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Home My WebLink AboutItem 5a. 540 Buchon St. (HIST-0720-2021) CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: 540 BUCHON (HIST-0720-2021) REVIEW OF A REQUEST TO REMOVE PROPERTY FROM THE CONTRIBUTING PROPERTIES LIST IN THE CITY’S INVENTORY OF HISTORIC RESOURCES, AS INELIGIBLE FOR CONTINUED LISTING BY: Walter Oetzell, Assistant Planner Phone Number: (805) 781-7593 Email: woetzell@slocity.org APPLICANT: Ashley Ludaescher REPRESENTATIVE: Greg Wynn RECOMMENDATION Make a recommendation to the City Council regarding whether the property continues to meet eligibility criteria for historic listing in the City’s Inventory of Historic Resources. 1.0 BACKGROUND The owner of the property at 540 Buchon Street has applied for a determination of the historical significance of the property, requesting that the property be removed from the City’s Inventory of Historic Resources. An evaluation of the property and its eligibility for historic listing has been prepared by James Papp, PhD (Historicities LLC)1 to inform consideration of this request (see Attachment A). Consideration of this request is being referred to the Cultural Heritage Committee (CHC) for recommendation to the City Council, as provided in § 14.01.030 (B) (2) of the City’s Historic Preservation Ordinance 2.0 DISCUSSION Site and Setting. The property is a residential parcel on the north side of Buchon Street, about 100 feet east of Beach Street, within the Old Town Historic District, one of the City’s oldest residential neighborhoods, built up historically around the turn of the 20th Century, with older structures dating back to the 1880s (see description of district, Attachment B). 1 James Papp, PhD, Historicities LLC: Historic Resource Evaluation and Application for Removal from the Contributing List (October 2019). Meeting Date: 1/24/2022 Item Number: 5a Time Estimate: 45 Minutes Figure 1: 540 Buchon Street Page 9 of 31 Item 5a HIST-0720-2021 (540 Buchon) Cultural Heritage Committee Report – January 24, 2022 The site is developed with a single-family dwelling and detached garage (see Figure 1). As described in the applicant’s Historic Resource Evaluation, a dwelling is depicted on the site in a 1891 Sanborn Map, the first to include this block of Buchon, and subsequent maps show a rear stable structure in 1905, later replaced by a shed and garage with composition roof by 1926 (Papp, pg. 5 & 9). Evidence suggests that the residence likely embodied a Gothic Revival style (Papp pg. 8), however the dwelling does not currently retain the characteristic form or features of the style. It was extensively remodeled in 1957, with the front section of the building having apparently been demolished and replaced (Papp, pg. 10). Historic Listing. Historic preservation policies are set out in the Conservation and Open Space Element (COSE) of the City’s General Plan. Significant historic and architectural resources are to be preserved and rehabilitated, and their demolition, or substantial change to them, is to be avoided (COSE § 3.3). The City’s Historic Preservation Ordinance (SLOMC Ch. 14.01) implements these policies. Property may be designated as a Contributing List resource where a building on it maintains its historic and architectural character, and contributes, by itself or in conjunction with other structures, to the unique or historic character of a neighborhood, district, or to the City as a whole,2 and satisfies at least one of the historic significance criteria listed in § 14.01.070. The subject property first appe ars as a “Contributing Property”3 in the listing of properties attached (as “Exhibit C”) to Resolution 6424 adopted in April 1988, establishing a comprehensive listing of historic properties within the City 3.0 EVALUATION The applicant’s Historic Resource Evaluation evaluates the property against the Evaluation Criteria for Historic Resource Listing provided in § 14.01.070 of the City’s Historic Preservation Ordinance, and concludes that the property is not eligible for historical listing in the City’s Inventory of Historic Resources, as the primary dwelling on the property has, since its 1957 alteration, lacked the integrity to communicate its original architectural character and the remodeled and refinished building did not later attain its own historical significance (Papp, pg. 1). In addition, the evaluation did not result in identification of any association with important historical persons or events which would otherwise make the property eligible for listing. Criteria for Historic Resource Listing. In order to be eligible for designation, a resource must exhibit a high level of historic integrity and satisfy at least one of the evaluation criteria listed in § 14.01.070 of the City’s Historic Preservation Ordinance. The Ordinance also provides that, while it is the general intent that property not be removed from historic listing, property may be removed if the structure on it is found to no longer meet eligibility (historic significance) criteria for listing (§ 14.01.060 (C)). In evaluating the historic significance of this building, the Commission should consider whether, and to what 2 See Historic Preservation