of location, design, materials, workmanship, and feeling. Eligibility Standards To be eligible, a property must:  date from the period of significance;  display most of the character-defining features of the type; and  retain the essential aspects of integrity. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 95 Golden State Creamery, 570 Higuera Street, 1910. Photo 2013; source City of San Luis Obispo. Harmony Creamery, 991 Nipomo, 1929. Photo 2013; source City of San Luis Obispo. Channel Commercial Company, 1880 Santa Barbara Avenue, 1912. Photo 2013; source City of San Luis Obispo. Extant Examples City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 96 THEME: EARLY 20TH CENTURY ETHNIC COMMUNITIES In the early 20th century, San Luis Obispo’s population of ethnic communities continued to grow. There was a significant Japanese population established in the City as early as 1910. From 1910 to 1950, the area roughly bordered by South Street, Brook Street, Higuera Street, and Madonna Road was known as a nihonmachi, or an area dedicated to providing services for the Japanese community. Japanese men worked primarily along the Southern Pacific Railroad route as farm laborers, until they were eventually able to purchase their own land.66 By 1941, two-thirds of the Japanese residents in San Luis Obispo were Nisei, or American born, and therefore were able to own their own farms.67 During this period there was also a significant Italian and Swiss/Italian population in the City, with activities centered on the area referred to as “Little Italy.” This area was generally located along Broad Street, in what was originally part of the Imperial Addition subdivided in the late 1880s. Most of the men worked for either the Southern Pacific Railroad or the Union Oil Company.68 Among the early residents of this section of the city were Andrew Yager, a carpenter living at 2231 Broad Street; James Genovini, a Southern Pacific boilermaker living at 2231 Broad Street; James Margaroli, a Union Oil truck driver living at 2315 Broad Street; Frederick C. Macha, a Pacific Coast foreman living at 2344 Lawton Avenue; J. D. Duchesi, a Southern Pacific engineer living at 2502 Victoria Avenue; and John Luini, a Southern Pacific foreman living at 2546 Victoria Avenue. Properties associated with San Luis Obispo’s early 20th century ethnic communities are rare. Remaining extant examples have largely already been identified as potential historic resources on the City’s Master List or Contributing List, including eleven properties that were identified in 2008 for their historic association with the local Italian community. Properties significant under the Ethnic Communities theme may also be associated with other identified development themes. 66 Dan and Liz Krieger, “Japanese Odyssey in the Middle Kingdom.” 67 Dan and Liz Krieger, “Japanese Odyssey in the Middle Kingdom.” 68 City of San Luis Obispo Planning Department, “South Broad Street Corridor Planning Area,” Cultural Heritage Committee Staff Report, October 27, 2008. City of San Luis Obispo Historic Context: Early 20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 97 Early 20th Century Ethnic Communities: Associated Property Types, Integrity Considerations & Eligibility Standards Property Types Single-family residence; Multi-family residence; Commercial building; Historic District An early 20th century property associated with one of San Luis Obispo’s important ethnic groups may be significant:  As a recognizable remnant of a historic ethnic neighborhood – Criterion A/1/B.2 (Event).  As the gathering place of an important ethnic social or religious institution – Criterion A/1/B.2 (Event).  For its association with a person or event important to the history of a particular ethnic group – Criterion B/2/B.1 (Person).  As a good or rare example of a particular building type associated with an important ethnic group – Criterion C/3/A.1,A.2 (Design/Construction).  A collection of properties associated with a specific ethnic group that are linked geographically may be eligible as a historic district. 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 Ethnic Communities theme. Properties associated with important ethnic groups in San Luis Obispo’s history are rare, and therefore a greater degree of alteration may be acceptable. Properties that are eligible under Criteria A/1/B.2 (Event) should retain integrity of location, design, feeling, and association. Properties that are eligible 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. Properties significant under Criterion C/3/A.1,A.2 (Design/Construction) should retain integrity of location, materials, workmanship, and feeling. Eligibility Standards To be eligible, a property must:  date from the period of significance;  display most of the character-defining features; and  retain the essential aspects of integrity. City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 98 CONTEXT: THE GREAT DEPRESSION AND WORLD WAR II (1930- 1945) The stock market crash of 1929 precipitated an economic depression in the United States that would last until the Second World War. San Luis Obispo County’s agricultural diversity shielded it from the worst of the Great Depression of the 1930s; however, there was little residential or commercial growth in the area during this period. The County benefited from the domestic policies of the administration of U.S. President Franklin Delano Roosevelt – popularly called the “New Deal” – which marshaled direct government investment to alleviate the problems of poverty, unemployment, and the disintegration of the American economy during the Great Depression. The Public Works Administration (PWA), which began in 1933 and the Works Progress (later Work Projects) Administration (WPA), which began in 1935, funneled significant financial resources to communities across the United States for the construction of roads, bridges, parks, and civic and institutional buildings. Through the involvement of these agencies, the County received a new Courthouse, flood-control projects, and highway improvements. President Roosevelt was at the Grand Opening of Highway 1 between Morro Bay and Carmel on June 27, 1938. Originally estimated to cost $1.5 million, the 139-mile section of Highway 1 included 33 bridges and was completed at a cost of $10 million. The project to build the highway was begun in 1919 and completed in 1937.69 During this period, architect Julia Morgan spent a great deal of time in San Luis Obispo while working on Hearst Castle in nearby San Simeon.70 In the 1920s, Morgan was commissioned by the local Monday Club to design a new clubhouse for the rapidly growing membership. Morgan inspected the lot on Monterey Street that the club had purchased and consented to designing a clubhouse without charge, in return for Monday Club members arranging her room and board when she came to San Luis Obispo. The clubhouse was dedicated on May 11, 1934.71 69 “About District 5,” California Department of Transportation. Website: http://www.dot.ca.gov/dist05/paffairs/aboutd5.htm. Accessed June 2013. 70 Julia Morgan designed a playhouse in San Luis Obispo for the driver who took her to San Simeon each day. The house has been relocated to Mill & Johnson Street and is not visible from the public right-of-way. 71 “The Monday Club, San Luis Obispo, California,” Cal Poly San Luis Obispo, Robert E. Kennedy Library. Available online: http://lib.calpoly.edu/specialcollections/architecture/juliamorgan/monday.html. Accessed March 2013. City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 99 The railroad industry suffered during the Depression, when many Americans could not afford the luxury of leisure travel. However, World War II drew increased rail traffic on the Southern Pacific as passengers traveled to visit family members stationed at Camp San Luis Obispo. Despite transporting record numbers of passengers throughout the 1940s, the Southern Pacific Railway suffered another decline in the years following World War II, when automobile ownership increased in the postwar economic boom. Although the company attempted to upgrade their services by replacing steam locomotives with more efficient diesel engines, the new engines required less maintenance and many railroad workers were made redundant. As the demand for skilled railroad labor diminished and ridership declined even further, the area surrounding the now-obsolete Southern Pacific roundhouse (demolished in 1959) began to transform from railroad to other industrial and warehouse uses. Cal Poly went through several reorganizations during this period, until 1940 when the school was granted collegiate status by the California State Board of Education and began to offer Bachelor of Science degrees in agriculture and engineering. During World War II, the campus played a part in the war effort by serving as the site of a Naval Flight Preparatory School, which graduated more than 3,600 cadets. By 1945, civilian enrollment had skyrocketed from eighty to just over 800 students, primarily returning veterans studying under the G.I. Bill. Just four years later, enrollment had increased to over 2,900 students. There are several military establishments near San Luis Obispo, the most significant of which is Camp San Luis Obispo (formerly Camp Merriam). The site now known as Camp San Luis Obispo was first established in 1927, when the state of California secured a 25-year lease for 2,000 acres of ranch land, known as the Jack Ranch, located along Highway 1. The lease marked the establishment of a formal training camp for the California National Guard, which had previously been forced to Southern Pacific Roundhouse. Photo 1953; source San Luis Obispo County Historical Society. City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 100 conduct their summer training sessions on private ranches, in state parks, or in some cases, on land belonging to other federal military installations. Construction began on Camp San Luis Obispo in 1928, and the first official encampment took place in 1929. That same year, the state exercised its power of eminent domain and purchased the camp lands it had been leasing up to that point. By 1932, the camp had grown to 5,800 acres and had been renamed Camp Merriam, after then-Lieutenant Governor Frank F. Merriam, who had campaigned vigorously for the establishment of the camp while serving as Speaker of the California State Assembly. The site proved ideal for military training purposes, as it was equidistant to both Los Angeles and San Francisco, adjacent to both major railroads and a major highway, and featured rugged terrain that allowed for the creation of realistic military training exercises. Many soldiers stationed at Camp Merriam (and, later, Camp San Luis Obispo) found the area so appealing that they returned to settle in the area following their release from active duty. Activity at Camp Merriam increased sharply in the late 1930s as war broke out across Asia and Europe. To accommodate the increased training efforts, the camp was divided into an artillery camp and a separate, larger infantry camp. In 1940, in anticipation of further military engagement, the United States government exercised its preemptive right to lease Camp Merriam from the state of California, at which point the site was re-christened as Camp San Luis Obispo in honor of the nearby Mission San Luis Obispo de Tolosa. In 1939, the San Luis Obispo County Regional Airport opened, with a single hangar and dirt runways. The airport was established by Earl Thomson, who leased land from the County. During World War II, the airport was run by the government as part of the war effort. In 1940 hard surface runways and lights were installed, and from 1940 to 1941 the airport served as a training ground for a federally sponsored Civilian Pilot Training Program for the armed services. The airport was returned to County control in 1946. San Luis Obispo Airport, established in 1939. Photo 1963; source: San Luis Obispo Tribune. City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 101 In the 1940s, the pace of development increased dramatically in San Luis Obispo, in large part due to the expansion of Camp Merriam into Camp San Luis Obispo in 1940. Many former agricultural workers relocated from the San Joaquin Valley and other farming areas in search of employment at the camp and other military manufacturing sites along the coast, which offered federally guaranteed wages. Expansion efforts during this period were directed towards mitigating the strain placed on existing facilities and services by the sudden influx of residents, as there was still little new residential development. By 1940, most residential streets in San Luis Obispo were still unpaved and lacked street signs. By 1941, however, the city’s first public bus system had been implemented, and a property tax increase had been approved to fund the construction of a United Service Organization (USO) center.72 The United States’ entrance into World War II effectively ended the Depression in California and boosted the regional economy. California received almost 12% of the government war contracts and produced 17% of all war supplies.73 California also acquired more military installations than any other state by a wide margin, and military bases were opened throughout the state. Aircraft, shipbuilding, and numerous other industries were booming due to the war effort, and unemployment was virtually eliminated. During World War II, the camp was expanded to serve as a training base for multiple combat divisions deployed to both Europe and the Pacific, and much of the site’s development took place during 1940- 1941. The site was also expanded to over 15,000 acres and camp construction transitioned from the erection of temporary structures and tents to more permanent buildings. Extant structures from this period consist entirely of artillery camp facilities; there are no remaining extant infantry camp facilities. At its peak during World War II, Camp San Luis Obispo housed approximately 20,000 soldiers. A second, off-post facility, the Baywood Park Training Camp, was also acquired during World War II. The Baywood Park Training Camp was located approximately thirteen miles northwest of the City of San Luis Obispo and consisted of about 8,800 acres used primarily as a maneuver area and as a site for bivouacs, or campsites. In 1946, the site was declared as excess by the government, and all of the Baywood Park lands were returned to their original owners in 1947. Important people during this period in San Luis Obispo’s history include several individuals who were instrumental in the expansion of military establishments in the area. Major General Richard E. Mittelstaedt, State Adjutant General; Major General Walter P. Story, Commanding General 40th Division; and State Senator Chris N. Jespersen were all influential in persuading the California State Legislature to establish Camp Merriam near San Luis Obispo. Frank F. Merriam had also lobbied 72 The USO building was constructed on the site of the Court School, which by that time was vacant and in disrepair. By 1944, there were 3,000 USO buildings strategically located throughout the world. After the war, the City of San Luis Obispo leased the property from the Federal government until acquiring title in 1957. Source: Patti Taylor and Suzette Lees, 75 SLO City Sites: An Informative Self-Guided Architectural Tour in Historic San Luis Obispo. San Luis Obispo, CA: Graphic Communication Institute at Cal Poly, California Polytechnic State University, 2010. 