HomeMy WebLinkAbout03-27-2023 CHC Agenda Packet
Cultural Heritage Committee
AGENDA
Monday, March 27, 2023, 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) 781-7114.
Pages
1.CALL TO ORDER
Chair Ulz will call the Regular 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.
3.a CONSIDERATION OF MINUTES - FEBRUARY 27, 2023 CULTURAL
HERITAGE COMMITTEE MINUTES
5
Recommendation:
To approve the Cultural Heritage Committee Minutes of February 27,
2023.
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.
4.a 1043 GEORGE ST. (ARCH-0367-2022) REVIEW OF AN UPPER-
LEVEL ADDITION TO A CONTRIBUTING LIST HISTORIC
RESOURCE
9
Recommendation:
Provide a recommendation to the Community Development Director as
to the consistency of the proposed work with applicable historical
preservation policies, standards, and guidelines.
4.b 1703 SANTA BARBARA AVE. (HIST-0616-2022) HISTORICAL
PROPERTY PRESERVATION AGREEMENT (MILLS ACT
CONTRACT) FOR THE “CALL HOTEL"
41
Recommendation:
Provide a recommend to the City Council regarding a Mills Act Historic
Property Contract between the City and the property owners of property
at 1703 Santa Barbara Avenue, to encourage maintenance and
restoration of the “Call Hotel,” a Master List Historic Resource.
5.COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Receive a brief update from Senior Planner Brian Leveille.
6.ADJOURNMENT
The next Regular Meeting of the Cultural Heritage Committee is scheduled for
April 24, 2023 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) 781-7114 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
February 27, 2023, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Cultural Heritage
Committee Members
Present:
Committee Members John Ashbaugh, Chuck Crotser, Sabin
Gray, Leslie Terry, John Tischler, Vice Chair Karen Edwards,
and Chair Eva Ulz
City Staff Present: Senior Planner Brian Leveille, Deputy City Clerk Kevin Christian,
and City Clerk Teresa Purrington
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Cultural Heritage Committee was
called to order on February 27, 2023 at 5:30 p.m. in the Council Chambers at
City Hall, 990 Palm Street, San Luis Obispo, by Chair Ulz.
2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
--End of Public Comment--
3. CONSENT
3.a CONSIDERATION OF MINUTES - DECEMBER 12, 2022, CULTURAL
HERITAGE COMMITTEE SPECIAL MEETING MINUTES
Motion By Member Crotser
Second By Member Ashbaugh
Approve the Cultural Heritage Committee Special Meeting Minutes of
December 12, 2022.
Ayes (7): Member Ashbaugh, Member Crotser, Member Gray, Member
Terry, Member Tischler, Vice Chair Edwards, and Chair Ulz
CARRIED (7 to 0)
Page 5 of 61
2
4. PUBLIC HEARINGS
4.a 469 DANA STREET (DIR-0075-2021) REVIEW OF A PROPOSED
RECONSTRUCTED GARAGE WITH NEW ACCESSORY DWELLING
UNIT ABOVE
Assistant Planner Walter Oetzell presented the staff report and responded
to Commission inquiries.
Applicant representative, Cathy Novak, provided a brief overview of the
project and responded to questions raised.
Chair Ulz opened the Public Hearing
Public Comments:
None
--End of Public Comment--
Chair Ulz closed the Public Hearing
Motion By Member Ashbaugh
Second By Member Tischler
Recommend the Community Development Director approve the proposed
new Accessory Dwelling Unit over a garage, finding it consistent with the
City’s Historical Preservation Policies.
Ayes (7): Member Ashbaugh, Member Crotser, Member Gray, Member
Terry, Member Tischler, Vice Chair Edwards, and Chair Ulz
CARRIED (7 to 0)
4.b 889 BUCHON STREET (DIR-0555-2022) REVIEW OF A PROPOSED
RECONSTRUCTED GARAGE AND ACCESSORY DWELLING UNIT
ADDITION
Assistant Planner Walter Oetzell presented the staff report and responded
to Committee inquiries.
