HomeMy WebLinkAbout08-25-2025 CHC Agenda Packet
Cultural Heritage Committee
AGENDA
Monday, August 25, 2025, 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. Attendees of City Council or Advisory Body meetings are eligible to receive one hour of
complimentary parking; restrictions apply, visit Parking for Public Meetings for more details.
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 may not be processed until the following day.
Public Comment during the meeting:
Meetings are held in-person. To provide public comment during the meeting, you must be
present at the meeting location.
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 must provide display-ready
material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the City Clerk's
Office at cityclerk@slocity.org or (805) 781-7114.
Pages
1.CALL TO ORDER
Chair Tischler will call the Regular Meeting of the Cultural Heritage Committee
to order.
2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
The public is encouraged to submit comments on any subject within the
jurisdiction of the Cultural Heritage Committee that does not appear on this
agenda. Although the Committee will not take action on items presented during
the Public Comment Period, the Chair may direct staff to place an item on a
future agenda for discussion.
3.CONSENT
Matters appearing on the Consent Calendar are expected to be non-
controversial and will be acted upon at one time. A member of the public may
request the Cultural Heritage Committee to pull an item for discussion. The
public may comment on any and all items on the Consent Agenda within the
three-minute time limit.
3.a CONSIDERATION OF MINUTES - APRIL 28, 2025 CULTURAL
HERITAGE COMMITTEE MINUTES
5
Recommendation:
To approve the Cultural Heritage Committee Minutes of April 28, 2025.
4.PUBLIC HEARINGS
Note: The action of the Cultural Heritage Committee is a recommendation to the
Community Development Director, another advisory body, or to City Council
and, therefore, is not final and cannot be appealed.
4.a REVIEW OF A MIXED-USE PROJECT, INCLUDING AN ADDITION
AND ALTERATIONS TO A MASTER LIST HISTORIC RESOURCE
(OLD GAS WORKS); A RESIDENTIAL BUILDING; AND SITE
IMPROVEMENTS (251 PACIFIC STREET, 1390 WALKER STREET, &
280 PISMO STREET [ARCH-0451-2024])
9
Recommendation:
Recommend the Community Development Director find the project
consistent with applicable policies, guidelines, and requirements with
the Historic Preservation Ordinance, Historic Preservation Program
Guidelines, Secretary of the Interior’s Standards, and Agreement to
Retain the Historic Wood Doors and Window Features. This action may
include recommended conditions to address consistency of the project
with these preceding historic preservation policies, guidelines, and
requirements.
4.b REQUEST TO DESIGNATE THE PROPERTY AT 1110 BUCHON
STREET AS A MASTER LIST RESOURCE. THE PROPERTY IS
CURRENTLY LISTED AS A CONTRIBUTING RESOURCE IN THE
CITY’S INVENTORY OF HISTORIC RESOURCES (HIST-0504-2025)
189
Recommendation:
Make a recommendation to the City Council on the property’s
qualification to be included in the City’s Inventory of Historic Resources
as a Master List Resource.
5.COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Receive a brief update from Principal Planner Brian Leveille.
6.ADJOURNMENT
The next Regular Meeting of the Cultural Heritage Committee is scheduled for
September 22, 2025 at 5:30 p.m. in the Council Chambers at City Hall, 990
Palm Street, San Luis Obispo.
LISTENING ASSISTIVE DEVICES are available -- see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible
to the public. Upon request, this agenda will be made available in appropriate
alternative formats to persons with disabilities. Any person with a disability who
requires a modification or accommodation in order to participate in a meeting
should direct such request to the City Clerk’s Office at (805) 781-7114 at least
48 hours before the meeting, if possible. Telecommunications Device for the
Deaf (805) 781-7410.
Agenda related writings or documents provided to the Cultural Heritage
Committee are available for public inspection on the City’s website:
https://www.slocity.org/government/mayor-and-city-council/agendas-and-
minutes. Meeting video recordings can be found on the City’s website:
http://opengov.slocity.org/WebLink/Browse.aspx?id=60971&dbid=0&repo=CityCl
erk
1
Cultural Heritage Committee Minutes
April 28, 2025, 5:30 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
CHC Members
Present:
Member John Ashbaugh, Daniel Bernard, Sabin Gray, Ivan
Simon, Vice Chair John Tischler
CHC Members
Absent:
Member Benjamin Arrona, David Blakely
City Staff Present: Principal Planner Brian Leveille, Deputy City Clerk Sara Armas
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Cultural Heritage Committee was
called to order on April 28, 2025 at 5:30 p.m. in the Council Chambers at City
Hall, 990 Palm Street, San Luis Obispo, by Vice Chair Tischler.
2. OATH OF OFFICE
Member Blakely was administered the Oath of Office prior to the Regular Meeting
as he would not be in attendance.
3. ELECTION OF CHAIR AND VICE CHAIR
As required by the Cultural Heritage Committee bylaws, the following Members
were elected as Chair and Vice Chair:
Motion By Member Gray
Second By Member Bernard
Elect Member Tischler to serve as Chair for a one-year term.
Ayes (5): Member Ashbaugh, Member Bernard, Member Gray, Member Simon,
and Vice Chair Tischler
Absent (2): Member Arrona and Member Blakely
CARRIED (5 to 0)
Page 5 of 291
2
Motion By Member Simon
Second By Member Gray
Elect Member Ashbaugh to serve as Vice Chair for a one-year term.
Ayes (5): Member Ashbaugh, Member Bernard, Member Gray, Member Simon,
and Chair Tischler
Absent (2): Member Arrona and Member Blakely
CARRIED (5 to 0)
4. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
--End of Public Comment--
5. CONSENT
5.a CONSIDERATION OF MINUTES - FEBRUARY 24, 2025 CULTURAL
HERITAGE COMMITTEE MINUTES
Motion By Member Gray
Second By Vice Chair Ashbaugh
To approve the Cultural Heritage Committee Minutes of February 24,
2025.
Ayes (5): Member Bernard, Member Gray, Member Simon, Vice Chair
Ashbaugh, and Chair Tischler
Absent (2): Member Arrona and Member Blakely
CARRIED (5 to 0)
Page 6 of 291
3
6. PUBLIC HEARINGS
6.a REVIEW OF A REQUEST TO ENTER INTO A HISTORICAL PROPERTY
PRESERVATION CONTRACT (MILLS ACT) FOR THE MASTER LIST
PROPERTY KNOWN AS THE “VOLLMER HOUSE” (1116 PISMO
STREET, HIST-0151-2025)
Assistant Planner Walter Oetzell presented the staff report and responded
to Committee inquiries.
Chair Tischler opened the Public Hearing
Public Comment:
None
--End of Public Comment--
Chair Tischler closed Public Comment
Motion By Vice Chair Ashbaugh
Second By Member Gray
Recommend to the City Council that the City enter into a Mills Act historic
property contract with the owners of 1116 Pismo Street (the "Volmer
House"), to encourage maintenance and restoration of the historic
property.
Ayes (5): Member Bernard, Member Gray, Member Simon, Vice Chair
Ashbaugh, and Chair Tischler
Absent (2): Member Arrona and Member Blakely
CARRIED (5 to 0)
7. COMMENT AND DISCUSSION
7.a STAFF UPDATES AND AGENDA FORECAST
Principal Planner Brian Leveille provided the following updates:
No items are currently scheduled on the agenda forecast for the
May 19, 2025 Special Meeting.
Page 7 of 291
4
The draft Historic Preservation Ordinance and the draft Historic
Context Statement have been distributed for review to
Subcommittee Members Bernard, Gray, and Tischler and will be
ready for public review at a future meeting.
The free virtual workshop "Balancing Housing and Preservation:
Policies, Case Studies, and Strategies" is being offered by the
California Preservation Foundation Conference, taking place on
May 7th, 2025.
David Blakely has been appointed to the CHC by the City Council
on April 1, 2025, and will be attending the next scheduled meeting.
8. ADJOURNMENT
The meeting was adjourned at 5:56 p.m. The next Special Meeting of the Cultural
Heritage Committee is scheduled for May 19, 2025 at 5:30 p.m. in the Council
Chambers at City Hall, 990 Palm Street, San Luis Obispo. The May 26, 2025
Regular Meeting will be cancelled due to the Memorial Day Holiday.
_________________________
APPROVED BY CULTURAL HERITAGE COMMITTEE: XX/XX/2025
Page 8 of 291
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: REVIEW OF A MIXED-USE PROJECT, INCLUDING AN ADDITION AND
ALTERATIONS TO A MASTER LIST HISTORIC RESOURCE (OLD GAS WORKS); A
RESIDENTIAL BUILDING; AND SITE IMPROVEMENTS. THE PROJECT INCLUDES A
DENSITY BONUS, CONCESSION, AND VARIOUS W AIVERS/REDUCTIONS.
BY: Hannah Hanh, Associate Planner FROM: Brian Leveille, Principal Planner
Phone Number: (805) 781-7432 Phone Number: (805) 781-7166
Email: hhanh@slocity.org Email: bleveille@slocity.org
APPLICATION NUMBER: ARCH-0451-2024
PROJECT ADDRESSES: 251 Pacific Street, 1390 Walker Street, and 280 Pismo Street
APPLICANT: Alamo, LLC REPRESENTATIVE: Joel Woodruff
RECOMMENDATION
Recommend the Community Development Director find the project consistent with
applicable policies, guidelines, and requirements with the Historic Preservation
Ordinance, Historic Preservation Program Guidelines, Secretary of the Interior’s
Standards, and Agreement to Retain the Historic Wood Doors and Window Features.
This action may include recommended conditions to address consistency of the project
with these preceding historic preservation policies, guidelines, and requirements.
1.0 PROJECT SUMMARY
Alamo, LLC (Applicant) has filed a development application (ARCH-0451-2024) to
construct a mixed-use project that includes (a) an addition and alterations to a Master List
Historic Resource, referred to as the Old Gas Works building; (b) a 49 -unit, four-story
residential building; and (c) supporting site improvements such as access, landscaping,
and parking at 251 Pacific Street, 1390 Walker Street, and 280 Pismo Street (Attachment
A – Project Plans; Figure 1). The vacant Master List Old Gas Works building would be
rehabilitated to accommodate a proposed commercial use (anticipated to be a future
restaurant), and its retained historic wood doors and window features would be reused in
the interior of the building as interpretative elements at or near their original doorway.
Accompanying site amenities and features include outdoor seating areas for the
anticipated restaurant; private and common recreational spaces for the residential
building; and shared courtyards and parking areas for the overall mixed-use development.
Aside from the existing Old Gas Works building at 280 Pismo Street, the project site is
currently undeveloped/underutilized.
Meeting Date: 8/25/2025
Item Number: 4a
Time Estimate: 60 minutes
Page 9 of 291
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Cultural Heritage Committee Report – August 25, 2025
Figure 1 – Project Site
Accompanying Project Applications and Requests
Tentative Parcel Map (SBDV-0450-2024)
As part of the overall project, the Applicant submitted a Tentative Parcel Map application
for a common interest subdivision. This proposed map is for condominium purposes and
would result in 49 residential units and one (1) commercial unit.
Density Bonus (AFFH-0810-2024)
To construct the mixed-use development at its desired density, it should be noted that the
project includes a density bonus, which provides specific protections for housing
developments and allows the flexibility to deviate from development standards – in the
form of incentives/concessions and waivers/reductions. In accordance with State Density
Bonus Law (SDBL, Government Code Sections 65915 – 65918), the project includes a
16 percent density bonus1 in exchange for dedicating a minimum five (5) percent of
residential units to very low income households (Attachment B – Density Bonus
Summary).
1 While the project is eligible for a 20 percent bonus, the Applicant is electing to only utilize a 16
percent bonus and voluntarily forgoing the remaining four (4) percent bonus. This voluntary
decision does not affect, or reduce, the minimum number of affordable units required to qualify
for the density bonus, and two (2) affordable one-bedroom units will be provided as part of the
project.
Page 10 of 291
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Cultural Heritage Committee Report – August 25, 2025
One incentive or concession is allowed for projects that dedicate a minimum five (5)
percent of units to very low-income households per San Luis Obispo Municipal Code
(SLOMC) Section 17.140.070(A)(1) (Alternative or Additional Incentives). As part of the
density bonus, the project utilizes modified parking requirements for residential units as
allowed under SDBL and includes a concession to reduce the overall parking requirement
from 88 spaces to 65 spaces. This concession would reduce the amount of land required
to be dedicated to parking and result in cost reductions that allow the project to provide
for affordable housing costs and rents.
Per Chapter 4.3 (Density Bonuses and Other Incentives) of Government Code Sections
65915-65918, a project qualifying for a density bonus may receive other forms of
assistance such as waivers or reductions of development standards that physically
preclude construction of the project at its permitted density and with the granted
incentive(s)/concession(s). The following waiver(s)/reduction(s) are requested for the
construction of the residential building:
SLOMC Section 17.70.130(D)(1)(a) (Mixed-Use Developments, Ground Floor
Limitations) – Reduce the residential ground floor area maximum and provide 100
percent of the first 50 feet of ground floor area and 100 percent of the building
frontage for residential uses, where the maximum is 50 percent of the ground floor
space within the first 50 feet of floor area of each building face adjacent to a street
and 30 percent of the building frontage. This reduction would allow the construction
of additional residential units on the ground floor.
