HomeMy WebLinkAbout05-24-2022 CHC Agenda Packet
Cultural Heritage Committee
AGENDA
Tuesday, May 24, 2022, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
The City of San Luis Obispo has returned to in-person meetings. Zoom participation will not be
supported. For those attending in-person, City facilities will be at limited capacity and masks are
strongly recommended.
INSTRUCTIONS FOR PUBLIC COMMENT:
Public Comment prior to the meeting (must be received 3 hours in advance of the meeting):
Mail - Delivered by the U.S. Postal Service. Address letters to the City Clerk's Office at 990
Palm Street, San Luis Obispo, California, 93401.
Email - Submit Public Comments via email to advisorybodies@slocity.org. In the body of your
email, please include the date of the meeting and the item number (if applicable). Emails will not
be read aloud during the meeting.
Voicemail - Call (805) 781-7164 and leave a voicemail. Please state and spell your name, the
agenda item number you are calling about, and leave your comment. Verbal comments must be
limited to 3 minutes. Voicemails will not be played during the meeting.
*All correspondence will be archived and distributed to members, however, submissions received
after the deadline will not be processed until the following day.
Public Comment during the meeting:
Meetings have returned to an in-person format. To provide public comment during the meeting,
you must be present in the Council Chambers. Zoom participation will not be supported. The
Council Chambers are located in City Hall, 990 Palm Street, San Luis Obispo.
Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy,
Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire
to utilize electronic visual aids to supplement their oral presentation are encouraged to provide
display-ready material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the
City Clerk's Office at cityclerk@slocity.org or (805) 781-7100.
Pages
1.CALL TO ORDER
Chair Ulz will call the Special Meeting of the Cultural Heritage Committee to
order.
2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
The public is encouraged to submit comments on any subject within the
jurisdiction of the Cultural Heritage Committee that does not appear on this
agenda. Although the Committee will not take action on items presented during
the Public Comment Period, the Chair may direct staff to place an item on a
future agenda for discussion.
3.CONSENT
Matters appearing on the Consent Calendar are expected to be non-
controversial and will be acted upon at one time. A member of the public may
request the Cultural Heritage Committee to pull an item for discussion. The
public may comment on any and all items on the Consent Agenda within the
three-minute time limit.
Recommendation:
To approve the Consent Item.
3.a.CONSIDERATION OF MINUTES - APRIL 25, 2022 CULTURAL
HERITAGE COMMITTEE MINUTES
5
Consideration of the Culture Heritage Committee Minutes of April 25,
2022.
4.PUBLIC HEARINGS
Note: The action of the Cultural Heritage Committee is a recommendation to the
Community Development Director, another advisory body, or to City Council
and, therefore, is not final and cannot be appealed.
44.a.211 CHORRO STREET (HIST-0174-2022) HISTORIC PROPERTY
PRESERVATION CONTRACT FOR THE MULLER-NOGGLE HOUSE
AND GARAGE
9
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, know as the Muller-Noggle House and Garage.
4.b.1133 PISMO STREET (HIST-0171-2022) DESIGNATE 1133 PISMO
STREET, THE THOMAS AND MAY BRECHEEN HOUSE, AS A
MASTER LIST RESOURCE
27
Recommendation:
Forward a recommendation to the City Council on the property’s
qualification to be included in the City’s Inventory of Historic Resources
as a Master List Resource.
5.COMMENT AND DISCUSSION
5.a.STAFF UPDATES AND AGENDA FORECAST
Receive a brief update from Senior Planner Brian Leveille.
66.ADJOURNMENT
The next Regular Meeting of the Cultural Heritage Committee is scheduled for
June 27, 2022 at 5:30 p.m. in the Council Chambers at City Hall, 990 Palm
Street, San Luis Obispo.
LISTENING ASSISTIVE DEVICES are available -- see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible
to the public. Upon request, this agenda will be made available in appropriate
alternative formats to persons with disabilities. Any person with a disability who
requires a modification or accommodation in order to participate in a meeting
should direct such request to the City Clerk’s Office at (805) 781-7100 at least
48 hours before the meeting, if possible. Telecommunications Device for the
Deaf (805) 781-7410.