73 California Military History Online, website (http://www.militarymuseum.org/HistoryWWII.html). City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 102 vigorously for the camp while serving as Speaker of the California State Assembly, and the camp was named in his honor. Julian A. McPhee was instrumental in the growth of Cal Poly San Luis Obispo during this period. McPhee was the school’s longest-serving president, holding the position from 1933 to 1966. He used his influence in the state’s Board of Agriculture to prevent the struggling school from being closed by the state, and he played a key role in the reorganization of the school during the Depression. He served concurrently as both university president and as the head of the Bureau of Agricultural Education for the California State Department of Education. He continued to hold positions in California’s educational bureaus throughout his time at Cal Poly, including serving as chief of California’s War Food Training Program and later, as director of Vocational Education for the state. City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 103 THEME: RESIDENTIAL DEVELOPMENT 1930-1945 Most residential construction projects were halted during the Great Depression and many residents faced layoffs and foreclosures. Land use was focused on re-purposing existing properties in more useful ways, such as utilizing vacant lots and yards to create gardens and raise rabbits and chickens. When residential development did occur, it was on an individual basis rather than on the massive scale seen in the post-World War II era. Through most of the 1930s, the average contractor in California built no more than four homes per year.74 In San Luis Obispo, there were no annexations and only three subdivisions during the 1930s: the Nippon tract, recorded in 1931; the California Park tract, recorded in 1938; and the Escuela Alta tract, recorded in 1939. All told, less than 200 additional residential lots were created during the entire decade. Residences from this period range from small, one-story minimal houses, to one- and two-story residences designed in popular architectural styles. Residential architecture from this period in San Luis Obispo includes American Colonial Revival, Mediterranean Revival, Spanish Colonial Revival, and Tudor Revival. 74 California Department of Transportation, Tract Housing in California, 1945-1973: A Context for National Register Evaluation, 2011, 4. City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 104 Map indicating the three subdivisions recorded in San Luis Obispo in the 1930s. Source: San Luis Obispo GIS data. City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 105 Residential Development 1930-1945: Associated Property Types, Integrity Considerations & Eligibility Standards Property Type: Single-family Residence; Multi-family Residence; Historic District A residential property from this period may be significant:  As an excellent example of 1930s residential development in San Luis Obispo – Criterion A/1/B.2 (Event).  As a rare example of a multi-family residential development or a particular multi-family residential property type from the period – Criterion A/1/B.2 (Event); C/3/A.1,A.2 (Design/Construction).  For its association with a significant person in San Luis Obispo’s history – Criterion B/2/B.1 (Person).  As an excellent or rare local example of particular architectural style associated with the period – Criterion C/3/A.1,A.2 (Design/Construction).  A collection of residences from this period that are linked geographically may be eligible as a historic district. 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 Residential Development 1930-1945 theme. There was minimal residential development during this period; therefore there are likely relatively few eligible properties related to this theme. Residential properties from this period eligible under Criteria A/1/B.2 (Event) should retain integrity of location, design, feeling, and association. A residential 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. Residential 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 property type or architectural style; and  retain the essential aspects of integrity. City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 106 Extant Examples 822 Murray Street, 1930. Photo 2013; source Historic Resources Group. 752 Mission Street, 1931. Photo 2013; source Historic Resources Group. City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 107 THEME: COMMERCIAL DEVELOPMENT 1930-1945 There was little new commercial development in the years leading up to and during World War II. A notable exception is the Fremont Theater, designed by nationally-prominent architect S. Charles Lee and located in downtown San Luis Obispo. The Fremont Theater also retains its original neon sign. San Luis Obispo retains a small collection of neon signs dating to the 1940s through the post-World War II era. Architectural styles from this period include Mediterranean Revival, Spanish Colonial Revival, Streamline Moderne, and Art Deco. Architects whose work is represented in San Luis Obispo during this period include S. Charles Lee, Walker & Eisen, and Julia Morgan. Commercial Development 1930-1945: Associated Property Types, Integrity Considerations & Eligibility Standards Property Types Commercial building; one- and two-story commercial block; theaters; low-rise storefront buildings A commercial property from this period may be significant:  As an intact example of 1930s commercial development – Criterion A/1/B.2 (Event).  For its association with a significant person in San Luis Obispo’s history – Criterion B/2/B.1 (Person).  As a good 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).  Historic signs may also be eligible under this theme, as excellent or rare examples of commercial neon signs – C/3/A.1,A.2,A.3 (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 Commercial Development 1930-1945 theme.  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. City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 108 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. Extant Examples Fremont Theater, 1035 Monterey Road, 1942. Photo 2013; source City of San Luis Obispo. Doton Building, 777 Higuera Street, 1931. Photo 2013; source Historic Resources Group. City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 109 THEME: DEPRESSION-ERA CIVIC & INSTITUTIONAL DEVELOPMENT Civic and institutional development in San Luis Obispo continued in the 1930s, some of which was the result of New Deal programs and funding. Properties significant under this theme may also be significant examples of a particular architectural style. Architectural styles associated with this period include Art Deco, Streamline Moderne, PWA Moderne, and period revival styles including Mediterranean Revival, Spanish Colonial Revival, and Tudor Revival. Architects whose work is represented in San Luis Obispo during this period include S. Charles Lee, Walker & Eisen, and Julia Morgan. San Luis Obispo County Courthouse, 976 Osos Street, 1941. Photo date unknown; source: courthousehistory.com City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 110 Depression-Era Civic & Institutional Development: Associated Property Types, Integrity Considerations & Eligibility Standards Property Types Civic and institutional property types include city halls, post offices, fire stations, auditoriums, and office buildings for public agencies. Infrastructural improvements and other civic amenities may also be eligible under this theme, as roadways, bridges, and other improvements were funded by the WPA and the PWA during this period. This theme also encompasses military-related properties constructed during this period, including the USO Building. Non-governmental institutional buildings include churches, meeting halls, and buildings associated with social organizations. A civic or institutional property from this period may be significant:  For its direct association with New Deal funding programs – Criterion A/1/B.2 (Event).  For its association with the military establishments in the area – Criterion A/1/B.2 (Event).  For its association with an important religious, social, cultural, or civic institution – Criterion A/1/B.2 (Event).  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 – Criterion C/3/A.1,A.2,A.3 (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 New Deal-era Civic & Institutional Development theme.  Civic and institutional properties from this period eligible under Criteria A/1/B.2 (Event) should retain integrity of location, design, feeling, and association.  Civic and institutional properties significant under Criterion C/3/A.1,A.2,A.3 (Design/Construction) should retain integrity of location, design, materials, workmanship, and feeling. Eligibility Standards To be eligible, a property must:  date from the period of significance;  display most of the significant character-defining features of the style; and  retain the essential aspects of integrity. City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 111 Extant Examples San Luis Obispo County House, 976 Osos Street, 1936-1941. Photo 2013; source Historic Resources Group. Sunny Acres, 1931. Photo c. 2003; source San Luis Obispo Tribune. Monday Club, 1815 Monterey Street, 1933-1934. Photo 2013; source Historic Resources Group. Fire Station, 750 Pismo Street, 1941.Photo 2013; source Historic Resources Group. San Luis Obispo High School Gymnasium, 1499 San Luis Drive, 1936.Photo 2013; source City of San Luis Obispo. City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 112 THEME: ETHNIC COMMUNITIES 1930-1945 Most of the historic ethnic communities in San Luis Obispo were established during earlier periods of development. In the 1920s and 1930s, growth related specifically to local ethnic enclaves was primarily focused in the Japanese community, which continued to grow until the outset of World War II. In 1931, officers of the Guarantee Building and Loan Association created a small subdivision known as the Nippon Tract around what is now known as Brook Street. From 1934 to 1942, Brook Street was known as Eto Street, after the Eto family, who, along with the Tsutsumi Eto75 family, helped develop San Luis Obispo’s Japantown.76 Japantown was located along Higuera Street, between South and French Streets. Businesses along Higuera Street were Japanese-owned and operated until 1942, when all people of Japanese descent in California were sent to relocation camps.77 Businesses in Japantown included two hotels, a barber shop, a soda bottling company, two groceries, and a fish and meat market.78 Other former sites associated with the Japanese population in San Luis Obispo include 75 Following Pearl Harbor, the Tsutsumi family was compelled to sell their property to a local realtor, Mr. Evans. The "Evans Building" remained standing until the 1980s when it was torn down. 76 Margaret Lovell, “Historical Resources Survey II: Completion Report,” City of San Luis Obispo, January 1992. (12) 77 Japantown was later settled by African-Americans, and there are two African-American churches in this neighborhood. 78 “Japantown Atlas - Central California - San Luis Obispo,” website: http://japantownatlas.com/map-sanluis.html. Accessed May 2013. Map of San Luis Obispo’s Japantown, 1934-1941, japantownatlas.com. City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 113 the Buddhist Temple and Japanese School, which occupied ten acres near the Madonna Inn from the 1920s to 1960.79 Properties associated with San Luis Obispo’s ethnic communities are rare. Remaining extant examples have largely already been identified as potential historic resources on the City’s Master List or Contributing List, including eleven properties that were identified in 2008 for their historic association with the local Italian community. Properties significant under the Ethnic Communities theme may also be associated with other identified development themes. 79 The temple was demolished in 1960 to make way for a new freeway interchange. City of San Luis Obispo Historic Context: Great Depression & WWII Citywide Historic Context Statement HISTORIC RESOURCES GROUP 114 Ethnic Communities 1930-1945: Associated Property Types, Integrity Considerations & Eligibility Standards Property Types Single-family Residence; Multi-family Residence; Commercial Building; Historic District A property associated with one of San Luis Obispo’s important ethnic groups may be significant:  As a recognizable remnant of a historic ethnic neighborhood – Criterion A/1/B.2 (Event).  As the gathering place of an important ethnic social or religious institution – Criterion A/1/B.2 (Event).  For its association with a person or event important to the history of a particular ethnic group – Criterion B/2/B.1 (Person).  As a good or rare example of a particular building type associated with an important ethnic group – Criterion C/3/A.1,A.2 (Design/Construction).  A collection of properties associated with a specific ethnic group that are linked geographically may be eligible as a historic district. 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 Ethnic Communities theme. Properties associated with important ethnic groups in San Luis Obispo’s history are rare, and therefore a greater degree of alteration may be acceptable.  Properties that are eligible under Criteria A/1/B.2 (Event) should retain integrity of location, design, feeling, and association.  Properties that are eligible 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.  Properties significant under Criterion C/3/A.1,A.2 (Design/Construction) should retain integrity of location, materials, workmanship, and feeling. Eligibility Standards To be eligible, a property must:  date from the period of significance;  display most of the character-defining features; and  retain the essential aspects of integrity. City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 115 CONTEXT: MID-20TH CENTURY GROWTH (1945-1970) In the immediate post-World War II period, California experienced unprecedented growth, as many people who came west to participate in the war effort, including former military personnel, decided to settle permanently. San Luis Obispo’s growth during this period was further influenced by the opening of the California Men’s Colony correctional facility and the transition of Cal Poly to a co-educational institution. Between 1940 and 1950, California’s population increased by fifty-three per cent, which was partially accounted for by the 850,000 veterans who took up residence after the War.80 The population of San Luis Obispo grew over 59%, from 8,881 in 1940 to 14,180 in 1950.81 Two new subdivisions were recorded in San Luis Obispo in the 1940s: the Mira Monte subdivision with 83 parcels in 1946, and the Hagen subdivision with 38 parcels in 1949. Camp San Luis Obispo was returned to the state of California in 1946. For the next several years, the camp served as the primary training site for the 40th and 49th Infantry divisions of the California National Guard. However, when war the Korean War broke out in 1950, the site was reactivated by the federal government and the Signal Corps training center was established. The camp was maintained in “inactive” status by the United States government following the Korean War until 1965, when it was returned to the California National Guard and developed in part as an academic complex for the Guard’s California Military Academy. In 1972, a portion of the camp land was deeded to the county under President Nixon’s “Legacy of Parks” program and now serves as El Chorro Regional Park. Today, Camp San Luis Obispo continues to host large-scale military exercises, as well as provide operational, training, and logistical support to a variety of civilian and military agencies.82 Many of the area’s wartime visitors became permanent residents in the ensuing decade. Soldiers who had been stationed at Camp San Luis Obispo opted to return with their families and settle in the area following their release from active duty. The G.I. Bill and the proximity of Cal Poly also provided an attractive incentive to veterans thinking of relocating to the area. As a result, development in San Luis Obispo in the 1950s was largely in response to this sudden and substantial need for single-family housing. 