HomeMy WebLinkAbout07-24-2023 CHC Agenda Packet
Cultural Heritage Committee
AGENDA
Monday, July 24, 2023, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
The Cultural Heritage Committee holds in-person meetings. Zoom participation will not be supported
at this time.
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.
PPages
1.CALL TO ORDER
Chair Ulz will call the Regular Meeting of the Cultural Heritage Committee to
order.
2.OATH OF OFFICE
On June 6, 2023, the City Council approved the appointment of Benjamin
Arrona to the Cultural Heritage Committee for a 4-your term ending March 31,
2026. Deputy City Clerk Kevin Christian will administer the Oath of Office for
Committee Member Arrona.
3.ELECTION OF CHAIR AND VICE CHAIR
Recommendation:
As required by the Cultural Heritage Committee Bylaws, hold the annual election
of Chair and Vice Chair to a one-year term ending April 2024.
4.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.
5.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.
5.a CONSIDERATION OF MINUTES - MARCH 27, 2023 CULTURAL
HERITAGE COMMITTEE MINUTES
7
Recommendation:
To approve the Cultural Heritage Committee Minutes of March 27, 2023.
66.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.
6.a 1220 MILL STREET (ARCH-0613-2022) ARCHITECTURAL REVIEW
OF THE REHABILITATION OF, AND ADDITION TO, A DWELLING,
AND CONSTRUCTION OF A GARAGE AND ACCESSORY
DWELLING UNIT (CONTRIBUTING LIST PROPERTY; MILL STREET
HISTORIC DISTRICT)
11
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.
6.b 1202 MILL STREET (HIST-0289-2023) REVIEW OF A REQUEST TO
REMOVE THE PROPERTY FROM THE CITY’S INVENTORY OF
HISTORIC RESOURCES (CONTRIBUTING LIST PROPERTY)
59
Recommendation:
Provide a recommendation to the City Council regarding whether the
property meets eligibility criteria for historic listing in the City’s Inventory
of Historic Resources.
7.COMMENT AND DISCUSSION
77.a STAFF UPDATES AND AGENDA FORECAST 87
Receive an update on the following topics from Senior Planner Brian
Leveille:
Update on a project to restore and install the Chong's Candy
Store Sign at the 871 Palm Street parking garage in the
Chinatown Historic District.
•
A 3-part training opportunity offered by the California
Preservation Foundation: Secretary of Interior Standards
Bootcamp, July 27, August 24, and September 14, 2023.
•
Introduction of the new Community Development Director,
Timothea "Timmi" Tway.
•
88.ADJOURNMENT
The next Regular Meeting of the Cultural Heritage Committee is scheduled for
August 28, 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
Page 6 of 90
1
Cultural Heritage Committee Minutes
March 27, 2023, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Members Present: Committee Members Sabin Gray, Leslie Terry, John Tischler,
and Chair Eva Ulz
Members Absent: Committee Members John Ashbaugh and Chuck Crotser
City Staff Present: Senior Planner Brian Leveille, Deputy City Clerk Kevin Christian
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Cultural Heritage Committee was
called to order on March 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 - FEBRUARY 27, 2023, CULTURAL
HERITAGE COMMITTEE MINUTES
Motion By Member Terry
Second By Member Tischler
Approve the Cultural Heritage Committee Minutes of February 27, 2023.
Ayes (4): Member Gray, Member Terry, Member Tischler, and Chair Ulz
Absent (2): Member Ashbaugh, and Member Crotser
CARRIED (4 to 0)
Page 7 of 90
2
4. PUBLIC HEARINGS
4.a 1043 GEORGE ST. (ARCH-0367-2022) REVIEW OF AN UPPER-LEVEL
ADDITION TO A CONTRIBUTING LIST HISTORIC RESOURCE
Assistant Planner Walter Oetzell provided a brief review of the project as
presented to the committee on December 12, 2022, presented the staff
report on the project as amended, and responded to Commission
inquiries.
Applicant representative, Dana Hunter, provided an overview of the
project design modifications made to conform with committee requests
from December 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 Terry
Second By Member Gray
Recommend to the Community Development Director that the project is
consistent with all applicable City historical preservation policies,
standards, and guidelines.
Ayes (4): Member Gray, Member Terry, Member Tischler, and Chair Ulz
Absent (2): Member Ashbaugh, and Member Crotser
CARRIED (4 to 0)
4.b 1703 SANTA BARBARA AVE. (HIST-0616-2022) HISTORICAL
PROPERTY PRESERVATION AGREEMENT (MILLS ACT CONTRACT)
FOR THE “CALL HOTEL"
Assistant Planner Walter Oetzell presented the staff report and responded
to Commission inquiries.
The Applicant, Matt Ritter, provided a brief overview of the project,
discussed the intent and philosophy of architectural preservation held by
the owners, and responded to questions raised.
Page 8 of 90
3
Chair Ulz opened the Public Hearing
Public Comments:
None
--End of Public Comment--
Chair Ulz closed the Public Hearing
Motion By Member Tischler
Second By Member Terry
Recommend the City Council enter into a Mills Act Historic Property
Contract with the property owners of the property at 1703 Santa Barbara
Avenue, to encourage maintenance and restoration of the “Call Hotel,” a
Master List Historic Resource.