Ordinance § 14.01.020 for definition of Contributing List Resource or Property 3 As defined in the listing (Exhibit “C”) attached to Resolution 6424, a Contributing Property is defined as: A structure built before 1941 that has retained its original architectural style and, when viewed in the context of its surroundings, contributes to the historic character of the area. Page 10 of 31 Item 5a HIST-0720-2021 (540 Buchon) Cultural Heritage Committee Report – January 24, 2022 degree, it satisfies these criteria. For convenience, these criteria have been provided for reference as Attachment C to this report. Architectural Criteria (§ 14.01.070 (A)). As noted above, the residence on this property does not exhibit the form or characteristic features of the original dwelling constructed on the site, having been lost through extensive modifications in 1957, leaving any remaining portions without “anything to relate to” (Papp, pg. 10). Its architect is not known, though the present building as modified would no longer faithfully reflect the architect’s work. Historic Criteria (§ 14.01.070 (B)). The Evaluation notes that the property is not associated with persons or events of historical significance that would qualify the property for historical designation (Papp pg. 10). There is no evidence that the property was associated with any famous or “first-of-its-kind” event and its construction is not considered to be a notably important, unique, or distinctly interesting contribution to the City. The home could be associated with the earliest residential development of the City, but no longer possesses the integrity to communicate this association. Integrity. The applicant’s Evaluation describes the major modifications to the dwelling in 1957, including demolition and replacement of the front portion the building in 1957 which have resulted in the loss of the building’s original architectural charact er and materials, such that it would be unrecognizable in comparison with its pre-1957 form (Papp, pg. 10) Conclusion. The buildings on the property do not appear to possess notable historic significance under the City’s Criteria for Historic Resource Listing. The original architectural style of the primary dwelling was lost through modifications in 1957. They are not associated with notable architects or craftsmen, and the property is not strongly associated with persons prominent in history, nor with unique events or patterns of history. Because the property and the structures on it do not appear to be important in contributing to the historic character of the City as a whole and do not meet significance criteria, the Committee could recommend that the City Council remove the property from the Contributing Properties List of Historic Resources. 4.0 ENVIRONMENTAL REVIEW Consideration of continued eligibility of this property for historic listing is exempt from the provisions of the California Environmental Quality Act (CEQA), as it is does not have the potential for causing a significant effect on the environment, and so is covered by the general rule described in CEQA Guidelines § 15061 (b) (3). The determination of continued eligibility for historic listing is limited to review of whether the subject site remains eligible for historic resource listing according to the criteria set forth in the City’s Historic Preservation Ordinance. 5.0 ACTION ALTERNATIVES 1. Continue consideration of the request with direction to the applicant and staff. 2. Recommend to the City Council that the property not be removed from historic listing, based on findings describing the property’s continuing eligibility for listing. Page 11 of 31 Item 5a HIST-0720-2021 (540 Buchon) Cultural Heritage Committee Report – January 24, 2022 6.0 ATTACHMENTS A - Historic Resource Evaluation, 540 Buchon Street (James Papp, PhD) B - Old Town Historic District (HPPG Guidelines) C - Evaluation Criteria for Historic Resource Listing Page 12 of 31 Page 13 of 31 Page 14 of 31 Page 15 of 31 Page 16 of 31 Page 17 of 31 Page 18 of 31 Page 19 of 31 Page 20 of 31 Page 21 of 31 Page 22 of 31 Page 23 of 31 Page 24 of 31 34 5.2.1 Old Town Historic District Setting Established in 1987, the Old Town Historic District abuts the Railroad district on the southeast and is generally bounded by Pacific and Islay streets on the north and south, and by Santa Rosa and Beach streets on the east and west. As one of the City’s oldest residential neighborhoods, Old Town was built up historically around the turn of the twentieth century, with older structures dating back to the 1880s. It consists of five subdivisions: the Mission Vineyard Tract recorded in March 1873, the Dallidet Tract recorded in 1876, the Murray Church Tract recorded in 1876, the Ingleside Homestead Tract, recorded in 1887, and the La Vina Homestead Tract, recorded in 1903. The District encompasses 86.1 acres, or 0.13 square miles. The District’s prominent location, located just south of and uphill from the Downtown commercial district, made it a desirable neighborhood for the City’s emerging merchant class and leading citizens. Here, residents were close to businesses and commerce, but could avoid the flooding and mud that plagued the Downtown. Home sites