HomeMy WebLinkAboutItem 4a. 211 Chorro St. (HIST-0174-2022)
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: HISTORIC PROPERTY PRESERVATION CONTRACT FOR 211 CHORRO
STREET (MULLER-NOGGLE HOUSE AND GARAGE).
PROJECT ADDRESS: 211 Chorro St. BY: Graham Bultema, Assistant Planner
Phone Number: 805-781-7111
Email: gbultema@slocity.org
FILE NUMBER: HIST-0174-2022 FROM: Brian Leveille, Senior Planner
APPLICANT: James & Mai Haselman REPRESENTATIVE: James Papp
RECOMMENDATION
Recommend to the City Council that the
City enter into a Mills Act historic
property contract with the property
owners, to encourage maintenance and
restoration of the historic property at
211 Chorro Street (the Muller-Noggle
House and Garage).
1.0 BACKGROUND
The owner of the Muller-Noggle House and Garage at 211 Chorro Street (Figure 1)
submitted an application to enter into a Mills Act historical property contract with the City.
The Committee will make a recommendation to the City Council about the request, as
provided in § 14.01.030(B) (8) of the City’s Historical Preservation Ordin ance.
2.0 SITE AND SETTING
The property is at the southwest corner of Mission and Chorro Streets, in the Mount
Pleasanton Square / Anholm Neighborhood, a low-density residential area northwest of
Downtown between the base of Cerro San Luis Obispo and Stenner Creek. The property
was developed with a single-story dwelling built in 1936, designed by Los Angeles-based
architect Edla Muir, built by local builder F.C. Stolte, and occupied by local attorney A.V.
Muller and his wife Elizabeth. The property was designated as a “Master List Re source”
by the City Council in January 2022 (by Resolution No. 11298, see Attachment A).
3.0 MILLS ACT CONTRACTS
The Mills Act Program is a property tax reduction program for protection of cultural
resources that encourages their maintenance and restorati on (§ 3.6.2 of the General Plan
Conservation and Open Space Element). Participation in the program is limited to Master
List Resources; the most unique and important historic resources in terms of age,
architectural or historical significance, rarity, or a ssociation with important persons or
events in the City’s past (HPO § 14.01.050 (A)).
Meeting Date: 5/24/2022
Item Number: 4a
Time Estimate: 30 Minutes
Figure 1: Muller-Noggle House
Page 9 of 123
Item 4a
HIST-0174-2022 (211 Chorro)
Cultural Heritage Committee Report – May 24, 2022
The City and owners of a Master List Resource enter into an historical property contract
under which the owners agree to restore, maintain, and protect the property in
accordance with historical preservation standards. Owners may qualify for property tax
relief, potentially realizing tax savings of between 40% and 60% per year. Contracts have
a minimum term of ten years, and contain standard elements set out in the Mills A ct (Govt.
Code §§ 50280 – 50290), including: a provision for preservation (or, where necessary,
restoration and rehabilitation) of the property in conformance with state historic
preservation guidelines; periodic examination of the property for compliance with the
contract; and a provision binding the contract upon successive owners. Automatic one -
year extensions are provided, unless either party gives notice of non -renewal of the
contract.
4.0 PROPOSED IMPROVEMENTS
Several improvements and maintenance items are identified by the applicant (Attachment
B) for completion during the term of the proposed contract. All of the items discussed
appear to be relevant to the preservation and maintenance of this property and are
included in Exhibit A of the proposed contract (Attachment C). Additionally, any work
undertaken on the property must, under the terms of the contract, be carried out in a
manner consistent with the City’s historical preservation standards and guidelines and
with the Secretary of the Interior’s Standards for Treatment of Historic Properties, so as
to retain and preserve original, character-defining architectural features and the historical
character of the property.
5.0 ACTION ALTERNATIVES
1. Staff Recommendation: Recommend to the City Council that the City enter into a Mills
Act historic property contract with the property owners, to encourage maintenance and
restoration of the historic property at 211 Chorro Street.