Ayes (4): Member Gray, Member Terry, Member Tischler, and Chair Ulz
Absent (2): Member Ashbaugh, and Member Crotser
CARRIED (4 to 0)
5. COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Senior Planner Brian Leveille provided an update of upcoming projects.
6. ADJOURNMENT
The meeting was adjourned at 6:09 p.m. 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.
_________________________
APPROVED BY CULTURAL HERITAGE COMMITTEE: XX/XX/2023
Page 9 of 90
Page 10 of 90
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: 1220 MILL STREET (ARCH-0613-2022) ARCHITECTURAL REVIEW OF
THE REHABILITATION OF, AND ADDITION TO, A DWELLING, AND CONSTRUCTION
OF A GARAGE AND ACCESSORY DWELLING UNIT (CONTRIBUTING LIST
PROPERTY; MILL STREET HISTORIC DISTRICT)
BY: Walter Oetzell FROM: Brian Leveille
Phone Number: (805) 781-7593 Phone Number: (805) 781-7166
Email: woetzell@slocity.org Email: bleveille@slocity.org
APPLICANT: Tricia and Michael Mitchell 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 applicant proposes modifications and a
two-story addition to the primary dwelling on
a Contributing List Property, along with
construction of a new two-story building
behind the dwelling, accommodating a
garage and Accessory Dwelling Unit. One
dwelling and one garage structure will be
demolished to make way for the proposed
new building.
2.0 DISCUSSION
2.1 Site and Setting
The property is located on the north side of
Mill Street, 140 feet east of Toro Street, in a
Medium High Density Residential (R-3) Zone characterized by single family dwellings. It
is also within the Mill Street Historic District, which developed at the turn of the 20th
century on high ground in response to seasonal flooding and fires that plagued early
development in the City, with the majority of the existing buildings dating from the 1900s
to 1920s. (see description of the District, Attachment A). The property was designated as
Contributing within the Mill Street District in the 1983 Completion Report for the City’s
Historic Resources Survey.
The site is developed with two dwellings and a garage structure, with the primary dwelling
situated at the front of the property. County Assessor records indicate 1910 as the year
Meeting Date: 7/24/2023
Item Number: 6a
Time Estimate: 30 Minutes
Page 11 of 90
Item 6a
ARCH-0613-2022 (1220 Mill)
Cultural Heritage Committee Report – July 24, 2023
this structure was built. An Architectural
Worksheet prepared in 1983
(Attachment B) describes the architectural
style as “Classic Row,” noting its open
front porch with steps and single turned
column, and a modified projecting bay on
the side of the building (center window
removed, covered in clapboard). The style
of the building most closely corresponds to
the “Neo-Classical Cottage style
described in the City Historic Context
Statement (Attachment C), and the
building exhibits the characteristic
features of the style as described, such as
its simple square form, wood cladding, simple trim, and porch support post.
A Historic Resource Evaluation and Certificate of Appropriateness was prepared on
behalf of the applicant by James Papp, PhD, a historian and Architectural Historian,
discussing the history of the property and buildings on it (Attachment D). The historical
context around the period of significance of the primary dwelling is described, along with
the building’s character-defining features:
[The dwelling] embodies the Colonial Revival type of construction, with low-pitched
hip roof, asymmetric entry porch supported by a single Tuscan column, triple and
double windows, front accent window, canted bay, and novelty siding with shingle
dado. (Evaluation pg. 3)
2.2 Proposed Work
Demolition. As part of this project, the two structures behind the primary dwelling are
proposed to be demolished: a second dwelling built in 1922 and a garage built in 1923.
The applicant’s Historic Resource Evaluation concludes (Atta chment D, pp. 2-5) that
neither the second dwelling nor the garage on the site are historically or architecturally
significant. The second dwelling emulated aspects of the California Bungalow style (which
by 1922 had already passed its peak), but only referentially, and lacked the spatial
characteristics of the style. And although the garage exhibits an interesting hybrid of box
frame and clapboard front, it is not a notable example of box frame construction and is
not architecturally or historically significant (Attachment D, pp. 20-21).
Rehabilitation – Existing Dwelling. The applicant’s historical evaluation and project plans
(Attachments D & E) depict and describe rehabilitation work to be done to the existing
dwelling, consisting primarily of:
Adding a window to the canted bay on the west façade
Shifting the position four windows: two on the west façade, two on the east façade
Replacement of sash windows (not original) with replicas of the original windows
Figure 1: 1220 Mill Street
Page 12 of 90
Item 6a
ARCH-0613-2022 (1220 Mill)
Cultural Heritage Committee Report – July 24, 2023
The intent of the rehabilitation work is to preserve the character-defining features of the
dwelling to the maximum extent practicable. Closer evaluation of the condition of wood,
window, and porch features could, however, uncover the need for repair or replacement
of damaged or deteriorating wood features. The treatment of these elements is discussed
in more detail in section 3.2 of this report below, regarding consistency with the Secretary
of the Interior’s Standards for the Treatment of Historic Properties.
Addition to the Existing Dwelling. As depicted in project plans, the applicant proposes to
construct a two-story addition (about 29 feet in height) to the rear of the existing dwelling.
The addition will provide additional space to remodel the home into a three-bedroom
dwelling (see Attachment E).