Agenda related writings or documents provided to the Cultural Heritage
Committee are available for public inspection on the City’s website:
https://www.slocity.org/government/mayor-and-city-council/agendas-and-
minutes. Meeting video recordings can be found on the City’s website:
http://opengov.slocity.org/WebLink/Browse.aspx?id=60971&dbid=0&repo=CityCl
erk
1
Cultural Heritage Committee Minutes
April 25, 2022, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Cultural Heritage
Committee Members
Present:
Member Valerie Butterbredt, Member Chuck Crotser, Member
Leslie Terry, Member John Tischler, Vice Chair Karen Edwards,
Chair Eva Ulz
Cultural Heritage
Committee Members
Absent:
Member John Ashbaugh
City Staff Present: Senior Planner Brian Leveille, City Clerk Teresa Purrington
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Cultural Heritage Committee was
called to order on April 25, 2022 at 5:30 p.m. in the Council Chambers at City
Hall, 990 Palm Street, San Luis Obispo, by Vice Chair Ulz.
2. OATH OF OFFICE
City Clerk Teresa Purrington administered the Oath of Office for two new Cultural
Heritage Committee members, listed below:
x Valerie Butterbredt
x John Tischler
3. ELECTION OF CHAIR AND VICE CHAIR
As required by the Cultural Heritage Committee Bylaws, each year the Committee
must elect two members to serve as Chair and Vice Chair for a one-year term.
Motion By Member Crotser
Second By Member Edwards
To appoint Vice Chair Eva Ulz to the position of Chair for a one-year term.
Ayes (6): Member Butterbredt, Member Crotser, Member Terry, Member
Tischler, Member Edwards, and Vice Chair Ulz
Absent (1): Member Ashbaugh
CARRIED (6 to 0)
Page 5 of 123
2
Motion By Member Terry
Second By Member Crotser
To elect Member Karen Edwards to serve as Vice Chair for a one-year term.
Ayes (6): Member Butterbredt, Member Crotser, Member Terry, Member
Tischler, Member Edwards, and Chair Ulz
Absent (1): Member Ashbaugh
CARRIED (6 to 0)
4. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
--End of Public Comment--
5. CONSENT
Motion By Member Terry
Second By Member Crotser
To approve the Consent Item.
Ayes (4): Member Crotser, Member Terry, Vice Chair Edwards, and Chair Ulz
Abstained (2): Member Butterbredt, and Member Tischler
Absent (1): Member Ashbaugh
CARRIED (4 to 0)
5.a CONSIDERATION OF MINUTES - MARCH 28, 2022 CULTURAL
HERITAGE COMMITTEE MINUTES
Approve the Cultural Heritage Committee Minutes of March 28, 2022.
Page 6 of 123
3
6. PUBLIC HEARINGS
6.a 989 CHORRO ST. (ARCH-0052-2022) REVIEW OF MISSION PLAZA
RESTROOM REPLACEMENT AND CAFÉ IMPROVEMENTS (MISSION
PLAZA CONCEPT PLAN PHASE I)
Senior Planner Brian Leveille, Debbie Rudd with RRM, and David Gibbs with
RRM presented the staff report and responded to Commission inquiries.
Chair Ulz opened the Public Hearing
Public Comments:
None
--End of Public Comment--
Chair Ulz closed the Public Hearing
Motion By Member Crotser
Second By Vice Chair Edwards
Find the proposed Mission Plaza Restroom Replacement and Cafe
Project consistent with the City’s Historical Preservation Polices and
recommend the Community Development Director approve the project.
Ayes (5): Member Crotser, Member Terry, Member Tischler, Vice Chair
Edwards, and Chair Ulz
Noes (1): Member Butterbredt
Absent (1): Member Ashbaugh
CARRIED (5 to 1)
7. COMMENT AND DISCUSSION
7.a STAFF UPDATES AND AGENDA FORECAST
Senior Planner Brian Leveille provided an update of upcoming projects.