SLOMC Table 2-20 (C-S Zone Development Standards, Building Height) – Waive
the maximum building height requirement of 35 feet and construct a building that
is 56-feet, 6-inches tall at the roof2. This waiver would allow the construction of
additional residential units on the fourth floor.
SLOMC Table 2-20 (C-S Zone Development Standards, Front/Streetside Setback)
– Reduce the required front/streetside setback to zero (0) feet, where the minimum
is 15 feet for a building over 20 fe et in height along Pismo Street. This reduction
would allow the construction of additional residential units closer to the street
frontage.
The 16 percent density bonus and its associated concession and waivers/reductions are
intended to facilitate construction of the mixed-use project with 49 units, as proposed.
2 The building would be 59-feet, 6-inches at the stair tower as allowed for certain building height
projections per SLOMC Section 17.70.080(C)(2).
Page 11 of 291
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Cultural Heritage Committee Report – August 25, 2025
Overall Review Process
Per Government Code Section 65905.5, the review of qualifying housing projects (which
include mixed-use development projects with at least two-thirds of the new square
footage designated for residential use) shall be limited to a total of five (5) public hearings,
including hearings for continuations and appeals. The proposed mixed-use project is a
housing project that qualifies for this preceding protection under State Law. This Cultural
Heritage Committee (CHC) meeting is the first hearing of the five (5) allowable hearings.
Following the CHC’s review and recommendation, the project will include a review and
recommendation by the Architectural Review Commission (ARC) for the building and site
improvements, and a final review and decision by the Community Development Director
(Director). As part of the final review and decision, the Director will review the prior
recommendations and all accompanying project applications and requests, including the
Tentative Parcel Map and density bonus request.
2.0 PURVIEW OF THE COMMITTEE
As part of this mixed-use project, improvements to the existing 1,420 square-foot Old Gas
Works building and its historically listed property include:
a) A 770 square-foot addition to the Old Gas Works building for a new restroom and
kitchen to facilitate the proposed restaurant use;
b) Alterations to the Old Gas Works building, including new doors, skylights, etc., to
facilitate the proposed restaurant use; and
c) Construction of a new 49-unit, four-story residential building and supporting site
improvements such as access, parking, and landscaping on the property.
Per SLOMC Section 14.01.030(B)(7) and Section 14.01.030(C)(4), the CHC shall review
development review projects that include new construction, additions, and/or alterations
to historically listed properties and provide recommendations to the Director regarding the
project’s consistency with applicable historic preservation policies, guidelines, and
requirements in the Historic Preservation Ordinance (HPO), Historic Preservation
Program Guidelines (HPPG), and Secretary of Interior’s Standards for the Treatment of
Historic Properties (SOI Standards).
In addition, the CHC is to review and determine if the project complies with an agreement
to retain the historic doors and window features of the Old Gas Works building as part of
a future development project (Attachment C – Agreement to Retain Historic Wood Doors
and Wood Sash Window Features for the Master List Historic Old Gas Works Building
[2014 Agreement]). Per the 2014 Agreement, these features are to be reinstalled, if
feasible, and any alternatives to reinstallation would be reviewed by the CHC for
consistency with the applicable historic preservation policies, guidelines, and
requirements.
Page 12 of 291
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Cultural Heritage Committee Report – August 25, 2025
In accordance with HPPG Section 3.4.1(e), the Applicant has prepared a Historic
Preservation Report (HPR) to supplement the CHC’s review of the project (Attachment D
– Gas Works Historic Preservation Report). The specific purposes of the report are as
follows (HPR, Page 1):
1. To augment the existing historical context of the building by identifying and
documenting its character-defining features and verifying its Master List
designation and its designation as a historical resource under the California
Environmental Quality Act (CEQA);
2. To assess the project’s compliance with the City’s HPO and associated HPPG;
and
3. To evaluate the project’s compliance with the SOI Standards.
Following the CHC’s review, the project is tentatively scheduled for the ARC’s review on
September 8, 2025, and for a final review and decision by the Director on October 13,
2025.
3.0 HISTORIC BUILDING AND SITE INFORMATION
The project site is an approximate 1.1-acre area that is located outside of historic districts
and includes currently undeveloped/underutilized properties at 251 Pacific Street, 1390
Walker Street, and 280 Pismo Street. The single extant building is referred to as the Old
Gas Works building and was previously a generator building that was part of the former
the San Luis Obispo Gas and Electric Company plant that spanned the entire block at
Pacific Street, Walker Street, Pismo Street, and Archer Avenue (Figure 2). Since the
former plant’s operations, this block has undergone a series of alterations/changes,
including a fire, site remediation, and redevelopment on properties outside of this project
site (i.e., rest of the block), that have resulted in the loss of all other plant buildings and
structures.
Page 13 of 291
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Cultural Heritage Committee Report – August 25, 2025
Figure 2 – Excerpt of HPR, Figure 21
The period of significance for the remaining Old Gas Works building is described as from
1904 – 1918 when the San Luis Obispo Gas and Electric Company plant was in operation
(HPR, Page 42). The character-defining features of the Old Gas Works building are now
largely associated with its architecture and its historical context is primarily conveyed
through documentary sources (e.g., photographs, newspaper articles, etc.) (HPR, Page
44). Character-defining features that have survived include the following (HPR, Pages
44-55):
Building Elevation along Pismo Street
o Los Berros (Caen) stone in random, quarry-faced ashlar masonry pattern;
o Broad arched doorway with voussoir;
o Parapets extending beyond the wall;
o Low-pitched gable roof with narrow eaves and corrugated metal roofing
material (likely a replacement modeled after the original roof, described in
1911-1912 as “imitation tiling galvanized iron”);
o Initials carved into the edge of the parapet wall to the left of the doorway;
o Detail of the voussoir above the arched doorway, including the steel channel
installed as part of the seismic retrofit;
o Articulation of the eaves, wall, and end of the adjoining parapet wall ;
o Wood doors and hardware (currently stored inside the building for reuse);
and
o Lunette window (currently stored inside the building for reuse).
Page 14 of 291
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Cultural Heritage Committee Report – August 25, 2025
Building Elevation along Archer Avenue
o Curvilinear parapet wall;
o Quatrefoil vent in gable end with fixed wooden louvers; and
o Small arched doorway with voussoir.
Building Elevation along Pacific Street
o Original door openings
Building Elevation along Walker Street
o Quatrefoil vent in the gable end of the parapet wall, with fixed wooden
louvers and porcelain knob insulators; and
o Random, quarry-faced ashlar masonry pattern used on the entire building .
As noted in the list above, the original historic wood doors and wood sash window along
the Pismo Street elevation are currently stored inside the Old Gas Works building and
were previously removed for security purposes. As part of a permit approval for seism ic
retrofitting the building in 2014, the City and Pacific Gas and Electric Company (PG&E,
property owner at the time) entered into an agreement requiring that the removed doors
and window be retained and reinstalled, if feasible, as part of a future devel opment project
for the building (2014 Agreement). Additional information on the proposed alternative
strategy of reusing these features and analysis on the project’s compliance with the 2014
Agreement are found in proceeding sections of this report.
4.0 PROJECT DESCRIPTION3
Proposed Exterior Work of the Historic Resource and New Adjacent Construction
The project includes the rehabilitation of the existing Old Gas Works building for future
commercial use and construction of a new adjacent residential building and various site
improvements (i.e., access, parking, and landscaping) to support the overall m ixed-use
development (HPR, Pages 4-5; Project Plans; and Figures 3-5).
The rehabilitation of the Old Gas Works building would preserve its Mission Revival-style
and character-defining exterior. Proposed new elements include the installation of new
skylights; black steel-glazed storefront systems at the existing entrance openings; a
smaller-scale addition at the north (rear) of the building to provide a restroom and kitchen
for the proposed restaurant. The restroom area would be clad with corten siding in a wood
tone and the kitchen area would be clad with a terracotta veneer, and therefore, be clearly
differentiated from the original Old Gas Works building.
3 As it relates to the CHC’s purview to evaluate consistency of the project with applicable historic
preservation policies, guidelines, and requirements.
Page 15 of 291
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Cultural Heritage Committee Report – August 25, 2025
A 49-unit, four-story residential building would also be constructed adjacent to the Old
Gas Works building. This residential building includes a contemporary colors and
materials palette with a variety of exterior finishes and materials, including painted stucco
in warm and neutral tones, metal vertical siding, terracotta brick veneer, and other similar
details. This building also includes flat and gable roofs, awnings, patios and balconies,
and open walkways to create staggered massing and be visually sensitive to the
surrounding neighborhood.
Figure 34 – South Elevation along Pismo Street
(Old Gas Works to the right; new residential building to the left)
Figure 4 – East Elevation from the adjacent Parking Lot
(Old Gas Works and addition in foreground; new residential building in background)
4 The signage shown in the elevations and renderings of the Project Plans is for reference only.
The Applicant has requested for the project sign program to be a deferred submittal that would
be reviewed in detail at a later date. Staff may refer the sign program review to the CHC as
appropriate.
Page 16 of 291
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Cultural Heritage Committee Report – August 25, 2025
Figure 5 – North Elevation along Pacific Pismo Alley
(Old Gas Works and addition to the left; new residential building to the right)
Proposed Interior Work of the Historic Resource
The interior of the Old Gas Works building would be preserved with the exposed stone
masonry and steel structure framing from the seismic retrofit (HPR, Figures 52, 53 and
58-61). To comply with the 2014 Agreement, the historic wood doors and window
(installed at the original door opening along Pismo Street) would be reused on the interior
due to their current poor condition and the reduced doorway width from the steel framing
of the seismic retrofit (HPR, Pages 5 and 54-55). As part of the reuse strategy, the doors
would be installed in an open fixed position at the original doorway in its original inwards
swing orientation, and the window would be mounted on the interior west wall near the
doorway, where it was originally installed. These features would be accompanied by
interpretive elements (e.g., historic photographs, written narratives, etc.) to inform patrons
and visitors about the history of the Old Gas Works building (HPR, Appendix B).
As part of the investigative work to assess and formulate a reuse strategy for these saved
features, analysis by the historic consultant found that the wood doors retained from
doorways on the north elevation (identified on Pages 2-3 of Exhibit A for the 2014
Agreement and in Figures 52-53, 60-61 of the HPR) do not appear to date back to the
building’s period of significance (1904-1918). Based on the noted differences in overall
condition, materials, and construction between these doors with the doors from the south
elevation (confirmed to be historic), it appears that these were fabricated and installed at
a later date and are, therefore, not considered to be character-defining features (HPR,
Page 40 and Figures 37, 43). In 2014, the door for the small doorway on the east elevation
was determined to be in poor condition and was not saved (Page 1 of Exhibit A for the
2014 Agreement).
Page 17 of 291
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Cultural Heritage Committee Report – August 25, 2025
5.0 EVALUATION
Historic Preservation Program Guidelines (HPPG)
Per HPPG Section 3.3.1, listed historic resources located outside of historic districts such
as the Old Gas Works building shall be subject to the same protection and regulations
applicable to historic resources within historic districts. Applicable guidelines from the
HPPG are identified in Table 1 below.
Table 1 – Applicable Guidelines from the HPPG
Section Guideline
Alterations to Historic Resources
3.4.1(d)
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.
3.4.1(f)
Alterations to listed historic resources shall be approved only upon finding that
the proposed work is consistent with the SOI standards, any required historic
preservation report, General Plan policies, HPO, and HPPG.
Retention of Character-Defining Features
3.4.3
Alterations of historically-listed buildings shall retain character defining
features. New features on primary and secondary building facades, or features
visible from a public area, should be completed in a manner that preserves the
original architectural character, form, scale, and appearance of the building.
Exterior Building Changes
3.4.4
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, its setting and architectural context. 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.
Page 18 of 291
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Cultural Heritage Committee Report – August 25, 2025
The project would rehabilitate the Old Gas Works building and preserve its Mission
Revival-style and current character-defining features. New building alterations include
elements (skylights for lighting and ventilation and storefront systems for secure access)
that are minimal improvements to create a functional space and would not conflict with
the existing character-defining features to be preserved. The proposed addition would be
smaller in scale and provide supporting facilities (restroom and kitchen) for the future
commercial use. To ensure the proposed building addition and alterations are consistent
with the HPPG and SOI Standards for rehabilitation (discussed in the proceeding section),
approval of the project would be conditioned to require submittal of a detailed list of
appropriate high-quality materials and finishes, including custom black steel storefront
systems (not anodized aluminum or other similar materials), and treatment techniques for
review and approval as part of the building permit application. The proposed materials,
finishes, and treatment techniques shall be consistent with the project description and
recommendations of the HPR.
As conditioned, the project would be consistent with guidelines related to (a) alterations
to historic resources, (b) the retention of character-defining features, and (c) exterior
building changes in the HPPG (HPR, Pages 57-58).