At the lower floor, the building’s horizontal siding and the distinctive skirting along the
base of the house (“canted shingle dado”) will be carried around the addition by use of
new wood siding and dado designed to match dimension and appearance of the existing
features. On the upper floor the addition will be clad in wood siding of a wider dimension,
to visually differentiate this portion of the addition from the original construction. Door,
window, and decorative building trim,
including the cornice under the roof, are
described as matching that of the existing
dwelling, on both the lower and upper floors of
the addition (see Elevation Drawings, Sheets
A-9.0, A-9.1, Attachment E). While the design
and configuration of the front porch will be
retained, plans note that the porch and railing
are to be rebuilt.
New Construction. Behind the expanded
dwelling, at the rear of the property, a new
two-story building (27 feet in height) is
proposed, accommodating a two-car garage
Figure 2: Addition and rehabilitation (West Elevation)
Figure 3: Garage and ADU (Front)
Page 13 of 90
Item 6a
ARCH-0613-2022 (1220 Mill)
Cultural Heritage Committee Report – July 24, 2023
on the ground floor and an 850 square-foot Accessory Dwelling Unit (ADU) on the upper
floor (see Attachment E, and Figure 3). It is square in plan, with a hipped roof of
composition shingle. As with the upper floor of the addition, the cornice and decorative
trim are modeled on that of the primary dwelling, but window forms vary, and the siding
of the new building is of larger dimension to differentiate it from original construction.
3.0 EVALUATION
Guidance for additions to, and new construction associated with, historical resources is
provided in the City’s Historic Preservation Program Guidelines and the Secre tary of the
Interior’s Standards for the Treatment of Historic Properties.1 Relevant applicable
guidelines, standards, and recommendations from these documents are outlined below.
3.1 Historic Preservation Program Guidelines
Alterations to Historic Resources
§ 3.4.1 (c)
Accessory Structures
New accessory structures should complement the primary
structure’s historic character through compatibility with its form,
massing, color, and materials.
§ 3.4.1 (d)
Additions
Additions to listed historic structures should maintain the structure’s
original architectural integrity and closely match the building’s
original architecture, or match additions that have achieved historic
significance in their own right, in terms of scale, form, massing,
rhythm, fenestration, materials, color and architectural details
§ 3.4.3
Retention of
character-defining
features
Alterations of historically-listed buildings shall retain character
defining features. New features […] should be completed in a
manner that preserves the original architectural character, form,
scale, and appearance of the building.
§ 3.4.4
Exterior building
changes
Exterior changes to historically-listed buildings or resources should
not introduce new or conflicting architectural elements and should be
architecturally compatible with the original and/or prevailing
architectural character of the building […]. Additions to historic
buildings shall comply with the Secretary of the Interior’s Standards
to complement and be consistent with the original style of the
structure. Building materials used to replicate character-defining
features shall be consistent with the original materials in terms of
size, shape, quality and appearance. However, original materials are
not required.
Discussion: The proposed addition is sited and designed in a manner intended to
preserve the integrity of the historical primary dwelling. It is placed behind the existing
1 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment 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
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Item 6a
ARCH-0613-2022 (1220 Mill)
Cultural Heritage Committee Report – July 24, 2023
building, is two stories in height, and is connected to the existing dwelling by a “roof ridge
hyphen” as a reversible means to provide visual separation from the historic building. As
noted in the summary conclusion of the applicant’s Historic Resource Evaluation
(Attachment E, pp. 4-5), the character-defining hipped roof and front façade of the building
are preserved. The addition is two stories in height and provides an additional 1,500
square feet of floor area (for a total of about 2,400 square feet) to the primary dwelling,
appropriate to single-family residential use and compatible in scale with buildings in the
vicinity. The horizontal wood siding, composition shingle roof material, and matching trim
and restrained decorative detail of the addition exhibit a form and character that are
compatible with the that of the original primary dwelling on the property. The existing
windows (which are not original windows) are proposed to be replaced with appropriate
reproductions of the original window forms, and the porch reconstructed in its same form
and appearance.
Plans note the potential need for repair or replacement of extensively damaged wood
features, such as siding, window trim, and porch elements, which could be uncovered
with closer evaluation of the condition of these features. Further discussion of the
treatment of the wood elements is discussed in more detail the following section of this
report, regarding consistency with the Secretary of the Interior’s Standards for the
Treatment of Historic Properties.
3.2 Secretary of the Interior’s Standards (Rehabilitation)
Standards for Rehabilitation
2: The historic character of a property will be retained and preserved. The removal of
distinctive materials or alteration of features, spaces and spatial relationships that
characterize a property will be avoided.
5: Distinctive materials, features, finishes, and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
6: Deteriorated historic features will be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature will match the old
in design, color, texture and, where possible, materials. Replacement of missing features will
be substantiated by documentary and physical evidence.
9: New additions, exterior alterations, or related new construction will not destroy historic
materials, features, and spatial relationships that characterize the property. The new work will
be differentiated from the old and will be compatible with the historic materials, features, size,
scale and proportion, and massing to protect the integrity of the property and its environment.
Discussion: The Secretary of Interior’s Standards provide guidance on rehabilitation of
historic buildings, including approaches to work treatments and techniques that are either
consistent (“Recommended”) or inconsistent (“Not Recommended”) with the Standards,
specific to various features of historic buildings and sites. The applicant’s Historic
Evaluation provides discussion about the consistency of the proposed work with these
Standards and their supporting Guidelines (Attachment E, pp. 26-29).