2. Continue consideration of the request with direction to the applicant and staff.
3. Recommend to the City Council that the City not enter into the proposed historical
property contract. This action is not recommended because the City participates in
incentive programs that encourage maintenance and restoration of historic properties,
(General Plan Conservation and Open Space Element, Program 3.6.2), and as a
Master List Resource, this property is eligible for this program.
6.0 ATTACHMENTS
A - City Council Resolution No. 11298 (2022 Series)
B - Applicant Request Letter and List of Improvements (Ma rch 2022)
C - Historic Property Contract (211 Chorro Street – Draft)
Page 10 of 123
R 11298
RESOLUTION NO. 11298 (2022 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, ADDING THE PROPERTY LOCATED AT 211
CHORRO STREET TO THE MASTER LIST OF HISTORIC RESOURCES
AS “THE MULLER-NOGGLE HOUSE AND GARAGE” (HIST-0608-2021)
WHEREAS, the applicants, James & Mai Haselman, filed an application on
September 8, 2021, for review of the inclusion of the property at 211 Chorro Street on the
City’s Master List of Historic Resources; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo
conducted a public hearing via teleconference from the City of San Luis Obispo, California
on November 8, 2021 and recommended that the City Council add the property at
211 Chorro Street to the Master List of Historic Resources; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public
hearing on January 11, 2022 for the purpose of considering the request to add the
property to the Inventory of Historic Resources; and
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law; and
WHEREAS, the City Council has duly considered all evidence, including the record
of the Cultural Heritage Committee hearing and recommendation, testimony of the
applicant and interested parties, and the evaluation and recommendation presented by
staff.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the City Council makes the
following findings:
a) The subject property is eligible for inclusion in the City’s Inventory of Historic
Resources as a Master List Resource because the dwelling on the property
satisfies at least one of the evaluation criteria for historic resource listing
described in § 14.01.070 of the City’s Historic Preservation Ordinance
HPO), exhibits a high degree of historic integrity, and is more than 50 years
old.
DocuSign Envelope ID: D5095864-95EB-44F0-9C02-169873E34FF3
APPENDIX A
Page 11 of 123
Resolution No. 11298 (2022 Series) Page 2
R 11298
b) The dwelling and garage on the subject properties satisfy Architectural
Criteria for Style, Design, and Architect (§§ 14.01.070 (A)), and Criteria for
Integrity (§§ 14.01.070 (C)) to a degree that qualifies the property for
designation as a Master List Historic Resource. They convey a purity of
style, exhibit attractiveness through detailing and craftsmanship, and exhibit
many characteristic features of the Minimal Traditional style in a manner
that expresses interesting details with notable attractiveness. The buildings
occupy their original site, with their exterior and interior largely unaltered,
and retain their characteristic design and materials. The dwelling and
garage were designed by Edla Muir, a pioneering California woman
architect noted for her Modernist architectural work.
SECTION 2. Environmental Determination. The project is categorically exempt
from the provisions of the California Environmental Quality Act (CEQA). Inclusion of the
subject property on the City’s Inventory of Historic Resources does not have the potential
for causing a significant effect on the environment, and so is covered by the general rule
described in § 15061 (b) (3) of the CEQA Guidelines.
DocuSign Envelope ID: D5095864-95EB-44F0-9C02-169873E34FF3
APPENDIX A
Page 12 of 123
Resolution No. 11298 (2022 Series) Page 3
R 11298
SECTION 3. Action. The City Council of the City of San Luis Obispo does hereby
include the property located at 211 Chorro Street in the Master List of Historic Resources
as “The Muller-Noggle House and Garage.”
Upon motion of Vice Mayor Christianson, seconded by Council Member Marx, and
on the following roll call vote:
AYES: Council Member Marx, Pease, Shoresman, Vice Mayor
Christianson, and Mayor Stewart
NOES: None
ABSENT: None
The foregoing resolution was adopted this 11th day of January 2022.
Mayor Erica A. Stewart
ATTEST:
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the
City of San Luis Obispo, California, on ______________________.