Secretary of the Interior’s Standards (SOI Standards)
The SOI Standards identify four (4) approaches to the treatment of historic properties:
Rehabilitation, Preservation, Restoration, and Reconstruction. Of these approaches, the
project includes the rehabilitation5 of the Old Gas Works building and consistency of the
project with each of the ten (10) rehabilitation standards are further analyzed in the HPR
(Pages 58-61).
In summary, the rehabilitation of the Old Gas Works building would preserve its Mission
Revival-style and current character-defining exterior features. In order to prepare the
building for reuse as a restaurant, the introduction of new elements would be limited to
the installation of new skylights for light and ventilation; black steel-glazed storefront
systems at the existing entrance openings to provide secure, accessible entries; a
smaller-scale addition at the north (rear) of the building to provide a restroom and kitchen
to support the use. Instead of within the existing Old Gas Works building, the more
extensive changes (i.e., restroom and kitchen) would be constructed within a smaller -
scale addition that is clearly differentiated from the original building in its lesser volume
and exterior finishes and materials.
5 Rehabilitation is defined as the act or process of making possible a compatible use for a property
through repair, alterations, and additions while preserving those portions or features which convey
its historical, cultural, or architectural values. The Rehabilitation Standards acknowledge the need
to alter or add to a historic building to meet continuing or new uses while retaining the building’s
historic character (SOI Standards, Page 3).
Page 19 of 291
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Cultural Heritage Committee Report – August 25, 2025
In addition, a 49-unit, four-story residential building would be constructed adjacent to the
Old Gas Works building. To address bulk and massing concerns with constructing a four-
story building on a limited site area adjacent to the Old Gas Works, the residential building
incorporates a contemporary colors and materials palette, including painted stucco in
warm and neutral tones, metal vertical siding, terracotta brick veneer, and other similar
details. This building also includes various elements, including flat and gable roofs,
awnings, patios and balconies, and open walkways, to stagger massing and be visually
sensitive to the surrounding neighborhood. Outdoor areas are also proposed to create
and facilitate an engaging dynamic between these residential and commercial spaces.
As proposed, the Old Gas Works building addition and alterations, residential building,
and various accompanying site improvements would activate an existing vacant building
and space that would otherwise continue to be undeveloped/underutilized, consisten t with
the SOI Standards (HPR Pages 58-61 and Figures 6-8).
Figure 6 – View along Pismo Street looking West
(Old Gas Works and addition to the right; new residential building to the left)
Page 20 of 291
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Cultural Heritage Committee Report – August 25, 2025
Figure 7 – View along Pacific Pismo Alley looking South
(Old Gas Works and addition in the background; new residential building to the right)
Figure 8 – View from Outdoor Seating Area Looking West
(Old Gas Works and addition to the left; outdoor seating; new residential building in
background)
Page 21 of 291
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Cultural Heritage Committee Report – August 25, 2025
2014 Agreement
Per the 2014 Agreement, the retained historic wood doors and windows are to be
reinstalled as part of a future development project, if feasible (Figure 9).
Figure 9 – Excerpt from the 2014 Agreement
Regarding item #3 of the agreement, the Applicant has provided evidence and justification
that reusing the doors and window in their original location and function would be
infeasible. Their current deteriorated state would not be suitable for exterior use or serve
as a secure entry and would require extensive repair and potentially invasive
modifications. In addition, the reduced doorway width from the seismic retrofit has
resulted in these features no longer fitting in the opening along the south elevatio n. To
address the intent of item #4 of the agreement and provide an alternative for reuse, the
Applicant is proposing to install the doors on the interior in an open fixed position at the
original doorway in its original inwards swing orientation. The wind ow would also be
mounted on the interior west wall near the doorway where it was originally installed. These
features would be accompanied by interpretive elements (e.g., historic photographs,
written narratives, etc.) to inform patrons and visitors about the history of the Old Gas
Works building (HPR, Pages 62-63 and Appendix B). To ensure compliance with item #4
of the agreement, approval of the project would be conditioned to require a qualified
historic consultant prepare and submit the proposed layout, content, and narrative of the
interpretive panel for review and approval. The proposed interpretive panel shall (a)
include information on the period of significance and a cultural narrative about the overall
building and site, (b) be reviewed by the CHC, and (c) be installed prior to building
occupancy.
Page 22 of 291
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Cultural Heritage Committee Report – August 25, 2025
Archaeological Resource Preservation Program Guidelines (ARPPG)
While the project site is considered an archaeologically sensitive area per ARPPG
Section 1.30, it has undergone significant subsurface disturbance due to a previous site
remediation work effort from 2007-2021. To address ground contaminants resulting from
the prior gas plant operations, the site was excavated at depths ranging from 1.5 feet to
22 feet (Attachment E – Prior Remediation Work, Site Plan of Excavation Depths and
Limits). Contaminated soil was removed and excavated areas were backfilled with clean
soil. Archaeological monitoring and data recovery were completed as part of the
excavation work.
Although the subsurface of the project site has been significantly disturbed, the
construction of the project may result in minor encroachments into previously undisturbed
native soils. Further information on the project construction, including the limits of required
excavation, would be developed and detailed as part of construction drawings for the
building permit application. To address the possibility of encountering archaeological
resources during construction consistent with the ARPPG, approval of the project would
be conditioned to require a qualified archaeologist be present for monitoring, should
construction activities encroach into previously undisturbed native soils. The
archaeological monitor would (a) have the authority to halt construction if potential
archaeological resources are encountered; (b) prepare monitoring logs; and (c) notify the
relevant native tribe, if Native American archaeological resources are encountered.
6.0 ACTION ALTERNATIVES
1. Staff Recommendation: Recommend the Community Development Director find
the project consistent with applicable policies, guidelines, and requirements with
the Historic Preservation Ordinance, Historic Preservation Program Guidelines,
Secretary of the Interior’s Standards, and the Agreement to Retain the Historic
Wood Doors and Window Features. This action may include recommended
conditions to address the consistency of the project with the preceding historic
preservation policies, guidelines, and requirements.
2. Continue the review. To ensure compliance with State Law for the processing of
housing projects, an action continuing the review should include clear direction to
the applicant and staff regarding the additional information required to make a
recommendation and all pertinent issues related to consistency with the Historic
Preservation Ordinance, Historic Preservation Program Guidelines, Secretary of
the Interior’s Standards, and the Agreement to Retain the Historic Wood Doors
and Window Features.
Page 23 of 291
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Cultural Heritage Committee Report – August 25, 2025
3. Recommend the Community Development Director find the project inconsistent
with applicable policies, guidelines, and requirements with the Historic
Preservation Ordinance, Historic Preservation Program Guidelines, Secretary of
the Interior’s Standards, and the Agreement to Retain the Historic Wood Doors
and Window Features. This action should include findings that cite the basis for
the recommendation and reference inconsistency(ies) with the General Plan,
Zoning Regulations, Historic Preservation Ordinance, Historic Preservation
Program Guidelines, Secretary of the Interior’s Standards, and the Agre ement to
Retain the Historic Wood Doors and Window Features.
7.0 ATTACHMENTS
A. Gas Works Project Plans
B. Gas Works Density Bonus Summary
C. Agreement to Retain Historic Wood Doors and Wood Sash Window Features for
the Master List Historic Old Gas Works Building (2014 Agreement)
D. Gas Works Historic Preservation Report
E. Prior Remediation Work – Site Plan of Excavation Limits and Depths
Page 24 of 291
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Page 25 of 291
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Page 26 of 291
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ATTACHMENT A
Page 27 of 291
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ATTACHMENT A
Page 28 of 291
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/(*(1'
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*5281'&29(5
ATTACHMENT A
Page 52 of 291
^^
^^
^^^^
^
^
^
^
^
^
^
^
^^^^^
^^^
^
^
^
^
^
^
^
^
^
^
^
^
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
S
D
SDSD
SD
SDSD
SD
S
D
S
D
S
D
SDSD
SS
SS
SS
SS
SD
SD
SD
SD
SDSD
SD
SD
SD
SD
SS
SS
SS
W
W
W
W
W
W
W
D
SD
SD
SDSDSD
W W
W
W
W
W
WWWW
SS
SS
SS
SD
SD SD SD
SS SS SS
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=171.1
6"INV=169.09
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=170.0
6"INV=168.50
6"SD
L=43.0'
S=2.00%
6"SD
L=47.6'
S=2.00%NYLOPLAST DRAIN
W/ DOME GRATE
8"ØTG=171.5
6"INV=167.28
8"INV=166.12
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=169.9
6"INV=168.40
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=169.8
6"INV=167.99
NYLOPLAST DRAIN
W/ DOME GRATE
8"ØTG=171.1
8"INV=166.58
6"SD
L=20.7'
S=2.00%
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.93
4"INV=170.78
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=170.91
4"INV=170.41
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.85
4"INV=170.74
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.84
4"INV=171.34
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.91.X
4"INV=170.03
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.91
4"INV=169.03
4"SD
L=16.1'
S=2.00%
4"SD
L=18.3'
S=2.00%4"SD
L=16.9'
S=2.00%
4"SD
L=50.0'
S=2.00%
4"SD
L=29.8'
S=2.00%
4"SD
L=18.7'
S=2.00%
4"SD
L=40.5'
S=2.00%
CLEANOUT
RIM=170.4
6"INV=167.85 8"SD
L=24.9'
S=5.10%
6"SD
L=12.4'
S=2.00%
8"SD PERF
L=92.3'
S=0.50%
TRENCH DRAIN
TG=(170.5±)
EXISTING BUILDING
TO REMAIN
4' CONCRETE V-GUTTERPERMEABLE
PAVERS
PROPOSED ASPHALT PAVEMENT
EXISTING BUILDING
TO REMAIN
SLURRY SEAL AND RE-STRIPE
EXISTING OFF-SITE PARKING
LOT PER ARCHITECTURAL PLANS
PROTECT EXISTING SIDEWALK IN PLACE
CITY STANDARD DRIVEWAY APRON
4.
8
'
±
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=171.0
6"INV=168.23
CITY STANDARD
ALLEY APPROACH
FOG SEAL
EXISTING RAILROAD ALLEY
PROTECT EXISTING SIDEWALK
IN PLACE
CITY STANDARD DRIVEWAY APRON
EXISTING WATER SERVICE
LATERALSFIRE WATER
BACKFLOW
PREVENTER
ACCESSIBLE PEDESTRIAN
CURB RAMP
PROTECT EXISTING
SIDEWALK IN PLACE
7.8'±
PROPOSED
RESIDENTIAL
PROPOSED
RESIDENTIAL
PROPOSED
RESIDENTIAL
PROPOSED
COMMERCIAL
PROPOSED
RESIDENTIAL
7.
8
'
±
4.
8
'
±
4'
PROTECT EXISTING SIDEWALK IN PLACE
PROTECT EXISTING
SIDEWALK IN PLACE
7.8'
4'
8'
CITY STANDARD
SIDEWALK
PROTECT EXISTING SIDEWALK IN PLACE
4'
W
C900 PVC FIRE WATER, TYPICAL
7.3'±
CITY STANDARD
SIDEWALK
C900 PVC PE
DOMESTIC WATER
LINES, TYPICAL
EXISTING VCP SEWER LATERAL,
CONTRACTOR TO VERIFY LOCATION
AND CONDITION WITH CITY.
EXISTING VCP SEWER LATERAL,
CONTRACTOR TO VERIFY LOCATION
AND CONDITION WITH CITY.HDPE SANITARY SEWER
LINE, TYPICAL
W
W
W
W
W
W
INSTALL WATER SERVICE
LATERAL FOR IRRIGATION
HDPE SANITARY SEWER
LINE, TYPICAL
ACCESSIBLE PATH-OF-TRAVEL, TYP.
Project:
GAS WORKS MIXED-USE
PARCEL 1: 1390 WALKER STREET
PARCEL 2: 280 PISMO STREET
PARCEL 3: 251 PISMO STREET
SAN LUIS OBISPO | CALIFORNIA | 93401
C:
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COVELOP
1135 SANTA ROSA STREET, SUITE 210
SAN LUIS OBISPO | CALIFORNIA | 93401
THE INFORMATION CONTAINED IN THIS DOCUMENT IS
PROPRIETARY TO OMNI DESIGN, INCORPORATED. THIS
DOCUMENT IS PREPARED FOR A SPECIFIC SITE AND
INCORPORATES CALCULATIONS BASED ON DATA
AVAILABLE FROM THE CLIENT AT THIS TIME. BYACCEPTING AND USING THIS DOCUMENT, THE RECIPIENT
AGREES TO PROTECT ITS CONTENTS FROM FURTHER
DISSEMINATION, (OTHER THAN THAT WITHIN THE
ORGANIZATION NECESSARY TO EVALUATE SUCH
SPECIFICATION) WITHOUT THE WRITTEN PERMISSION OF
OMNI DESIGN, INCORPORATED. THE CONTENTS OF THIS
DOCUMENT ARE NOT TO BE REPRODUCED OR COPIED IN
WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSIONOF OMNI DESIGN, INCORPORATED.