Page 15 of 90
Item 6a
ARCH-0613-2022 (1220 Mill)
Cultural Heritage Committee Report – July 24, 2023
New Exterior Additions
Recommended Not Recommended
Constructing a new addition on a secondary
or non-characterdefining elevation and
limiting its size and scale in relationship to
the historic building.
Constructing a new addition on or adjacent to
a primary elevation
Discussion. As discussed above, and as noted in the applicant’s Historical Evaluation,
the proposed addition to the historic dwelling on this property has been situated at the
rear of the dwelling, to minimize its visual impact to the primary elevations of the building,
and to preserve its physical integrity and architectural and historical character
(Attachment E, pg. 27). It is of a height and scale appropriate to a single-family dwelling,
as well as to the historic building.
Wood
Recommended Not Recommended
Identifying, retaining and preserving wood
features that are important in defining the
overall historic character of the building (such
as siding, cornices, brackets, window and
door surrounds, and steps) and their paints,
finishes, and colors..
Removing or substantially changing wood
features which are important in defining the
overall historic character of the building so
that, as a result, the character is diminished.
Removing a major portion of the historic
wood from a façade instead of repairing or
replacing only the deteriorated wood, then
reconstructing the façade with new material
to achieve a uniform or “improved”
appearance.
Replacing a deteriorated wood feature or
wood siding on a primary or other highly-
visible elevation with a new matching wood
feature.
Replacing a deteriorated wood feature or
wood siding on a primary or other highly-
visible elevation with a composite substitute
material.
Discussion. Plans depict retention of original siding, shingle skirting, cornice, and other
wood features, but also note the potential replacement of such features where they may
be damaged beyond repair. Where siding may need replacement, it will be matched in
dimension, texture, and appearance to the original material. The applicant’s Historic
Evaluation notes the consistency of this approach with Guidelines for wood features
(Attachment E, pg. 27).
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Item 6a
ARCH-0613-2022 (1220 Mill)
Cultural Heritage Committee Report – July 24, 2023
Windows
Recommended Not Recommended
Designing and installing a new window or its
components, such as frames, sash, and
glazing, when the historic feature is
completeley missing. It may be an accurate
restoration based on documentary and
physical evidence, but only when the historic
feature to be replaced coexisted with the
features currently on the building. Or, it may
be a new design that is compatible with the
size, scale, material, and color of the historic
building.
Creating an inaccurate appearance because
the replacement for the missing window is
based upon insufficient physical or historic
documentation, is not a compatible design, or
because the feature to be replaced did not
coexist with the features currently on the
building.
Adding new window openings on rear or
other secondary, less- visible elevations, if
required by a new use. The new openings
and the windows in them should be
compatible with the overall design of the
building but, in most cases, not duplicate the
historic fenestration.
Changing the number, location, size, or
glazing pattern of windows on primary or
highly-visible elevations which will alter the
historic character of the building.
Cutting new openings on character-defining
elevations or cutting new openings that
damage or destroy significant features.
Discussion. Plans also indicate that existing replacement sash windows will in turn be
replaced by replicas of original windows, according to available photographic evidence.
A new window opening will be added to the center of the canted bay on the west façade,
and the location of a pair of windows on both the west and east facades will be shifted
slightly, noted in the applicant’s Historic Resource Evaluation as minor interventions that
will not alter the ability of the house to communicate its architectural significance
(Attachment E, pg. 27). Staff suggests a condition of approval directing that final plans
include a detailed window schedule , sufficient to demonstrate the appropriateness of
new and replacement windows to the historic character of the building:
Final plans for the project shall include a window schedule describing all new and
replacement windows, including window type, operation, and dimensions of window
elements (sashes, muntins and sills, mullions, etc.), sufficient to evaluate their
consistency with the historical character of the property.
Entrances and Porches
Recommended Not Recommended
Identifying, retaining, and preserving
entrances and porches and their functional
and decorative features that are important in
defining the overall historic character of the
Removing or substantially changing
entrances and porches which are important
in defining the overall historic character of the
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Item 6a
ARCH-0613-2022 (1220 Mill)
Cultural Heritage Committee Report – July 24, 2023
building. The materials themselves (including
masonry, wood, and metal) are significant, as
are their features, such as doors, transoms,
pilasters, columns, balustrades, stairs, roofs,
and projecting canopies.
building so that, as a result, the character is
diminished.
Repairing entrances and porches by
patching, splicing, consolidating, and
otherwise reinforcing them using recognized
preservation methods. Repair may include
the limited replacement in kind or with a
compatible substitute material of those
extensively deteriorated features or missing
components of features when there are
surviving prototypes, such as balustrades,
columns, and stairs.
Removing entrances and porches that could
be stabilized, repaired, and conserved […]
Replacing an entire entrance or porch feature
when repair of the feature and limited
replacement of deteriorated or missing
components are feasible."
Discussion. Plans also depict reconstruction of the front porch, noting retention of its
Tuscan column (Attachment E, Sheet A-9.0), one of the elements of the preserved
character-defining façade discussed in the applicant’s Evaluation (Attachment D, pg. 27),
retained in a manner consistent with these guidelines.
Related New Construction
Recommended Not Recommended
Locating new construction far enough away
from the historic building, when possible,
where it will be minimally visible and will not
negatively affect the building’s character, the
site, or setting.
