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Home My WebLink AboutItem 6b. 1202 Mill Street (HIST-0289-2023) 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) Page 62 of 90 Page 63 of 90 Page 64 of 90 Page 65 of 90 Page 66 of 90 Page 67 of 90 Page 68 of 90 Page 69 of 90 Page 70 of 90 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. 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3URPRWHWKHSXEOLFXQGHUVWDQGLQJDQGDSSUHFLDWLRQRIKLVWRULFUHVRXUFHV &(OLJLELOLW\IRULQFHQWLYHV3URSHUWLHV]RQHGDV+LVWRULF3UHVHUYDWLRQ+VKDOOEHHOLJLEOHIRU SUHVHUYDWLRQLQFHQWLYHDQGEHQHILWSURJUDPVDVHVWDEOLVKHGKHUHLQLQWKH*XLGHOLQHVDQGRWKHU ORFDOVWDWHDQGIHGHUDOSURJUDPV Page 81 of 90 Page 82 of 90 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 Page 83 of 90 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. Page 84 of 90 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. Page 85 of 90 Page 86 of 90 10/2/2023 Item 6b ‐ Staff Presentation 1 HIST-0289-2023 (1202 Mill) A request to remove property from the City’s Inventory of Historic Resources (Contributing List Property) 1 2 10/2/2023 Item 6b ‐ Staff Presentation 2 Mill Street Historic District Architectural Character Styles: Neo-classic Row House, Victorian (elements of Gothic Revival, Queen Anne, Stick and Eastern Shingle), Tudor Revival, Mission Revival, Craftsman Bungalow One- and occasionally two-story houses Mostly gable and hip roof types Traditional fenestration (double-hung, wood sash windows, ornamental front doors, etc.) Ornamental roof features, including prominent fascias, bargeboards, prominent pediments or cornices Painted wood or stucco surface material, including siding and molding 1202 Mill Street Architectural Worksheet Style: Row House w/Queen Anne influence Cross-gable roof Slanted bay window (front) Open porch at corner Later addition of wrought iron railing 3 4 10/2/2023 Item 6b ‐ Staff Presentation 3 1202 Mill Street Applicant Information Rear porch enclosure Window replacements Removal of window trim Front Porch - wood surface replaced w/concrete, New siding (1952: Asbestos; 1971: Metal) Historical Preservation Ordinance Evaluation Criteria for Historic Listing Architectural Criteria Style, Design, Architect Historic Criteria History – Person, Event, Context Integrity Original Site, Foundation Recognizable as resource, Convey reason for significance Retain design, setting materials, workmanship, feeling and association §14.01.060 (C) – Removal from historic listing • It is the general intention of the City not to remove a property from historic listing. Council may, however, ... remove the property from historic listing if the structure on the property no longer meets eligibility criteria for listing, following the process for listing set forth herein. 5 6 10/2/2023 Item 6b ‐ Staff Presentation 4 Agenda Correspondence James Papp, PhD, Architectural Historian Architectural Criteria One of only two in District with Queen Anne influence Erected 1893 – among the oldest in District J.R. Robasciotti as builder Historic Criteria Significance of J. R. Robasciotti and Ygnacia Maria Luisa Torres not evaluated Integrity Minor and reversible alterations Not undermining building’s ability to convey its historical significance HIST-0289-2023 (1202 Mill) A request to remove property from the City’s Inventory of Historic Resources (Contributing List Property) Recommendation Provide a recommendation to City Council as to the eligibility of the property for historical listing; or Continue item to future meeting, with direction to staff and the applicant 7 8