SHEET TITLE:
SHEET NUMBER:
PROJECT NUMBER: 1360-01
DATE: 2024.11.22
FOR GOVERNING AGENCY USE:
NANNANANNANA
IIMMIMIMMMIMMIMIMMMIMIMIMII ANANAARANAAA
ERELELEEE
ARARARAARARARARARARARARARARARARARARAARARARAA
REREREEREREREREREREREREREREREREREREEREREREEEELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELEL
AAAAAAAANANANANANANANANANANANANANANANANANANANANANANANANAAAAA
No.Revision Date By
40% DESIGN
DEVELOPMENT
DESIGN: BLM DRAWN: SA
C1.1
OVERALL SITE AND
UTILITY PLAN
0'20'20'
SITE AND UTILITY PLAN
SCALE: 1" = 20'24
ATTACHMENT A
Page 53 of 291
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^^^^^^^^^^
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^^^^^
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D
171.
7
7
FS
17
1
.
7
9
F
S
1
7
0
.
3
6
F
S
170
.
5
4
FL
(17
1
.
0
)
±
FS
(1
7
1
.
1
)
±
F
S
1
7
1
.
1
3
T
C
1
7
0
.
6
3
F
S
170.
7
1
T
C
170.
2
1
F
S
171
.
3
3
FS
1
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1
.
3
0
T
C
1
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0
.
8
0
F
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1
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1
.
5
2
T
C
1
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F
S
171
.
5
2
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C
171
.
0
2
F
S
17
1
.
3
3
FS
172
.
6
4
T
C
172
.
1
4
F
S
1
7
2
.
2
3
T
C
1
7
1
.
7
3
F
S
17
1
.
9
4
T
C
17
1
.
4
4
F
S
172.02 TC
171.52 FS
172.28 TC
171.78 FS
171.
9
0
T
C
171.
4
0
F
S
(171.8)
±
FS
170
.
7
4
FS
170
.
7
FL
170.
1
9
FS
170.71
T
C
170.21
F
S
17
1
.
2
FL
(
1
7
0
.
5
)
±
F
S
1
7
0
.
9
6
T
C
1
7
0
.
4
6
F
S
170
.
6
8
T
C
170
.
1
8
F
S
(171.9)
±
T
C
(171.4)
±
F
L
(171.3)±
FS
(17
1
.
4
)
±
FS
(170.9)±
FS
(171.9)±
T
C
(171.4)± F
L
(171.8)±
FS
(171.5
)
±
FS
(1
7
1
.
5
)
±
F
S
170.07 TC
169.57 FS
(17
0
.
1
)
±
T
C
(16
9
.
6
)
±
F
S
(170
.
2
)
±
T
C
(169
.
7
)
±
F
S
169.8
9
T
C
169.3
9
F
S
170.0
1
FS
1
7
0
.
1
4
F
S
169
.
9
5
FS
17
0
.
0
FL
16
9
.
4
F
L
170.4
1
T
C
170.4
1
F
S
170.51
T
C
170.51
F
S
(1
7
0
.
5
)
±
F
S
170
.
2
3
T
C
169
.
7
3
F
S
171
.
0
5
T
C
170
.
5
5
F
S
17
1
.
0
5
T
C
17
0
.
5
5
F
S
17
0
.
2
3
T
C
16
9
.
7
3
F
S
172
.
3
5
T
C
171
.
8
5
F
S
170
.
8
5
T
C
170
.
3
5
F
S
171
.
2
0
T
C
170
.
7
0
F
S
170
.
1
2
T
C
169
.
6
2
F
S
170.
1
2
T
C
169.
6
2
F
S
171.
2
0
T
C
170.
7
0
F
S
1
7
0
.
7
4
F
S
1
7
0
.
5
7
T
C
1
7
0
.
0
7
F
S
170
.
7
7
FS
(1
7
0
.
8
)
±
F
S
170.9
6
FS
1
7
0
.
9
8
T
C
1
7
0
.
4
8
F
S
16
9
.
9
1
T
C
16
9
.
4
1
F
S
17
0
.
0
0
T
C
16
9
.
5
0
F
S
169
.
4
1
FS
170
.
5
FL
(
1
7
0
.
3
)
±
F
S
16
9
.
4
F
L
170
.
3
6
FS
PROPOSED OPEN CURB
PROPOSED
OPEN
CURB
EXISTING V-DITCH TO REMAIN
171.49 LIP
(171.4 FL±)
171.51 LIP
(171.4 FL±)
(171.8 TC±)
(171.4 FL±)
(171.8 TC±)
(171.4 FL±)
170.84 TC
(170.3 FS±)
171.85 TC
(171.8 FS±)
170.97 TC
(170.5 FS±)171.07 TC
(170.6 FS±)
171.85 TC
(171.8 FS±)
172.55 TC
(172.1 FS±)
169.62 LIP
(169.5 FL±)
169.49 LIP
(169.4 FL±)
5.
1
%
1.
5
%
5.
1
%
1.
2
%
2.
7
%
2.0%
2.0%
2.
0
%
2.
0
%
2.0%
2.0%2.0%
9.
1
%
0.
8
%
2.0%
2.0%
1.
9
%
2.0%2.0%
1.
8
%
3.
7
%
0.
3
%
3.
7
%
1.4%
0.1%1.7%
1.5%
1.5%
9.5%
9.5%
EXISTING UTILITY POLE
SAWCUT AND REMOVE PAVEMENT PER CITY STANDARD 4910
SAWCUT AND REMOVE EXISTING
CONCRETE PER CITY STANDARD 4910
PROPOSED DRIVEWAY RAMP PER CITY STANDARD 2116
PROPOSED SIDEWALK PER CITY STANDARD 4110
PROPOSED 6" VERTICAL CURB
PROPOSED 6"
VERTICAL CURB
PROPOSED
6" VERTICAL
CURB
1.0%
1.4%
170.78
TG
170.78
TG
172
172
171
1
7
1
172
17
0
PROPERTY LINE, TYPICAL
172
1
7
2
GRADE BREAK, TYPICAL
EXISTING PARKING LOT TO REMAIN.
SLURRY SEAL AND RE-STRIPE EXISTING
OFF-SITE MARKING LOT PER
ARCHITECTURAL PLANS
PROPOSED ASPHALT PAVEMENT
PROPOSED
CONCRETE
BANDING
169.2
TG
169.9
TG
169.8
TG
171.0
TG
170.1
TG
EXISTING BUILDING
TO REMAIN
4' CONCRETE V-GUTTER
1.
0
%
7.
8
'
±
7.
8
'
±
4'
EXISTING UTILITY POLE TO BE REMOVED
EXISTING UTILITY POLE TO BE REMOVED
7.7'±
PROTECT EXISTING SIDEWALK IN PLACE
PROTECT EXISTING
SIDEWALK IN PLACE
PROTECT EXISTING SIDEWALK IN PLACE
2.0%
PROPOSED
CONCRETE
BANDING
PROPOSED
PERMEABLE
PAVERS
PROPOSED
PERMEABLE
PAVERS
2.
0
%
2.
9
%
2.
9
%
1.
4
%
2.
0
%
2.
0
%
PROPOSED OPEN CURB
1.
0
%
PROPOSED OPEN CURB
1.0%
3.
7
%
3.
8
%
2.
0
%
17
0
1
7
1
ACCESSIBLE PATH-OF-TRAVEL, TYP.
Project:
GAS WORKS MIXED-USE
PARCEL 1: 1390 WALKER STREET
PARCEL 2: 280 PISMO STREET
PARCEL 3: 251 PISMO STREET
SAN LUIS OBISPO | CALIFORNIA | 93401
C:
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COVELOP
1135 SANTA ROSA STREET, SUITE 210
SAN LUIS OBISPO | CALIFORNIA | 93401
THE INFORMATION CONTAINED IN THIS DOCUMENT IS
PROPRIETARY TO OMNI DESIGN, INCORPORATED. THIS
DOCUMENT IS PREPARED FOR A SPECIFIC SITE AND
INCORPORATES CALCULATIONS BASED ON DATA
AVAILABLE FROM THE CLIENT AT THIS TIME. BYACCEPTING AND USING THIS DOCUMENT, THE RECIPIENT
AGREES TO PROTECT ITS CONTENTS FROM FURTHER
DISSEMINATION, (OTHER THAN THAT WITHIN THE
ORGANIZATION NECESSARY TO EVALUATE SUCH
SPECIFICATION) WITHOUT THE WRITTEN PERMISSION OF
OMNI DESIGN, INCORPORATED. THE CONTENTS OF THIS
DOCUMENT ARE NOT TO BE REPRODUCED OR COPIED IN
WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSIONOF OMNI DESIGN, INCORPORATED.
SHEET TITLE:
SHEET NUMBER:
PROJECT NUMBER: 1360-01
DATE: 2024.11.22
FOR GOVERNING AGENCY USE:
NANNANANNANA
IIMMIMIMMMIMMIMIMMMIMIMIMII ANANAARANAAA
ERELELEEE
ARARARAARARARARARARARARARARARARARARAARARARAA
REREREEREREREREREREREREREREREREREREEREREREEEELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELEL
NAAAAAAAAANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANAAAAAAAA
No.Revision Date By
40% DESIGN
DEVELOPMENT
DESIGN: BLM DRAWN: SA
C2.1
GRADING AND
DRAINAGE PLAN -
NORTH
0'10'10'
GRADING & DRAINAGE PLAN
SCALE: 1" = 10'24
SEE SHEET C2.2
AREA OF DISTURBANCE:54,199 SQUARE FEET
MAXIMUM CUT HEIGHT: 4.0 FEET
MAXIMUM FILL HEIGHT: 3.0 FEET
RAW CUT:
(ASSUMED 12" HOLD-DOWN)1600 CUBIC YARDS
RAW FILL:1100 CUBIC YARDS
ADJUSTED FILL:
(ASSUMED 25% SHRINKAGE)1375 CUBIC YARDS
NET QUANTITY:225 CUBIC YARDS (NET EXPORT)
THE APPROXIMATE RAW EARTHWORK QUANTITIES SHOWN HEREON REPRESENT THE ESTIMATED
VOLUMETRIC DIFFERENCE CALCULATED BETWEEN THE PROPOSED SUBGRADE OR FINISHED GRADE AND
EXISTING GRADE SURFACE, AND ARE SUBJECT TO CHANGE. THESE ESTIMATES DO NOT INCLUDE
CONSIDERATIONS FOR LOSSES OR BULKING DUE TO: SOIL AMENDMENTS, STABILIZATION, CONSTRUCTION
TECHNIQUE, FOOTING & TRENCHING SPOILS, ETC. THESE CONSIDERATIONS, IN ADDITION TO ACTUAL
FIELD CONDITIONS AND THE FINAL RECOMMENDATIONS OF THE GEOTECHNICAL ENGINEER, MAY
SIGNIFICANTLY EFFECT THE FINAL IMPORT/EXPORT QUANTITIES. APPROXIMATE QUANTITIES SHOWN ON
THESE PLANS ARE FOR PERMITTING PURPOSES ONLY. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO
CALCULATE ACTUAL QUANTITIES FOR THE PURPOSE OF CONSTRUCTION AND COST ESTIMATES.
CONTRACTOR IS ALSO RESPONSIBLE FOR ADJUSTMENTS TO SLOPE HINGE POINTS IN ORDER TO PROVIDE
GRADED PAD AREA ADJACENT TO PATHS, WALKWAYS, AND ROADS FOR UTILITY BOXES,
TRANSFORMERS, AND ABOVE GROUND UTILITY INFRASTRUCTURE.
EARTHWORK QUANTITIES 11
ATTACHMENT A
Page 54 of 291
>
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>
^
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^
^
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>>>
>
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^
^
^
^^
^
^
^
^^^^^^^^^^
^
^^^^^
^
^
^
^
D
SS
SS
SS
SS
SSSSSS
4 STEPS
6"R x 12"T
3 STEPS
3"R x 12"T
EXISTING V-DITCH TO REMAIN
171.50 FF
RET HT 0.83'
171.50 FF
RET HT 0.9'
170.62 FS
RET HT 0.8'170.58 FS
RET HT 0.0'
173.00 FF
RET HT 2.7'
173.00 FF
RET HT 2.6'
173.00 FF
RET HT 3.8'
173.00 FF
RET HT 2.4'
173.00 FF
RET HT 0.0'
173.00 FF
RET HT 0.4'
1.5%
1.5%
1.5%
1.5%
1.
5
%
1.
5
%
0.
6
%
1.
3
%
1.
7
%
2.
8
%
2.
8
%
1.2%
2.
5
%
0.4%
1.
5
%
1.
5
%
1.5%
1.5%
0.
5
%
1.
5
%
0.
5
%
1.8
%
4.6%
1.
5
%
2.
9
%
1.
3
%
0.9%
0.5%0.9%1.
5
%
1.
5
%
1.
5
%
3.
3
%
4.
5
%
1.5%
0.
7
%
1.5%
1.5%
3.
3
%
6.
1
%
2.
8
%
2.