Placing new construction too close to the
historic building so that it negatively impacts
the building’s character, the site, or setting.
Designing new construction on a historic site
or in a historic setting that it is compatible but
differentiated from the historic building or
buildings.
Replicating the features of the historic
building when designing a new building, with
the result that it may be confused as historic
or original to the site or setting.
Ensuring that new construction is secondary
to the historic building and does not detract
from its significance
Adding new construction that results in the
diminution or loss of the historic character of
the building, including its design, materials,
location, or setting.
Constructing a new building on a historic
property or on an adjacent site that is much
larger than the historic building.
Discussion. The proposed new garage and ADU are situated behind the expanded
primary dwelling, such that its visibility is largely obscured by the dwelling. While executed
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Item 6a
ARCH-0613-2022 (1220 Mill)
Cultural Heritage Committee Report – July 24, 2023
in a form, style, and appearance that is compatible with the primary dwelling, with
horizontal siding, hipped roof, restrained decorative trim, and conventional but varied
window forms, its exterior siding material is of a larger dimension that differentiates it from
the dwelling. The placement of the new building at the rear of the site and its two-story
height, hip roof, wood siding, and conventional window forms also harmonize with the
predominant architectural elements of the Mill Street Historic District described in the
City’s Historic Preservation Program Guidelines (see Attachment A).
5.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA). It consists of the minor alteration of an existing facility, as described
in CEQA Guidelines § 15301, with negligible expansion of the existing use.
6.0 ACTION ALTERNATIVES
1. Recommend that the Community Development Director find the project consistent
with applicable historical preservation policies, standards, and guidelines, subject to
certain conditions of approval for the evaluation and preservation of character-defining
features of the building
2. Continue review to another date with direction to staff and applicant
3. Recommend that the Community Development Director deny the application, based
on specific findings describing inconsistency with historical preservation policies,
standards, and guidelines
7.0 ATTACHMENTS
A - Mill Street Historic District (Historic Preservation Program Guidelines)
B - Architectural Worksheet (1220 Mill)
C - Neo-Classical Cottage (Historic Context Statement)
D - Historic Report and Certificate of Appropriateness (James Papp, PhD)
E - Project Plans (Hunter Smith Architecture)
Page 19 of 90
Page 20 of 90
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5.2.4 Mill Street Historic District
Setting
Established in 1987, the Mill Street Historic District is a residential neighborhood bounded by
Pepper and Toro Streets on the east and west, and Peach and Palm Streets on the north and south.
The Mill Street District is part of one subdivision, The Town of San Luis Obispo, recorded in
1878, although the area informally has been referred to as Fremont Heights. For its land area,
Mill Street Historic District has the highest concentration of historic structures of the City’s five
Historic districts. It is a relatively small district, with an area of 20 acres or 0.03125 square
miles, and as of January of 2010 had 84 listed historic properties.
The Mill Street district was developed at the turn of the 20th century, with the majority of the
existing buildings dating from the 1900s to 1920s, the district’s primary period of historical and
architectural significance. The district was developed on high ground with originally very wide
(100 ft) lots in response to both the seasonal flooding and fires that plagued early development in
San Luis Obispo. A few of these wide lots remain in the 1300 block of both Mill Street and Palm
Street, but the majority of them were later re-subdivided into 50-60 foot wide lots.
Site Features and Characteristics
Common site features and characteristics include:
A. Trees spaced at regular intervals along
the street (especially on Mill Street)
B. Distinctive Camphor Trees lining both
sides of Mill Street between Johnson and
Pepper, a key entry corridor for the
district
C. Consistent street yard setbacks of 20 feet
or more
D. Coach barns (garages) recessed into rear
yard
E. Finish floors raised 2-3 above finish
grade
F. Front entries oriented toward street, with
prominent walk, stairs and entry porches.
G. Front building facades oriented parallel
to street
Architectural Character
Developed during a population boom in San Luis Obispo circa 1900s-1920s, the district’s
residential architectural styles reflect the prosperity of its residents. While older and more
elaborate residences are located on the 1300 block of both Palm and Mill Streets, the majority of
1344 Mill Street, South Elevation
Page 21 of 90
48
historic homes were more modest residences. The close proximity to the court house meant that
Mill Street was home to many county employees, including county assessors, attorneys, and
county clerks. The Mill Street District encompasses many different architectural styles, including
revival styles popular at the turn of the twentieth century. These styles include Neo-classic Row
House, Victorian (with elements of Gothic Revival, Queen Anne, Stick and Eastern Shingle),
Tudor Revival, Mission Revival, and Craftsman Bungalow, with many homes borrowing
architectural details from more than one style. Most buildings in this district were built by local
builders, including E.D. Bray and James Maino and were influenced by architectural pattern
books of the time period.
Predominant architectural features include:
A. One- and occasionally two-story
houses
B. Mostly gable and hip roof types
C. Traditional fenestration, such as
double-hung, wood sash windows,
ornamental front doors, wood screen
doors
D. Ornamental roof features, including
prominent fascias, bargeboards,
prominent pediments or cornices
E. Painted wood or stucco surface
material, including siding and molding
Individually Contributing Elements in the Mill Street District
Not all historic resources in the Mill Street
Historic District were built during the
district’s period of significance. Those
buildings date from the late 1800s, generally
do not exhibit the signature architectural
elements described above, but do contribute
to the historic character of San Luis Obispo
in their own right based on age, architectural
style or historical association. By virtue of
their significance, these resources also merit
preservation.
