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Item 4a. 1421 Garden St. (HIST-0337-2022) Designation of Property as Master List Historic Resource
CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: HIST-0337-2022 (1421 GARDEN) – DESIGNATION OF PROPERTY AS MASTER LIST HISTORIC RESOURCE BY: Walter Oetzell, Assistant Planner Phone Number: (805) 781-7593 Email: woetzell@slocity.org APPLICANT: Beau and Jen Narragon 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 Beau and Jen Narragon, represented by James Papp, have requested that the property at 1421 Garden Street be designated as a Master List Resource in the City’s Inventory of Historic Resources, as The D.M. and Carrie Proper Meredith House, and have provided an evaluation of the property and its eligibility for historic listing (Historical Evaluation, Attachment A), prepared by James Papp, PhD, Historian and Architectural Historian. As set out in §14.01.060 of the City’s Historic Preservation Ordinance, the Committee will determine if property meets eligibility criteria for listing and forward a recommendation to City Council, for final action on the application 2.0 DISCUSSION 2.1 Site and Setting The property is on the east side of Garden Street, about 100 feet south of Pismo Street, in the Old Town Historic District, one of the City’s oldest residential neighborhoods, built up historically around the turn of the twentieth century, with older structures dating back to the 1880s. The high concentration of 100-year-old or older residences establishes the District’s predominant architectural and visual character. The District has many examples of High Victorian architecture, including several variations, such as Queen Anne, Italianate, Stick and Gothic Revival influences, along with more modest structures with simpler styles (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 (Historic Preservation Program Guidelines § 5.2.1). Meeting Date: 8/22/2022 Item Number: 4a Time Estimate: 30 Minutes Page 11 of 69 Item 4a HIST-0337-2022 (1421 Garden) Cultural Heritage Committee Report – August 22, 2022 2.2 The D.M. and Carrie Proper Meredith House The Evaluation provided by the applicant (Attachment A) notes an April 13, 1883 announcement in the San Luis Obispo Tribune of the completion of a dwelling for David Milton Meredith and his first wife Caroline Proper, and thus uses 1883 as the estimated date of construction, with the building eventually appearing on Sanborn Maps by 1891 (Evaluation, pg. 6). Although D. M. Meredith is described as “co-builder,” no other builder or architect is identified. The building is described as the City’s “most sophisticated and articulated example of Heimatstil architecture of the Krüppelwalmstil or Jerkinhead subtype, which includes a steep roof pitch, deep eaves, and carved open brackets,” with several characteristic features of the building highlighted (Evaluation, pg. 43): Jerkinhead gables and dormers Notched and roundel-terminated bargeboards Roundel-terminated knee brackets and solid horizontal brackets Singleton, twin, and triplet sash windows with crown molding and drop casings Horizontal shiplap siding with vertical siding in the gables Side entry porch with spindle columns and fretwork Front apartment addition from 1924 with its fenestration, eaves, and knee brackets “H” footprint Porches were replaced by apartments in the front and rear of the building in the 1920s, with the front addition (but not the rear) replicating the house’s decorative motifs. The house was occupied by D. M. Meredith, with his first wife Caroline Proper, and later his second wife Louise Hardenbergh Meredith, until his death in 1929. Figure 1: The D. M. and Carrie Proper Meredith House (Papp) Page 12 of 69 Item 4a HIST-0337-2022 (1421 Garden) Cultural Heritage Committee Report – August 22, 2022 2.3 David Milton Meredith The building at 1421 Garden is associated with its co-builder David Milton Meredith, from its construction until his death in 1929. D. M. Meredith is described as “an early San Luis Obispo leader who influenced the city’s development in education, finance, and religion” (Evaluation, pg. 1): “… an indefatigable toiler for progress and good governance in San Luis Obispo City and County education and finance. Meredith’s direct influence on education lasted for 35 years, from his appointment as principal of the city’s schools in 1878 to the end of his term on the board of school directors of the newly chartered city in 1913. This included 10 straight years on the County Board of Education and 12 on the Mission School District Board of Trustees. Meredith’s leadership in local finance was somewhat more brief – 23 years – from his cofounding of the San Luis Obispo Building and Loan Association in 1888 to his resignation as cashier of the Andrews Bank in 1911. Yet these are extraordinarily long years at the forefront of two fields. He then continued his work as a real estate and insurance agent to his eightieth year and after that served till his death as a publicly cited and consulted pioneer of influence, prudence, and rectitude. (Evaluation, pg. 31). The historic significance of D. M. Meredith and his contributions, ranging from appointment as principal of the city’s schools in 1878, service on the County Board of Education, Mission School District Board of Trustees, and the board of City school directors, cofounding of the San Luis Obispo Building and Loan Association, director and cashier of the Andrews Bank, and co-founder of the Baptist Church in San Luis Obispo, are traced in detail from page 31 of the applicant’s Evaluation, with historical context, specifically in the areas of education and banking, provided from pg. 11. 