HomeMy WebLinkAboutD-1935 APN: 002-322-010 - 1144 Palm St, SLO Ca Recorded 04/15/2013H
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
City Clerk's Office
CITY OF SAN LUIS OBISPO
990 Palm Street
San Luis Obispo, CA 93401
f JULIE RO®EWI
San Luis Obispo Co Clerk/Recorder
Recorded at the request of
Public
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l D O C #: 201'3021390 Titles: 1 Pages:
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Fees
Taxes
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PAID
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4/15/2013
10:01 AM
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This document is recorded for the benefit of the City of San Luis Obispo, A Municipal
Corporation, and is exempt from fee per Government Code Sections 21383.
HISTORIC PROPERTY PRESERVATION AGREEMENT BETWEEN THE
CITY OF SAN LUIS OBISPO AND THE OWNER OF THE HISTORIC
BUILDING LOCATED AT 1144 PALM STREET, IN THE CITY AND COUNTY
OF SAN LUIS OBISPO, STATE OF CALIFORNIA.
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HISTORIC PROPERTY PRESERVATION AGREEMENT BETWEEN
THE CITY OF SAN LUIS OBISPO AND THE OWNER OF THE HISTORIC BUILDING
LOCATED AT 1144 PALM STREET, IN THE CITY AND COUNTY OF SAN LUIS OBISPO,
STATE OF CALIFORNIA.
THIS AGREEMENT is made and entered into this g day of A ! L , 2013, by and between the
City of San Luis Obispo, a municipal corporation (hereinafter referred to as the "City "), and Michael
and Judy Wise (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 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.
Historic Preservation Agreement.
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1144 Palm Street
Page 2
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.
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
Historic Preservation Agreement
1144 Palm Street
Page 3
a cancellation fee to the State Controller as set forth in Government Code Section 50286, which
states that the fee shall be 12 ' /Z% 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 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
1144 Palm Street, San Luis Obispo, California, Assessors Parcel Number 002 - 325 -010, 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.
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Historic Preservation Agreement
1144 Palm Street
Page 4
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: Michael G. Wise
Judy A. Wise
1144 Palm Street
San Luis Obispo, CA 93401
Section 10. General Provisions.
a. None of the terms., provisions, or conditions of this agreement shall be deemed to create a
partnership between the parties hereto and any of their heirs, successors, or assigns, nor shall
such terms, provisions, or conditions cause them to be considered joint ventures or members of
any joint enterprise.
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 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
Historic Preservation Agreement
1.144 Palm Street
Page 5
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.
OWNER
Michael Wise
w �-
Judy Wise
CITY OF SA
Mayor Jan
e
IS OBISPO
�/ %3
Date
Date
Date
Historic Preservation Agreement
1144 Palm Street
Page 6
APPROVED AS RM:
CQ6stine Die trick, City Attorney
ALL SIGNATURES MUST BE NOTARIZED
EXHIBIT A
MAINTENANCE AND IMPROVEMENT MEASURES FOR PAYNE RESIDENCE LOCATED
AT 1144 PALM STREET, 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 1144 Palm Street. Character- defining features shall include, but are not limited to: roof,
eaves, dormers, trim, porches, walls and siding, architectural detailing, doors and windows, window
screens and shutters, balustrades and railings, foundations, and surface treatments.
2. Owner agrees to make the following improvements and/or repairs during the term of this contract
but in no case later than ten (10) years from the contract date. All changes or repairs shall be consistent
with the City's Historic Preservation Ordinance and the Secretary of the Interior's Standards for the
Treatment of Historic Properties:
a. Replace original knob and tube electrical wiring and add circuits.
b. Replace fireplace firebrick and repoint
c. Repair or replace cracked concrete walkways, porch and steps in front and side of house.
d. Remove handrails in center of walkway and replace with more period correct style on the side of the
porch.
e. Repair windows. Free up to allow opening, replace ropes on double hung windows and window
crank mechanisms on other windows. Install shutters on unsealed SE and NW facing double hung
windows.
f. Replace or remove gas lines and valves.
g. Repair floors or replace in foyer and upstairs front bedroom to match original.
h. Install privacy fence in backyard.
i. Complete engineering study of foundation and basement.
j. Correct backyard grade to prevent rain water from saturating soil near the house.
k. Replace the gas heating system.
1. Repair deteriorated stucco on front porch.
m. Replace or repair roofline gutters.
n. Replace sewer lateral.
o. Update plumbing,
p. Adress various maintenance, repair, and renovation, such as painting, roof, chimney, cabinets,
antique fixtures, HVAC installation, and pave driveway.
Historic Preservation Agreement
1144 Palm Street
Page 7
OWNER
w :: �)
Michael Wise
Judy Wise
State of California }
County of San Luis Obispo }
On 4PrIe aoi3 , before
►�uzao�ne��4V'�'a
personally appeared, "i h a� i D\'%'B'e-
•
Date
Date
V+
rthe cer cv
�L
Name or bQneRs)
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s)
.,,Vare subscribed to the within instrument and acknowledged to me that, RiMshe /they executed
the same in biApKheir authorized capacity(ies), and that by F}is•/J,iefltheir 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
Sig
State of California }
County of San Luis Obispo }
a do'd SUZANNE PATRICIA KELLEY
Commission # 1918048 Z
qZ Notary Public - California
San Luis Obispo County
My Comm. Ea Tres Dec 20, 2014
Place Notary Seal Above
On , before me, ,
a e Name and Title of the Officer
personally appeared,
Name of igne 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
Historic Preservation Agreement
1144 Palm Street
Page 8
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 otary Public Place Notary Seal Above
END OF DOCUMENT