For example, the Buckley House at 777
Johnson Avenue is a converted carriage
house built in the 1880s and is significant for
its design, specifically the board and batten siding, of which there very few examples are left in
the City. The Shipsey House at 1266 Mill Street, a National Register property, is an example of
Eastern Stick and significant for both its architectural style and its association with William
1264 and 1270 Palm Street, South Elevation
777 Johnson Avenue, East Elevation
Page 22 of 90
49
Shipsey, attorney and mayor of San Luis Obispo from 1898 to1901.
Non-Contributing Elements in the Mill Street District
Non -contributing buildings are those that both do not meet the criteria outlined above and have
not achieved historical significance. Most of the post—1950 contemporary buildings in the
district fall into this latter category.
Non-contributing architectural styles, materials or site features include:
A. Aluminum sliding windows
B. Rectilinear, “boxy” shape
C. Metal or other contemporary material
siding, or “faux” architectural
materials or features.
D. Unarticulated wall surfaces
E. Non-recessed or offset street entries to
buildings
1243 Mill Street, North Elevation
Page 23 of 90
50
***
1262 Mill Street; 1261 Mill Street; 1143, 1137 and 1127 Peach Street;
Righetti House, 1314 Palm Street
Page 24 of 90
Page 25 of 90
Page 26 of 90
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.
Page 27 of 90
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Page 58 of 90
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: 1202 MILL STREET (HIST-0289-2023) REVIEW OF A REQUEST TO
REMOVE THE PROPERTY FROM THE CITY’S INVENTORY OF HISTORIC
RESOURCES (CONTRIBUTING LIST PROPERTY)
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: Mike Guetschow
RECOMMENDATION
Provide a recommendation to the City Council regarding whether the property meets
eligibility criteria for historic listing in the City’s Inventory of Historic Resources .
1.0 BACKGROUND
The owner of the property at 1202 Mill Street has submitted an Historic Preservation
Review application, requesting that the property be removed from the City’s Inventory of
Historic Resources, as ineligible for listing, based primarily on the compromised historical
integrity of the building on the site. A discussion of the property background, permitting
records, and modifications made over the life of the building have been compiled by the
applicant and provided to inform consideration of this request (see Application
Description, Attachment A). This request is being referred to the Cultural Heritage
Committee (CHC) for recommendation to the City Council, as provided in Section
14.01.030(B)(2) of the City’s Historic Preservation Ordinance.
2.0 DISCUSSION
2.1 Site and Setting
The property is a residential parcel at the
northeast corner of Mill and Toro Streets,
within the Mill Street Historic District, (see
description of district, Attachment B).
The site is developed with a single-family
dwelling (see Figure 1). The County
Assessor indicates that the house was built
in 1900, and it appears on Sanborn Maps as
early as 1903. An Architectural Review
Worksheet in City records (Attachment C)
describes the architectural style of the
Meeting Date: 7/24/2023
Item Number: 6b
Time Estimate: 30 Minutes
Figure 1: 1202 Mill Street
Page 59 of 90
Item 6b
HIST-0289-2023 (1202 Mill)
Cultural Heritage Committee Report – July 24, 2023
building as “Row House w/Queen Anne influence” but provides no information regarding
the architect or builder. The appearance of the structure is described, noting a cross-
gable roof, slanted bay window in front, and open porch at the corner. The applicant has
provided background information (Application Description, Attachment A) describing the
background and permitting history of the property, and a description of alterations made
to several of the character-defining features of its primary dwelling.
2.2 Historic Listing
The property was designated as a Contributing list resource in the July 1983 Completion
Report for the City’s Historic Resources Survey. Historic preservation policies are set out
in the Conservation and Open Space Element (COSE) of the City’s General Plan, and
the City’s Historic Preservation Ordinance (SLOMC Ch. 14.01) implements these policies.
Property may be designated as a Contributing List resource where a building on it
maintains its historic and architectural character, and contributes, by itself or in
conjunction with other structures, to the unique or historic character of a neighborhood,
district, or to the City as a whole, and satisfies at least one of the historic significance
criteria listed in the Ordinance (see Historic Preservation Ordinance §§14.01.060 &
14.01.070, Attachment D).
3.0 EVALUATION
3.1 Architecture
The primary dwelling on this property has been described as “Row House with Queen
Anne Influence.” The City’s Historic Preservation Program Guidelines include discussion
of various historical architectural styles (see Attachment E), including Victorian forms and
Neoclassical (e.g., “Rowhouse”). Although the dwelling may be considered to exhibit a
measure of symmetry and austere decorative treatment similar to the Rowhouse style,
and pitched gable roof characteristic of Queen Anne influence, it does not appear to
clearly embody the distinctive characteristics of any particular style described in the
Guidelines, or exhibit notable artistic merit, craftsmanship, or superior details. As noted
above, the building is not known to be associated with a notable architect or significant
local builder.