Teresa Purrington
City Clerk
DocuSign Envelope ID: D5095864-95EB-44F0-9C02-169873E34FF3
1/13/2022 | 11: 48 AM PST
APPENDIX A
Page 13 of 123
Page 14 of 123
Mills Act Application, Muller-Noggle House and Garage, 211 Chorro Street
Master Listing and Historic Background The Muller-Noggle House and Garage at
211 Chorro Street were added to the city’s Master List of Historic Properties in January
2022. They were designed in 1936 by the architect Edla Muir, during her partnership with
Santa Monica architect John Byers. Of some four hundred properties on the Master List,
211 Chorro is only the second by a woman architect, after Julia Morgan’s Monday Club. The
house and garage were built by the F. C. Stolte Company, the contractor for Hearst Castle,
and they comprise one of only two residential projects by the Stolte Company documented
in San Luis. The Muller-Noggle House and Garage are significant for being the work of a
master architect and of high artistic quality and embodying the Late Georgian Revival in a
Minimal Traditional context.
Like Morgan a generation before, Muir became regionally known in one genre and
nationally known in another. Morgan moved from First Bay Tradition to post–World War I
revival styles, and Muir moved from revival styles to post–World War II Modernism. At the
time Muir designed the Muller-Noggle House in 1936, she had received exposure in the
Federal Housing Administration’s Modeltown in San Diego and the California House and
Garden Exposition in Los Angeles, and it is possible she had come to the attention of
attorney A. V. Muller through his contemporary work for San Luis Obispo under the
National Housing Act.
Overall condition The property was purchased by John and Neva Noggle in 1953;
John occupied it till his death in 2000 and Neva till her death in 2020. As with many houses
long occupied by a single family, the Muller-Noggle House is in reasonable cosmetic
condition but needs major foundation work and updating such as HVAC. The garage also
requires a new foundation, a new roof, and—like many historic structures seeking utility to
survive—adaptive reuse, in this case to an ADU.
California’s Mills Act Passed by the legislature at the instigation of State Senator Jim
Mills of San Diego, struck down by the State Supreme Court, and re-passed by the people of
California as a referendum in 1972, the Mills Act recognizes the high costs of maintaining
the historic nature of a historic resource, which includes adherence to the Secretary of the
Interior’s standards for minimal intervention with maximal care. A Mills Act contract runs
for a renewable ten-year period. The county calculates benefits to a formula based largely
on 20 percent of the annual rental value of the house with a few additional factors.
APPENDIX B
Page 15 of 123
List of improvements The city mandates that Mills Act applications contain specific
“repairs, improvements, or maintenance” in order to have an enforcement mechanism.
Expressed within the conceptual framework of the Secretary of the Interior’s standards,
these would be preservation, restoration, rehabilitation, and reconstruction.
Anticipated work on the Muller-Noggle House includes
•Rehabilitation of HVAC (over the next year)
•Extensive foundation restoration for the structural integrity of the creekside house (over
the next two years)
•Reroofing and the rehabilitation of foundation for the garage and addition of minimally
invasive insulation, including preservation of the exposed roof structure (over the next
two years)
•Preservation and restoration of exterior siding, brickwork, and other exterior fabric in the
period of significance (over the next ten years)
•Preservation and restoration of period-appropriate fencing, including brick, wood, and
wrought iron (over the next ten years)
•Rehabilitation of electrical and plumbing systems and restoration of any structural work
in addition to the foundation for the safety and maintenance of the house and its fabric
(over the next ten years)
Submitted on behalf of Jim and Mai Haselman by
James Papp, PhD • Historicities LLC • 24 March 2022
APPENDIX B
Page 16 of 123
HISTORIC PROPERTY PRESERVATION AGREEMENT BETWEEN
THE CITY OF SAN LUIS OBISPO AND THE OWNERS OF THE HISTORIC
PROPERTY LOCATED AT 211 CHORRO STREET, IN THE CITY OF
SAN LUIS OBISPO, SAN LUIS OBISPO COUNTY, STATE OF CALIFORNIA.