were laid out in regular grid patterns, with relatively wide (60 foot right-of-way) streets and 60 foot wide lots. The resultant wide streets and lot frontages allowed deep (20+ feet) setbacks and ample landscaping, reinforcing the district’s prosperous image. Today the high concentration of 100 year old or older residences establishes the District’s predominant architectural and visual character. Site Features and Characteristics Common site features and characteristics include: A. Prominent street yard setbacks of 20 feet or more B. Coach barn (garage) recessed into rear yard C. Finish floors raised 2 3 above finish grade D. Front entries oriented toward street, with prominent walk, stairs and porch E. Front building facades oriented parallel to street 1060 Pismo Street, South Elevation Page 25 of 31 35 Architectural Character In keeping with its peak period of development between 1880 and 1920, the Old Town District has many examples of High Victorian architecture, a style popular in California during that time period that reflected prosperity, power and discriminating taste. This included several style variations, such as Queen Anne, Italianate, Stick and Gothic Revival influences, especially along the top of the hill within the district roughly aligned with Buchon Street. Other, more modest structures with simpler styles abound in other areas of the district. These buildings were first home to the burgeoning merchant class in San Luis Obispo that emerged during the turn of the century. These styles include Neo-classic Row House, Folk Victorian, and Craftsman Bungalow, with many homes borrowing architectural details from several styles. Most of the houses in this district were designed and constructed by the homes’ first occupants or by local builders and were influenced by architectural pattern books of the time period. The shared first story porches along Pismo Street are a good example of a common design feature linking buildings. Predominant architectural features include: A. Two- and rarely three-story houses B. Mostly gable and hip roof types C. Highly ornamented roof features, including prominent fascias, bargeboards, gable end treatments, decorative shingles, prominent pediments or cornices D. Traditional fenestration, such as double-hung, wood sash windows, divided light windows, ornamental front doors, wood screen doors E. Painted wood surface material, including siding and decorative moldings Although many of the buildings were built at separate times, the pattern, rhythm and repetition of common design elements or detailing of historic building facades along Old Town streets creates a prevailing theme and character for the district. Individually Contributing Elements in the Old Town District Some buildings within the bounds of the Old Town District, constructed outside of the period of significance for the district, 1880- 1920, do not share the elements outlined in the above description, but have achieved historical significance on their own and 1543 Morro Street, East Elevation M.F. Avila House, 1443 Osos Street, East Elevation Page 26 of 31 36 therefore individually contribute to the historic character of San Luis Obispo. The M.F. Avila House at 1443 Osos Street is an example of a Spanish Revival style building built in the late 1920s that has been placed on the City’s Master List as a significant resource, in this case for its craftsmanship as well as its association with a historically significant local person. St. Stephens Episcopal Church at 1344 Nipomo Street built in 1873 is an example of Carpenter Gothic style. The first Episcopal church in San Luis Obispo County, St. Stephens is historically significant both its architecture and its association with the pioneer period of San Luis Obispo. Non-Contributing Elements in the Old Town District Non-contributing buildings are those buildings that both do not meet the criteria outlined above and have not achieved historical significance. Most of the contemporary buildings in the district fall into this category. Non-contributing architectural styles, materials or site features include: A. Contemporary stucco or other material exterior siding B. Flat or extremely low pitched roof C. Aluminum sliding windows D. Rectilinear, “boxy” shape or very horizontal massing E. Unarticulated wall surfaces The Vista Grande Apartments, 1415 Morro Street, East Elevation. 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&(OLJLELOLW\IRULQFHQWLYHV3URSHUWLHV]RQHGDV+LVWRULF3UHVHUYDWLRQ+VKDOOEHHOLJLEOHIRU SUHVHUYDWLRQLQFHQWLYHDQGEHQHILWSURJUDPVDVHVWDEOLVKHGKHUHLQLQWKH*XLGHOLQHVDQGRWKHU ORFDOVWDWHDQGIHGHUDOSURJUDPV Page 31 of 31 01/24/2022 Item 5a ‐ Staff Presentation 1 HIST-0720-2021 (540 Buchon) Request to remove property from the City’s Inventory of Historic Resources 2 1 2 01/24/2022 Item 5a ‐ Staff Presentation 2 3 4 3 4 01/24/2022 Item 5a ‐ Staff Presentation 3 5 Action Forward a recommendation to the City Council regarding removal of the property from the City’s Inventory of Historic Resources HIST-0727-2021 (540 Buchon) Request to remove property from the City’s Inventory of Historic Resources 5 6 01/24/2022 Item 5a ‐ Staff Presentation 4 7 8 7 8 01/24/2022 Item 5a ‐ Staff Presentation 5 9 9