3.2 History
Similarly, the property is not known to be directly associated with major patterns, events,
or persons of historical significance that would qualify the property for historical
designation under the relevant criteria. It was the home of Ygnacia Maria Luisa Torres
and Julius Robert Robasciotti, sister and brother-in-law to Teresa Torres True, a
descendant of early Californios who arrived in the area from New Mexico in the 19 th
Century, and whose own home was located next door, at 1214 Mill Street. The family is
considered to be important to local history, however, as discussed in 2016 when the
Page 60 of 90
Item 6b
HIST-0289-2023 (1202 Mill)
Cultural Heritage Committee Report – July 24, 2023
Teresa Torres True house was considered for designation as a Master List Resource,1
the family’s importance and contributions were not considered to meet the Eligibility
Criteria for History set out in the Historic Preservation Ordinance.
3.3 Integrity
Integrity. The Application Description (Attachment A) describes the modifications to the
dwelling reflected in its permitting history:
Enclosure of the rear porch,
Window replacements, including protruding sliding windows at the second floor
(without record of permit),
Replacement of wood front porch surface with concrete,
Installation of new siding (1952: Asbestos; 1971: Metal)
Removal of window trim
All of the modifications, except the protruding sliding windows, had been made prior to its
designation as a Contributing List Resource. As described by the applicant, these
modifications were not carried out in a manner consistent with historical preservation
standards and affected character-defining wood features of the building (replacement and
material change of siding, loss of window trim), windows (replacements and new window
openings), and porch and entry features (rear porch enclosure, modifications to front
porch), with few of the building’s characteristics surviving from its period of significance
by the time of its designation. This would have diminished the integrity of the building,
particularly the degree to which the structure had maintained enough of its historic
character or appearance to be recognizable as an historic resource and to convey the
reasons for its significance (Criterion (C)(2)).
4.0 CONCLUSION
The primary dwelling on this property had been extensively modified since it was first
constructed, involving removal or replacement of many of its character-defining features,
considerably diminishing its authenticity by the time of the City’s first Historic Resources
Survey. It may no longer have possessed notable historic significance under the City’s
Criteria for Historic Resource Listing at that time. The property is not associated with
notable architects or craftsmen, or associated with patterns, events, or prominent persons
in local history to a degree that would qualify for listing under the Criteria for History. The
information provided by the applicant provides a basis for recommending to the City
Council that the property be removed from the City’s Inventory of Historic Resources, as
ineligible for listing under the Criteria established in the City’s Historic Preservation
Ordinance (SLOMC Ch. 14.01)
1 The June 14, 2016 Council Agenda Report for “Master Listing” of the Teresa Torres True house can be accessed
online at: http://opengov.slocity.org/WebLink/DocView.aspx?id=56942
Page 61 of 90
Item 6b
HIST-0289-2023 (1202 Mill)
Cultural Heritage Committee Report – July 24, 2023
5.0 ENVIRONMENTAL REVIEW
Consideration of eligibility of this property for historic listing is exempt from the provisions
of the California Environmental Quality Act (CEQA), as it is does not have the potential
for causing a significant effect on the environment, and so is covered by the general rule
described in CEQA Guidelines Section 15061(b)(3). The determination of continued
eligibility for historic listing is limited to review of whether the subject site remains eligible
for historic resource listing according to the criteria set forth in the City’s Historic
Preservation Ordinance.
6.0 ACTION ALTERNATIVES
1. Recommend to the City Council that the property be removed from the City’s Inventory
of Historic Resources, as ineligible for historic listing under the relevant Criteria.
2. Continue consideration of the request with direction to the applicant and staff.
3. Recommend to the City Council that the property not be removed from historic listing,
based on findings describing the property’s continuing eligibility for listing.
6.0 ATTACHMENTS
A - Application Description (HIST-0289-2023)
B - Mill Street Historic District (Guidelines – Historic Preservation Program)
C - Architectural Worksheet (1202 Mill)
D - Evaluation Criteria (Historic Preservation Ordinance)
E - Architectural Style (Historic Preservation Program Guidelines)
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47
5.2.4 Mill Street Historic District
Setting
Established in 1987, the Mill Street Historic District is a residential neighborhood bounded by
Pepper and Toro Streets on the east and west, and Peach and Palm Streets on the north and south.
The Mill Street District is part of one subdivision, The Town of San Luis Obispo, recorded in
1878, although the area informally has been referred to as Fremont Heights. For its land area,
Mill Street Historic District has the highest concentration of historic structures of the City’s five
Historic districts. It is a relatively small district, with an area of 20 acres or 0.03125 square
miles, and as of January of 2010 had 84 listed historic properties.
The Mill Street district was developed at the turn of the 20th century, with the majority of the
existing buildings dating from the 1900s to 1920s, the district’s primary period of historical and
architectural significance. The district was developed on high ground with originally very wide
(100 ft) lots in response to both the seasonal flooding and fires that plagued early development in
San Luis Obispo. A few of these wide lots remain in the 1300 block of both Mill Street and Palm
Street, but the majority of them were later re-subdivided into 50-60 foot wide lots.
Site Features and Characteristics
Common site features and characteristics include:
A. Trees spaced at regular intervals along
the street (especially on Mill Street)
B. Distinctive Camphor Trees lining both
sides of Mill Street between Johnson and
Pepper, a key entry corridor for the
district
C. Consistent street yard setbacks of 20 feet
or more
D. Coach barns (garages) recessed into rear
yard
E. Finish floors raised 2-3 above finish
grade
F. Front entries oriented toward street, with
prominent walk, stairs and entry porches.