Applicant representatives, Jessica Lehrbaum, architect, and Matt
Turrentine, owner, provided a brief overview of the project and responded
to questions raised.
Page 6 of 61
3
Chair Ulz opened the Public Hearing
Public Comments:
Jaime Hill
--End of Public Comment--
Chair Ulz closed the Public Hearing
Motion By Chair Ulz
Second By Member Gray
Recommend the Community Development Director approve the proposed
reconstructed garage and addition of a new Accessory Dwelling Unit over
the garage, finding it consistent with the City’s Historical Preservation
Policies.
Ayes (7): Member Ashbaugh, Member Crotser, Member Gray, Member
Terry, Member Tischler, Vice Chair Edwards, and Chair Ulz
CARRIED (7 to 0)
5. BUSINESS ITEM
5.a DRAFT PRELIMINARY ASSESSMENT FOR THE HISTORIC
RESOURCE INVENTORY UPDATE
Senior Planner Brian Leveille reviewed the "DRAFT Preliminary
Assessment and Recommendations - San Luis Obispo Inventory of
Historic Resources" memorandum from Page & Turnbull ("the memo") and
responded to Committee inquiries.
Chair Ulz opened Public Comment
Public Comments:
None
--End of Public Comment--
Chair Ulz closed Public Comment
The Committee provided the following input to staff in review of the memo:
Include the City's Human Relations Commission and the City
Diversity, Equity, & Inclusion Manager in future review of the
document.
Page 7 of 61
4
Consider including the creation of a volunteer element for
assistance that includes training.
Ensure that the final plan is repeatable for future updates of the
listings created.
Tribal recognition should be inclusive of Salinan as well as
Chumash.
6. COMMENT AND DISCUSSION
6.a STAFF UPDATES AND AGENDA FORECAST
Senior Planner Brian Leveille provided an update of upcoming projects
and recognized outgoing member Karen Edwards for her service.
7. ADJOURNMENT
The meeting was adjourned at 6:54 p.m. The next Regular Meeting of the
Cultural Heritage Committee is scheduled for March 27, 2023 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/2023
Page 8 of 61
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: 1043 GEORGE ST. (ARCH-0367-2022) REVIEW OF AN UPPER-LEVEL
ADDITION TO A CONTRIBUTING LIST HISTORIC RESOURCE
BY: Walter Oetzell, Assistant Planner FROM: Brian Leveille, Senior Planner
Phone Number: (805) 781-7593 Phone Number: (805) 781-7166
Email: woetzell@slocity.org Email: bleveille@slocity.org
APPLICANTS: Peter Gillespie & Cheryl Cathy REPRESENTATIVE: Dana Hunter
RECOMMENDATION
Provide a recommendation to the Community Development Director as to the consistency
of the proposed work with applicable historical preservation policies, standards, and
guidelines.
1.0 BACKGROUND
The applicants propose to construct an addition to a single -family dwelling designated as
a Contributing List Historical Resource. As provided by §§ 14.01.030 (B) (7) & (C) (4) of
the City’s Historic Preservation Ordinance, the application is subject to review by the
Cultural Heritage Committee (CHC).
On December 12, 2022 the Committee reviewed plans for the proposed addition 1 and
continued consideration of the item with direction to the applicant, including that revisions
of the project design be considered that would respond to the concerns raised by the
Committee regarding rhythm and massing, and addressing the significance of alteration
of the primary façade of a listed historical resource, to better conform to the Secretary of
the Interior’s Standards (SOI Standards) and the City’s Historic Preservation Program
Guidelines (HPPG) (see Meeting Minutes, Attachment A).
The applicants have submitted revised plans in response to this direction (see Project
Plans, Attachment B). The Committee will make a recommendation to the Community
Development Director as the consistency of the proposed work with the City’s historical
preservation policies.