8. ADJOURNMENT
The meeting was adjourned at 6:31 p.m. The Cultural Heritage Committee will
hold a Special Meeting on May 24, 2022 at 5:30 p.m. in the Council Chambers at
City Hall, 990 Palm Street, San Luis Obispo.
APPROVED BY CULTURAL HERITAGE COMMITTEE: XX/XX/202X
Page 7 of 123
Page 8 of 123
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 Ordinance.
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 Resource”
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 restoration (§ 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 association 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 Act (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 (March 2022)
C - Historic Property Contract (211 Chorro Street – Draft)
Page 10 of 123
APPENDIX A
Page 11 of 123
APPENDIX A
Page 12 of 123
APPENDIX A
Page 13 of 123
Page 14 of 123
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APPENDIX B
Page 15 of 123
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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
Ownershall 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
Ownershall preserve, maintain, and repair the historic buildings, including theircharacter-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
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: DESIGNATE 1133 PISMO STREET, THE THOMAS AND MAY BRECHEEN
HOUSE, AS A MASTER LIST RESOURCE
PROJECT ADDRESS: 1133 Pismo St. BY: Graham Bultema, Assistant Planner
Phone Number: 805-781-7111
Email: gbultema@slocity.org
FILE NUMBER: HIST-0171-2022 FROM: Brian Leveille, Senior Planner
APPLICANT: Christopher & Heidi Frago REPRESENTATIVE: James Papp
RECOMMENDATION
Make a recommendation to the City Council on the property’s qualification to be included
in the City’s Inventory of Historic Resources as a Master List Resource .
1.0 BACKGROUND
Christopher and Heidi Frago, represented by James Papp, have requested that the
property at 1133 Pismo Street be designated as a Master List Resource in the City’s
Inventory of Historic Resources, as the Thomas and May Brecheen House. An evaluation
of the property and its eligibility for historic listing (Historical Evaluation, Attachment A)
has been prepared by James Papp, PhD, Historian and Architectural Historian. The
Cultural Heritage Committee shall review all applications for historic listing, as set out in
§14.01.060 of the City’s Historic Preservation Ordinance, and determine if the property
meets eligibility criteria for listing and provide a recommendation to City Council, for final
action on the application.
2.0 DISCUSSION
2.1 Site and Setting
The subject property is located southeast of Downtown in a medium-density (R-2)
residential zoned area along Pismo Street, mid-block between Toro Street and Santa
Rosa Street within the La Vina tract and one block northeast of Mitchell Park in the Old
Town Historic District. Surrounding architectural styles in the neighborhood include
Colonial Revival and Craftsman in largely original condition from the 1910s and 1920s.
At the time of the development, the property was located across the street from William
Weeks high school as well as Pierre Dallidet’s vineyard, both of which are now gone.
Other surrounding properties on the City’s Master List of Historic Resources include the
neighboring Thorne/Nuss House and the Vollmer House, both Craftsman style homes.
Meeting Date: 5/24/2022
Item Number: 4b
Time Estimate: 30 Minutes
Page 27 of 123
Item 4b
HIST-0171-2022 (1133 Pismo)
Cultural Heritage Committee Report – May 24, 2022
2.2 The Thomas and May Brecheen House
City records (see Attachment B) describe the
property as a raised one-story residence
having a rectangular plan and a Neoclassic
Rowhouse stylistic influence, with several
characteristic features highlighted:
Composition shingle hip roof
Clapboard siding
Stairs leading to a front portico
Single classical column
Prominent triple window
Brick chimney
The property is currently on the City’s Inventory of Historic Resources as a Contributing
List Resource (added in 1987 per City Council Resolution 6157). The City’s Historic
Context Statement describes the Neo-Classical Cottage style (particularly prominent
along Pismo Street) as a term used to describe simple house forms or cottages with fewer
decorative features than other styles from the period, with decorative detailing typically
being confined to the porch or cornice line (see Attachment C).
The applicant’s Historical Evaluation describes the property’s history and the building
itself in further detail,1 describing the house as a Colonial Revival or Streamline Colonial
style home. The applicant’s Historical Evaluation describes the relationship between
Neoclassical styles and the Colonial Revival style, stating: “There are in fact, many
Neoclassicisms; Colonial Revival is only one; and Neoclassical is best used as a
catch-all” (Papp, pg. 17).