THIS AGREEMENT is made and entered into this ________ day of ________ , 2022, by and
between the City of San Luis Obispo, a municipal corporation (hereinafter referred to as the
“City”), and James Haselman (hereinafter referred to as “Owner”), and collectively referred to as
the “parties.”
WHEREAS, Owner is the owner of that certain real property commonly known as 211
Chorro Street (APN 001-103-007), and legally described as shown in the attached “Exhibit B”
(“Owner’s Property”); and
WHEREAS, Owner has agreed to enter into an Historical Property Contract with the City
for the preservation, maintenance, restoration, or rehabilitation of Owner’s Property, an historic
resource within the City;
NOW, THEREFORE, in consideration of the above recitals and in further consideration
of the mutual benefits, promises, and agreements set out herein, the parties agree as follows:
Section 1. Description of Preservation Measures. The Owner, his heirs, or assigns hereby agree
to undertake and complete, at their expense, the preservation, maintenance, and improvements
measures described in “Exhibit A” attached hereto.
Section 2. Effective Date and Term of Agreement. This agreement shall be effective and
commence upon recordation and shall remain in effect for an initial term of ten (10) years
thereafter. Each year upon the anniversary of the agreement’s effective date, such initial term will
automatically be extended as provided in California Government Code Section 50280 through
50290 and in Section 3, below.
Section 3. Agreement Renewal and Non-renewal.
a.Each year on the anniversary of the effective date of this agreement (hereinafter
referred to as “annual renewal date”), a year shall automatically be added to the
initial term of this agreement unless written notice of non-renewal is served as
provided herein.
b.If the Owner or the City desire in any year not to renew the agreement, the Owner
or the City shall serve written notice of non-renewal of the agreement on the other
party. Unless such notice is served by the Owner to the City at least ninety (90)
days prior to the annual renewal date, or served by the City to the Owner at least
sixty (60) days prior to the annual renewal date, one (1) year shall automatically be
added to the term of the agreement as provided herein.
c.The Owner may make a written protest of the notice. The City may, at any time
prior to the annual renewal date, withdraw its notice to the Owner of non-renewal.
APPENDIX C
Page 17 of 123
Historic Property Preservation Agreement
211 Chorro Street
Page 2
d. If either the City or the Owner serves notice to the other party of non-renewal in
any year, the agreement shall remain in effect for the balance of the term then
remaining.
Section 4. Standards and Conditions. During the term of this agreement, the historic property
shall be subject to the following conditions:
a. Owner agrees to preserve, maintain, and, where necessary, restore or rehabilitate
the building and its character-defining features, including: the building’s general
architectural form, style, materials, design, scale, proportions, organization of
windows, doors, and other openings; interior architectural elements that are integral
to the building’s historic character or significance; exterior materials, coatings,
textures, details, mass, roof line, porch, and other aspects of the appearance of the
building’s exterior, as described in Exhibit A, to the satisfaction of the Community
Development Director or his designee.
b. All building changes shall comply with applicable City specific plans, City
regulations and guidelines, and conform to the rules and regulations of the Office
of Historic Preservation of the California Department of Parks and Recreation,
namely the U.S. Secretary of the Interior’s Standards for Rehabilitation and
Standards and Guidelines for Historic Preservation Projects. Interior remodeling
shall retain original, character-defining architectural features such as oak and
mahogany details, pillars and arches, special tile work, or architectural
ornamentation to the greatest extent possible.
c. The Community Development Director shall be notified by the Owner of changes
to character-defining exterior features prior to their execution, such as major
landscaping projects and tree removals, exterior door or window replacement,
repainting, remodeling, or other exterior alterations requiring a building permit.