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 C). 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 applicant’s Historical Evaluation (Attachment A) provides a description of the architectural significance of the house (from pg. 38) and historical significance of David Milton Meredith, in support of designation as a Master List Resource. Page 13 of 69 Item 4a HIST-0337-2022 (1421 Garden) Cultural Heritage Committee Report – August 22, 2022 3.1 Architectural Criteria “Heimatstil” (Homeland Style) is described as a 19th-Century style based on Swiss and Tyrolean folk architecture, not typically covered in guides to American domestic architecture (Evaluation, pg. 22). It is likewise not among the predominate historical styles described in the City’s Historic Context Statement. The applicant’s Evaluation (from pg. 22) more fully describes the style, its origins, and relationship to “Cottage” designs 1 and later transitions to Modernism. As such, this house is architecturally significant as a rare example of the style in the City, as well as a sophisticated and articulated example of it (Evaluation pg. 38), with its period of significance described as spanning from its construction in 1883 to the death of David Milton Meredith. 3.2 Historic Criteria A timeline of the historical context surrounding the building’s period of significance, including contributions and events in the life of David Milton Meredith, is provided from page 3 of the applicant’s Evaluation. As summarized in §2.3 of this report, above, D.M. Meredith is described as a person who made significant contributions to the community and to early local history in the areas of education and finance, and this property and the dwelling on it are closely associated with him, as its occupant during its period of significant, satisfying Historic Criteria described in §14.01.070(B) of the Historic Preservation Ordinance. 3.3 Integrity The dwelling remains in its original location, and in the discussion of the integrity of its design (Evaluation, pg. 44) the various character-defining elements of the home are discussed, concluding that, notwithstanding subsequent minor additions to the apartment expansions, and other minor details, the buildings and property satisfy the criteria for Integrity set out in §14.01.070(C) of the Historic Preservation Ordinance, noting, in regards to the apartment additions: The house’s overall design from the latter end of its period of significance, with additions to front and rear, remains, communicating the thrifty but aesthetically respectful character of D. M. Meredith. Its original design of an H-footprint Heimatstil villa with front porch, rising consistently toward the rear, is easily understandable despite the porch’s replacement by a slightly wider, deeper apartment. The Heimatstil forms of that apartment reinforce the house’s overall ability to communicate its stylistic significance. 1 E.g. Myron Angel House (714 Buchon) and Greenfield House (676 Pismo) as Cottage-style examples employing distinctive jerkinhead gables; and the Muscio House (1330 Mill) and Madonna Inn in related Heimatstil subtypes. Page 14 of 69 Item 4a HIST-0337-2022 (1421 Garden) Cultural Heritage Committee Report – August 22, 2022 3.4 Conclusion The information in the Historical Evaluation prepared for this application, documenting the architectural character and integrity of the house, the contributions and life of D.M. Meredith, and the historical context surrounding the property’s period of significance, provides a basis for the Committee to find that the dwelling satisfies Evaluation Criteria for Architectural Style and Design, Historic Criteria, and Integrity described in §§14.01.070 of the City’s Historic Preservation Ordinance (SLOMC Ch. 14.01). The Committee should consider 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. 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, noting 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. 3. Recommend to the City Council that the property should not be designated as a Master List Resource in the City’s Inventory of Historic Resources, based on finding that the property does not satisfy Evaluation Criteria for historic listing to a degree warranting such designation. 6.0 ATTACHMENTS A – Historic Resource Evaluation, 1421 Garden (James Papp, PhD) B – Architectural Worksheet, 1421 Garden C – Evaluation Criteria (Historic Preservation Ordinance) Page 15 of 69 Page 16 of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