80 Kevin Starr, Embattled Dreams: California in War and Peace, 1940-1950. New York: Oxford University Press, 2002, 193-194. 81 United States Census Data. 82 “Historic California Posts: Camp San Luis Obispo, including Camp Merriam and Baywood Park Training Area,” The California State Military Museum, http://www.militarymuseum.org/CSLO%20History.html. Accessed April 2013. City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 116 The years following World War II marked perhaps the most significant period in the development of Cal Poly’s curriculum and campus planning. To accommodate the vast increase in student enrollment, the school instituted new and expanded academic programs and developed the first formal campus plan, designed by the architectural firm of Allison & Rible in 1949. As enrollment continued to increase in the postwar period, a second master plan was completed in 1962 to accommodate additional growth. One of the new academic programs introduced in the postwar era was the School of Architecture, which was established in 1968. Two years later the program was expanded and reorganized as the School of Architecture and Environmental Design, and in 1977 the program moved into the newly-constructed Architecture Building. George Hasslein served as dean of the School of Architecture and Environmental Design from its inception in 1968, until he returned to teaching in 1983.83 Hasslein was a native of Los Angeles, and received his architectural training at the University of Southern California. He worked for several prominent Southern California firms, including Sumner Hunt, Welton Becket and Associates, and Kistner, Curtis and Wright, before joining the faculty at Cal Poly in 1950. Hasslein was instrumental in promoting modern principles of design, and Cal Poly championed a more progressive approach to architecture, rejecting the long-held Beaux Arts principles of architectural method. Students received instruction in architecture, architectural engineering, city and regional planning, construction 83 “Obituary: George Hasslein, 83; Dean of Cal Poly San Luis Obispo School of Architecture,” Los Angeles Times, September 8, 2001. Cal Poly San Luis Obispo Campus, 1960s. View of Dexter Lawn facing west towards Bishop’s Peak. Source: Cal Poly San Luis Obispo Master Plan, 1962. City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 117 management, and landscape architecture. Graduates of the program, including noted architect Homer Delawie, went on to design significant modern structures throughout California. Significant civic improvements were undertaken during this era, most notably in downtown and the Mission Plaza. As early as the 1940s, residents of San Luis Obispo were expressing concern over the dilapidated appearance of the historic mission landscape as well as the layout of some of the city’s early streets. The demolition of the Mission Garage at the corner of Monterey and Chorro Streets improved safety conditions downtown and restored the area’s early vistas, which spurred further beautification efforts. The Mission Garden Association was formed in 1961 and played a key role in the development of the plan for Mission Plaza throughout the 1960s. Landscape architect Robert B. Taylor was hired in 1968 to design the Mission Plaza, which closed the area surrounding the mission to vehicular traffic, restored and beautified the creek, and created a landscaped public park. Mission Plaza during construction, 1970. Source: Cal Poly San Luis Obispo, Special Collections. Detail of Mission Plaza in 2012. Source: Historic Resources Group. City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 118 THEME: MID-20TH CENTURY RESIDENTIAL DEVELOPMENT There was a great deal of residential development in San Luis Obispo from the 1940s to the 1960s. Development from this period included some infill construction in previously-established neighborhoods, along with new residential subdivisions. The presence of nearby military installations, overall post-World War II growth throughout California, and the continued influence of the California Polytechnic Institute (by this time known as the California Polytechnic State University) all played a role in the City’s post-World War II residential development. The growth of Cal Poly during this period resulted in custom houses designed for professors (many of whom lived in Monterey Heights), along with the proliferation of work by graduates of the architecture program. The National Housing Act of 1934 created the Federal Housing Administration (FHA), which was meant to reignite the construction of single family homes by establishing mortgage terms that were conducive to the average American family and would regulate the interest rates and terms that had ballooned in the aftermath of the stock market crash. During the 1940s, FHA programs also helped finance military housing and homes needed for returning veterans. While the FHA rose to prominence because of these financial incentives, it also influenced how homes and neighborhoods were designed. In particular, FHA guidelines promoted a 624-square-foot dwelling type termed the basic plan or minimum house: “In the design of small, low-priced houses, the principles of efficiency, economic use of materials, and proper equipment, which are important in any class of dwellings, become paramount.”84 As early as 1936, the FHA embraced the principles of modern community planning, advocating for well-designed comprehensive communities at the neighborhood scale. This development model would become the standard approach for the rapid development of the suburbs after the War. The FHA published a series of informational pamphlets to help spread these ideas and to inform land developers and speculative builders of the economic advantages of good planning in the creation and maintenance of real estate values. These pamphlets also outlined concepts of proper street patterns, planning for parks, playgrounds, and commercial areas, and recommending a buffer zone of multifamily dwellings and commercial buildings between major arterials and minor interior streets.”85 In 1944, the Servicemen’s Readjustment Act (more commonly known as the G.I. Bill) helped military families attain the dream of home ownership. The G.I. Bill allowed veterans to purchase a home with no down payment using the FHA mortgage guarantee program. With the FHA’s low down payment requirements and attractive loan terms, for many returning G.I.s and other middle-class workers, owning a home became as affordable as renting an apartment.86 Constructing single-family residences in the numbers required by the population boom also necessitated developing large parcels of land, and this led to an increase in both the size and number 84 As quoted in Hise, Greg. Magnetic Los Angeles. Baltimore and London: The Johns Hopkins University Press, 1997, 68. 85 Hise, Magnetic Los Angeles, 34. 86 California Department of Transportation, 17. City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 119 of subdivisions and annexations recorded in San Luis Obispo in the 1950s; over half of the fifty-four subdivisions recorded between 1935 and 1965 were established between 1950 and 1959.87 While annexations extended the city boundary further south along Broad and Higuera Streets, tract development typically remained relatively close to the city’s center and usually tended to be clustered together. Subdivisions were frequently recorded adjacent to each other as larger residential areas developed. There were three tracts subdivided in the 1950s with over one hundred parcels each: the McMillan No. 9 subdivision with 123 parcels, recorded in 1950; the Park View Homes No. 1 subdivision with 139 parcels, recorded in 1952; and the McMillan Manor No. 18 subdivision with 144 parcels, also recorded in 1952. Despite the focus on mass housing throughout the 1950s, there were also neighborhoods developed with custom-designed residences. These were usually concentrated away from the city center, located at higher elevations than typical residential subdivisions, and featured greater architectural variety. In San Luis Obispo, the McAllen Heights and Piedmont Estates subdivisions (recorded in 1957 and 1958 respectively) exemplify this trend, with a number of custom homes situated in the low hills lining the eastern boundary of the city. Tract development during this period can be found in the Terrace Hill neighborhood, which includes a cohesive collection of one-story Mid-century Modern houses along Greta Place. 87 Information in this section related specifically to post-World War II subdivisions is drawn from Allison Dean Zike, “Mid-Twentieth Century Residential Development in San Luis Obispo,” A Thesis presented to the Faculty of California Polytechnic State University, San Luis Obispo, June 2012. City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 120 Map indicating subdivisions recorded in San Luis Obispo in the 1950s. Source: San Luis Obispo GIS data. City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 121 In the 1960s, the city continued to subdivide and annex land, usually on a much larger geographic scale than in previous periods. An additional 2.95 square miles was annexed in the 1960s, establishing the San Luis Obispo City boundary recognized today.88 There were also new subdivisions recorded in the 1960s, with development focused on the tracts south of Southwood Street and the Laguna Lake area. The Lakewood subdivision, recorded in 1960, was the largest of the 1960s subdivisions with 196 residential lots. These postwar subdivisions typically reflect modern community planning principles that grew out of the Progressive Era. These principles were best articulated in 1929 by Clarence Perry’s neighborhood unit theory, which proposed a self-contained residential development bounded by major arterial streets to accommodate through traffic, while curvilinear internal streets offered residential access only. The typical postwar subdivision is immediately distinguishable from older city neighborhoods by the street layout, which typically included curvilinear street patterns and culs-de-sac. Nearly all of the tracts developed between 1935 and 1965 in San Luis Obispo, particularly in those areas developed outside the original city boundaries, feature curved streets with elongated blocks and fewer intersections. Architectural styles associated with this period include Mid-century Modern, Ranch, and Minimal Traditional. Architects who are represented in San Luis Obispo during this period include Frank Lloyd Wright and Craig Ellwood, along with local architects Mackey Deasy, Homer Delawie, George Hasslein, Warren Leopold, Paul Neel, and Piercy K. Reibsamen.89 Notable local builders include Stan Bell, Leonard Blazer, Roger Brown, Alex Madonna, Patrick Smith, Arnold Volney, and Jack Westerman.90 88 The City boundary may continue to change as additional land is annexed. 89 There are reportedly two works by Richard Neutra in San Luis Obispo. The first is now part of the Ludwick Center on Santa Rosa and Mill Streets, and it has been substantially altered. The second is on the campus of Cal Poly San Luis Obispo. 90 Local builders played a significant role in the development of San Luis Obispo in the post-World War II era, developing both custom homes and housing tracts. Stan Bell in Laguna Shores, Leonard Blazer in Cuesta Highlands, Roger Brown with custom homes primarily in the Johnson Heights area, and Patrick Smith, Jack Westerman, and Arnold Volney with custom homes in various areas throughout the City including Ferrini Heights. City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 122 Map indicating subdivisions recorded in San Luis Obispo from 1960-1965. Source: San Luis Obispo GIS data. City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 123 Mid-20th Century Residential Development: Associated Property Types, Integrity Considerations & Eligibility Standards Property Types Single-family Residence; Multi-family Residence; Historic District In general, tract houses are not individually significant, but a geographically-linked collection may be eligible as a historic district. A post-World War II residential historic district may be eligible:  For playing an important role in the post-war suburbanization of San Luis Obispo; or for collectively representing postwar planning and design principles – Criterion A/1/B.2 (Event). An individual residential property from this period may be significant:  For its association with Cal Poly San Luis Obispo, and in particular for being a custom-designed house influenced by a Cal Poly professor – Criterion A/1/B.2 (Event) and Criterion C/3/A.1,A.2,A.3 (Design/Construction).  As an excellent example of a particular architectural style; or as the work of noted architect – Criterion C/3/A.1,A.2,A.3 (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 Mid-20th Century Residential Development theme.  Historic Districts eligible under Criteria A/1/B.2 (Event) should retain integrity of location, design, setting, materials, and feeling. Some alterations to individual buildings, such as replacement windows in original openings, replacement of roof materials, and replacement garage doors may be acceptable as long as the district as a whole continues to convey its significance. The district overall should convey a strong sense of time and place.  Individual residential properties significant under Criterion C/3/A.1,A.2,A.3 (Design/Construction) should retain integrity of location, design, setting, materials, workmanship, and feeling. City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 124 Eligibility Standards To be eligible, a historic district must:  retain a majority of the contributors date from the period of significance;  reflect post-World War II planning and design principles;  display most of the character-defining features of a residential subdivision, including the original layout, street plan, and other planning features; and  retain the essential aspects of integrity. To be eligible, an individual property must:  date from the period of significance;  display most of the significant character-defining features of the style or property type; and  retain the essential aspects of integrity. Extant Examples 1944 Corralitos, 1950. Photo 2013; source Historic Resources Group. 2554 Greta Place, 1951.Photo 2013; source Historic Resources Group. 