G. Front building facades oriented parallel
to street
Architectural Character
Developed during a population boom in San Luis Obispo circa 1900s-1920s, the district’s
residential architectural styles reflect the prosperity of its residents. While older and more
elaborate residences are located on the 1300 block of both Palm and Mill Streets, the majority of
1344 Mill Street, South Elevation
Page 71 of 90
48
historic homes were more modest residences. The close proximity to the court house meant that
Mill Street was home to many county employees, including county assessors, attorneys, and
county clerks. The Mill Street District encompasses many different architectural styles, including
revival styles popular at the turn of the twentieth century. These styles include Neo-classic Row
House, Victorian (with elements of Gothic Revival, Queen Anne, Stick and Eastern Shingle),
Tudor Revival, Mission Revival, and Craftsman Bungalow, with many homes borrowing
architectural details from more than one style. Most buildings in this district were built by local
builders, including E.D. Bray and James Maino and were influenced by architectural pattern
books of the time period.
Predominant architectural features include:
A. One- and occasionally two-story
houses
B. Mostly gable and hip roof types
C. Traditional fenestration, such as
double-hung, wood sash windows,
ornamental front doors, wood screen
doors
D. Ornamental roof features, including
prominent fascias, bargeboards,
prominent pediments or cornices
E. Painted wood or stucco surface
material, including siding and molding
Individually Contributing Elements in the Mill Street District
Not all historic resources in the Mill Street
Historic District were built during the
district’s period of significance. Those
buildings date from the late 1800s, generally
do not exhibit the signature architectural
elements described above, but do contribute
to the historic character of San Luis Obispo
in their own right based on age, architectural
style or historical association. By virtue of
their significance, these resources also merit
preservation.
For example, the Buckley House at 777
Johnson Avenue is a converted carriage
house built in the 1880s and is significant for
its design, specifically the board and batten siding, of which there very few examples are left in
the City. The Shipsey House at 1266 Mill Street, a National Register property, is an example of
Eastern Stick and significant for both its architectural style and its association with William
1264 and 1270 Palm Street, South Elevation
777 Johnson Avenue, East Elevation
Page 72 of 90
49
Shipsey, attorney and mayor of San Luis Obispo from 1898 to1901.
Non-Contributing Elements in the Mill Street District
Non -contributing buildings are those that both do not meet the criteria outlined above and have
not achieved historical significance. Most of the post—1950 contemporary buildings in the
district fall into this latter category.
Non-contributing architectural styles, materials or site features include:
A. Aluminum sliding windows
B. Rectilinear, “boxy” shape
C. Metal or other contemporary material
siding, or “faux” architectural
materials or features.
D. Unarticulated wall surfaces
E. Non-recessed or offset street entries to
buildings
1243 Mill Street, North Elevation
Page 73 of 90
50
***
1262 Mill Street; 1261 Mill Street; 1143, 1137 and 1127 Peach Street;
Righetti House, 1314 Palm Street
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20
Victorian
What is generally known as “Victorian style” actually refers to a constellation of styles popular
during the 1860s to the early 1900s. Common to this architectural style are examples of
European interpretations of classical architecture, including such styles as Gothic Revival, Stick
and Eastlake, Queen Anne and Folk Victorian. Many houses within the Old Town and
Downtown Historic Districts fall into this general category, often incorporating elements from
different styles. This architectural style represents the more ornate, higher quality wood frame
structures built between the late 1800s and the mid-1920s.
Characteristic features include:
-symmetrically arranged, double-hung windows -diamond shaped roof shingles
-oval or narrow, tall windows -highly detailed ornamental elements
-turret and cupola roofs -prominent wood steps and porch
-shingle façade or roof gable ends - post pier foundation
-steep gable or hip roofs -raised foundations
Examples of this style:
The Erickson House at 687 Islay Street
The Righetti House, 1314 Palm Street
The Stanton House, 752 Buchon Street
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22
Folk Victorian
A Victorian style characterized by simple housing forms with less elaborate detailing than other
Victorian houses. Detailing is located primarily along the porch and cornice line. Folk Victorian
houses often borrow detailing from Queen Anne and Italianate styles.
Characteristic features include:
-symmetrically arranged, double-hung windows -diamond shaped roof shingles
-oval or narrow, tall windows -prominent wood steps and porch
-shingle façade or roof gable ends - post pier foundation
-steep gable or hip roofs -raised foundations
Examples of this style include:
756 Palm Street
855 Toro Street.
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23
Colonial Revival/Neoclassical
The Colonial Revival style refers to a revival style popular in the early twentieth century that was
inspired by the early houses of the Atlantic seaboard. Compared to the highly detailed
ornamental elements and asymmetry that defined the Victorian styles, Colonial Revival buildings
are symmetrical and relatively austere. Colonial Revival buildings are based on Georgian,
Federal, and Dutch Colonial styles and are often fused with Neoclassical decorative elements
such as classical porch columns.
Closely related to the Colonial Revival style, the Neoclassical style was a popular style in San
Luis Obispo from 1900 to the 1920s. Neoclassical style encompasses both the Classic Box and
the Neoclassic Rowhouse. “Rowhouse” as used here refers to detached houses often seen in a
row.
Characteristic features include:
-hipped or gambrel roof - raised wood porch with free-standing columns
-symmetrical -dormer windows
Examples of this style include:
1059 Leff Street,
The Bradbury Sanitarium, 743 Leff,
The Bullard House, 1624 Morro Street.
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