The Owner agrees to secure all necessary City approvals and/or permits prior to
changing the building’s use or commencing construction work.
d. Owner agrees that property tax savings resulting from this agreement shall be used
for property maintenance and improvements as described in Exhibit A.
e. The following are prohibited: demolition or partial demolition of the historic
building; exterior alterations or additions not in keeping with the standards listed
above; dilapidated, deteriorating, or unrepaired structures such as fences, roofs,
doors, walls, windows; outdoor storage of junk, trash, debris, appliances, or
furniture visible from a public way; or any device, decoration, structure, or
vegetation which is unsightly due to lack of maintenance or because such feature
adversely affects, or is visually incompatible with, the property’s recognized
historic character, significance, and design as determined by the Community
Development Director.
APPENDIX C
Page 18 of 123
Historic Property Preservation Agreement
211 Chorro Street
Page 3
f. Owner shall allow reasonable periodic examination, by prior appointment, of the
interior and exterior of the historic property by representatives of the County
Assessor, the State Department of Parks and Recreation, the State Board of
Equalization, and the City as may be necessary to determine the Owner’s
compliance with the terms and provisions of this agreement.
Section 5. Furnishing of Information. The Owner hereby agrees to furnish any and all
information requested by the City which may be necessary or advisable to determine compliance
with the terms and provisions of this agreement.
Section 6. Cancellation.
a. The City, following a duly-noticed public hearing by the City Council as set forth
in Government Code Section 50285, may cancel this agreement if it determines that
the Owner has breached any of the conditions of this agreement or has allowed the
property to deteriorate to the point that it no longer meets the standards for a
qualified historic property; or if the City determines that the Owner has failed to
preserve, maintain, or rehabilitate the property in the manner specified in Section 4
of this agreement. If a contract is cancelled because of failure of the Owner to
preserve, maintain, and rehabilitate the historic property as specified above, the
Owner shall pay a cancellation fee to the State Controller as set forth in Government
Code Section 50286, which states that the fee shall be 12 ½% of the full value of
the property at the time of cancellation without regard to any restriction imposed
with this agreement.
b. If the historic building is acquired by eminent domain and the City Council
determines that the acquisition frustrates the purpose of the agreement, the
agreement shall be cancelled and no fee imposed, as specified in Government Code
Section 50288.
Section 7. Enforcement of Agreement.
a. In lieu of and/or in addition to any provisions to cancel the agreement as referenced
herein, the City may specifically enforce, or enjoin the breach of, the terms of the
agreement. In the event of a default, under the provisions to cancel the agreement
by the Owner, the City shall give written notice of violation to the Owner by
registered or certified mail addressed to the address stated in this agreement. If
such a violation is not corrected to the reasonable satisfaction of the Community
Development Director or designee within thirty (30) days thereafter; or if not
corrected within such a reasonable time as may be required to cure the breach or
default of said breach; or if the default cannot be cured within thirty (30) days
(provided that acts to cure the breach or default may be commenced within thirty
(30) days and shall thereafter be diligently pursued to completion by the Owner);
then the City may, without further notice, declare a default under the terms of this
agreement and may bring any action necessary to specifically enforce the
obligations of the Owner growing out of the terms of this agreement, apply to any
court, state or federal, for injunctive relief against any violation by the Owner or
apply for such relief as may be appropriate.
APPENDIX C
Page 19 of 123
Historic Property Preservation Agreement
211 Chorro Street
Page 4
b. The City does not waive any claim of default by the Owner if the City does not
enforce or cancel this agreement. All other remedies at law or in equity which are
not otherwise provided for in this agreement or in the City’s regulations governing
historic properties are available to the City to pursue in the event that there is a
breach or default under this agreement. No waiver by the City of any breach or
default under this agreement shall be deemed to be a waiver of any other subsequent
breach thereof or default herein under.
c. By mutual agreement, City and Owner may enter into mediation or binding
arbitration to resolve disputes or grievances growing out of this contract.