314 San Miguel Avenue, c.1960. Photo 2013; source Historic Resources Group. Ken Schwartz House, 201 Buena Vista Avenue, 1964. Photo 2013; source Historic Resources Group. City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 125 THEME: MID-20TH CENTURY COMMERCIAL DEVELOPMENT In 1958, the U. S. Highway 101 was completed, which became a major thoroughfare for automobile tourism in the area. San Luis Obispo’s location near California’s Central Coast and at the mid-point between San Francisco and Los Angeles continued to make it an attractive destination for automobile tourism. The first roadside motel was established in San Luis Obispo in 1925; additional motels were developed that were easily accessible from the freeway in the 1950s and 1960s. The most prominent example is the Madonna Inn, developed by local construction magnate and entrepreneur, Alex Madonna. Madonna opened the Madonna Inn in 1961 and ran the hotel until his death in 2004; the inn is still owned and operated by the Madonna family today. The Madonna Inn exemplifies the eye- catching designs and prominent signage that characterized roadside motel design of the 1950s and 1960s. Downtown San Luis Obispo, c. 1950s. Source: Hemmings Daily. Madonna Inn Sign, 1969. Photo 2013; source Historic Resources Group. Sunset Drive-In, 225 Elks Lane, 1950. Photo 2013; source Historic Resources Group. City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 126 In 1950, the Sunset Drive-In opened in San Luis Obispo. The first drive-in theater opened in New Jersey in 1933. The drive-in reached the height of its popularity in the 1950s and 1960s, as over 4,000 outdoor theaters were opened across the country, accounting for 25% of the nation's movie screens. By the late 1980s, more than three-quarters of the country’s drive-ins closed as multiplexes proliferated. As of January 2013, drive-ins only accounted for 1.5% of the nation’s theaters. In California, fewer than twenty of the state’s more than two hundred theaters remain. Of those that are extant, many have been substantially altered or no longer operate as theaters. The Sunset Drive-In still operates as a drive-in theater today, representing a rare remaining example in California. Many existing commercial buildings in the original downtown core were modified with contemporary storefronts during this period. New commercial development during this period included a small number of low-density commercial retail and office buildings located outside of the historic core. Many of these low-density office buildings were developed for use as medical offices and health services. The most prominent of these is the Kundert Medical Building, which was designed by Frank Lloyd Wright and completed in 1956. During the 1950s, San Luis Obispo saw its share of suburban sprawl within geographically defined borders, and the first mall was built just a few miles from downtown. In the 1970s, another mall was added. But unlike in other communities in California, the two shopping centers proved to be little competition for downtown San Luis Obispo as the major commercial center. During the postwar economic boom, several San Luis Obispo families established long-running enterprises. In 1947, brothers William and Pino Cattaneo founded the Cattaneo Brothers sausage company, and William Cattaneo’s wife, Mary (Piantanida) Cattaneo, worked as the company’s bookkeeper. Paul Piantanida built an auto repair shop, Paul’s Garage, in 1948 which now serves as the San Luis Obispo Children’s Museum. Today, Cattaneo Brothers is run by descendants of the Piantanida and Cattaneo families. Kundert Medical Building, 1106 Pacific, 1956.Photo 2013; source Historic Resources Group. City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 127 Architectural styles associated with this period include Mid-century Modern. Architects who are represented in San Luis Obispo during this period include Frank Lloyd Wright and Craig Ellwood, along with local architects Mackey Deasy, Homer Delawie, George Hasslein, Warren Leopold, Paul Neel, and Piercy K. Notable local builders include Stan Bell, Leonard Blazer, Roger Brown, Alex Madonna, Patrick Smith, Arnold Volney, and Jack Westerman. . City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 128 Mid-20th Century Commercial Development: Associated Property Types, Integrity Considerations & Eligibility Standards Property Type Mid-20th century commercial development typically includes retail storefronts, service stations, motels, banks, grocery stores, drive-ins, coffee shops, bowling alleys, car washes, department stores, theaters, retail strips, and office buildings. San Luis Obispo has a collection of low-density commercial/professional buildings that housed medical clinics and related services. A post-World War II commercial building may be eligible:  For its role in post-World War II commercial development – Criterion A/1/B.2 (Event).  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 an excellent example of a post-World War II commercial property type – C/3/A.1,A.2 (Design/Construction).  Historic signs may also be eligible under this theme, as excellent or rare examples of commercial neon signs – C/3/A.1,A.2,A.3 (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 Mid-20th Century Commercial Development theme.  Commercial properties from this period eligible under Criteria A/1/B.2 (Event) should retain integrity of location, design, materials, feeling, and association.  Commercial properties significant under Criterion C/3/A.1,A.2,A.3 (Design/Construction) should retain integrity of location, design, setting, materials, workmanship, and feeling. Eligibility Standards To be eligible, an individual property must:  date from the period of significance;  display most of the significant character-defining features of the style or property type; and  retain the essential aspects of integrity. City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 129 Extant Examples Office Building, 84 Santa Rosa Street, 1967. Photo 2013; source Historic Resources Group. Madonna Inn, 1961-1969. 100 Madonna Road, 1961-1969.Photo 2013; source Historic Resources Group. Kundert Medical Building, 1106 Pacific, 1956. Photo 2013; source Historic Resources Group. City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 130 THEME: MID-20TH CENTURY CIVIC AND INSTITUTIONAL DEVELOPMENT The population growth in the post-World War II era resulted in increased demand for civic and institutional buildings, including schools and a new city hall. The California Polytechnic Institute (now California Polytechnic State University) expanded during this period, as returning veterans enrolled in great numbers under the G.I. Bill. One of the most significant buildings on the Cal Poly campus from this period is the “Weekend House.” The Weekend House was originally designed by Craig Ellwood in 1964; it was constructed by Cal Poly students in 1967-1968 as part of a class led by Ellwood, who was serving as a visiting professor. Mid-20th Century Civic & Institutional Development: Associated Property Types, Integrity Considerations & Eligibility Standards Property Type Civic and institutional property types include schools, libraries, post offices, and fire and police stations. Non-governmental institutional buildings include churches and meeting halls. A civic or institutional building from this period may be significant:  For its role in post-World War II civic or institutional development – Criterion A/1/B.2 (Event).  As an excellent example of a post-World War II property type – C/3/A.1,A.2 (Design/Construction).  As an excellent example of a particular architectural style; or as the work of noted architect – Criterion C/3/A.1,A.2,A.3 (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 Mid-20th Century Civic & Institutional Development theme. Individual properties significant under Criterion A/1/B.2 (Events) should retain integrity of location, design, materials, feeling, and association. Individual properties significant under Criterion C/3/A.1,A.2,A.3 (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 most of the significant character-defining features of the style or property type; and  retain the essential aspects of integrity. City of San Luis Obispo Historic Context: Mid-20th Century Citywide Historic Context Statement HISTORIC RESOURCES GROUP 131 San Luis Obispo City Hall, 990 Palm Street, 1951. Photo 2013; source City of San Luis Obispo. Extant Examples George Hasslein, Mount Carmel Lutheran Church, 1701 Fredericks Street, 1958. Contemporary photograph; source unknown. Craig Ellwood, “Weekend House,” Cal Poly San Luis Obispo, 1964. Date of photo unknown; source architecturefarm.wordpress.com. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 132 ARCHITECTURAL CHARACTER INTRODUCTION This section describes the predominant construction methods and historic architectural styles represented in San Luis Obispo. This section can be used to supplement or expand the City’s existing Guide to Historic Architectural Styles in San Luis Obispo.91 The information below briefly describes the origin of each style, provides a list of character-defining features, and includes extant local examples.92 A property that is eligible for designation as a good example of its architectural style retains most - though not necessarily all - of the character-defining features of the style, and continues to exhibit its historic appearance. For guidance on the proper treatment of historic resources and appropriate alterations to specific architectural styles, refer to the City of San Luis Obispo Design Guidelines,93 and the Historic Preservation Program Guidelines.94 The diverse architectural character of San Luis Obispo reflects changes in popular tastes over time. These include Victorian-era styles of the late 19th-century (Italianate, Gothic Revival, Stick/Eastlake, Queen Anne); the Craftsman style, a distinctly regional style that enjoyed widespread popularity in the first two decades of the 20th century; Period Revival styles of the 1920s and 1930s which made explicit references to their European predecessors (Mission Revival, Spanish Colonial Revival, Renaissance Revival, Tudor Revival, Colonial Revival, Classical Revival); and the Modern styles of the late 1930s through the 1950s (Streamline Moderne, Minimal Traditional, Mid-Century Modern, Ranch). While some buildings are representations of a particular architectural style, others are vernacular in their design. Vernacular buildings may display certain characteristics of popular styles of the period, but are generally less elaborated than their high-style counterparts. 91 City of San Luis Obispo, Historic Resources Survey Program, “Guide to Historic Architectural Styles in San Luis Obispo,” October, 1982. 92 All photographs in the “Architectural Character” section were taken 2012-2013. 93 City of San Luis Obispo, “Community Design Guidelines,” June 2010. 94 City of San Luis Obispo, “Historic Preservation Program Guidelines,” November 2010. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 133 ADOBE CONSTRUCTION From the 1820s to the mid-1800s, adobe construction was the primary building type in San Luis Obispo. Early adobe buildings were typically small, single-story structures, with thick adobe walls, low sloping tile roofs, and wood detailing. Adobe construction consists of thick walls composed of large sun-dried bricks, usually made from clay, sand, and straw and covered with whitewash. The unreinforced adobe walls typically vary from one and one-half to six feet thick, resting on a dirt or rock foundation. Roofs are typically tile or wood shingle, resting on wooden roof timbers. Door and window openings are normally surrounded by heavy timbers, often with a prominent timber lintel above the openings. There are examples with second story additions that are referred to as Monterey Style adobes. Adobe construction demonstrates a continuation of indigenous building traditions that were passed down from generation to generation of craftsmen. Adobe construction used locally available resources, and was appropriate for the climate in the Southwest, staying cool in the summer and warm in the winter. The majority of the extant adobes in and around San Luis Obispo were built in the second half of the 19th century. Following California’s annexation to the United States in 1850, there was a migration of settlers from the east. During this period many adobe structures were destroyed to make way for new development. Many were altered during this period, with the addition of wood siding, composition roofing, and exterior finishes that may have obscured the adobe structure beneath. Clapboard siding was commonly used to protect adobe blocks from weathering, or to create a more stylish, ornamental appearance. In some cases, adobes were covered with a stucco or plaster finish. Character-defining features include:  Rectangular plan  Thick masonry walls of adobe brick  Simple, unadorned exteriors (often with stucco cladding)  Few, small window openings  Simple arrangement of interior spaces  Murray Adobe, 747 Monterey Street, 1850. Source: City of San Luis Obispo. Butron Adobe, 466 Dana Street, 1860. Source: City of San Luis Obispo. 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. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 135 GOTHIC REVIVAL (CARPENTER GOTHIC) Like the Italianate style, Gothic Revival emerged in England as part of the Picturesque Movement. Often termed “Carpenter Gothic” in the United States, this style commonly was applied to both residences and churches. Buildings may be of wood or masonry construction, but wood-frame predominates in domestic examples. Character-defining features include:  Asymmetrical façade  Vertical emphasis  Steeply-pitched roof, often with cross gables and overhanging eaves  Often features a square or octagonal tower  Typically with horizontal wood exterior cladding  Tall narrow windows, commonly with pointed arches  One-story entry or full-width porch, often supported by flattened Gothic arches  Fanciful wood ornamentation, including decorative vergeboards McManus House, 639 Pismo Street, 1901. Source: City of San Luis Obispo. First Baptist Church, 1301 Osos Street, 1907. Source: City of San Luis Obispo. Biddle House, 552 Pismo Street, 1889. Source: City of San Luis Obispo. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 136 STICK/EASTLAKE The Stick style is an architectural link between the earlier Gothic Revival and later Queen Anne style, all of which are adapted from Medieval buildings traditions. The Stick style is defined primarily by its decorative detailing, where the wall surface itself is treated as a decorative element, frequently with visible stick work. The term “Eastlake” typically refers to the decorative ornamentation found on Victorian-era residences, such as those designed in the Stick style. Character-defining features include:  Steeply-pitched gabled roof, usually with cross gables  Decorative trusses at the gable apex  Overhanging eaves with exposed rafters  Wood exterior wall cladding with applied decorative stick work  Entry or full-width porches with diagonal or curved braces  May incorporate Eastlake detailing Shipsey House, 1266 Mill Street, 1890. Source: Historic Resources Group. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 137 QUEEN ANNE The Queen Anne style was one of the most popular Victorian-era styles for residential buildings in California. Like the Stick style that it quickly replaced, Queen Anne uses exterior wall surfaces as a primary decorative element. Character-defining features include:  Asymmetrical façade  Steeply-pitched roof of irregular shape, usually with a dominate front-facing gable  Wooden exterior wall cladding with decorative patterned shingles  Projecting partial-, full-width or wrap-around front porch, usually one story in height  Cut-away bay windows  Wood double-hung sash windows  Towers topped by turrets, domes or cupolas  Tall decorative brick chimneys  Ornamentation may include decorative brackets, bargeboards and pendants, as well as Eastlake details, such as spindle work Crocker House, 793 Buchon Street, 1901-1902.Source City of San Luis Obispo. Stanton House, 752 Buchon Street, 1903-1905. Source City of San Luis Obispo. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 138 NEO-CLASSICAL COTTAGE The term “Neo-Classical Cottage” is used to describe simple house forms or cottages with fewer decorative features than other styles from the period. While vernacular residences may display certain characteristics of recognizable styles, decorative detailing is typically confined to the porch or cornice line. Character-defining features include:  Symmetrical façade  Simple square or rectangular form  Gabled or hipped roof with boxed or open eaves  Wood exterior cladding  Simple window and door surrounds  Details may include cornice line brackets  Porch support with turned spindles or square posts 1203 Pismo Street, c.1900. Source: Historic Resources Group. 1211 Pismo Street, 1908.Source: Historic Resources Group. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 139 RESIDENTIAL VERNACULAR The term “Residential Vernacular” is used to describe simple houses or cottages with little or no distinguishing decorative features. These buildings are characterized by their simplicity and lack of any characteristics of recognizable styles. Character-defining features include:  Simple square or rectangular form  Gabled or hipped roof with boxed or open eaves  Wood exterior cladding  Simple window and door surrounds  Fitzpatrick House, 670 Islay Street, 1880. Source: Historic Resources Group. Foreman House, 1500 Eto Street, 1878. Source: City of San Luis Obispo. Anderson House, 532 Dana Street, 1898. Source: City of San Luis Obispo. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 140 MISSION REVIVAL The Mission Revival style is indigenous to California. Drawing upon its own colonial past, Mission Revival was the Californian counterpart to the Colonial Revival of the Northeastern states. Never common beyond the Southwest, its regional popularity was spurred by its adoption by the Santa Fe and Southern Pacific Railways as the preferred style for train stations and resort hotels. Features of the California Missions were borrowed and freely adapted, often in combination with elements of other revival styles. Character-defining features include:  Red clay tile roofs with overhanging eaves and open rafters  Shaped parapets  Stucco exterior wall cladding  Arched window and door openings  Details may include bell towers, quatrefoil openings or patterned tiles  Old Gas Works, 280 Pismo Street, 1902. Source: Historic Resources Group. Grace Church, 1350 Osos Street. Source: Historic Resources Group. Milestone Motel, 2223 Monterey Street, 1925. Source: City of San Luis Obispo. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 141 CRAFTSMAN Craftsman architecture in America grew out of the late-19th century English Arts and Crafts movement. It stressed simplicity of design, hand-craftsmanship, and the relationship to the climate and landscape. Craftsman architecture was widely published in architectural journals and pattern books, popularizing the style throughout the country. Affordable and easily constructed from local materials, the mostly one- or one-and-a-half-story homes were often referred to as “bungalows” and dominated middle-class residential design during the first quarter of the 20th century. Character-defining features include:  Horizontal massing  Low-pitched gabled roof  Widely overhanging eaves with exposed rafters, beams, or braces  Wood exterior wall cladding (shingle, shake, or clapboard)  Projecting partial-, full-width or wrap-around front porch  Heavy porch piers, often of river stone or masonry  Wood-frame casement or double-hung sash windows, often grouped in multiples  Widely-proportioned front doors, often with a beveled light  Wide window and door surrounds, often with extended lintels  Extensive use of natural materials (wood, brick or river stone) 1339 Higuera Street. Source: City of San Luis Obispo. Burch House, 1333 Mill Street, 1915. Source: Historic Resources Group. Residence, 863 Islay Street, c. 1915. Source: Historic Resources Group. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 142  TUDOR REVIVAL The Tudor Revival style is loosely based on a variety of Medieval English building traditions. In the United States, these traditions are combined freely, but retain the steeply-pitched front-facing gable which is almost universally present as a dominant façade element. The style’s popularity expanded dramatically in the 1920s and early 1930s, when masonry veneering techniques allowed even the most modest examples to mimic closely the brick and stone exteriors seen on English prototypes. The Storybook cottage is a more whimsical version of Tudor Revival. Storybook residences typically feature roofs laid in irregular patterns and rolled eaves to suggest thatching, eyebrow arches over entries and dormers, and exterior walls with irregular plaster finish. The Storybook style was particularly popular in Hollywood where motion picture set designers sometimes moonlighted as architects. Character-defining features include:  Asymmetrical facade  Steeply-pitched gabled roof with a prominent front-facing gable  Stucco or brick exterior wall cladding, typically with half-timbering  Tall, narrow divided-light windows, casement or double-hung sash, often arranged in multiples  May display picture windows with leaded diamond panes  Small gabled entry porch, often with arched openings  Details may include stone or brick accents or faux quoining 236 Broad Street. Source: City of San Luis Obispo. 1167 Marsh Street, 1930.Source: Historic Resources Group. 752 Mission Street, 1931. Source: Historic Resources Group. Dunne House, 59 Benton Way, 1927. Source City of San Luis Obispo. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 143 AMERICAN COLONIAL REVIVAL The Colonial Revival style proliferated during the first half of the 20th century. This style incorporates traditions from the Georgian, Adam and early Classical Revival styles that were prevalent during the English colonial period. Dutch colonial influences were also incorporated, which often include a gambrel roof. Earlier examples were rarely accurate recreations but were instead free interpretations with details inspired by colonial precedents, while later examples shifted to more historically correct proportions and details. Character-defining features include:  Side gable or hipped roofs  Wood exterior wall cladding, typically horizontal  Accentuated front entry or portico, featuring decorative pediments supported by pilasters or slender columns  Wood double-hung sash windows with multi-pane glazing  Front doors flanked by sidelights with fanlights above  Fixed wooden shutters 1318 Mill Street, 1906. Source: Historic Resources Group. 1727 Corralitos Avenue, c.1940. Source: Historic Resources Group 1624 Morro Street.Source: Historic Resources Group. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 144 CLASSICAL REVIVAL The Classical Revival style did not achieve the broad popularity of its closely-related Colonial Revival contemporary. The style is best identified by its symmetrical façade, which is typically dominated by a full-height porch with the roof supported by classical columns. Like the Renaissance Revival, this style was widely used for imposing civic buildings, institutional buildings, and banks. Character-defining features include:  Symmetrical façade  Front- or side-gabled roof  Wood or masonry exterior wall cladding  Full-height gabled or pedimented front porch  Porch roof supported by slender fluted columns with Ionic or Corinthian capitals  Wood double-hung sash windows with multi-pane glazing  Details may include dentils, a wide frieze beneath the cornice, and roofline balustrades  Masonic Temple, 1913. 856 Marsh Street. Source: Historic Resources Group. Stover’s Sanitarium, 1911. 1160 Marsh Street. Source: Historic Resources Group. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 145 ITALIANATE The Italianate style began in England as part of the Picturesque Movement. As used in the United States, this style generally followed the informal model of the simple Italian farmhouse, but was adapted into an indigenous style. This style did not enjoy the widespread popularity of other Victorian-era styles, and relatively few Italianate buildings were built. Character-defining features include:  Symmetrical façade  Low pitched hipped or flat roof  Widely overhanging eaves with large decorative brackets  Tall narrow windows, commonly arched or curved above  Elaborated window crowns  One-story entry porch, often supported by square posts with beveled corners  Centrally-placed square tower or cupola Jack House, 536 Marsh Street, 1880. Source: Historic Resources Group. Fitzgerald House, 794 Buchon Street, 1902. Source: Historic Resources Group. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 146 RENAISSANCE REVIVAL Renaissance Revival buildings were often fairly literal interpretations of the Italian originals, unlike the free interpretations of the preceding Italianate style. Its formal, symmetrical facades and Classical or Beaux Arts details including quoins, roofline balustrades, pedimented windows, molded cornices and belt courses were often used for imposing civic buildings, institutional buildings, and banks. Character-defining features include:  Symmetrical facade  Tiled low-pitched hip roof, sometimes flat roof  Boxed eaves with decorative brackets  Stucco or masonry exterior wall cladding  Arched window and door openings on the first story  Wood divided-light casement or double-hung sash windows in the upper stories  Front entry accentuated with slender classical columns or pilasters Johnson Building, 796 Higuera Street, 1903-1904. Source: Historic Resources Group. Andrews Building, 998 Monterey Street, 1893-1906. Source: Historic Resources Group. Sinsheimer Building, 849 Monterey Street, 1884. Source: Historic Resources Group. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 147 SPANISH COLONIAL REVIVAL Enormously popular in Southern California from the late 1910s through the late 1930s, the Spanish Colonial Revival style emerged from a conscious effort by architects to emulate older Spanish architectural traditions, and break with Eastern colonial influences. At the peak of its popularity, design features of other regions of the Mediterranean were often creatively incorporated, including those of Italy, France, and North Africa. The result was a pan-Mediterranean mélange of eclectic variations on Spanish Revival styles. Character-defining features include:  Asymmetrical facade  Red clay tile hip or side-gable roof, or flat roof with a tile-clad parapet  Stucco exterior cladding, forming uninterrupted wall planes  Wood-frame casement or double-hung windows, typically with divided lights  Arched colonnades, window or door openings  Decorative grilles of wood, wrought iron, or plaster  Balconies, patios or towers  Decorative terra cotta or tile work  M.F. Avila House, 1443 Osos Street. Source: Historic Resources Group. Division of Highways District 5 Office, 50 Higuera Street, 1931. Source: City of San Luis Obispo. U.S. Post Office, 893 Marsh Street, 1925. Source: Historic Resources Group.Mission College Prep Catholic High School, Palm & Broad Streets. Source: Historic Resources Group. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 148 ART DECO Art Deco was the first popular style in the United States that consciously rejected historical precedents. Most commonly used in public and commercial buildings, Art Deco was rarely used in domestic architecture. The highly decorative style employed stylized floral, figurative and geometric motifs s as decorative elements on the façade. Towers, piers and setbacks were employed to give the buildings a vertical emphasis. Character-defining features include:  Smooth wall surfaces, usually of stucco  Stylized decorative floral and figurative elements  Geometric decorative motifs such as zigzags and chevrons  Towers, piers and other vertical elements  Setbacks as design elements Doton Building, 1931. 777 Higuera Street. Source: Historic Resources Group. Fremont Theatre, 1941. 1035 Monterey Street.Source: Historic Resources Group. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 149 STREAMLINE MODERNE Characterized by smooth surfaces, curved corners, and sweeping horizontal lines, Streamline Moderne is considered to be the first thoroughly Modern architectural style to achieve wide acceptance among the American public. Inspired by the industrial designs of the period, the style was popular throughout the United States in the late 1930s, particularly with the Federally-funded projects of the Works Progress Administration; buildings executed under those programs are often referred to PWA Moderne. Unlike the equally modern but highly-ornamental Art Deco style of the late 1920s, Streamline Moderne was perceived as expressing an austerity more appropriate for Depression-era architecture. Character-defining features include:  Horizontal massing  Asymmetrical façade  Flat roof with coping  Smooth wall surfaces, typically clad in stucco  Curved end walls and corners  Glass block and porthole windows  Flat canopy over entrances  Horizontal grooves or stringcourses  Pipe railings along exterior staircases and balconies 1219 Monterey Street.Source: Historic Resources Group. 1259 Palm Street. Source: Historic Resources Group. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 150 MINIMAL TRADITIONAL The Minimal Traditional style is defined by simple exterior forms and a restrained use of traditional architectural detailing. The Minimal Traditional house was immensely popular in large suburban residential developments throughout the United States during the World War II and postwar periods. The style had its origins in the principles of the Modern movement and the requirements of the FHA and other Federal programs of the 1930s. Its open plan reflected the developer’s desire for greater efficiency. Modern construction methods addressed the builder’s need to reduce costs and keep homes affordable to the middle class. Conventional detailing appealed to conservative home buyers and mortgage companies. Character-defining features 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  Wood multi-light windows (picture, double-hung sash, casement)  Projecting three-sided oriel  Shallow entry porch with slender wood supports  Fixed wooden shutters  Minimal decorative exterior detailing Example of a Minimal Traditional House. Source: Historic Resources Group. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 151 RANCH The Ranch style enjoyed enormous popularity throughout the United States during the late 1950s and 1960s, becoming the predominant domestic style in Southern California’s postwar suburbs. The Ranch style emerged from the 1930s designs of Southern California architect Cliff May, who merged modernist ideas with traditional notions of the working ranches of the American West. The resulting architectural style – characterized by its low horizontal massing, sprawling interior plan, and wooden exterior detailing - embodied the mid-century ideal of “California living.” Character-defining features include:  One-story configuration  Sprawling plan, often with radiating wings  Low, horizontal massing with wide street facade  Low-pitched hip or gable roof with wide open eaves and wood shakes  Wood lap or board-and-batten cladding, often with brick or stucco accents  Large wood multi-light windows (picture, double-hung sash, diamond-pane)  Wide recessed front porch with wood supports and balustrades  Attached two-stall garage  Details may include such as wooden shutters, attic vents in gable ends, hipped dovecote, extended gables, or scalloped barge boards  Common sub-styles include California Ranch and Modern Ranch 1755 Tanglewood. Source: Historic Resources Group. 1749 San Luis Drive.Source: Historic Resources Group. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 152 MID-CENTURY MODERN Mid-century Modern is a term used to describe a post-World War II iteration of the International Style in both residential and commercial design. The International Style was characterized by geometric forms, smooth wall surfaces, and an absence of exterior decoration. Mid-century Modern represents the adaptation of these elements to the local climate and topography, as well as to the postwar need for efficiently-built, moderately-priced homes and buildings. The Mid-century Modern building is characterized by its clear expression of structure and materials, large expanses of glass, and open interior plan. Character-defining Features  One or two-story configuration  Simple geometric forms  Expressed post-and-beam construction, in wood or steel  Flat roof with wide overhanging eaves and cantilevered canopies  Unadorned wall surfaces  Exterior panels of wood, stucco, brick or stone  Flush-mounted metal frame full-height and clerestory windows  Exterior staircases, decks, patios and balconies  Little or no exterior decorative detailing  Expressionistic/Organic subtype: sculptural forms and geometric shapes, including butterfly, A- frame, folded plate or barrel vault roofs 2525 Augusta Street, 1951. Source: Historic Resources Group. 201 Buena Vista Street, 1964.Source: Historic Resources Group. City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 153 GOOGIE Googie has been described as Modernism for the masses. With its swooping lines and organic shapes, the style attempted to capture the playful exuberance of postwar America. Named for the John Lautner-designed Googie’s Restaurant in Los Angeles, the style was widely employed in roadside commercial architecture of the 1950s, including coffee shops, bowling alleys, and car washes. Character-defining features include:  Expressive rooflines, including butterfly, folded-plate, and cantilevers  Organic, abstract, and parabolic shapes  Clear expression of materials, including concrete, steel, asbestos, cement, glass block, plastic, and plywood  Large expanses of plate glass  Thematic ornamentation, including tiki and space age motifs  Primacy of signage, including the pervasive use of neon SLO Coast Diner (former Denny’s), 1460 Calle Joaquin, c. 1960. Source: City of San Luis Obispo. City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 154 BIBLIOGRAPHY Angel, Myron. History of San Luis Obispo County with Illustrations. Oakland, CA: Thompson & West, 1883. Reprinted by Fresno Valley Publishers, CA, 1979. California Military History Online. http://www.militarymuseum.org/HistoryWWII.html. Accessed January 2013. California Department of Transportation. Tract Housing in California, 1945-1973: A Context for National Register Evaluation, 2011. “Cal Poly History.” Cal Poly San Luis Obispo Robert E. Kennedy Library. http://lib.calpoly.edu/universityarchives/history/. Accessed April 2013. Calvin Coolidge Papers. “Transportation – General 1923-28: Automobiles and the Highways,” Library of Congress, American Memory Collection, http://memory.loc.gov/cgi- bin/query/r?ammem/coolbib@field(subj+@band(Roads+)). Accessed January 2013. “Camp San Luis Obispo.” Global Security. http://www.globalsecurity.org/military/facility/camp-san- luis-obispo.htm. Accessed April 2013. City of San Luis Obispo. “Draft Historical and Architectural Conservation Element,” n.d. ___. “Guide to Architectural Styles in San Luis Obispo,” October 1982. ___. “Completion Report: Historic Resources Survey,” July 1983. ___. “Historic Preservation Program Guidelines,” November 2010. ___. “Historic Resources Inventory,” 2011-2012. Franks, Janet Penn. San Luis Obispo: A History in Architecture. Charleston, South Carolina: Arcadia Publishing, 2004. Haggard, Ken. San Luis Obispo Architecture: A Brief Architectural History of San Luis Obispo. San Luis Obispo, CA: Central Coast Press, 2004. Heizer, Robert F. Handbook of North American Indians, Washington: Smithsonian Institution, 1978. “Highlights in the History of Cal Poly.” Cal Poly San Luis Obispo, Robert E. Kennedy Library. http://lib.calpoly.edu/universityarchives/history/timeline/. Accessed April 2013. Historic American Buildings Survey. “Mission San Luis Obispo de Tolosa, 782 Monterey Street, San Luis Obispo, San Luis Obispo County, CA.” http://www.loc.gov/pictures/item/ca0799/. Accessed April 2013. City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 155 “Historic California Posts: Camp San Luis Obispo, including Camp Merriam and Baywood Park Training Area.” The California State Military Museum, http://www.militarymuseum.org/CSLO%20History.html. Accessed April 2013. “Historic California Posts: Estrella Army Air Field.” The California State Military Museum, http://www.militarymuseum.org/EstrellaAAF.html. Accessed January 2013. James, George Wharton. The Old Franciscan Missions of California. Boston: Little, Brown & Company, 1919. Jordan, Adrianna. The Historical Influence of the Railroads on Urban Development and Future Economic Potential in San Luis Obispo. Cal Poly San Luis Obispo, Master’s Thesis, Master of City and Regional Planning, August 2011. Krell, Dorothy. The California Missions. Menlo Park, CA: Sunset Books, 1979. Landwehr, Lynne. “History in San Luis Obispo County.” http://www.historyinslocounty.org. Accessed January 2013. “Layout of Mission San Luis Obispo c. 1856.” California Missions Resource Center. http://www.missionscalifornia.com/gallery/gal_layout-mission-san-luis-obispo.html. Accessed April 2013. Lovell, Margaret. “Historical Resources Survey II: Completion Report,” January, 1992. McKeen, Rose. Parade along the Creek: Memories of Growing up with San Luis Obispo. San Luis Obispo, CA: Central Coast Publishers, 1988. “Master Plan History.” Cal Poly Administration & Finance. http://afd.calpoly.edu/facilities/masterplan/archive/history/master.htm. Accessed February 2013. “Mission History.” Mission San Luis Obispo de Tolosa. http://www.missionsanluisobispo.org/?page_id=207. Accessed April 2013. Morrison, Annie L. and John H. Haydon. History of San Luis Obispo County and Environs, California, with Biographical Sketches of the Leading Men and Women of the County and Environs Who Have Been Identified with the Growth and Development of the Section from the Early Days to the Present History. Los Angeles: Historic Record Company, 1917. National Park Service. “National Register Bulletin 16A. How to Complete the National Register Registration Form.” Washington D.C.: National Park Service, U.S. Department of the Interior, 1997. Nettles, Wendy M. “The Copelands Project: Neophytes, Shopkeepers, and the Soiled Doves of San Luis Obispo.” City of San Luis Obispo, Community Development Department, October 2006. City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 156 ___. “The Archaeology of the Marsh Street Garage Expansion Project: A Glimpse of Victorian Life in San Luis Obispo, California.” San Luis Obispo County Archaeological Society, Occasional Paper No. 20, 2012. Nicholson, Loren. Rails Across the Ranchos. San Luis Obispo, CA: California Heritage Publishing Associates, 1993. “Obituary: George Hasslein, 83; Dean of Cal Poly San Luis Obispo School of Architecture,” Los Angeles Times, September 8, 2001. “Old Mission Church Catholic Cemetery.” San Luis Obispo County Genealogical Society. http://www.slocgs.org/slocem/old.mission/. Accessed April 2013. Pavlik, Robert C. “Historical Architectural Survey Report for the Cuesta Grade Project,” California Department of Transportation, October 1994. ___. “A Railroad Runs Through It: The San Luis Obispo Southern Pacific Railroad Historic District,” n.d. Website: http://www.heritageshared.org/docs/essays/roadscholars/roadscholars.html. Accessed March 2013. Rafferty, Tod, ed. The Achievers: Central California’s Engineering Pioneers. San Luis Obispo, CA: Central Coast History Foundation, 2004. Robinson, W.W. The Story of San Luis Obispo County. Los Angeles, CA: Title Insurance and Trust Company, 1957. San Luis Obispo County Historical Society. “The Dallidet Family History.” http://www.slochs.org/history.asp. Accessed January 2013. San Luis Obispo Tribune. Souvenir Railroad Edition, May 5, 1894. San Luis Obispo, CA: The Library Associates, Robert E. Kennedy Library, California Polytechnic State University, 199. Sheridan, Edwin, M. History of Santa Barbara, San Luis Obispo and Ventura Counties California. Chicago: The Lewis Publishing Company, 1917. Starr, Kevin. Embattled Dreams: California in War and Peace, 1940-1950. New York: Oxford University Press, 2002. Storke, Yda Addis. A Memorial and Biographical History of the Counties of Santa Barbara, San Luis Obispo, and Ventura, California. Chicago: The Lewis Publishing Company, 1891. Transcribed to http://ca-files.biofiles.us.htm. Accessed January 2013. Taylor, Patti and Suzette Lees. 75 SLO City Sites: An Informative Self-Guided Architectural Tour in Historic San Luis Obispo. San Luis Obispo, CA: Graphic Communication Institute at Cal Poly, California Polytechnic State University, 2010. City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 157 The Library Associates. A Vast Pictorial Domain: San Luis Obispo County in the 1870s. San Luis Obispo, CA: The Library Associates, Robert E. Kennedy Library, California Polytechnic State University, 1993. Tritenbach, Paul. San Luis Obispo Discoveries. San Luis Obispo, Excellence Press: 1989. Weitze, Karen. California’s Mission Revival. Los Angeles: Hennessey & Ingalls, 1984. White, Roger. “At Home on the Highway,” American Heritage Magazine, December 1985. http://www.americanheritage.com/articles/magazine/ah/1985/1/1985_1_98.shtml. Accessed January 2013. “William Weeks.” https://digital.lib.washington.edu/php/architect/record. Accessed January 2013. Zike, Allison Dean. “Mid-Twentieth Century Residential Development in San Luis Obispo,” A Thesis presented to the Faculty of California Polytechnic State University, San Luis Obispo, June 2012. City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 158 APPENDIX A: EVALUATION CRITERIA NATIONAL REGISTER OF HISTORIC PLACES The National Register of Historic Places is an authoritative guide to be used by Federal, State, and local governments, private groups, and citizens to identify the Nation's cultural resources and to indicate what properties should be considered for protection from destruction or impairment.95 The National Park Service administers the National Register program. Listing in the National Register assists in preservation of historic properties in several ways, including: recognition that a property is of significance to the nation, the state, or the community; consideration in the planning for federal or federally assisted projects; eligibility for federal tax benefits; and qualification for Federal assistance for historic preservation, when funds are available. To be eligible for listing and/or listed in the National Register, a resource must possess significance in American history and culture, architecture, or archaeology. Listing in the National Register is primarily honorary and does not in and of itself provide protection of a historic resource. The primary effect of listing in the National Register on private owners of historic buildings is the availability of financial and tax incentives. In addition, for projects that receive Federal funding, a clearance process must be completed in accordance with Section 106 of the National Historic Preservation Act. State and local regulations may also apply to properties listed in the National Register. The criteria for listing in the National Register follow established guidelines for determining the significance of properties. The quality of significance in American history, architecture, archeology, engineering, and culture is present in districts, sites, buildings, structures, and objects: A. That are associated with events that have made a significant contribution to the broad patterns of our history; or B. That are associated with the lives of persons significant in our past; or C. That embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or D. That have yielded, or may be likely to yield, information important in prehistory or history. 96 Standard preservation practice evaluates collections of buildings from similar time periods and historic contexts as historic districts. The National Park Service defines a historic district as “a significant 95 36CFR60, Section 60.2. 96 36CFR60, Section 60.3. City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 159 concentration, linkage, or continuity of sites, buildings, structures, or objects united historically or aesthetically by plan or physical development.”97 CALIFORNIA REGISTER OF HISTORICAL RESOURCES The California Register is an authoritative guide in California used by State and local agencies, private groups, and citizens to identify the State's historical resources and to indicate what properties are to be protected, to the extent prudent and feasible, from substantial adverse change.98 The criteria for eligibility for listing in the California Register are based upon National Register criteria. These criteria are: 1. 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. 2. Associated with the lives of persons important to local, California or national history. 3. 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. 4. Has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California or the nation. The California Register consists of resources that are listed automatically and those that must be nominated through an application and public hearing process. The California Register includes the following:  California properties formally determined eligible for (Category 2 in the State Inventory of Historical Resources), or listed in (Category 1 in the State Inventory), the National Register of Historic Places.  State Historical Landmarks No. 770 and all consecutively numbered state historical landmarks following No. 770. For state historical landmarks preceding No. 770, the Office of Historic Preservation (OHP) shall review their eligibility for the California Register in accordance with procedures to be adopted by the State Historical Resources Commission (commission).  Points of historical interest which have been reviewed by the OHP and recommended for listing by the commission for inclusion in the California Register in accordance with criteria adopted by the commission.99 97 National Register Bulletin 15. (5) 98 California PRC, Section 5023.1(a). 99 California PRC, Section 5023.1(d).  City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 160 Other resources which may be nominated for listing in the California Register include:  Individual historical resources.  Historical resources contributing to the significance of an historic district.  Historical resources identified as significant in historical resources surveys, if the survey meets the criteria listed in subdivision (g) of Section 5023.1” of the Public Resources Code.  Historical resources and historic districts designated or listed as city or county landmarks or historic properties or districts pursuant to any city or county ordinance, if the criteria for designation or listing under the ordinance have been determined by the office to be consistent with California Register criteria.  Local landmarks or historic properties designated under any municipal or county ordinance.100 LOCAL DESIGNATION In 2010, the City of San Luis Obispo adopted a Historic Preservation Ordinance that outlines the procedures and criteria for the inclusion of historic or cultural resources on the City’s Master List or Contributing List of Historic Resources. 101 In order to be eligible for designation, the resource must exhibit a high level of historic integrity, be at least fifty (50) years old,102 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. 100 California PRC, Section 5023.1(e). 