The style of the home is described as “the purest distillation of the planar, linear,
curvilinear, and minimalist ideals of the Streamline Colonial architectural type in San Luis
Obispo.…” (Papp, pg. 83), and is also described as follows in the Summary Conclusion
of the report:
Despite or perhaps because of its modest scale, the T. L. Brecheen House
in the Old Town Historic District is the most highly refined example of
asymmetric Colonial Revival—or Streamline Colonial—in San Luis Obispo.
The bungalow communicates both its classical antecedents and modern
aesthetic with an almost Zen-like economy and rhythm of forms.
(Papp, pg. 1)
1 A description of the home’s architecture is provided in pgs. 76-79 of the Historical Evaluation
(Attachment A).
Figure 1: Thomas and May Brecheen House
Page 28 of 123
Item 4b
HIST-0171-2022 (1133 Pismo)
Cultural Heritage Committee Report – May 24, 2022
3.0 EVALUATION
To be eligible for listing as an historic resource, a building must exhibit a high level of
historic integrity, be at least 50 years old, and meet one or more of the eligibility criteria
described in § 14.01.070 of the Historic Preservation Ordinance (see Attachment D).
Those resources that maintain their original or attained historic and architectural character
and contribute either by themselves or in conjunction with other structures to the unique
or historic character of a neighborhood, district, or to the City as a whole may be
designated as a “Contributing List Resource” (HPO § 14.01.050). The most unique and
important resources and properties in terms of age, architectural or historical significance,
rarity, or association with important persons or events in the City’s past may be
designated as “Master List Resources”. The property meets the eligibility criteria for listing
as a historic resource and is currently on the City’s Inventory of Historic Resources as a
Contributing List Resource. The applicant’s Historical Evaluation (Attachment A) provides
a description of the architectural and historical significance of the house (Papp, pgs. 76-
80) specifying what makes the property one of the most unique and important resources
in the City, in support of the request for designation as a Master List Resource.
3.1 Architectural Criteria
Character-defining features of the Neo-Classical Cottage style are described in the City’s
Historic Context Statement (excerpt provided in Attachment C) to 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
As described and depicted in pages 76-82 of the applicant’s Historical Evaluation, the
dwelling exhibits many of these characteristic features:
The character-defining features of the Brecheen House are its low-pitched bellcast
roof, asymmetric porch, single Tuscan column on a solid railing, echoing single
and tripartite sash windows on its street façade with their muntined upper sashes
and plate glass lower sashes, rhythmic fenestration on the southwest façade, plain
frieze, novelty siding, string-coursed chimney with pyramidal base, and end-period
Bishop Peak granite curb. (Papp, pg. 80)
Based on the property’s current designation as a Contributing List Resource and based
on the applicant’s evaluation, the subject property embodies distinctive characteristics of
the Neo-Classical Cottage style and thus satisfies the Architectural Criteria set forth in
§ 14.01.070 (A) of the Historic Preservation Ordinance. As noted in the conclusion below,
the Committee should make a recommendation on whether the property qualifies as one
of the most unique and important resources in the City to a degree that qualifies the
property for designation as a Master List Historic Resource.
Page 29 of 123
Item 4b
HIST-0171-2022 (1133 Pismo)
Cultural Heritage Committee Report – May 24, 2022
3.2 Historic Criteria
Timelines of the history of the Streamline Colonial architectural style in San Luis Obispo,
the history of the 1133 Pismo Street property, and the history of the property’s namesake
T. L. Brecheen are provided in pages 6-16 of the Historical Evaluation. The house was
purchased by 29-year old Thomas Levin Brecheen, newly appointed principal of San Luis
Obispo’s public grammar school, in July 1907. T. L. Brecheen was initially described by
the Telegram as “a hard student and thorough disciplinarian” in 1907 (Papp, pg. 1), but
his residency and employment in the City of San Luis Obispo was tumultuous and brief,
and he moved to Alameda in 1908.