Section 8. Binding Effect of Agreement. The Owner hereby subjects the historic building
located at 211 Chorro Street, San Luis Obispo, California, Assessor’s Parcel Number 001-103-
007, and legally described as shown in the attached “Exhibit B”, to the covenants, reservations,
and restrictions as set forth in this agreement. The City and Owner hereby declare their specific
intent that the covenants, reservations, and restrictions as set forth herein shall be deemed
covenants running with the land and shall pass to and be binding upon the Owner’s successors and
assigns in title or interest to the historic property. Every contract, deed, or other instrument
hereinafter executed, covering or conveying the historic property or any portion thereof, shall
conclusively be held to have been executed, delivered, and accepted subject to the covenants,
reservations, and restrictions expressed in this agreement regardless of whether such covenants,
restrictions, and reservations are set forth in such contract, deed, or other instrument.
Section 9. Notice. Any notice required by the terms of this agreement shall be sent to the address
of the respective parties as specified below or at other addresses that may be later specified by the
parties hereto.
To City: Community Development Director
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
To Owner: James Haselman
211 Chorro Street
San Luis Obispo, CA 93401
Section 10. General Provisions.
a. None of the terms, provisions, or conditions of this agreement shall be deemed to
create a partnership between the parties hereto and any of their heirs, successors, or
assigns, nor shall such terms, provisions, or conditions cause them to be considered
joint ventures or members of any joint enterprise.
APPENDIX C
Page 20 of 123
Historic Property Preservation Agreement
211 Chorro Street
Page 5
b. The Owner agrees to hold the City and its elected and appointed officials, officers,
agents, and employees harmless from liability for damage or from claims for
damage for personal injuries, including death, and claims for property damage
which may arise from the direct or indirect use or activities of the Owner, or from
those of his contractor, subcontractor, agent, employee, or other person acting on
the Owner’s behalf which relates to the use, operation, maintenance, or
improvement of the historic property. The Owner hereby agrees to and shall defend
the City and its elected and appointed officials, officers, agents, and employees with
respect to any and all claims or actions for damages caused by, or alleged to have
been caused by, reason of the Owner’s activities in connection with the historic
property, excepting however any such claims or actions which are the result of the
sole negligence or willful misconduct of City, its officers, agents, or employees.
c. This hold harmless provision applies to all damages and claims for damages
suffered, or alleged to have been suffered, and costs of defense incurred, by reason
of the operations referred to in this agreement regardless of whether or not the City
prepared, supplied, or approved the plans, specifications, or other documents for
the historic property.
d. All of the agreements, rights, covenants, reservations, and restrictions contained in
this agreement shall be binding upon and shall inure to the benefit of the parties
herein, their heirs, successors, legal representatives, assigns, and all persons
acquiring any part or portion of the historic property, whether by operation of law
or in any manner whatsoever.
e. In the event legal proceedings are brought by any party or parties to enforce or
restrain a violation of any of the covenants, reservations, or restrictions contained
herein, or to determine the rights and duties of any party hereunder, the prevailing
party in such proceeding may recover all reasonable attorney’s fees to be fixed by
the court, in addition to court costs and other relief ordered by the court.
f. In the event that any of the provisions of this agreement are held to be unenforceable
or invalid by any court of competent jurisdiction, or by subsequent preemptive
legislation, the validity and enforceability of the remaining provisions, or portions
thereof, shall not be affected thereby.
g. This agreement shall be construed and governed in accordance with the laws of the
State of California.
Section 11. Amendments. This agreement may be amended, in whole or in part, only by a written
recorded instrument executed by the parties hereto.
Section 12. Recordation and Fees. No later than twenty (20) days after the parties enter into this
agreement, the City shall cause this agreement to be recorded in the office of the County Recorder
of the County of San Luis Obispo. Participation in the program shall be at no cost to the Owner;
however, the City may charge reasonable and necessary fees to recover direct costs of executing,
recording, and administering the historical property contracts.
APPENDIX C
Page 21 of 123
Historic Property Preservation Agreement
211 Chorro Street
Page 6
IN WITNESS WHEREOF, the City and Owner have executed this agreement on the day
and year written above.