101 City of San Luis Obispo, “Historic Preservation Ordinance, Section 14.01.070,” December 7, 2010. 102 Properties less than 50 years old can be designated if it can be demonstrated that enough time has passed to understand the historical importance. City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 161 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: 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). City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 162 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). 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. Integrity In addition to meeting any or all of the designation criteria listed above, properties nominated must also possess historic integrity. Historic integrity is the ability of a property to convey its significance and is defined as “the authenticity of a property’s historic identity, evidenced by the survival of physical characteristics that existed during the property’s historic period.”103 The National Register recognizes seven aspects or qualities that comprise integrity, which are also referenced in the City’s local ordinance: location, design, setting, materials, workmanship, feeling, and association. These qualities are defined as follows: Location is the place where the historic property was constructed or the place where the historic event took place. Design is the combination of elements that create the form, plan, space, structure, and style of a property. Setting is the physical environment of a historic property. Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. 103 National Register Bulletin 16A. City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 163 Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. Feeling is a property's expression of the aesthetic or historic sense of a particular period of time. Association is the direct link between an important historic event or person and a historic property.104 In assessing a property's integrity, the National Park Service recognizes that properties change over time. National Register Bulletin 15 provides: To retain historic integrity a property will always possess several, and usually most, of the aspects. It is not necessary for a property to retain all its historic physical features or characteristics. The property must retain, however, the essential physical features that enable it to convey its historic identity. A property that has lost some historic materials or details can be eligible if it retains the majority of the features that illustrate its style in terms of the massing, spatial relationships, proportion, pattern of windows and doors, texture of materials, and ornamentation. The property is not eligible, however, if it retains some basic features conveying massing but has lost the majority of the features that once characterized its style.105 For properties which are considered significant under National Register Criteria A and B, National Register Bulletin 15 states: A property that is significant for its historic association is eligible if it retains the essential physical features that made up its character or appearance during the period of its association with the important event, historical pattern, or person(s). A property important for illustrating a particular architectural style or construction technique must retain most of the physical features that constitute that style or technique.106 A property that has sufficient integrity for listing at the national, state, or local level will typically retain a majority of the identified character-defining features, and will retain sufficient integrity to convey its significance. The required aspects of integrity are dependent on the reason for a property’s significance. Increased age and rarity of the property type are also considerations when assessing integrity thresholds. For example, for properties that are significant for their architectural merit (Criterion C/3/A.1-.3), a higher priority is placed on integrity of design, materials, and workmanship. For properties that are 104 U.S. Department of Interior, National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Washington D.C.: National Park Service, 1995. 105National Register Bulletin 15. 106National Register Bulletin 15. City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 164 significant for their association with important events or people, integrity of feeling and/or association may be more important. City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 165 APPENDIX B: PROPERTIES LISTED IN THE NATIONAL REGISTER HISTORIC NAME ADDRESS Ah Louis Store 800 Palm Street Myron Angel House 714 Buchon Street Robert Jack House 536 Marsh Street Pacific Coast Railway Company Grain Warehouse 65 Higuera Street The Powerhouse Cal Poly San Luis Obispo, northeast corner of South Perimeter Road & Cuesta Avenue San Luis Obispo Carnegie Library 696 Monterey Street Tribune-Republic Building 1763 Santa Barbara Street William Shipsey House 1266 Mill Street City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 166 APPENDIX C: MASTER LIST OF HISTORIC RESOURCES107 ADDRESS STREET HISTORIC NAME YEAR BUILT 1590 LIZZIE LA LOMA DE LA NOPALERA ADOBE 1780 782 MONTEREY MISSION SAN LUIS OBISPO 1812 964 CHORRO SAUER/ADAMS ADOBE 1820 1451 ANDREWS ANDREWS ADOBE 1830 747 MONTEREY MURRAY ADOBE 1850 868 CHORRO MANCILLA/FREITAS ADOBE 1850 1341 PURPLE SAGE RODRIGUEZ ADOBE 1850 466 DANA ROSA BUTRON ADOBE 1860 642 MONTEREY HAYS/LATTIMER ADOBE 1860 1185 PACIFIC DALLIDET ADOBE 1860 1344 NIPOMO ST. STEPHEN'S EPISCOPAL CHURCH 1873 1763 SANTA BARBARA TRIBUNE REPUBLIC BUILDING 1873 644 ISLAY DANA/PARSONS HOUSE 1875 848 MONTEREY SAUER BAKERY 1875 1314 PALM RIGHETTI HOUSE 1877 1500 ETO SOLOMON FOREMAN HOUSE 1878 536 MARSH JACK HOUSE 1880 670 ISLAY FITZPATRICK HOUSE 1880 3897 HIGUERA, SOUTH LONG/BONETTI RANCH 1880 547 MARSH KAETZEL HOUSE 1882 236 HIGUERA H. H. WAITE PLANING MILL 1883 849 HIGUERA GOLDTREE BLOCK/HOTEL WINEMAN 1883/1930 1129 GARDEN LAIRD BUILDING 1883 1306 CHORRO REGAN HOUSE 1883 800 PALM AH LOUIS STORE 1884 849 MONTEREY SINSHEIMER BUILDING 1884 1429 OSOS FRANK CAMPBELL MITCHELL HOUSE 1884-85 75 HIGUERA LOOMIS FEED CO.WAREHOUSE 1885 1029 CHORRO DUGHI BUILDING 1885 1033 CHORRO WICKENDEN BUILDING 1885 1406 MORRO SNYDER HOUSE 1885 714 BUCHON MYRON ANGEL HOUSE 1886-91 963 BROAD MANDERSCHEID HOUSE 1886-91 1703 SANTA BARBARA CALL HOTEL 1886 1117 MARSH ESQUAR HOUSE 1888 1135 MARSH SHIPMAN HOUSE 1888 559 PISMO BIDDLE HOUSE 1889 107 City of San Luis Obispo, “Master List of Historic Resources,” March 2012. Organized by date of construction. City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 167 ADDRESS STREET HISTORIC NAME YEAR BUILT 2132 HARRIS WEILL HOUSE 1889 71 PALOMAR SANDFORD HOUSE 1890 497 ISLAY VOLLMER HOUSE 1890 671 PISMO LEWIN HOUSE 1890 676 PISMO GREENFIELD HOUSE 1890 740 HIGUERA VOLLMER GROCERY 1890 777 JOHNSON BUCKLEY HOUSE 1890 856 HIGUERA SANDERCOCK TRANSFER BUILDING 1890 1141 MARSH THE NURSE'S HOUSE 1890 1266 MILL SHIPSEY HOUSE 1890 1428 NIPOMO ROGERS HOUSE 1890 1510 BROAD MCKENNON HOUSE 1890 1518 CHORRO BROOKS HOUSE 1890 1907 CHORRO FINNEY HOUSE 1890 1953 CHORRO OLIVER HOUSE 1890-1910 799 HIGUERA COMMERCIAL BANK BUILDING 1891 1720 JOHNSON THE JUDGE'S HOUSE 1892-1906 998 MONTEREY ANDREWS BUILDING 1893-1906 687 ISLAY ERICKSON HOUSE 1894-95 1118 PALM GREGG HOUSE 1894 860 BUCHON HOURIHAN HOUSE 1895 1445 BROAD FALKENSTEIN HOUSE 1895 1504 BROAD VETTERLINE HOUSE 1895-1900 1716 OSOS HAGEMAN SANITARIUM 1895 726 HIGUERA KLUVER CIGAR FACTORY 1897 1435 BROAD MILLER HOUSE 1897 532 DANA ANDERSON HOUSE 1898 779 BUCHON UPHAM HOUSE 1898 1212 GARDEN GOLDTREE/MCCAFFREY HOUSE 1898 785 BUCHON MARSHALL HOUSE 1899 461 ISLAY ERICKSON HOUSE 1900 463 ISLAY FUMIGALLI HOUSE 1900 690 ISLAY KIMBALL HOUSE 1900 726 BUCHON JESSIE WRIGHT MATERNITY HOME 1900 1636 MORRO BAKER HOUSE 1900 1642 MORRO ALBERT HOUSE 1900 1700 OSOS ALLEN HOUSE 1900 1940 SANTA BARBARA SOUTHERN PACIFIC WAREHOUSE 1900 1019-23 LEFF POST HOUSE 1900 649 PISMO MCMANUS HOUSE 1901 767 HIGUERA BANK OF AMERICA BUILDING 1901-02 793 BUCHON CROCKER HOUSE 1901-02 1021 RAILROAD SP TRANSPORTATION CO. BLDG. 1901-13 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 168 ADDRESS STREET HISTORIC NAME YEAR BUILT 1717 SANTA BARBARA WILLIAM M. DUFF HOUSE 1901 280 PISMO OLD GAS WORKS 1902 794 BUCHON FITZGERALD HOUSE 1902 752 BUCHON STANTON HOUSE 1903-05 771 BUCHON BREW HOUSE 1903 796 HIGUERA JOHNSON BUILDING 1903-04 852 HIGUERA A. F. FITZGERALD BUILDING 1903 1446 NIPOMO NICHOLS HOUSE 1903 1546 CHORRO FLEUGER HOUSE 1903 1746 CHORRO ASTON HOUSE 1903 696 MONTEREY CARNEGIE LIBRARY 1904-05 751 BUCHON KAISER HOUSE 1904-08 842 HIGUERA WARDEN/TOWER BUILDING 1904 850 BUCHON CLARK/NORTON HOUSE 1904-08 1426 BROAD DUTTON HOUSE 1904-08 1516 BROAD RENETZKY HOUSE 1904 1725 SANTA BARBARA ALEXANDER GALEWSKI HOUSE 1904 719 HIGUERA GREENFIELD BUILDING 1905 951 MARSH FIRST PRESBYTERIAN CHURCH 1905 978 OLIVE HERITAGE INN 1905 1129 MARSH RAMAGE HOUSE 1905 1306 MILL SMITH HOUSE 1905 1530 BROAD TUCKER HOUSE 1905 1624 MORRO BULLARD HOUSE 1905 736 HIGUERA CARRISA BUILDING 1906 1105 GEORGE EDWARD F. BUSHNELL HOUSE 1906 1123 PISMO THORNE HOUSE 1906 1318 CHORRO MAZZA HOUSE 1906 664 MONTEREY DR. GEORGE B. NICHOLS HOUSE 1907 1301 OSOS FIRST BAPTIST CHURCH 1907 1815 OSOS PARK/REIDY HOTEL 1907 1127 PEACH J. MAINO HOUSE 1908 2030 JOHNSON OLD SLO HIGH SCHOOL CLASSROOM 1908 863 PACIFIC ZION LUTHERAN CHURCH 1909-10 1026 CHORRO WADE BUILDING 1909 1330 MILL MUSCIO HOUSE 1909 535 ISLAY SANDERCOCK HOUSE 1910 570 HIGUERA GOLDEN STATE CREAMERY 1910 745 BUCHON BRADBURY HOUSE 1910 790 ISLAY JACKSON HOUSE 1910 1128 PEACH MAINO/RIGHETTI HOUSE 1910 1345 BROAD ANDERSON HOUSE 1910-14 743 BUCHON BRADBURY SANITARIUM 1911-12 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 169 ADDRESS STREET HISTORIC NAME YEAR BUILT 1144 PALM PAYNE HOUSE 1911-13 1160 MARSH STOVER'S SANITARIUM 1911 868 MONTEREY MUZIO'S GROCERY 1912 868 UPHAM HARRY E LYMAN HOUSE 1912 1116 PISMO VOLLMER HOUSE 1912 1119 GARDEN UNION HARDWARE BUILDING 1912 1318 PACIFIC LOUISIANA CLAYTON DART 1912 1880 SANTA BARBARA CHANNEL COMMERCIAL COMPANY 1912 1902 CHORRO BITTICK RESIDENCE 1912-13 859 MARSH MASONIC TEMPLE 1913 1130 GARDEN STOVER BUILDING 1913 1407 NIPOMO PATTON HOUSE 1913 550 DANA BARNEBERG HOUSE 1914 896 BUCHON CROSSETT HOUSE 1914-18 1052 ISLAY KAUFMAN HOUSE 1915 1145 MARSH FAULKNER HOUSE 1915 1333 MILL BURCH HOUSE 1915 1511 MORRO MARTHA DUNLAP HOUSE 1916 1445 SANTA ROSA KINDERGARTEN SCHOOL 1917 375 CHORRO CHRIS ANHOLM HOUSE 1919-20 890 BUCHON PAULSON HOUSE 1919 1204 NIPOMO PARSONS HOUSE 1919 843 UPHAM CHAPEK HOUSE 1921 1352 PACIFIC CHARLES JOHN KELLY 1921 1531 SANTA ROSA ADRIANCE COURT 1921 955 MONTEREY ANDERSON HOTEL 1922-23 962 MONTEREY BRUNNER BUILDING 1922-23 1335 ROUNDHOUSE SOUTHERN PACIFIC ROUNDHOUSE 1923 1123 GARDEN SMITH BUILDING 1924-25 2223 MONTEREY MILESTONE MOTEL INN 1924-25 774 MARSH SNYDER BUILDING 1925 893 MARSH U.S. POST OFFICE 1925 1460 MILL MUGLER HOUSE 1925 591 ISLAY SANDERCOCK HOUSE 1926-27 1424 MILL MAINO HOUSE 1926 59 BENTON WAY J. J. DUNNE HOUSE 1927 1443 OSOS M. F. AVILA HOUSE 1927-29 981 MARSH FREDERICK HART BUILDING 1928 2243 SANTA YNEZ FAULSTICH HOUSE 1928 890 OSOS TEASS HOUSE 1929 991 NIPOMO HARMONY CREAMERY 1929 1167 MARSH GRAVES HOUSE 1929 1305 PALM RIGHETTI APARTMENTS 1929 116 CHORRO MICHAEL C. HALPIN HOUSE 1930 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 170 ADDRESS STREET HISTORIC NAME YEAR BUILT 1305 MARSH REID HOUSE 1930 50 HIGUERA DIV. OF HIGHWAYS DIST. 5 OFF. 1931 148 BROAD BRAZIL HOUSE 1931-33 777 HIGUERA DOTON BUILDING 1931 1323 MILL LAIRD HOUSE 1931 1411 BROAD MAIER HOUSE 1933 1815 MONTEREY MONDAY CLUB 1933 1499 SAN LUIS DRIVE SLO HIGH SCHOOL GYMNASIUM 1936 1100 IRIS SOUTHERN PACIFIC WATER TOWER 1940 750 PISMO OLD FIRE STATION BUILDING 1941 976 OSOS COUNTY COURTHOUSE 1941 1035 MONTEREY FREMONT THEATER 1941 1011 RAILROAD SOUTHERN PACIFIC DEPOT 1943 990 PALM SAN LUIS OBISPO CITY HALL 1951 1106 PACIFIC KUNDERT MEDICAL BUILDING 1956 100 MADONNA MADONNA INN 1961-69 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 171 APPENDIX D: LIST OF CONTRIBUTING HISTORIC RESOURCES108 ADDRESS DISTRICT OR NEIGHBORHOOD DATE LISTED 1428 Beach Old Town 2/3/1987 1520 Beach Old Town 2/3/1987 1342 Breck East Railroad Area 2/20/2007 156 Broad Mt. Pleasanton/Anholm 8/18/1998 207 Broad Mt. Pleasanton/Anholm 8/18/1998 236 Broad Mt. Pleasanton/Anholm 8/18/1998 282 Broad Mt. Pleasanton/Anholm 8/18/1998 301 Broad Mt. Pleasanton/Anholm 8/18/1998 368 Broad Mt. Pleasanton/Anholm 8/18/1998 381 Broad Mt. Pleasanton/Anholm 8/18/1998 397 Broad Mt. Pleasanton/Anholm 8/18/1998 453 Broad Mt. Pleasanton/Anholm 8/18/1998 456 Broad Mt. Pleasanton/Anholm 8/18/1998 457 Broad Mt. Pleasanton/Anholm 8/18/1998 464 Broad Mt. Pleasanton/Anholm 8/18/1998 472 Broad Mt. Pleasanton/Anholm 8/18/1998 967 Broad Downtown 8/16/1983 975 Broad Downtown 8/16/1983 1019-23 Broad Downtown 8/16/1983 1405 Broad Old Town 8/16/1983 1408-10 Broad Old Town 8/16/1983 1418 Broad Old Town 8/16/1983 1421 Broad Old Town 8/16/1983 1427 Broad Old Town 8/16/1983 1505 Broad Old Town 8/16/1983 1511-13 Broad Old Town 08/16/83. 1519 Broad Old Town 8/16/1983 1531 Broad Old Town 8/16/1983 1536 Broad Old Town 8/16/1983 1544 Broad Old Town 8/16/1983 530 Buchon Old Town 2/3/1987 108 City of San Luis Obispo, “List of Contributing Historic Resources,” January 2013. City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 172 ADDRESS DISTRICT OR NEIGHBORHOOD DATE LISTED 533 Buchon Old Town 2/3/1987 540 Buchon Old Town 2/3/1987 549 Buchon Old Town 2/3/1987 575 Buchon Old Town 8/16/1983 578 Buchon Old Town 2/3/1987 586-88 Buchon Old Town 8/16/1983 594 Buchon Old Town 8/16/1983 641 Buchon Old Town 8/16/1983 651 Buchon Old Town 2/3/1987 654 Buchon Old Town 8/16/1983 658 Buchon Old Town 8/16/1983 661 Buchon Old Town 8/16/1983 665 Buchon Old Town 8/16/1983 670 Buchon Old Town 8/16/1983 673 Buchon Old Town 8/16/1983 676-80 Buchon Old Town 8/16/1983 677 Buchon Old Town 8/16/1983 685 Buchon Old Town 8/16/1983 722 Buchon Old Town 2/3/1987 770 Buchon Old Town 2/3/1987 871 Buchon Old Town 2/3/1987 880 Buchon Old Town 2/3/1987 885 Buchon Old Town 2/3/1987 889 Buchon Old Town 2/3/1987 966 Buchon Old Town 2/3/1987 973 Buchon Old Town 2/3/1987 977 Buchon Old Town 2/3/1987 1015 Buchon Old Town 2/3/1987 1035 Buchon Old Town 2/3/1987 1045 Buchon Old Town 2/3/1987 1051 Buchon Old Town 2/3/1987 1057 Buchon Old Town 2/3/1987 1067 Buchon Old Town 2/3/1987 1110 Buchon Old Town 2/3/1987 1118 Buchon Old Town 2/3/1987 1124 Buchon Old Town 2/3/1987 1126 Buchon Old Town 2/3/1987 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 173 ADDRESS DISTRICT OR NEIGHBORHOOD DATE LISTED 1132 Buchon Old Town 2/3/1987 1135 Buchon Old Town 2/3/1987 1137 Buchon Old Town 2/3/1987 1144 Buchon Old Town 2/3/1987 1145 Buchon Old Town 2/3/1987 1151 Buchon Old Town 2/3/1987 1152 Buchon Old Town 2/3/1987 1157 Buchon Old Town 2/3/1987 1160 Buchon Old Town 2/3/1987 1165 Buchon Old Town 2/3/1987 1170 Buchon Old Town 2/3/1987 1175 Buchon Old Town 2/3/1987 1176 Buchon Old Town 2/3/1987 1182 Buchon Old Town 2/3/1987 1189 Buchon Old Town 2/3/1987 1190 Buchon Old Town 2/3/1987 1203 Buchon N/A 11/6/2012 1216 Buchon N/A 11/6/2012 1227 Buchon N/A 11/6/2012 1256 Buchon N/A 11/6/2012 1262 Buchon N/A 11/6/2012 285 Buena Vista Monterey Heights 5/20/2008 405 Buena Vista Monterey Heights 5/21/2008 495 Buena Vista Monterey Heights 5/22/2008 742 Center Mt. Pleasanton/Anholm 1/5/1999 755 Center Mt. Pleasanton/Anholm 1/5/1999 30 Chorro Mt. Pleasanton/Anholm 1/5/1999 45 Chorro Mt. Pleasanton/Anholm 1/5/1999 59 Chorro Mt. Pleasanton/Anholm 1/5/1999 63 Chorro Mt. Pleasanton/Anholm 1/5/1999 69 Chorro Mt. Pleasanton/Anholm 1/5/1999 115 Chorro Mt. Pleasanton/Anholm 1/5/1999 116 Chorro