2.0 DISCUSSION
1 The Cultural Heritage Committee Agenda Report prepared for the meeting is available in the City’s online
archive: http://opengov.slocity.org/WebLink/DocView.aspx?id=170933
Meeting Date: 3/27/2023
Item Number: 4a
Time Estimate: 30 Minutes
Page 9 of 61
Item 4a
HIST-0616-2022 (1043 George)
Cultural Heritage Committee Report – March 27, 2023
Site and Setting
The property is a residential parcel on the south side of George Street between Henry
and Jennifer Streets, within the East Railroad Area, a neighborhood with a concentration
of architecturally and historically important. The primary dwelling on the property is a four-
bedroom single-family dwelling constructed in 1910.2 This property is one of 25 properties
within the East Railroad Neighborhood that were added to the Contributing Properties List
by the City Council in February 2007 (Resolution 9875) based on its age, architectural
merit, and contribution to the neighborhood’s historical character.
The dwelling is one-and-a-
half stories in height and has
been described as
Vernacular in style, with
Colonial Bungalow
influences, associated with
Craftsman style architecture.
A more detailed description
of the character-defining
features of the dwelling are
provided in the December
12th CHC Agenda Report.
Project Description
The applicant proposes,
along with interior modifications, to construct addition s to the primary dwelling, providing
additional living area at the upper floor level by expanding the existing roof dormer on the
street-facing (front) slope of the building’s roof and adding an upper-floor addition to the
rear elevation of the building (see Project Plans, Attachment A, and Figure 2). Exterior
changes from the proposed work include removal of the existing chimney, and addition
of openings on the dormers for skylights. The addition will accommodate two bedrooms
and one bathroom.
2 Construction date according to City GIS data and San Luis Obispo County Assessor Property Information
Figure 1: 1043 George Street, street (north) elevation
Figure 2: Proposed additions: rear elevation (left), front elevation (right)
Page 10 of 61
Item 4a
HIST-0616-2022 (1043 George)
Cultural Heritage Committee Report – March 27, 2023
On the rear of the building the wall of the addition spans about 27 feet across and rises
as much as six feet above the existing roof surface. At the front, the wall of the addition
will span about 17 feet across and will be up to four and a half feet above the roof slope.
Each of the dormers has overhanging eaves, consistent with the existing roofline, and
exhibits a “2-in-12” slope (the same as the existing front dormer). The existing fascia line
is maintained around the perimeter of the roof , and the walls of the new dormers are set
back from the roof edge at each side by four and a half feet for the rear addition, and ten
feet for the front addition. The existing roof ridge and slope of the remaining existing roof
surfaces are unaltered.
3.0 EVALUATION
The City’s goals, policies, standards, and guidelines for historical and architectural
resources applicable to the proposed work were set out in detail in the December 12 th
CHC Agenda report for this item. The focus of interest with the work proposed under this
application was the magnitude of change in outward appearance under the prior design,
particularly the street appearance of the building, and whether the work could be
considered consistent with guidance provided in the Secretary of the Interior’s Standards
for the Treatment of Historic Properties.3
Prior Design
Under the prior design a larger addition was proposed on the front of the building, a
primary building elevation visible from the public right -of-way. The addition would have
altered the slope and symmetry of the roofline, altered the roof ridge, changing the design
and appearance of the building, particularly as seen from the street. The direction
provided by the CHC included consideration of design revisions that would respond to
concerns regarding rhythm and massing, to more closely match to the building’s original
Craftsman architecture, in a way that would maintain the structure’s original architectural
integrity.
Design Revisions
In response to the Committee’s direction, the applicant modified the desig n to address
the concerns raised regarding rhythm and massing, and the significance of the alteration
of the building’s primary façade. As described by the project architect (see Description of
Revisions, Attachment C) and depicted in Project Plans (Attachment B), the front dormer
addition was reduced to a more modest size and scale, with the existing ridge beam
height maintained. Another dormer addition has been placed on the less visible rear
elevation where its visual impact would be minimized. The chara cteristic rooflines viewed
from the sides of the building were maintained by setting back the dormer from the roof
edge and lower-floor wall plane.