8
%
0.7%
1.
0
%
4.1%
1.5%
1.5%
7.0%
2.
0
%
2.
0
%
2
.
0
%
3.2
%
2.
0
%
4.
5
%
2.
0
%
4.
0
%
2.5%
0.8%
2.
0
%
1.5%
1.5%
173.00 FF
173.00 FF
173.00 FF
173.00 FF
17
2
.
9
8
FS
17
2
.
9
8
F
S
172.98
FS
172.
9
8
FS
172.9
8
FS
172.
9
8
FS
1
7
2
.
9
8
F
S
172.98
FS
172.98
FS
172.98
FS
172.98
FS
172.98
FS
172
.
9
8
FS
172.8
7
FS
172
.
8
7
FS
(170
.
6
)
±
FS
(1
7
0
.
7
)
±
F
S
(169
.
7
)
±
FS
(1
6
9
.
6
)
±
F
S
(16
9
.
6
)
±
FS(16
9
.
5
)
±
FS
(169
.
3
)
±
FS
(1
6
9
.
3
)
±
F
S
173.00 FF
16
9
.
3
8
FS
169
.
4
0
FS
(170.0)± FF
169.
5
8
FS
169
.
6
8
FS
169
.
7
9
FS
169
.
9
8
FS
1
6
9
.
7
2
F
S
170.00 FF
169.
8
9
FS
1
6
9
.
9
8
F
S
169.
9
8
FS
169.98
FS
16
9
.
9
8
FS
172
.
9
TG
1
7
2
.
9
8
F
S172
.
9
TG
172
.
9
6
FS
1
7
2
.
9
6
F
S
17
2
.
9
TG
172.94
FS
1
7
1
.
4
5
F
S
171
.
4
8
FS
17
0
.
7
0
FS
17
1
.
4
TG
17
1
.
4
5
FS
170.6
5
FS170.6
2
FS
17
2
.
6
2
FS
172.98
FS
172.98
FS
172
.
9
5
FS
173.
0
TG
(17
0
.
5
)
±
FS
(1
7
0
.
5
)
±
FS
(17
0
.
6
)
±
FS
170.56
FS
171.50 FF
173.00 FF
171.44
FS
(17
0
.
5
)
±
FS
170.57
FS
17
0
.
6
2
FS
171
.
4
TG 1
7
1
.
4
8
F
S
1
7
1
.
4
3
F
S
171
.
4
3
FS
171
.
4
6
FS
170.8
FG
17
0
.
6
7
FS
171.50 FF
171.48
FS
171
.
4
2
FS
17
1
.
4
2
FS
170.5
3
FS
170.31
FS
170.10
FS
1
6
9
.
7
8
F
S
1
6
9
.
7
1
F
S
170.
6
7
FS
169
.
9
1
FS 169.87
FS
170.94
FS
171.
2
9
FS
170.56
FS 169.6
7
FS
170.3
3
FS
169.
7
8
FS
16
9
.
9
8
FS
16
9
.
9
4
FS
16
9
.
9
4
FS
16
9
.
9
6
FS
1
6
9
.
9
8
F
S
169.9
8
FS
1
6
9
.
9
8
F
S
169
.
8
TG
169.
8
1
FS
169
.
9
1
FS 169.
9
1
FS
169.
8
5
FS
169.7
7
FS
16
9
.
7
2
FS
169.89
FS
169.98
FS
169
.
3
FG
169
.
1
TG
169.
3
3
FS
171.32
FS
170.4
0
FS
170.03
FS
170.7
FG
170
.
1
9
FS 17
0
.
1
0
FS
169.
8
6
FS
169.94
FS
169.91
FS
172
.
9
8
FS
172
.
9
8
FS
17
2
.
9
TG
172
.
9
6
FS172
.
9
3
FS
(169.9)±
FS
(169.8)±
FS
170
.
0
1
FS
170.
3
FG
1
7
0
.
3
F
G
1
6
9
.
9
F
G
16
9
.
8
F
G
169
.
4
FG16
9
.
0
FG
169
.
4
FG
16
9
.
6
FG
16
9
.
4
FG
1
6
9
.
3
F
G
169
.
1
FG
16
9
.
1
FG
16
9
.
4
FG
169
.
6
FG
169
.
8
FG
169.2
TG
1
6
9
.
6
F
L
1
6
9
.
8
F
G
168.8
TG
169
.
1
FL
(169
.
5
)
±
FS
(169
.
4
)
±
FS
(169
.
4
)
±
FS
(169
.
7
)
±
FS
1
6
9
.
2
F
L
(169
.
2
)
±
FS
168.8
FG
(169
.
1
)
±
FS
(169
.
1
)
±
FS 168
.
9
FL
168.6
TG
(168.7)± TC
(168.2)± FS
169.2
FG
169.
0
FG
(
1
6
9
.
1
)
±
F
S
169.4
FG
(1
6
9
.
2
)
±
F
S
(169
.
2
)
±
FS
16
9
.
2
FG
16
9
.
2
6
FS
1
7
0
.
1
F
G
16
9
.
9
FL
170.0
FG
169.8
TG
(170.0)±
FS
(170.5)±
FS
(169.1)
±
FS
(1
6
9
.
5
)
±
T
C
(1
6
9
.
0
)
±
F
S
(169
.
5
)
±
FS
172.8
TG
172
.
9
6
FL 0.9%
1
7
2
.
8
7
F
S
17
2
.
9
TG
0.6
%
1.9%
172
.
9
TG
1.
0
%
1.4%
169
.
2
8
FS
3.
6
%
169.63
FS
169.63
FS
1.
0
%
16
9
.
5
3
FS
1.5%
1.
1
%
16
9
.
3
FG
2.
3
%
8.6%
5.0%
16
8
.
7
T
G
0.4%
0.5%
2.
5
%
1.
6
%
1.
8
%
1
6
9
.
6
5
F
S
2.
1
%
(16
9
.
5
)
±
FS
0.1%
169.5
FL
169.5
FL
2.
0
%
2.
0
%
0.5%
0.5%
0.5%
2.
1
%
2.
4
%
169
.
2
7
FS
172.98
FS
1.5%
1.5%
2.0
%
3.
0
%
17
2
.
7
4
FS 172.8
2
FS
172.8
1
FS
172.72
FS
1.
8
%
1.3
%
17
2
.
8
TG
172.
8
TG
1
7
2
.
9
8
F
S
1
7
2
.
9
3
F
S
1.5
%
172.88
FS
172.8
TG
172.9
FG
172
.
7
TG
172.9
FG
1
7
2
.
8
T
G
0.6%
0.9%
0
.
8
%
0.
5
%
0.
5
%
167.5
FG
172
.
9
8
FS
17
2
.
9
8
FS
172
.
8
7
FS
1.0%
171
169
172.97
FL
169.2
FG
169.6
FG
169.5
FG
168
.
8
TG
5 STEPS
6"R x 12"T
1
7
2
.
9
8
F
S
17
2
.
8
8
FS
172.8
8
FS
17
2
.
8
8
F
S
169.4
FG 17
2
.
8
8
F
S
172.8
8
FS
172.8
8
FS
1
7
0
.
0
1
F
SPROPOSED SIDEWALK PER
CITY STANDARD 4110
7.7'±
8.1'
PROTECT EXISTING
SIDEWALK IN PLACE
4'
7.
8
'
±
7.7'±
PROTECT EXISTING
SIDEWALK IN PLACE
BIORETENTION BASIN
TOP = 169.5
WSEL = 169.0
BOT = 168.5
VOLUME = 130 CF
170
168
169
170
16
9
(168.8)±
T
C
(168.3)±
F
S
7.4%
PROPOSED
ONE-RAMP CORNER
PER CALTRANS
STANDARD A88A
17
2
.
8
9
FS
17
2
.
8
9
FS
171.50 FF
RET HT 0.7'
(170.4)±
FS
(17
0
.
5
)
±
FS
ACCESSIBLE PATH-OF-TRAVEL, TYP.
Project:
GAS WORKS MIXED-USE
PARCEL 1: 1390 WALKER STREET
PARCEL 2: 280 PISMO STREET
PARCEL 3: 251 PISMO STREET
SAN LUIS OBISPO | CALIFORNIA | 93401
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COVELOP
1135 SANTA ROSA STREET, SUITE 210
SAN LUIS OBISPO | CALIFORNIA | 93401
THE INFORMATION CONTAINED IN THIS DOCUMENT IS
PROPRIETARY TO OMNI DESIGN, INCORPORATED. THIS
DOCUMENT IS PREPARED FOR A SPECIFIC SITE AND
INCORPORATES CALCULATIONS BASED ON DATA
AVAILABLE FROM THE CLIENT AT THIS TIME. BYACCEPTING AND USING THIS DOCUMENT, THE RECIPIENT
AGREES TO PROTECT ITS CONTENTS FROM FURTHER
DISSEMINATION, (OTHER THAN THAT WITHIN THE
ORGANIZATION NECESSARY TO EVALUATE SUCH
SPECIFICATION) WITHOUT THE WRITTEN PERMISSION OF
OMNI DESIGN, INCORPORATED. THE CONTENTS OF THIS
DOCUMENT ARE NOT TO BE REPRODUCED OR COPIED IN
WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSIONOF OMNI DESIGN, INCORPORATED.
SHEET TITLE:
SHEET NUMBER:
PROJECT NUMBER: 1360-01
DATE: 2024.11.22
FOR GOVERNING AGENCY USE:
NANNANANNANA
IIMMIMIMMMIMMIMIMMMIMIMIMII ANANAARANAAA
ERELELEEE
ARARARAARARARARARARARARARARARARARARAARARARAA
REREREEREREREREREREREREREREREREREREEREREREEEELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELEL
NAAAAAAAAANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANAAAAAAAA
No.Revision Date By
40% DESIGN
DEVELOPMENT
DESIGN: BLM DRAWN: SA
C2.2
GRADING AND
DRAINAGE
PLAN-SOUTH
0'10'10'
GRADING & DRAINAGE PLAN
SCALE: 1" = 10'24
SEE SHEET C2.1
SE
E
S
H
E
E
T
C
2
.
3
ATTACHMENT A
Page 55 of 291
^
^^^^^^^
^
>>
PROPOSED DRIVEWAY RAMP PER CITY STANDARD 2116
PROPOSED CURB AND GUTTER PER CITY STANDARD 4030
SAWCUT AND REMOVE PAVEMENT PER CITY STANDARD 4910
PROPOSED SIDEWALK PER CITY STANDARD 4110
SAWCUT AND REMOVE EXISTING
CONCRETE PER CITY STANDARD 4910
SAWCUT AND REMOVE EXISTING
CONCRETE PER CITY STANDARD 4910
169.28 LIP
169.20 FL
169.43 LIP
169.35 FL
171.39 TC
(170.9±) FS171.20 TC
(170.7±) FS
PROPOSED
OPEN CURB
PROPOSED OPEN CURB
PROPOSED OPEN CURB
0.7%
1.
5
%
7.
3
%
1.
5
%
7.
3
%
1.0%
1.0%
0.
5
%
1.0%
2.4%
2.0%
1.
4
%
2.0%
0.4%
1.
0
%
9.
5
%
2.
8
%
1
.
9
%
2.
8
%
1.2%
1.
5
%
9.
5
%
1.
6
%
1.3%
1.5%
1.5%
0.
5
%
1.
5
%
1.
3
%
(1
7
0
.
7
)
±
F
S
(17
0
.
9
)
±
FS
(1
6
9
.
7
)
±
F
S
(169
.
7
)
±
FS
(169.6)±
FS
(169
.
4
)
±
FS
(17
0
.
1
)
±
FS
(169
.
8
)
±
FS
(169.7
)
±
T
C
(169.2
)
±
F
L
17
0
.
3
9
T
C
16
9
.
8
9
F
S
170.2
4
T
C
169.7
4
F
S
1
6
9
.
6
9
T
C
1
6
9
.
1
9
F
L
(169.9)±
T
C
(169.4)± F
L
169
.
8
8
T
C
169
.
3
8
F
L
1
7
0
.
1
3
T
C
1
6
9
.
6
3
F
S
170
.
2
9
T
C
169
.
7
9
F
S
169
.
9
6
T
C
169
.
4
6
F
S
1
6
9
.
5
5
T
C
16
9
.
0
5
F
S
169.69 T
C
169.19 FS
169.
7
7
T
C
169.
2
7
F
S
16
9
.
5
8
T
C
16
9
.
0
8
F
S
169.70
T
C
169.20
F
S
169.7
0
T
C
169.2
0
F
S
170
.
5
6
T
C
170
.
0
6
F
S
170.0
4
T
C
169.5
4
F
S
1
7
0
.
5
7
T
C
1
7
0
.
0
7
F
S
1
7
0
.
2
8
T
C
1
6
9
.
7
8
F
S
± FF
169.
5
8
FS
169
.
7
9
FS
169
.
9
8
FS
17
0
.
3
0
T
C
16
9
.
8
0
F
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ACCESSIBLE PATH-OF-TRAVEL, TYP.