Mt. Pleasanton/Anholm 1/5/1999 158 Chorro Mt. Pleasanton/Anholm 1/5/1999 173 Chorro Mt. Pleasanton/Anholm 1/5/1999 183 Chorro Mt. Pleasanton/Anholm 1/5/1999 190 Chorro Mt. Pleasanton/Anholm 1/5/1999 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 174 ADDRESS DISTRICT OR NEIGHBORHOOD DATE LISTED 211 Chorro Mt. Pleasanton/Anholm 1/5/1999 360 Chorro Mt. Pleasanton/Anholm 1/5/1999 368 Chorro Mt. Pleasanton/Anholm 5/4/1999 369 Chorro Mt. Pleasanton/Anholm 5/4/1999 375 Chorro Mt. Pleasanton/Anholm 5/4/1999 395 Chorro Mt. Pleasanton/Anholm 5/4/1999 398 Chorro Mt. Pleasanton/Anholm 5/4/1999 431 Chorro Mt. Pleasanton/Anholm 5/4/1999 453 Chorro Mt. Pleasanton/Anholm 5/4/1999 476 Chorro Mt. Pleasanton/Anholm 5/4/1999 482 Chorro Mt. Pleasanton/Anholm 5/4/1999 487 Chorro Mt. Pleasanton/Anholm 5/4/1999 940-42 Chorro Downtown 8/16/1983 950 Chorro China Town 2/3/1987 970 Chorro Downtown 8/16/1983 978-80 Chorro Downtown 8/16/1983 984 Chorro Downtown 8/16/1983 1023 Chorro Downtown 2/3/1987 1111 Chorro Downtown 2/3/1987 1119 Chorro Downtown 2/3/1987 1534 Chorro Old Town 2/3/1987 888 Church Old Town 2/3/1987 893 Church Old Town 2/3/1987 971 Church Railroad 2/3/1987 972 Church Old Town 2/3/1987 1010 Church Railroad 2/3/1987 1018 Church Railroad 2/3/1987 1022 Church Railroad 2/3/1987 1028 Church Railroad 2/3/1987 1034 Church Railroad 2/3/1987 465 Dana Downtown 2/3/1987 469 Dana Downtown 2/3/1987 507/515 Dana Downtown 2/3/1987 522 Dana Downtown 2/3/1987 525 Dana Downtown 2/3/1987 531 Dana Downtown 2/3/1987 543 Dana Downtown 2/3/1987 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 175 ADDRESS DISTRICT OR NEIGHBORHOOD DATE LISTED 547 Dana Downtown 2/3/1987 577 Dana Downtown 2/3/1987 579 Dana Downtown 2/3/1987 1013 Ella East Railroad 2/20/2007 1015 Ella East Railroad 2/20/2007 1240 Ella East Railroad 2/20/2007 1255 Ella East Railroad 2/20/2007 1265 Ella East Railroad 2/20/2007 1345 Ella #17 East Railroad 2/20/2007 1672 Fairview East Railroad 2/20/2007 1110 Garden Downtown 2/3/1987 1408 Garden Old Town 2/3/1987 1421 Garden Old Town 2/3/1987 1425 Garden Old Town 2/3/1987 1536 Garden Old Town 2/3/1987 1043 George East Railroad 2/20/2007 1127 George East Railroad 2/20/2007 1205 George East Railroad 2/20/2007 1215 George East Railroad 2/20/2007 1234 George East Railroad 2/20/2007 1236 George East Railroad 2/20/2007 673 Higuera Downtown 2/3/1987 685 Higuera Downtown 2/3/1987 686 Higuera Downtown 2/3/1987 698 Higuera Downtown 2/3/1987 699 Higuera Downtown 2/3/1987 705 Higuera Downtown 8/16/1983 715 Higuera Downtown 8/16/1983 717 Higuera Downtown 8/16/1983 718-20 Higuera Downtown 8/16/1983 723 Higuera Downtown 8/16/1983 725 Higuera Downtown 8/16/1983 728 Higuera Downtown 8/16/1983 733 Higuera Downtown 8/16/1983 746 Higuera Downtown 2/3/1987 751 Higuera Downtown 2/3/1987 760-70 Higuera Downtown 8/16/1983 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 176 ADDRESS DISTRICT OR NEIGHBORHOOD DATE LISTED 778 Higuera Downtown 2/3/1987 779-87 Higuera Downtown 8/16/1983 782-90 Higuera Downtown 8/16/1983 858 Higuera Downtown 2/3/1987 970 Higuera Downtown 2/3/1987 995 Higuera Downtown 2/3/1987 1303 Higuera N/A 11/6/2012 1311 Higuera N/A 11/6/2012 1339 Higuera N/A 11/6/2012 1361 Higuera N/A 11/6/2012 1368 Higuera N/A 11/6/2012 491 Hill Mt. Pleasanton/Anholm 7/9/1999 1136 Iris East Railroad 2/20/2007 1139 Iris East Railroad 2/20/2007 1140 Iris East Railroad 2/20/2007 1204 Iris East Railroad 2/20/2007 454 Islay Old Town 8/16/1983 462 Islay Old Town 8/16/1983 468 Islay Old Town 8/16/1983 481 Islay Old Town 8/16/1983 482 Islay Old Town 8/16/1983 530 Islay Old Town 8/16/1983 539 Islay Old Town 8/16/1983 542 Islay Old Town 8/16/1983 550 Islay Old Town 8/16/1983 559 Islay Old Town 8/16/1983 567 Islay Old Town 8/16/1983 572 Islay Old Town 8/16/1983 574 Islay Old Town 8/16/1983 575 Islay Old Town 8/16/1983 641 Islay Old Town 8/16/1983 654 Islay Old Town 8/16/1983 655 Islay Old Town 8/16/1983 662 Islay Old Town 8/16/1983 663 Islay Old Town 8/16/1983 675 Islay Old Town 8/16/1983 676 Islay Old Town 8/16/1983 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 177 ADDRESS DISTRICT OR NEIGHBORHOOD DATE LISTED 727 Islay Old Town 2/3/1987 744 Islay Old Town 2/3/1987 752 Islay Old Town 2/3/1987 753 Islay Old Town 2/3/1987 770 Islay Old Town 2/3/1987 827 Islay Old Town 2/3/1987 862 Islay Old Town 2/3/1987 868/870 Islay Old Town 2/3/1987 878 Islay Old Town 2/3/1987 879 Islay Old Town 2/3/1987 893 Islay Old Town 2/3/1987 974 Islay Old Town 2/3/1987 976 Islay Old Town 2/3/1987 978 Islay Old Town 2/3/1987 980 Islay Old Town 2/3/1987 1005 Islay Old Town 2/3/1987 1011 Islay Old Town 2/3/1987 1017 Islay Old Town 2/3/1987 1022 Islay Old Town 2/3/1987 1029 Islay Old Town 2/3/1987 1034 Islay Old Town 2/3/1987 1035 Islay Old Town 2/3/1987 1040 Islay Old Town 2/3/1987 1044 Islay Old Town 2/3/1987 1045 Islay Old Town 2/3/1987 1052 Islay Old Town 2/3/1987 1053 Islay Old Town 2/3/1987 1061 Islay Old Town 2/3/1987 1071 Islay Old Town 2/3/1987 1028 Islay A Old Town 1/18/2011 1117 Islay Old Town 2/3/1987 1120 Islay Old Town 2/3/1987 1121 Islay Old Town 2/3/1987 1129 Islay N/A 11/6/2012 1135 Islay N/A 11/6/2012 1153 Islay N/A 11/6/2012 1154 Islay N/A 11/6/2012 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 178 ADDRESS DISTRICT OR NEIGHBORHOOD DATE LISTED 1159 Islay N/A 11/6/2012 1160 Islay N/A 11/6/2012 1170 Islay N/A 11/6/2012 1184 Islay N/A 11/6/2012 772 Johnson Mill 8/16/1983 773 Johnson Mill 8/16/1983 879 Johnson Mill 2/3/1987 949 Johnson Mill 2/3/1987 955 Johnson Mill 2/3/1987 957 Johnson Mill 2/3/1987 1318 Johnson N/A 11/6/2012 1405 Johnson N/A 11/6/2012 1408 Johnson Johnson Avenue 10/7/1997 1436 Johnson N/A 11/6/2012 1985 Johnson East Railroad 2/20/2007 2105 Johnson East Railroad 2/20/2007 968 Leff Old Town 2/3/1987 976 Leff Old town 2/3/1987 1020 Leff Old town 2/3/1987 1027 Leff Old town 2/3/1987 1028 Leff Old town 2/3/1987 1035 Leff Old town 2/3/1987 1045 Leff Old town 2/3/1987 1051 Leff Old town 2/3/1987 1059 Leff Old town 2/3/1987 1160 Leff N/A 11/6/2012 1169 Leff N/A 11/6/2012 754 Lincoln Mt. Pleasanton/Anholm 5/4/1999 755 Lincoln Mt. Pleasanton/Anholm 5/4/1999 762 Lincoln Mt. Pleasanton/Anholm 5/4/1999 785 Lincoln Mt. Pleasanton/Anholm 5/4/1999 795 Lincoln Mt. Pleasanton/Anholm 5/4/1999 2102 Loomis Monterey Heights 5/20/2008 2122 Loomis Monterey Heights 5/21/2008 2160 Loomis Monterey Heights 5/22/2008 412 Marsh none 1/5/1999 742 Marsh Downtown 2/3/1987 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 179 ADDRESS DISTRICT OR NEIGHBORHOOD DATE LISTED 778 Marsh Downtown 2/3/1987 1302 Marsh N/A 11/6/2012 1310 Marsh N/A 11/6/2012 1320 Marsh N/A 11/6/2012 1339 Marsh N/A 11/6/2012 1343 Marsh N/A 11/6/2012 1350 Marsh N/A 11/6/2012 1356 Marsh N/A 11/6/2012 1359 Marsh N/A 11/6/2012 1360 Marsh N/A 11/6/2012 704 Meinecke Mt. Pleasanton/Anholm 5/4/1999 706 Meinecke Mt. Pleasanton/Anholm 5/4/1999 724 Meinecke Mt. Pleasanton/Anholm 5/4/1999 732 Meinecke Mt. Pleasanton/Anholm 5/4/1999 770 Meinecke Mt. Pleasanton/Anholm 5/4/1999 780 Meinecke Mt. Pleasanton/Anholm 5/4/1999 794 Meinecke Mt. Pleasanton/Anholm 5/4/1999 804 Meinecke Mt. Pleasanton/Anholm 5/4/1999 1162 Mill Mill 2/3/1987 1165 Mill Mill 2/3/1987 1168 Mill Mill 2/3/1987 1202 Mill Mill 8/16/1983 1214 Mill Mill 8/16/1983 1217 Mill Mill 8/16/1983 1220 Mill Mill 8/16/1983 1234 Mill Mill 8/16/1983 1237 Mill Mill 8/16/1983 1244 Mill Mill 8/16/1983 1253 Mill Mill 8/16/1983 1261 Mill Mill 8/16/1983 1262 Mill Mill 8/16/1983 1265 Mill Mill 8/16/1983 1307 Mill Mill 8/16/1983 1318 Mill Mill 8/16/1983 1333 Mill Mill 8/16/1983 1343 Mill Mill 8/16/1983 1344 Mill Mill 8/16/1983 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 180 ADDRESS DISTRICT OR NEIGHBORHOOD DATE LISTED 1350 Mill Mill 8/16/1983 1351-63 Mill Mill 8/16/1983 1360 Mill Mill 8/16/1983 1367 Mill Mill 8/16/1983 249 Mission Lane Mt. Mt. Pleasanton/Anholm 7/9/1999 728 Mission Mt. Pleasanton/Anholm 7/9/1999 734 Mission Mt. Pleasanton/Anholm 7/9/1999 752 Mission Mt. Pleasanton/Anholm 7/9/1999 610 Monterey Downtown 8/16/1983 614 Monterey Downtown 2/3/1987 658 Monterey Downtown 8/16/1983 667 Monterey Downtown 8/16/1983 679 Monterey Downtown 8/16/1983 840 Monterey Downtown 2/3/1987 857 Monterey Downtown 8/16/1983 861-63 Monterey Downtown 8/16/1983 886 Monterey Downtown 8/16/1983 894 Monterey Downtown 8/16/1983 895 Monterey Downtown 8/16/1983 956 Monterey Downtown 8/16/1983 974-82 Monterey Downtown 8/16/1983 1005 Monterey Downtown 8/16/1983 1009 Monterey Downtown 2/3/1987 879 Morro Downtown 2/3/1987 1009 Morro Downtown 2/3/1987 1336 Morro Old Town 2/3/1987 1346 Morro Old Town 2/3/1987 1428 Morro Old Town 2/3/1987 1436 Morro Old Town 2/3/1987 1444 Morro Old Town 2/3/1987 1512 Morro Old Town 2/3/1987 1520 Morro Old Town 2/3/1987 1527 Morro Old Town 2/3/1987 1528 Morro Old Town 2/3/1987 1535 Morro Old Town 2/3/1987 1536 Morro Old Town 2/3/1987 1543 Morro Old Town 2/3/1987 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 181 ADDRESS DISTRICT OR NEIGHBORHOOD DATE LISTED 1544 Morro Old Town 2/3/1987 1604 Morro Old Town 2/3/1987 1615 Morro Old Town 2/3/1987 1720 Morro Old Town 2/3/1987 1727 Morro Old Town 2/3/1987 1729 Morro Old Town 2/3/1987 1731 Morro Old Town 2/3/1987 1814 Morro Old Town 2/3/1987 1821 Morro Old Town 2/3/1987 1829 Morro Old Town 2/3/1987 1845 Morro Old Town 2/3/1987 501 Mt. View Mt. Pleasanton/Anholm 7/9/1999 644 Mt. View Mt. Pleasanton/Anholm 7/9/1999 676 Mt. View Mt. Pleasanton/Anholm 7/9/1999 764 Murray Mt. Pleasanton/Anholm 7/9/1999 807 Murray Mt. Pleasanton/Anholm 7/9/1999 814 Murray Mt. Pleasanton/Anholm 7/9/1999 815 Murray Mt. Pleasanton/Anholm 7/9/1999 822 Murray Mt. Pleasanton/Anholm 7/9/1999 823 Murray Mt. Pleasanton/Anholm 7/9/1999 829 Murray Mt. Pleasanton/Anholm 7/9/1999 836 Murray Mt. Pleasanton/Anholm 7/9/1999 851 Murray Mt. Pleasanton/Anholm 7/9/1999 854 Murray Mt. Pleasanton/Anholm 7/9/1999 859 Murray Mt. Pleasanton/Anholm 7/9/1999 869 Murray Mt. Pleasanton/Anholm 7/9/1999 871 Murray Mt. Pleasanton/Anholm 7/9/1999 883 Murray Mt. Pleasanton/Anholm 7/9/1999 884 Murray Mt. Pleasanton/Anholm (Old Town) 7/9/1999 894 Murray Mt. Pleasanton/Anholm 7/9/1999 1415 Nipomo Old Town 8/16/1983 1429 Nipomo Old Town 8/16/1983 1438 Nipomo Old Town 8/16/1983 1516 Nipomo Old Town 8/16/1983 1519 Nipomo Old Town 8/16/1983 1527 Nipomo Old Town 8/16/1983 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 182 ADDRESS DISTRICT OR NEIGHBORHOOD DATE LISTED 1528 Nipomo Old Town 8/16/1983 1535 Nipomo Old Town 8/16/1983 1541 Nipomo Old Town 8/16/1983 1341 Osos Old Town 2/3/1987 1350 Osos Old Town 2/3/1987 1421 Osos Old Town 2/3/1987 1511 Osos Old Town 2/3/1987 1514 Osos Old Town 2/3/1987 1521 Osos Old Town 2/3/1987 1522 Osos Old Town 2/3/1987 1526 Osos Old Town 2/3/1987 1529 Osos Old Town 2/3/1987 1533 Osos Old Town 2/3/1987 1534 Osos Old Town 2/3/1987 1541 Osos Old Town 2/3/1987 1542 Osos Old Town 2/3/1987 1609 Osos Old Town 2/3/1987 1638 Osos Old Town 2/3/1987 1641 Osos Old Town 2/3/1987 1724 Osos Railroad 2/3/1987 1734 Osos Railroad 2/3/1987 1740 Osos Railroad 2/3/1987 1814 Osos Railroad 2/3/1987 1331 Pacific N/A 11/6/2012 1327 Pacific N/A 11/6/2012 1325 Pacific N/A 11/6/2012 1326 Pacific N/A 11/6/2012 1336 Pacific N/A 11/6/2012 1338 Pacific N/A 11/6/2012 1344 Pacific N/A 11/6/2012 1371 Pacific N/A 11/6/2012 682 Palm Downtown 2/3/1987 752 Palm Downtown 2/3/1987 756 Palm Downtown 2/3/1987 776 Palm Downtown 2/3/1987 778 Palm China Town 2/3/1987 798 Palm China Town 8/16/1983 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 183 ADDRESS DISTRICT OR NEIGHBORHOOD DATE LISTED 811 Palm China Town 2/3/1987 815 Palm China Town 2/3/1987 861 Palm China Town 2/3/1987 1014 Palm Downtown 2/3/1987 1020 Palm Downtown 2/3/1987 1201 Palm Mill 2/3/1987 1208 Palm Mill 8/16/1983 1228 Palm Mill 2/3/1987 1236 Palm Mill 8/16/1983 1243 Palm Mill 8/16/1983 1248 Palm Mill 8/16/1983 1250 Palm Mill 2/3/1987 1259 Palm Mill 8/16/1983 1260 Palm Mill 8/16/1983 1264 Palm Mill 8/16/1983 1269 Palm Mill 2/3/1987 1270 Palm Mill 8/16/1983 1317 Palm Mill 8/16/1983 1320 Palm Mill 8/16/1983 1344 Palm Mill 8/16/1983 1347 Palm Mill 2/3/1987 1355 Palm Mill 8/16/1983 1359 Palm Mill 2/3/1987 1390 Palm Mill 8/16/1983 1134 Peach Mill 2/3/1987 1137 Peach Mill 2/3/1987 1143 Peach Mill 2/3/1987 1151 Peach Mill 2/3/1987 1154 Peach Mill 2/3/1987 1156 Peach Mill 2/3/1987 1163 Peach Mill 2/3/1987 1168 Peach Mill 8/16/1983 1206 Peach Mill 2/3/1987 1209 Peach Mill 8/16/1983 1215 Peach Mill 8/16/1983 1221 Peach Mill 8/16/1983 861 Pepper Mill 8/16/1983 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 184 ADDRESS DISTRICT OR NEIGHBORHOOD DATE LISTED 571 Pismo Old Town 8/16/1983 657 Pismo Old Town 8/16/1983 660 Pismo Old Town 8/16/1983 663 Pismo Old Town 8/16/1983 683 Pismo Old Town 8/16/1983 729 Pismo Old Town 2/3/1987 954 Pismo Old Town 2/3/1987 956 Pismo Old Town 2/3/1987 958 Pismo Old Town 2/3/1987 969 Pismo Old Town 2/3/1987 977 Pismo Old Town 2/3/1987 979 Pismo Old Town 2/3/1987 985 Pismo Old Town 2/3/1987 1042 Pismo Old Town 2/3/1987 1050 Pismo Old Town 2/3/1987 1060 Pismo Old Town 2/3/1987 1068 Pismo Old Town 2/3/1987 1109 Pismo Old Town 2/3/1987 1126 Pismo Old Town 2/3/1987 1133 Pismo Old Town 2/3/1987 1145 Pismo Old Town 2/3/1987 1147 Pismo Old Town 2/3/1987 1152 Pismo Old Town 2/3/1987 1155 Pismo Old Town 2/3/1987 1160 Pismo Old Town 2/3/1987 1163 Pismo Old Town 2/3/1987 1166 Pismo Old Town 2/3/1987 1171 Pismo Old Town 2/3/1987 1176 Pismo Old Town 2/3/1987 1179 Pismo Old Town 2/3/1987 1185 Pismo Old Town 2/3/1987 1190 Pismo Old Town 2/3/1987 1193 Pismo Old Town 2/3/1987 1203 Pismo N/A 11/6/2012 1208 Pismo N/A 11/6/2012 1211 Pismo N/A 11/6/2012 1218 Pismo N/A 11/6/2012 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 185 ADDRESS DISTRICT OR NEIGHBORHOOD DATE LISTED 1221 Pismo N/A 11/6/2012 1241 Pismo N/A 11/6/2012 1253 Pismo N/A 11/6/2012 1263 Pismo N/A 11/6/2012 1267 Pismo N/A 11/6/2012 1362 Pismo N/A 11/6/2012 1335 Pismo N/A 11/6/2012 1337 Pismo N/A 11/62012 907 Rachel East Railroad 2/20/2007 2056 Rachel East Railroad 2/20/2007 1020 Railroad Railroad 2/3/1987 747 Rougeot Mt. Pleasanton/Anholm 7/9/1999 750 Rougeot Mt. Pleasanton/Anholm 7/9/1999 762 Rougeot Mt. Pleasanton/Anholm 7/9/1999 783 Rougeot Mt. Pleasanton/Anholm 7/9/1999 1908 Ruth East Railroad 2/20/2007 398 San Miguel Monterey Heights 5/20/2008 1749 Santa Barbara Railroad 2/3/1987 1789 Santa Barbara Railroad 2/3/1987 1901 Santa Barbara Railroad 2/3/1987 1414 Santa Rosa Old Town 2/3/1987 1426 Santa Rosa Old Town 2/3/1987 1504 Santa Rosa Old Town 2/3/1987 1512 Santa Rosa Old Town 2/3/1987 1515 Santa Rosa Old Town 2/3/1987 1520 Santa Rosa Old Town 2/3/1987 1521 Santa Rosa Old Town 2/3/1987 1530 Santa Rosa Old Town 2/3/1987 1606 Santa Rosa Old Town 2/3/1987 1617 Santa Rosa Old Town 2/3/1987 1624 Santa Rosa Old Town 2/3/1987 1627 Santa Rosa Old Town 2/3/1987 1633 Santa Rosa Old Town 2/3/1987 1705 Santa Rosa Old Town 2/3/1987 1707 Santa Rosa Old Town 2/3/1987 1720 Santa Rosa Old Town 2/3/1987 1728 Santa Rosa Old Town 2/3/1987 City of San Luis Obispo Citywide Historic Context Statement HISTORIC RESOURCES GROUP 186 ADDRESS DISTRICT OR NEIGHBORHOOD DATE LISTED 1730 Santa Rosa Railroad 2/3/1987 1731 Santa Rosa Railroad 2/3/1987 2006 Swazey East Railroad 2/20/2007 2033 Swazey East Railroad 2/20/2007 675 Toro Mill 8/16/1983 760 Toro Mill 8/16/1983 762 Toro Mill 8/16/1983 770 Toro Mill 8/16/1983 771 Toro Mill 8/16/1983 778 Toro Mill 8/16/1983 780 Toro Mill 8/16/1983 855 Toro Mill 8/16/1983 858 Toro Mill 8/16/1983 862 Toro Mill 8/16/1983 865 Toro Mill 8/16/1983 872 Toro Mill 8/16/1983 898 Toro Mill 8/16/1983 1423 Toro Old Town 2/3/1987 1424 Toro N/A 11/6/2012 1432 Toro N/A 11/6/2012 1519 Toro N/A 11/6/2012 875 Upham Railroad 2/3/1987 750 Woodbridge Little Italy 10/2/2001 756 Woodbridge Little Italy 10/2/2001 762 Woodbrige Little Italy 10/2/2001