3 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatmen t of
Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic
Buildings. Washington, D.C.: U.S. Department of the Interior National Park Service; Technical Preservation
Services, 2017
Page 11 of 61
Item 4a
HIST-0616-2022 (1043 George)
Cultural Heritage Committee Report – March 27, 2023
These revisions result in additions that can be considered to be subordinate and
secondary to the building, more closely match its distinctive façade design, better
preserve its roof forms and features, and reduce visible changes in appearance, to avoid
negative impacts to the building’s historic character.
Summary
The applicant has proposed a revised design for additions to the primary dwelling that
appears to address the concerns raised by the Commission at their December 12 th
meeting. Placement of the bulk of proposed additions on the less -visible rear elevation,
reducing the scale of the addition to the front elevation, setting additions back from the
existing roof line and wall plane, and preserving the roof ridge height and characteristic
fascia and rooflines as seen from the public right -of-way provide a basis for finding the
work to be consistent with the Secretary of the Interior’s Standards (SOI Standards) and
the City’s Historic Preservation Program Guidelines (HPPG).
4.0 ENVIRONMENTAL REVIEW
Construction of an addition to an existing structure is categorically exempt from CEQA
environmental review, as Existing Facilities (CEQA Guidelines § 15301 (e)).
Figure 4: Existing Elevations; front (left), east side (right)
Figure 4: Proposed Elevations; front (left), east side (right)
Page 12 of 61
Item 4a
HIST-0616-2022 (1043 George)
Cultural Heritage Committee Report – March 27, 2023
5.0 ACTION ALTERNATIVES
5.1 Recommend that the Community Development Director find the project consistent
with the City's historical preservation policies and standards, with any suggested
conditions of approval necessary to achieve such consistency.
5.2 Continue consideration of the item, with direction to staff and applicant.
5.3 Recommend that the Community Development Director find the project inconsistent
with historical preservation policies, citing specific areas of inconsistency.
6.0 ATTACHMENTS
A - Cultural Heritage Meeting Minutes of December 12, 2022)
B - Project Plans (ARCH-0367-2022)
C - Applicant’s Description Project Revisions (ARCH-0367-2022)
Page 13 of 61
Page 14 of 61
1
Cultural Heritage Committee Minutes
December 12, 2022, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Cultural Heritage
Committee Members
Present:
Committee Members John Ashbaugh, Chuck Crotser, Sabin
Gray, Leslie Terry, and John Tischler, Vice Chair Karen
Edwards, and Chair Eva Ulz
City Staff Present: Senior Planner Brian Leveille, Deputy City Clerk Kevin Christian
1. CALL TO ORDER
A Special Meeting of the San Luis Obispo Cultural Heritage Committee was
called to order on December 12, 2022 at 5:31 p.m. in the Council Chambers at
City Hall, 990 Palm Street, San Luis Obispo, by Chair Ulz.
2. OATH OF OFFICE
Deputy City Clerk Kevin Christian administered the Oath of Office to newly
appointed Cultural Heritage Committee Member Sabin Gray.
3. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
End of Public Comment—
4. CONSENT
4.a CONSIDERATION OF MINUTES - OCTOBER 24, 2022 CULTURAL
HERITAGE COMMITTEE MINUTES
Motion By Member Crotser
Second By Member Ashbaugh
To approve the Cultural Heritage Committee Minutes of October 24, 2022.
Ayes (6): Members Ashbaugh, Crotser, Terry, and Tischler, Vice Chair
Edwards, and Chair Ulz
Abstained (1): Member Gray (Per the Advisory Body bylaws, abstentions
count as “yes” votes.)
CARRIED (6 to 0)
Page 15 of 61
2
5. PUBLIC HEARINGS
5.a 1043 GEORGE STREET (ARCH-0637-2022) REVIEW OF THE
ADDITION OF AN UPPER-LEVEL ROOF DORMER TO A
CONTRIBUTING LIST HISTORIC RESOURCE
Assistant Planner Walter Oetzell presented the staff report and responded
to Commission inquiries.
Applicant representative, Dana Hunter, Principal Architect, Hunter Smith
Architecture, provided an explanation of the needs that drove the
proposed project design and with assistance from Logan Hunter,
responded to questions raised.