Project:
GAS WORKS MIXED-USE
PARCEL 1: 1390 WALKER STREET
PARCEL 2: 280 PISMO STREET
PARCEL 3: 251 PISMO STREET
SAN LUIS OBISPO | CALIFORNIA | 93401
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COVELOP
1135 SANTA ROSA STREET, SUITE 210
SAN LUIS OBISPO | CALIFORNIA | 93401
THE INFORMATION CONTAINED IN THIS DOCUMENT IS
PROPRIETARY TO OMNI DESIGN, INCORPORATED. THIS
DOCUMENT IS PREPARED FOR A SPECIFIC SITE AND
INCORPORATES CALCULATIONS BASED ON DATA
AVAILABLE FROM THE CLIENT AT THIS TIME. BYACCEPTING AND USING THIS DOCUMENT, THE RECIPIENT
AGREES TO PROTECT ITS CONTENTS FROM FURTHER
DISSEMINATION, (OTHER THAN THAT WITHIN THE
ORGANIZATION NECESSARY TO EVALUATE SUCH
SPECIFICATION) WITHOUT THE WRITTEN PERMISSION OF
OMNI DESIGN, INCORPORATED. THE CONTENTS OF THIS
DOCUMENT ARE NOT TO BE REPRODUCED OR COPIED IN
WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSIONOF OMNI DESIGN, INCORPORATED.
SHEET TITLE:
SHEET NUMBER:
PROJECT NUMBER: 1360-01
DATE: 2024.11.22
FOR GOVERNING AGENCY USE:
PRE
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NAAAAAAAAANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANAAAAAAAA
No.Revision Date By
40% DESIGN
DEVELOPMENT
DESIGN: BLM DRAWN: SA
C2.3
GRADING AND
DRAINAGE
PLAN-EAST
0'10'10'
GRADING & DRAINAGE PLAN
SCALE: 1" = 10'24
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ATTACHMENT A
Page 56 of 291
ATTACHMENT A
Page 57 of 291
ATTACHMENT A
Page 58 of 291
1319 MARSH STREET, SUITE 200, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | ADRIANA J. COOK, ARCHITECT #ARI-6543 (OR)
March 27, 2025
CITY OF SAN LUIS OBISPO
Hannah Hanh
Phone: (805) 781-7432
Email: hhanh@slocity.org
REGARDING: State Density Bonus Summary
251 Pacific Street, 1390 Walker Street & 280 Pismo Street
APPLICATION: SBDV-0450-2024 & ARCH-0451-2024
This memo describes how the State Density Bonus Law (California Government Code Section 95915) applies
to the Gas Works project proposed at 251 Pacific Street, 1390 Walker Street & 280 Pismo Street in San Luis
Obispo, CA.
The applicable excerpts from California Government Code Section 95915 are described below. Please
note that some sections are abbreviated for clarity. If the full text is beneficial, a full copy can be found
at:
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GO
V
The applicant requests to utilize the provisions of California Government Code Section 95915.
Subdivision (b)(1) states: A city shall grant one density bonus, the amount of which shall be as specified
in subdivision (f), and, if requested by the applicant, incentives or concessions, as described in
subdivision (d), waivers or reductions of development standards, as described in subdivision (e), and
parking ratios, as described in subdivision (p), when an applicant for a housing development seeks and
agrees to construct a housing development, excluding any units permitted by the density bonus
awarded pursuant to this section, that will contain at least any one of the following: (B) Five percent of
the total units of a housing development for very low-income households.
Pursuant to subdivision (f) the applicant is providing 5% of the base allowable residential density as very
low-income units in exchange for a 20% density bonus. The very low-income units have been identified
in the plans as Units 204 & 304. Please note that the while the applicant is entitled to a 20% density
bonus, the applicant has elected to only utilize a 16% density bonus and will be forgoing the remaining
4%. This decision does not impact the number of very low-income units provided as part of this
development.
Pursuant to subdivision (p) the applicant is requesting a vehicular parking ratio, inclusive of parking for
persons with disabilities and guests, of: (A) zero to one bedroom: one onsite parking space. (B) two to
three bedrooms: one and one-half onsite parking spaces. Utilizing this parking ratio does not reduce the
number of incentives or concessions, or waivers that the applicant is eligible for.
Pursuant to subdivision (d)(2)(A) the applicant shall receive one incentive or concession for providing at
least 5% for very low-income households. The applicant is requesting one concession or incentive for a
reduction in the number of required restaurant parking spaces in the City of San Luis Obispo Zoning
Regulations Table 3-4. The applicant is requesting a reduction of 24 parking spaces. The requested
incentive or concession results in identifiable and actual cost reductions to provide for affordable
housing costs, or for rents for the targeted units (subdivision (d)(1)(A)) by not having to build an
additional parking lot. The requested incentive or concession would not have a specific, adverse
impact upon the public health and safety or physical environment or on any real property that is listed
in the California Registry of Historic Resources and for which there is no feasible method to satisfactorily
ATTACHMENT B
Page 59 of 291
Gas Works Application Number SBDV-0450-2024 & ARCH-0451-2024
San Luis Obispo PAGE 2
1319 MARSH STREET, SUITE 200, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | ADRIANA J. COOK, ARCHITECT #ARI-6543 (OR)
mitigate or avoid without rendering the development unaffordable to low-income and moderate-
income households (subdivision (d)(1)(B)) because there is ample on street parking in the vicinity.
Pursuant to subdivision (e)(1) in no case may a city apply any development standard that will have the
effect of physically precluding the construction of a development at the densities or with the
concessions or incentives permitted by this section. An applicant may submit to the city, a proposal for
the waiver or reduction of development standards that will have the effect of physically precluding the
construction of a development at the densities or with the concessions or incentives permitted under
this section.
The applicant is requesting three waivers or reductions of development standards that will have the
effect of physically precluding the construction of the development at the density proposed. These
waivers are described below.
The first waiver requests relief from city of San Luis Obispo zoning regulations section 17.70.130(D)(1)(a)
which states that residential units shall not occupy more the 50% of the ground floor space within the first
50 feet of the floor area measured from each building face adjacent to a street toward the rear of the
building, with no more than 30% of the building frontage to be occupied by residential uses. The
development is proposing that 100% of the ground floor space within the first 50 feet be occupied with
residential units and 100% of the building frontage be occupied by residential uses. Granting the
requested waiver would not have a specific, adverse impact upon the public health and safety or
physical environment or on any real property that is listed in the California Registry of Historic Resources
and for which there is no feasible method to satisfactorily mitigate. Complying with this requirement
would replace seven residential units with commercial uses. This change would reduce the residential
density. The applicant has explored alternatives to replace the residential density including building
residential units at 251 Pacific Street. However, that parcel is identified as a “no-rise” site in the Mid
Higura Specific Plan. Therefore, no development that would displace floodwaters is allowed on that
parcel. Any development proposed at 251 Pacific Street would displace floodwaters or require a cost
prohibitive construction technique such as structured parking. Therefore, complying with this
development standard and moving the six residential units that would be lost in the currently proposed
building to 251 Pacific Street is not physically feasible. Additionally, these units cannot be moved to the
280-290 Pismo St. site because that are is needed for the project’s stormwater treatment and parking
(both commercial and residential), both of which make the project a more desirable mixed-use project.
Not granting this waiver would have the effect of physically precluding the construction of a
development at the density proposed.
The second waiver requests a modification of the allowable building height requirement in zoning code
section 17.40.020, table 2-21, of 35 feet to allow for a maximum building height of 56’-6” at the roof and
59’-6” feet at the stair tower. Complying with this requirement would limit the residential building to three
stories and eliminate thirteen residential units. Granting the requested waiver would not have a specific,
adverse impact upon the public health and safety or physical environment or on any real property that
is listed in the California Registry of Historic Resources and for which there is no feasible method to
satisfactorily mitigate because the requested building height does not exceed the minimum building
standards approved by the California Building Standards Commission and the fire department has
reviewed the proposed plans and determined that the building can be adequately serviced in an
emergency. The applicant has explored alternatives to replace the residential density including building
residential units at 251 Pacific Street. However, that parcel is identified as a “no-rise” site in the Mid
Higura Specific Plan. Therefore, no development that would displace floodwaters is allowed on that
parcel. Any development proposed at 251 Pacific Street would displace floodwaters or require a cost
prohibitive construction technique such as structured parking. Therefore, complying with this
development standard and moving the thirteen residential units that would be lost in the currently
proposed building to 251 Pacific Street is not physically feasible. Additionally, these units cannot be
moved to the 280-290 Pismo St. site because that are is needed for the project’s stormwater treatment
and parking (both commercial and residential), both of which make the project a more desirable
ATTACHMENT B
Page 60 of 291
Gas Works Application Number SBDV-0450-2024 & ARCH-0451-2024
San Luis Obispo PAGE 3
1319 MARSH STREET, SUITE 200, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | ADRIANA J. COOK, ARCHITECT #ARI-6543 (OR)
mixed-use project. Not granting this waiver would have the effect of physically precluding the
construction of a development at the density proposed.
The third waiver requests a reduction in the setback requirements in the City of San Luis Obispo Zoning
Regulations Table 2-20. The specific request is for a reduction in the Corner Lot Street Side setback from
15 feet to 0 feet along Pismo Street. Complying with this requirement would eliminate twelve residential
units. Granting the requested waiver would not have a specific, adverse impact upon the public health
and safety or physical environment or on any real property that is listed in the California Registry of
Historic Resources and for which there is no feasible method to satisfactorily mitigate because the
reduced setback is consistent with the adjacent buildings along Pismo and Walker Streets which also
have zero setbacks and the fire department has reviewed the proposed plans and determined that the
building can be adequately serviced in an emergency. The applicant has explored alternatives to
replace the residential density including building residential units at 251 Pacific Street. However, that
parcel is identified as a “no-rise” site in the Mid Higura Specific Plan. Therefore, no development that
would displace floodwaters is allowed on that parcel. Any development proposed at 251 Pacific Street
would displace floodwaters or require a cost prohibitive construction technique such as structured
parking. Therefore, complying with this development standard and moving the twelve residential units
that would be lost in the currently proposed building to 251 Pacific Street is not physically feasible.
Additionally, these units cannot be moved to the 280-290 Pismo St. site because that are is needed for
the project’s stormwater treatment and parking (both commercial and residential), both of which make
the project a more desirable mixed-use project. Not granting this waiver would have the effect of
physically precluding the construction of a development at the density proposed.
In this memo, the applicant states that granting the requested concession, incentive or waivers is
necessary to allow for the construction of the development at the proposed density and complies with
the requirements in California Government Code Section 95915. Alternatives that would not have
required this concession, incentive or waivers, such as increasing the building footprint and placing
parking under the building, have been explored. No alternatives have been found to be viable. This
statement fulfills the applicant’s requirements for requesting the concession, incentive and waivers. If
the city does not agree with the applicant’s statement, the applicant respectfully requests that, per
subdivision (d)(1), the city make a written finding, based on substantial evidence to the contrary.
Thank you for this review. Please feel free to call or contact us with any questions or comments.
Sincerely,
ARRIS STUDIO ARCHITECTS
Thom Jess
Phone: (805) 547-2240 ext.111
Email: tjess@arris-studio.com
ATTACHMENT B
Page 61 of 291
Page 62 of 291
RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO:
City of San Luis Obispo
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401-3218
JULIE ROD ~LO
San Luis Obisp .;unty-Clerk/Recorder
Recorded at the request ol
Public
DOC#: 2014052113 Titles: 1
11111111 1111
Fees
Taxes
Others
PAID
AGREEMENT TO RETAIN HISTORIC WOOD DOORS AND WOOD SASH
WINDOW FEATURES FOR THE MASTER LIST
HISTORIC OLD GAS WORKS BUILDING AT 280 PISMO STREET, SAN
LUIS OBISPO, CALIFORNIA
(" Agreement")
tj. '/Je,t,u1, b (,{
This Agreement is made and entered into this _j__ day of~. 2014, by and
between Pacific Gas and Electric Company(hereinafter called "Owner") and the CITY OF
SAN LUIS OBISPO, A MUNICIPAL CORPORATION (hereinafter called "City") (together
the "Parties").
WITNESS ETH
WHEREAS, Owner has a fee title interest in that certain property located at 280
Pismo Street, San Luis Obispo, California (Legal Description: CY SLO REED ADD, BL
1178, Lots 10 to 12), APN 002-505-006 ("Property"). Owner obtained a valid construction
permit (Construction Permit/Plan Check No. 27861 (Full Strengthening of URM -Seismic
Retrofit)) ("Permit") from the City of San Luis Obispo for seismic retrofit of the Master List
Historic Old Gas Works Building ("Historic Building") located on the Property; and
WHEREAS, City's issuance of said permit on or about January 31, 2014 entitles
Owner to provide, modify or construct improvements and modifications necessary for the
structural stability, safety, and long term preservation of the Historic Building on the
Property The City is requesting execution of this Agreement by Owner and City as a final
step for City's approval of the permit and Owner's work thereunder.