OWNER
____________________________________ ______________________________
James Haselman Date
CITY OF SAN LUIS OBISPO
____________________________________ ______________________________
Mayor Erica A. Stewart Date
Pursuant to authority conferred by Resolution No. 11298 (2022 Series)
ATTEST:
______________________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
______________________________
J. Christine Dietrick
City Attorney
ALL SIGNATURES MUST BE NOTARIZED
APPENDIX C
Page 22 of 123
Historic Property Preservation Agreement
211 Chorro Street
Page 7
EXHIBIT “A”
MAINTENANCE AND IMPROVEMENT MEASURES FOR
THE MULLER-NOGGLE HOUSE AND GARAGE LOCATED AT 211 CHORRO ST.,
SAN LUIS OBISPO, CALIFORNIA
Owner shall preserve, maintain, and repair the historic buildings, including their character-defining
architectural features in good condition, to the satisfaction of the Community Development
Director or designee, pursuant to a Mills Act Preservation Contract with the City of San Luis
Obispo for property located at 211 Chorro Street. Character-defining features shall include, but are
not limited to: roof, eaves, dormers, trim, porches, walls and siding, architectural detailing, doors
and windows, window screens and shutters, balustrades and railings, foundations, and surface
treatments.
Owner agrees to make the following improvements or repairs during the term of this contract but
in no case later than ten (10) years from the contract date. All changes or repairs shall be consistent
with the City’s Historic Preservation Ordinance and the Secretary of the Interior’s Standards for
the Treatment of Historic Properties:
▪ Rehabilitation of HVAC, electrical, and plumbing systems
▪ Foundation restoration and reroofing of the garage, including adding insulation
▪ Foundation restoration for the structural integrity of the creekside house
▪ Foundation restoration for the structural integrity of the house and any other structural
work for the safety and maintenance of the house
▪ Preservation and restoration of exterior siding, brickwork, and other exterior materials
▪ Preservation and restoration of fencing, including brick, wood, and wrought iron
APPENDIX C
Page 23 of 123
Historic Property Preservation Agreement
211 Chorro Street
Page 8
EXHIBIT “B”
Legal Description
For APN/Parcel ID(s): 001-103-007
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF SAN
LUIS OBISPO, COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA AND IS
DESCRIBED AS FOLLOWS:
[FINAL LEGAL DESCRIPTION PENDING].
APN: 001-103-007
APPENDIX C
Page 24 of 123
Historic Property Preservation Agreement
211 Chorro Street
Page 9
State of California }
County of San Luis Obispo }
On________________, before me __________________________________________,
Date Name and Title of the Officer
personally appeared, _____________________________________________________,
Name of Signer(s)
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
WITNESS my hand and official seal.
Signature __________________________________
Signature of Notary Public Place Notary Seal Above
State of California }
County of San Luis Obispo }
On________________, before me __________________________________________,
Date Name and Title of the Officer
personally appeared, _____________________________________________________,
Name of Signer(s)
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
WITNESS my hand and official seal.
Signature __________________________________
Signature of Notary Public Place Notary Seal Above
A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the
document to which this certificate is attached and not the truthfulness, accuracy, or validity of that document.
A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the
document to which this certificate is attached and not the truthfulness, accuracy, or validity of that document.
APPENDIX C
Page 25 of 123
Historic Property Preservation Agreement
211 Chorro Street
Page 10
State of California }
County of San Luis Obispo }
On________________, before me __________________________________________,
Date Name and Title of the Officer
personally appeared, _____________________________________________________,
Name of Signer(s)
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
WITNESS my hand and official seal.
Signature __________________________________
Signature of Notary Public Place Notary Seal Above
State of California }
County of San Luis Obispo }
On________________, before me __________________________________________,
Date Name and Title of the Officer
personally appeared, _____________________________________________________,
Name of Signer(s)
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
WITNESS my hand and official seal.
Signature __________________________________
Signature of Notary Public Place Notary Seal Above
A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the
document to which this certificate is attached and not the truthfulness, accuracy, or validity of that document.
A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the
document to which this certificate is attached and not the truthfulness, accuracy, or validity of that document.
APPENDIX C
Page 26 of 123