Chair Ulz opened the Public Hearing
Public Comments:
None
End of Public Comment--
Chair Ulz closed the Public Hearing
Motion By Chair Ulz
Second By Member Ashbaugh
Continue the item, with direction that the applicant consider an application
to remove the property from the City's Inventory of Historic Resources, or
changes to the design of the proposed addition that respond to the
concerns raised by the Committee regarding rhythm and massing, and
addressing the significance of alteration of the primary façade of a listed
historical resource, to better conform to the Secretary of the Interior’s
Standards and the City’s Historic Preservation Program Guidelines.
Ayes (7): Member Ashbaugh, Member Crotser, Member Gray, Member
Terry, Member Tischler, Vice Chair Edwards, and Chair Ulz
CARRIED (7 to 0)
Page 16 of 61
3
6. COMMENT AND DISCUSSION
6.a CONTINUED REVIEW OF THE 2023-2025 CULTURAL HERITAGE
COMMITTEE GOALS
Senior Planner Brian Leveille reviewed the draft goals compiled from
feedback given by the Committee at the October 24, 2022, meeting.
Chair Ulz opened Public Comment
Public Comments:
None
End of Public Comment--
Chair Ulz closed Public Comment
By consensus, the Committee provided modifications as included in the
final goals presented below:
1. Historic Inventory & Historic Preservation Ordinance Update –
Allocate funds and resources for a comprehensive update of the
City’s inventory of historic resources and associated updates to the
Historic Preservation Ordinance as recommended by the consultant
led preliminary phase assessment and recommendations
completed by historic consultant Page and Turnbull.
2. City Owned Adobes – Support efforts to improve the structural
condition, historic integrity, and appropriate cultural interpretation of
the four City-owned adobes in light of the City’s Diversity, Equity
and Inclusion goals. In particular, support efforts to stabilize,
restore, and rehabilitate the La Loma Adobe.
3. Public Information: Provide information to increase awareness and
support of the Historic Preservation Program and Historic
Resources Inventory update project including opportunities for
participation; and, pursue opportunities for appropriate cultural
interpretation of historic resources with a focus on including City
goals to advance Diversity, Equity, and inclusion.
Page 17 of 61
4
6.b STAFF UPDATES AND AGENDA FORECAST
Senior Planner Brian Leveille provided an update of upcoming projects.
Deputy City Clerk Kevin Christian reminded the Committee that the annual
Advisory Body recruitment is ongoing and encouraged eligible members to
re-apply for an additional term.
7. ADJOURNMENT
The meeting was adjourned at 6:40 p.m. The next Regular Meeting of the
Cultural Heritage Committee is scheduled for January 23, 2023, at 5:30 p.m. in
the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. The
Regular Meeting of December 26, 2022 will be canceled due to the Christmas
Holiday.
APPROVED BY CULTURAL HERITAGE COMMITTEE: 02/27/2023
Page 18 of 61
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To:Walter Oetzel
Assistant Planner, City of San Luis Obispo
From:Dana Hunter, AIA
Principal Architect, Hunter Smith Architecture
On behalf of: Peter Gillespie & Cheryl Cathey, Applicants
Re:1043 George Street
Second Submittal to the Cultural Heritage Committee
In December 2022,the first iteration of this project was presented to the Cultural Heritage
Committee.The Committee provided direction to the applicant to either pursue de-listing the
property from the Contributing List,or submit a re-design taking into account their feedback.
This feedback was in accordance with the suggestions provided in the Staff Report for the
meeting,specifically to minimize the visual impacts on the building’s historic character by
reducing the scale and size of the dormer addition,and/or by placing the addition on less visible
building elevations.
This design proposes to do both.
Our revised proposal maintains the existing ridge beam height.We have proposed a modest
increase in the size of the front dormer to facilitate two desk spaces at the window.Overhead
clearance at the window is proposed to be 6’-6”, an increase of 1’-0”.
With our revised proposal,the primary addition is on the rear elevation of the building.