NOW, THEREFORE, in consideration of the mutual benefits and promises set out
herein, the Parties agree as follows:
1. The Parties hereto agree that execution of this Agreement by Owner and City
entitles Owner to complete construction and receive final Permit approval. .
2. Sometime prior to December, 2010, as part of a project to improve the security of
the Historic Building, the Owner removed the wood doors and wood sash
window (one sliding door, three hinged doors and one window, totaling five
pieces). The openings were secured with wood framing and plywood and the
doors and window were stored. Photographs and descriptions of the wood doors
and wood sash window that are the subject of this Agreement are attached
ID
12/09/2014
10:18 AM
Pages: 7
32.00
0.00
0.00
$32.00
ATTACHMENT C
Page 63 of 291
Agreement to maintain historic features
280 Pismo (Historic Old Gas Works Building)
Page 2
,·
hereto as Exhibit A and made a part hereof. The wood doors and wood sash
window are currently being stored inside the Historic Building . Owner agrees to
take commercially reasonable measures to retain the wood doors and wood
sash window by securing them on the premises and protecting them for potential
future use as part of future rehabilitation, adaptive reuse , tenant improvement, or
related work on the Historic Building .
3. Owner ag rees that in accordance with Historic Preservation Guidelines of the
City of San Luis Obispo and Secretary of Interior Standards, the removed
original wood doors and wood sash window are important historic features that
shall be retained for future reinstallation if feasible.
4 . Owner agrees that alternatives to reinstallation of the wood doors and window as
part of future rehabilitation , adaptive reuse , tenant improvement, or related work
on the Historic Building , shall be reviewed by the Cultural Heritage Committee of
the City of San Luis Obispo for a determination of consistency with City Historic
Preservation Guidelines and Secretary of Interior Standards for the Treatment of
Historic Properties .
5. Owner agrees to allow the City, at any reasonable time and upon reasonable
notice, to inspect the premises for compliance w ith this Agreement.
6. Owner and City agree that this Agreement shall be binding upon and shall inure
to the benefit of, the heirs , assigns, and all other successors in interest of the
Parties hereto .
IN WITNESS WHEREOF, the Parties hereto have executed this Agreement on the
day and year first written above .
City'dr.x:Ob~ /;,~
Community Development Director
By: Douglas G. Davidson , Deputy Director
ATTACHMENT C
Page 64 of 291
C A LIFORNIA ALL-PURPOSE ACKNOWLEDGMENT
¢t.§<'§-5X,§-'..c';<'.{:<',¢<"-0".<!j,.'';(!;<;5;(;§£--0<'.c<'.§'Q-,J{'x;,{;(?¢C.?:f<'#.gf~,f;X'!'X:&'<'&<:<X'.c<'-1t-?-Q<"?:X:,(;(';,.?{'>q<'g)c<',c<'9?·(.',~-,.:;<',¢,:9f
State of Ca lifornia
County of CONTRA COSTA }
On 11.o.v. G~ ~QM before me ,
peffional~ap:red ~~~o~R~~~'~~~~~-~~-·~~~R~E~£~l<_~~ro~l~M~·-lN~a-=_a_~_TI_ill_e_d _m_ao_,_~_·~~~~~~~-
Name(s) ol Signe r(s)
MUKESH P. PATEL, NOTARY PUBLIC
Place N otary Seal Abolle
who proved to me on the basis of satisfactory evidence to
be the person(') whose name(I) islc/e subscribed to the
within instrument and acknowledged to me that
he/sRe/tl=tey executed the same in his/l;i eF,41:leir authorized
capacity(~). and that by his!Ae~/th9i~ signature(.¢ on t he
instrument the person(,15, or the entity upon behalf of
which the person(f) acted, executed the instrument.
I certify under P ENA LTY OF PERJURY under the laws
of the State of California that the foregoing paragraph is
t rue and correct.
W ITNESS my hand and official seal.
Signature ~ P, {)J,/
Signature of Notary Public
~~~~~~~~~~~-OPTIONAL~~~~~~~~~~~~~-
Though the information below is not required by law. it may prove valuable to persons relying on the document
and could prevent fraudulent removal and reattachment of this form to another document.
De scription of Attac hed Docume nt
Title or Type of Document: A Qyt(l ~
Document Date: Nov , b f(, ~, 4 Number of Pages ~
Signer(s) Other Than Named Above:
Ca pac ity(ies) Cla ime d by Sign er(s)
Signer's Name : ko "lr ~ hi D · C REL=I<.
O Ind ividual
O Corporate Officer -Title(s):
O Partner -0 Limited D General
D Attorney in Fact
D Trustee
O Guardian or Conse rvator
D( Other: 0 W Y\W
Signer Is Representing: S l f {==
RIGHT THUMBPRINT
OF SIGNER
Top ot tnurno he re
Signer's Narne:_~-------------
O Individual
O Corporate Offi er -Title(s): ---------
O Partner -ll imited O General
{ J Attorney in
O Trustee
D Guardian o Conservator
O Other : _ _,_ _______ _
resenti ng: ____ _
fllGHTTHUMBPRINT
OF SIGNER
Top of thumb l'lere
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ATTACHMENT C
Page 65 of 291
.. Agreement to maintain historic features
280 Pismo (Historic Old Gas Works Building)
Page3
State of California }
County of San Luis Obispo }
On )1.-t-i-.J~ ~ )..DJ 'I , before me, l-4..,vf i v L --1"1 .. ¥\~ A), J.a.r., f J l; c.,,
-Dare 7 NanJfria'T,!le oMhe bthcer~
personally appeared , Do~ l ta~e of ~n~r<s>Do..:J il ~,,"
who proved to me on the basis of satisfactory evidence to be the person ls(' whose
name...(..81 is/~ subscribed to the within instrument and acknowledged (o me that
he/~pey executed the same in his/,bef/tpeif authorized capaci~, and that by
his/~ signatureM on the instrument the person..(.sr. or the entity upon behalf of
which the person.{.sr'acted , executed the instrument.
I certify under PENAL TY 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 4-aw-:.__ £~
Si gnature of NoTaiyuic
State of California }
County of San Luis Obispo }
Pl ace Notary Seal Above
On ___ ~----' before me , ______ ~-~-~---------
oate Na me and Titl e of !h e Offi cer
personally appeared , -----------...=,-,...,.....,..,.--.-.c----------Nam e of S19ner(s)
who proved to me on the basis of satisfactory evidence to be the person(s) whose
name(s) is/are subscribed to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized capacity(ies), and that by
his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of
which the person(s) acted , executed the instrument.
I certify under PENAL TY OF PERJURY under the laws of the State of Ca lifornia that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature ----....--,-----.........,__,...-r,.,.-----s i9 nat ure of Notary Publi c Place Notary Seal Ab ove
ATTACHMENT C
Page 66 of 291
......
EXHIBIT A
Condition Documentation of the
HISTORIC WOOD DOOR AND WINDOW FEATURES
In the "Old Gas Works" Building,
The former
San Luis Obispo Manufactured Gas Plant
280 Pismo Street
San Luis Obispo, California
All the doors described below have a wood frame, wood cross-braces and vertical wood boards.
The window has a wood sash and single-pane glass . These were all removed from their openings
sometime prior to December, 2010 and are now stored in the building . The small door from the
east elevation was in poor condition and could not be saved.
South Doors. These are a pair of doors , each approximately 48" wide by 78" tall with modern
strap hinges. One door is missing the bottom rail and the h inge-side stile is broken off. The wood
is dry and split in several places and unfinished. There is a hasp for a lock on one door and a
handle made from a piece of steel pipe on the other. The doors are of poor structural integrity.
1
ATTACHMENT C
Page 67 of 291
'~ . . ),, .
South Window. The w indow is a semi-circular wood sash with wood muntins in a c ircular and
diamond pattern . The sash is approximately 96" wide by 48" tall and was originally mounted
above the south doors. The wood is painted but some of the joints are loose.
Northeast Door. This is a single door approximately 56" wide by 79" tall w ith modern strap
hinges and a hasp for a lock on one edge. The wood is dry a nd unfin ished and the door has
average structural integrity.
2
, ......... """'"""'
l.J -..; :...., ~ '-.J
ATTACHMENT C
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' • • I
\,.'. 1, •
Northwest Door. This is a single door approximately 148" wide by 125" tall with track hardware
along the top edge. The wood is dry and split in several places and unfinished. Some joints are
loose and the door has marginal structural integrity.
Robert S. Vessely, PE
September 22, 2014
D:A_Documents/Projects/HistoricBuildings/GasWorks/GasWorksReport .doc
3
o o o o o -t'
END OF DOCUMENT
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Historic Preservation Report for the
Old Gas Works, 280 Pacific Street
(APN 002-505-006), San Luis
Obispo, San Luis Obispo County,
California
AUGUST 2024
REVISED AUGUST 2025
PREPARED FOR
CoVelop
PREPARED BY
SWCA Environmental Consultants
ATTACHMENT D
Page 71 of 291
HISTORIC PRESERVATION REPORT FOR THE
OLD GAS WORKS,
280 PACIFIC STREET (APN 002-505-006),
SAN LUIS OBISPO, SAN LUIS OBISPO COUNTY,
CALIFORNIA
Prepared for
CoVelop
1304 Garden Street
San Luis Obispo, CA 93401
Prepared by
SWCA Environmental Consultants
1411 Broad Street
San Luis Obispo, CA 93401
(805) 543-7095
www.swca.com
SWCA Project No. 91108
August 2024
Revised August 11, 2025
ATTACHMENT D
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San Luis Obispo, San Luis Obispo County, California
i
CONTENTS
Introduction ................................................................................................................................................. 1
Methodology ................................................................................................................................................ 1
Prior Studies and Surveys .......................................................................................................................... 2
Remediation and Structural Stabilization ............................................................................................... 3
Project Description ..................................................................................................................................... 4
Regulatory Framework .............................................................................................................................. 6
State ........................................................................................................................................................ 6
California Environmental Quality Act ............................................................................................. 6
California Register of Historical Resources..................................................................................... 7
California Historic Building Code ................................................................................................... 7
Local ....................................................................................................................................................... 8
San Luis Obispo Historic Preservation Program ............................................................................. 8
San Luis Obispo Inventory of Historic Resources ........................................................................... 8
Historic Context ........................................................................................................................................ 10
Manufactured Gas Plants ...................................................................................................................... 10
The First Gas Works, Dana Street (1875–1905) .................................................................................. 11
Transitioning to Pismo Street (1902–1904) ......................................................................................... 14
Development of Block 117 ............................................................................................................ 17
Construction of the Pismo Street Gas Works ....................................................................................... 20
Los Berros Quarries .............................................................................................................................. 21
Mission Revival Architecture ............................................................................................................... 24
Electric Plant Fire ................................................................................................................................. 30
Inventory and Valuation (1911–1912) ................................................................................................. 32
Midland Counties Public Services Corporation ................................................................................... 34
PG&E Remediation and California Department of Toxic Substances Control Resolution ................. 39
Old Gas Works as a City of San Luis Obispo Master List Resource ................................................... 40
Old Gas Works as an Eligible Resource for Listing in the CRHR ....................................................... 41
Evaluation under Criterion 1 ................................................................................................................ 41
Evaluation under Criterion 2 ................................................................................................................ 41
Evaluation under Criterion 3 ................................................................................................................ 41
Evaluation under Criterion 4 ................................................................................................................ 41
Evaluation of Resource Integrity .......................................................................................................... 42
Character-Defining Features ................................................................................................................... 42
Original Character-Defining Features .................................................................................................. 42
Current Character-Defining Features ................................................................................................... 44
Summary of Existing Character-Defining Features ............................................................................. 53
Findings ...................................................................................................................................................... 56
California Register of Historical Resources ......................................................................................... 56
Assessments of Conformity ...................................................................................................................... 56
San Luis Obispo Historic Preservation Ordinance ............................................................................... 56
San Luis Obispo Historic Preservation Program Guidelines ................................................................ 57
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Secretary of the Interior’s Standards for the Treatment of Historic Properties: Rehabilitation ........... 58
Standards for Rehabilitation .......................................................................................................... 58
2014 Agreement Stipulations ............................................................................................................... 62
Conclusion ................................................................................................................................................. 63
Preparer’s Qualifications ......................................................................................................................... 63
References Cited ........................................................................................................................................ 64
Appendices
Appendix A. CoVelop Design Plan Set for the 280 Pismo Street Mixed-Use Development Project
(May 2025)
Appendix B. Salvaged Historic Door and Lunette Interior Reuse Exhibits
Figures
Figure 1. The project area, adjacent to the Mid-Higuera Street Enhancement Plan Area, is shown in
red. .............................................................................................................................................. 2
Figure 2. South/Pismo Street Elevation of the proposed project with the new residential building
(left) and proposed rehabilitation of the Old Gas Works building (right) (Arris Studio
Architects 2024). ......................................................................................................................... 5
Figure 3. East Elevation of the proposed project with the Old Gas Works building (center-left),
restroom addition hyphen (center), and kitchen addition (right) (Arris Studio Architects
2024). .......................................................................................................................................... 5
Figure 4. First Gas Works, at Dana Street location (Sanborn Map, September 1886, Sheet 7). ................ 12
Figure 5. San Luis Obispo Gas Works, featuring a modified bank of retorts, still occupied Dana
Street three years after the franchise ordinance (Sanborn Map December 1891, Sheet
11). ............................................................................................................................................ 13
Figure 6. The Sanborn map of May 1903 (Sheet 6) shows the last iteration of the gas plant at the
Dana Street location. Operating as the Pacific Coast Heat, Light & Power Company, the
plant included both coal-fed and crude oil-fed retorts. ............................................................. 13
Figure 7. Ezra Scoville (E. S.) Hoyt (1854–1924). ..................................................................................... 14
Figure 8. Harris & Lakin’s 1873 Map of Reed & Co’s Addition to the Town of San Luis Obispo.