...One year later, in August 1908, Brecheen, only just married to May Miller,
abruptly resigned his principalship over a minor matter of class division. In
December the Board of Supervisors removed him from the County School Board.
(Papp, pg. 70)
However, as the applicant notes in the evaluation (Papp, pg. 80), Thomas Brecheen’s
association with the property is too brief for a relevant association to be established with
important historical events or significance to the community rising to a level of significance
that would satisfy Historic Criteria described in § 14.01.070 (B) of the Historic
Preservation Ordinance.
3.3 Integrity
The dwelling remains in its original location, and the evaluation2 notes the integrity of
various character-defining elements. Notwithstanding minor subsequent modifications,
including an addition in the back of the house creating an L shape footprint and a hip-roof
10 foot extension about 3 feet from the northeast wall, the evaluation notes the following:
The Brecheen House retains excellent integrity of location, design, setting,
materials, workmanship, feeling, and association. (Papp, pg. 80)
Based on the property’s current designation as a Contributing List Resource and based
on the applicant’s evaluation, the subject property satisfies the criteria for Integrity set
forth in § 14.01.070 (C) of the Historic Preservation Ordinance.
3.4 Conclusion
The property’s current designation as a Contributing List Resource as well as the
applicant’s Historical Evaluation demonstrate that the property satisfies Evaluation
Criteria for Architectural Style and Design described in § 14.01.070(A) of the City’s
Historic Preservation Ordinance (SLOMC Ch. 14.01). The Committee should make a
recommendation on whether, as described in the Historical Evaluation provided with the
application, the property qualifies as one of the most unique and important resources in
the City, in terms of age, architectural or historical significance, or rarity, to a degree that
qualifies the property for designation as a Master List Historic Resource.
2 Historical Evaluation (Attachment 1), pg. 80
Page 30 of 123
Item 4b
HIST-0171-2022 (1133 Pismo)
Cultural Heritage Committee Report – May 24, 2022
4.0 ENVIRONMENTAL REVIEW
This project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA). Inclusion of the subject properties on the City’s Inventory of Historic
Resources does not have the potential for causing a significant effect on the environment,
and so is covered by the general rule described in § 15061 (b) (3) of the CEQA Guidelines.
5.0 ACTION ALTERNATIVES
1. Staff Recommendation: Make a recommendation to the City Council on the property’s
qualification to be included in the City’s Inventory of Historic Resources as a Master
List Resource. If the Committee recommends the property to be a Master List
Resource, the Committee should note the elements of the property which satisfy
Evaluation Criteria to a degree warranting such designation, as being among the most
unique and important resources and properties in terms of age, architectural or
historical significance, rarity, or association with important persons or events in the
City’s past.
2. Continue consideration of the request with direction to the applicant and staff on
pertinent issues.
6.0 ATTACHMENTS
A - Historic Resource Evaluation (Historical Evaluation, James Papp, PhD)
B - Historic Resource Inventory, 1133 Pismo (City “Yellow File”)
C - Neo-Classical Cottage Style (excerpt from Historic Context Statement)
D - Evaluation Criteria (Historic Preservation Ordinance)
Page 31 of 123
Page 32 of 123
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Page 33 of 123
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Page 35 of 123
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Page 39 of 123
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Page 41 of 123
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Page 42 of 123
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Page 43 of 123
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Page 44 of 123
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APPENDIX A
Page 45 of 123
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APPENDIX A
Page 46 of 123
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Page 47 of 123
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Page 48 of 123
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Page 49 of 123
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Page 50 of 123
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Page 51 of 123
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Page 52 of 123
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APPENDIX A
Page 53 of 123
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Page 54 of 123
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APPENDIX A
Page 55 of 123
PR
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APPENDIX A
Page 56 of 123
PS
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APPENDIX A
Page 57 of 123
PT
#.",-.) , ,(-1-)0,1"&'#(!(),)(-.,#.#(!<#( ),'( ,#."3)."