Additionally,it is reduced in scale from the previous proposal.Where that proposal featured
overhead clearances upstairs between 9’-0”and 6’-6”on the front elevation,this proposal
suggests overhead clearances upstairs of between 8’-3”and 6’-6”on the rear elevation.This
was done in order to maintain the existing roof ridge height and minimize the visual impact of
the upstairs addition as seen from the primary building elevation,in accordance with the
suggestion provided in the Staff Report and the guidance provided by the Committee.
With this updated proposal,the Owner’s preference was to structure the addition as a second
story,rather than as a dormer as it is presented.Structured as a second story,with a singular
wall plane from the roof to the foundation,would have allowed for significantly larger windows
upstairs in the Master Bedroom.With feedback from City Staff,the Owners have agreed to
860 Walnut Street, Suite B. San Luis Obispo CA 93401 | (O) (805) 544-3380
Page 39 of 61
structure the addition as a dormer to preserve the characteristic roofline visible along the side
elevation, visible as you approach the property from the East.
The size of this addition provides a minimum head height of 6’-6”upstairs while maintaining the
existing roof ridge height.Reducing the size of the dormer by reducing its height is not possible
while maintaining adequate overhead clearance upstairs.Reducing the size of the dormer by
moving its exterior walls further towards the building’s center will have negligible impact on the
visual impact of the addition,and will have significant impact on the Owner ’s ability to utilize this
space.
From the East,the rear addition will be only partially visible while approaching the property
along George St.The existing front dormer is proposed to be only modestly larger,and will be
visible.
From the West,the rear addition will not be visible while approaching the property along George
Street due to a combination of vegetation and the neighboring residence.
From the North (along the front elevation)only a modest increase in the size of the existing
dormer will be visible.
From the South,along Ella Street,no portion of this residence is visible due to a combination of
the secondary residence on the property and the change in elevation.
860 Walnut Street, Suite B. San Luis Obispo CA 93401 | (O) (805) 544-3380
Page 40 of 61
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: 1703 SANTA BARBARA ST. (HIST-0616-2022) HISTORICAL PROPERTY
PRESERVATION AGREEMENT (MILLS ACT CONTRACT) FOR THE “CALL HOTEL"
BY: Walter Oetzell, Assistant Planner FROM: Brian Leveille, Senior Planner
Phone Number: (805) 781-7593 Phone Number: (805) 781-7166
Email: woetzell@slocity.org Email: bleveille@slocity.org
APPLICANT: Matt Ritter
RECOMMENDATION
Provide a recommend to the City Council regarding a Mills Act historic property contract
between the City and the property owners of property at 1703 Santa Barbara Avenue, to
encourage maintenance and restoration of the “Call Hotel,” a Master List Historic
Resource.
1.0 BACKGROUND
The owners of the Call Hotel at 1703 Santa Barbara Avenue (Figure 1) submitted an
application to enter into a Mills Act historical property contract with th e City (see Draft
Agreement – Attachment A). 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 DISCUSSION
Site and Setting
The property is located at the
southwest corner of Leff Street and
Santa Barbara Avenue, in the Railroad
Historic District. City records describe
the two-story building on it as
Italianate in Style with some Classical
Influence (see Historic Resources
Inventory, Attachment B), with an
estimated construction date of 1886.
Known variously as the Call Hotel, the
Parkview Hotel, and today as “The
Establishment,” it has served as a
hotel and as a boarding house, its
current use. The applicant provides
additional Historical Background (see
Request Letter, Attachment C) for the
Meeting Date: 3/27/2023
Item Number: 4b
Time Estimate: 30 Minutes
Figure 1: The Call Hotel, 1703 Santa Barbara (1995)
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Item 4b
HIST-0601-2022 (1703 Santa Barbara)
Cultural Heritage Committee Report – March 27, 2023
building, describing its relationship to owners Silas and Nancy Call, and an original
location on Morro Street (near Palm). It was included on the Master Inventory of Historic
Structures established in 1983 with adoption of Resolution 5197.
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)).
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. On acceptance and recordation of the contract, the property is assessed using
an “income approach” that values the property by an income capitalization method,
following guidelines provided by the State Board of Equalization.
Proposed Improvements
Several improvements and maintenance items are identified by the applicant (Attachment
D) for completion during the term of the proposed contract. All of the items discus sed
appear to be relevant to the preservation and maintenance of this property and are
included in Exhibit A of the proposed contract (Attachment A). 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.
3.0 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 1703 Santa Barbara
Avenue.
2. Continue consideration of the request with direction to the applicant and staff.
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Item 4b
HIST-0601-2022 (1703 Santa Barbara)
Cultural Heritage Committee Report – March 27, 2023
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.
4.0 ATTACHMENTS
A - Historic Property Contract – Draft (1703 Santa Barbara)
B - Historic Resources Inventory (1703 Santa Barbara
C - Applicant Request Letter (HIST-0616-2022)
D - List of Improvements (HIST-0616-2022)
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HISTORIC PROPERTY PRESERVATION AGREEMENT BETWEEN
THE CITY OF SAN LUIS OBISPO AND THE OWNER OF THE HISTORIC
PROPERTY LOCATED AT 1703 SANTA BARBARA AVENUE, IN THE CITY AND
THE COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA.
THIS AGREEMENT is made and entered into this ________ day of ________ , 2023, by and
between the City of San Luis Obispo, a municipal corporation (hereinafter referred to as the
“City”), and The Lobby, LLC (hereinafter referred to as “Owner”), and collectively referred to as
the “parties.”
Section 1. Description of Preservation Measures. The Owner, their 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 nonrenewal is served as
provided herein.
b. If the Owner or the City desires in any year not to renew the agreement, the Owner
or the City shall serve written notice of nonrenewal 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 nonrenewal.
d. If either the City or the Owner serves notice to the other party of nonrenewal 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
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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. The building’s interior closely relates to the property’s eligibility as a qualified
historic property. The Owner agrees to allow pre-arranged tours on a limited basis,
to the approval of the Community Development Director or his designee.
c. 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.
d. 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.
e. Owner agrees that property tax savings resulting from this agreement shall be used
for property maintenance and improvements as described in Exhibit A.
f. 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.
g. 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 owners’
compliance with the terms and provisions of this agreement.
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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 owners or
apply for such relief as may be appropriate.
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
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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 1703 Santa Barbara Avenue, San Luis Obispo, California, Assessors Parcel Number
003-556-006, 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: The Lobby, LLC
1243 Palm St
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.
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 their contractor, subcontractor, agent, employee, or other person acting on
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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.
IN WITNESS WHEREOF, the City and Owner have executed this agreement on the day
and year written above.
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OWNER
____________________________________ ______________________________
[Owner Name] Date
Lobby, LLC
CITY OF SAN LUIS OBISPO
____________________________________ ______________________________
Mayor Erica A. Stewart Date
ATTEST:
______________________________
Teresa Purrington, City Clerk
APPROVED AS TO FORM:
______________________________
Christine Dietrick, City Attorney
ALL SIGNATURES MUST BE NOTARIZED
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EXHIBIT A
MAINTENANCE AND IMPROVEMENT MEASURES FOR THE CALL HOTEL
LOCATED AT 1703 SANTA BARBARA AVENUE, SAN LUIS OBISPO, CALIFORNIA
1. Owner shall preserve, maintain, and repair the historic building, including its 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 1703 Santa Barbara Avenue. 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.
2. Owner agrees to make the following improvements and/or repairs du ring 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:
Termite tenting and pest treatment;
Foundation improvements, including additional supports, correction of settling, repair of
cripple walls (including installation of shear walls) where necessary;
Repair or reconstruction, as appropriate, of the rear stairway;
Repair or replacement, as appropriate, of original double-hung windows that are not
functional;
Repair or reconstruction, as appropriate, of two brick chimneys;
Repair of water damage to interior surfaces;
Repair of cracking in walls (due to shifting of the building)
Repair of the historic building façade;
General maintenance and upkeep, including painting and gutter repair or replacement.
OWNER
____________________________________ ______________________________
[Owner Name] Date
The Lobby, LLC
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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
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