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APPENDIX A
Page 58 of 123
PU
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APPENDIX A
Page 59 of 123
PV
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APPENDIX A
Page 60 of 123
PW
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Page 61 of 123
QN
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APPENDIX A
Page 62 of 123
QO
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APPENDIX A
Page 63 of 123
QP
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APPENDIX A
Page 64 of 123
QQ
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APPENDIX A
Page 65 of 123
QR
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APPENDIX A
Page 66 of 123
QS
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APPENDIX A
Page 67 of 123
QT
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APPENDIX A
Page 68 of 123
QU
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APPENDIX A
Page 69 of 123
QV
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APPENDIX A
Page 70 of 123
QW
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APPENDIX A
Page 71 of 123
RN
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APPENDIX A
Page 72 of 123
RO
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APPENDIX A
Page 73 of 123
RP
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Page 74 of 123
RQ
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APPENDIX A
Page 75 of 123
RR
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APPENDIX A
Page 76 of 123
RS
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APPENDIX A
Page 77 of 123
RT
1%1,-.,/./,/.&-)&--#(.,-.#(!)(>"-.,. 5#-)'#(.3
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APPENDIX A
Page 78 of 123
RU
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APPENDIX A
Page 79 of 123
RV
(.#&&)2#(!..".)*,.-'#(#@*#'(.)0."-'#@&&#(1#()1
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APPENDIX A
Page 80 of 123
RW
)'')(.),.#0,"#..-&#%)2"(,#!".1#.""#(!&)&)(#&> ,)(.
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APPENDIX A
Page 81 of 123
SN
%,- #&.)!.-.,.-)+/#%&3<#.1-,*),.3/!((!-.C-/!".,),)."3
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APPENDIX A
Page 82 of 123
SO
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APPENDIX A
Page 83 of 123
SP
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APPENDIX A
Page 84 of 123
SQ
I/(((J>".2. ),." )/,#"( )/--#(-/&..)#($/,332*&#(#(!.".#.-
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APPENDIX A
Page 85 of 123
SR
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APPENDIX A
Page 86 of 123
SS
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APPENDIX A
Page 87 of 123
ST
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APPENDIX A
Page 88 of 123
SU
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APPENDIX A
Page 89 of 123
SV
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APPENDIX A
Page 90 of 123
SW
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APPENDIX A
Page 91 of 123
TN
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Page 92 of 123
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Page 93 of 123
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Page 94 of 123
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Page 95 of 123
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Page 96 of 123
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APPENDIX A
Page 97 of 123
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Page 98 of 123
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APPENDIX A
Page 99 of 123
TV
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APPENDIX A
Page 100 of 123
TW
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APPENDIX A
Page 101 of 123
UN
) )(&3 )/,.",-#()(-"))&(,"() # .(#(.1)>-*,-#(.) ."
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APPENDIX A
Page 102 of 123
UO
)/(.#->
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APPENDIX A
Page 103 of 123
UP
#&&,) ,%&3;,)/!".",.)",(1")'.OOQQ#-'))(/&3PW;()(/!/-.
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APPENDIX A
Page 104 of 123
UQ
)'',#&.",-#(/(;#(/&3"1-&&)(.",*.3."%&(),)
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APPENDIX A
Page 105 of 123
UR
&1-/#.-!#(-.."'*&)3,;."(1(.#(.)/-#(-- ),"#'-& >
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APPENDIX A
Page 106 of 123
US
,"(#-**, ,)')0,! .,"#-,&- ,)'*,#-)((#(OWRN1-�#(!
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APPENDIX A
Page 107 of 123
UT
'))*'!##$)'# $*(
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APPENDIX A
Page 108 of 123
UU
BJAE'/*1 '-+4BJAH* & '-+4&,'($''*', BJAI!+* '-+
APPENDIX A
Page 109 of 123
UV
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Page 116 of 123
APPENDIX B
Page 117 of 123
APPENDIX B
Page 118 of 123
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:
x Symmetrical façade
x Simple square or rectangular form
x Gabled or hipped roof with boxed or open eaves
x Wood exterior cladding
x Simple window and door surrounds
x Details may include cornice line brackets
x 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.
APPENDIX C
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