Lots 10-12 of Block 117, indicated by the red box, are the future location of the 1905
Gas Works building. “Railroad Alley” crosses the middle of the block. .................................. 18
Figure 9. The San Luis Lumber Yard & Planing Mill added a daily cacophony to the South Higuera
Street neighborhood between Walker (Hill) Street and Archer Street in February 1888.
Note the hay barn in the lower left corner................................................................................. 19
Figure 10. Sanborn Map, December 1891, Sheet 16, shows only the hay barn on Sanborn-numbered
Block 129 [Reed and Co’s Addition Block 117]. ..................................................................... 19
Figure 11. “Volcanic tuff quarry, Los Berros, San Luis Obispo County” (California Bureau of
Geology 1906). ......................................................................................................................... 21
Figure 12. Los Berros stone on arches and coigns of 1905 Carnegie Library Building. ............................ 23
Figure 13. “Property of Charles Erickson, 1129-1133 Chorro Street” (Tigner 1904:42). .......................... 24
Figure 14. Southern Pacific Railroad advertisement, 1905 (Etsy 2025). .................................................... 25
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Figure 15. 1894 Southern Pacific Railroad depot, Burlingame (IS Architecture 2017). ............................ 25
Figure 16. Sonoma City Hall under construction, 1906 (Wikimedia Commons). The building is
extant and listed on the National Register. ............................................................................... 25
Figure 17. Santa Clara Municipal Gas Works, 1905, showing the gas holder and the brick gas
generator building, constructed in the Mission Revival style. Photographer: “Winslow”
(Calisphere.org). ....................................................................................................................... 26
Figure 18. “San Luis Gas & Electric Co., Gas Works” Photographer: Fitzhugh (Tigner 1904:27). .......... 26
Figure 19. The Gas Works plant components are depicted in this 1903-1905 Sanborn map (Sheet
13); the electric plant had not yet been built. ............................................................................ 27
Figure 20. San Luis Gas & Electric Light Company Plant, June 1906 (San Luis Obispo Morning
Tribune 3 June 1906:1). The newly built electric plant is at the far right, fronting on
unpaved Walker Street (cf. Figure 21 for plan view). The subject gas plant is indicated
by the red arrow. ....................................................................................................................... 28
Figure 21. The July 1909 Sanborn map (Sheet 13) includes the electric plant, at the corner of
Walker and Pismo, completed on the site by June 1906. .......................................................... 29
Figure 22. San Luis Gas & Electric Company business office and showroom, 986 Monterey Street.
Note the gas stoves and heaters on display and the array of light bulbs framing the
windows (The History Center). ................................................................................................. 29
Figure 23. San Luis Obispo Tribune 25 July 1907:8. ................................................................................. 30
Figure 24. San Luis Obispo Tribune 18 September 1907:4. ....................................................................... 30
Figure 25. San Luis Obispo Tribune 5 February 1908:4. ............................................................................ 30
Figure 26. San Luis Obispo Tribune 18 August 1908:4.............................................................................. 30
Figure 27. Electric Plant damage from October 13, 1907, fire (The History Center). The Gas Plant,
far left, was unscathed. .............................................................................................................. 31
Figure 28. Interior fire damage included heavily scorched wood framing and the loss of the driver
belt for the massive generator (The History Center). ................................................................ 31
Figure 29. View of north end of Electric Plant after fire (cf. Figure 21 for plan view of this
building) (The History Center). ................................................................................................ 32
Figure 30. View of Gas Works, c1911 (The History Center). Note the doors, which appear to be in-
swinging, and the lunette in its original location. ..................................................................... 32
Figure 31. View across Gas Plant site toward Pismo Street, c1911 (The History Center). An in-
ground crude oil tank (holding the feed-stock for the gas plant) is at the right. ....................... 33
Figure 32. Grand Summary, Porter and Coy 1911-1912 Inventory and Valuation of San Luis Gas &
Electric Company (The History Center). .................................................................................. 33
Figure 33. Detailed descriptions of Gas Works components from Porter & Coy 1911-1912
Inventory and Valuation (The History Center). ........................................................................ 34
Figure 34. Detailed descriptions of Gas Works components from Porter & Coy 1911-1912
Inventory and Valuation (The History Center). ........................................................................ 34
Figure 35. San Luis Obispo and Coalinga are both shown as part of the territory combined by the
San Joaquin Light & Power Company and the Midland Counties Public Service
Corporation (Huntington Library Digital Collection). .............................................................. 35
Figure 36. Sanborn Fire Insurance map, 1926. The site was owned by the Midland Counties Public
Service Corporation, but manufactured gas and electricity production had ceased. Note
the Coalinga substation across the alley.................................................................................... 37
Figure 37. 2008 photograph of the Old Gas Works building’s north and west elevations. Note the
non-historic doors present at this time. ..................................................................................... 38
Figure 38. 2008 photograph of the Old Gas Works building’s south façade and west elevation. Note
the original doors and lunette in their historic location. ............................................................ 38
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Figure 39. Project site in 2016, before the PG&E remediation clean-up began (San Luis Obispo
Tribune 2016). ........................................................................................................................... 39
Figure 40. California Department of Toxic Substances Control resolution of remediation. ...................... 39
Figure 41. Gas Works building in 1904, shortly after construction. ........................................................... 43
Figure 42. Gas Works building c1911. The broad, arched doorway, with wooden plank doors and a
decorative leaded glass lunette are visible on the Pismo Street (south) elevation. ................... 43
Figure 43. Gas Works building, c1911. The two skylights are prominent on the gabled roof ridge.
The corrugated iron roofing material was intended to imitate Mission Revival-style roof
tiles. ........................................................................................................................................... 44
Figure 44. Pismo Street elevation (cf. Figure 42, above). Character-defining features include the
original Los Berros (Caen) stone laid up in random, quarry-faced ashlar masonry
pattern; a broad arched doorway with voussoir; parapets extending beyond the wall; and
a low-pitched gable roof with narrow eaves and corrugated metal roofing material (this
roof is likely a replacement modeled after the original roof, described in 1911-1912 as
“imitation tiling galvanized iron”) (see Figure 33). The original roofline had skylights
and tall metal smokestacks. ....................................................................................................... 45
Figure 45. Pismo Street elevation. The initials are carved into the edge of the parapet wall, to the
left of the doorway. ................................................................................................................... 45
Figure 46. Pismo Street elevation. Detail of the voussoir above the arched doorway, including the
steel channel that was installed as part of the seismic retrofit. ................................................. 46
Figure 47. Pismo Street elevation. Articulation of the eaves, wall, and end of the adjoining parapet
wall (which abuts Pismo Street wall but is not integrated with it). ........................................... 46
Figure 48. Archer Street elevation. Character-defining features include a curvilinear parapet wall,
quatrefoil vent in gable end with fixed wooden louvers, and small arched doorway with
voussoir. .................................................................................................................................... 47
Figure 49. Archer Street and Pacific Street elevations. Character-defining features include original
door openings facing Pacific Street (cf. Figure 42). ................................................................. 47
Figure 50. Walker Street elevation. Character-defining features include the quatrefoil vent in the
gable end of the parapet wall, with fixed wooden louvers and porcelain knob insulators. ....... 48
Figure 51. Walker Street elevation. Parapet wall showing another view of the random, quarry-faced
ashlar masonry pattern used on the entire building. This masonry style uses high-relief,
rectangular blocks of various sizes, laid up in discontinuous courses. ..................................... 48
Figure 52. Interior view of rafters and corrugated roofing. The parapet wall with the quatrefoil vent
faces Walker Street, and the arched doorway faces Pismo Street. The doors pictured
here are not from the building’s period of significance and appear to have been
fabricated and installed at a later date. ...................................................................................... 49
Figure 53. The original Pismo Street entrance doors stored for reuse are located at left; note the
different material, different construction, and deteriorated condition compared to the
door at right. The original lunette window for the archway is also stored inside but was
still crated and not visible. Like the original doors, the original door hardware is also a
character-defining feature. ........................................................................................................ 49
Figure 54. Original iron bar door handle. ................................................................................................... 50
Figure 55. Side view of layers making up the original, historic door. ........................................................ 50
Figure 56. Original door latch eye. ............................................................................................................. 50
Figure 57. Original door hardware. ............................................................................................................. 50
Figure 58. The interior wall surfaces appear to have been coated with plaster originally. This
surface is discolored and deteriorated, with cracks, spalling, and patching at various
locations throughout the building. ............................................................................................ 51
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Figure 59. Parapet wall with quatrefoil vent facing Archer Street. The location of the original small
arched door is not known. ......................................................................................................... 51
Figure 60. The large barn door, at left, was formerly installed on the Pacific Street elevation.
However, based on a comparison of historic photographs (cf. Figure 42), the door at left
is also not original to the building and, therefore, not a character-defining feature. ................ 52
Figure 61. The largest doorway, facing Pacific Street, is an original opening in the building. The
“barn” doors, however (stored to the right), are not original per historic photographic
evidence. The location of the original arched wooden segment of the door (cf. Figure
43) is not known. ....................................................................................................................... 52
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1
INTRODUCTION
SWCA Environmental Consultants has been retained by CoVelop (Collaborative Development) to
prepare a Historic Preservation Report for the proposed 1390 Walker Street and 280 Pismo Street Mixed-
Use Development Project (project) in the city of San Luis Obispo, San Luis Obispo County, California.
This evaluation will examine the single extant building on the property—the former San Luis Obispo Gas
Works (Old Gas Works)—designated in 1983 by the city as a Master List Historical Property. The subject
project is located at 280 Pismo Street (APN 002-505-006), in a part of San Luis Obispo historically
characterized by mixed industrial, commercial, and residential use. The location is outside the limits of
any designated historic district and is currently zoned C-S (Service Commercial).
The proposed project would repurpose and rehabilitate the existing Mission Revival-style Old Gas Works
building, which was constructed in 1904, with an expansion addition as part of a future restaurant with
outdoor patio space, parking lot and trash enclosure and include a four-story, 49-unit residential building
and parking lot constructed on adjacent parcels between Pismo Street and Pacific Street (see Appendix A
for project plan set). The proposed project includes three separate parcels that will include in a minor
subdivision and tentative parcel map for an eventual condominium map.
The specific purposes of this Historic Preservation Report are: 1) to augment the existing historical
context of the building by identifying and documenting its character-defining features and verifying its
Master List designation and its designation as a historical resource under the California Environmental
Quality Act (CEQA); 2) to assess the proposed project’s compliance with the City of San Luis Obispo’s
Historic Preservation Program Ordinance and associated Preservation Program Guidelines; and 3) to
evaluate the proposed project’s compliance with the Secretary of the Interior’s Standards (SOIS).
METHODOLOGY
This report has drawn from primary and secondary sources, including city records, online newspaper
databases, online sources on manufactured gas plants, and Sanborn Fire Insurance Company maps. The
original 1911-1912 inventory and valuation of the San Luis Gas & Electric Company property (the
subject site), along with several detailed historical photographs of the property from the collections of The
History Center, were extremely useful in clarifying the original components and character-defining
features of the project site. SWCA visited the site on August 2, 2024, to take current photographs, also
included in this report.
This report is part of ongoing historic preservation efforts in the City of San Luis Obispo. The city
established its first historic preservation policies, created the Cultural Heritage Committee (an advisory
body to the City Council), conducted its first historical resource surveys, and designated its first historic
districts in the late 1970s and 1980s. Photographs, inventory sheets, and handwritten notes from files in
the city’s Community Development Department document that the Old Gas Works property at 280 Pismo
Street was among those inventoried in these early surveys. The tasks comprised in this Historic
Preservation Report (the architectural evaluation, assessment of compliance, and report preparation) were
carried out by SWCA Staff Architectural Historian Paula Juelke Carr, M.A. Supplemental revisions and
analysis were completed by SWCA Principal Architectural Historian Dan Herrick, M.H.C.
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2
PRIOR STUDIES AND SURVEYS
The first historic survey to document the project location (Figure 1) appears to have been the 1982-1983
survey conducted by the newly formed Cultural Heritage Committee. As described in the City of San Luis
Obispo’s Citywide Historic Context Statement (Historic Resources Group 2014:6):
[The Committee] completed an architectural and photographic survey that recorded over
2,000 pre-1941 buildings, sites, and objects within the city. This survey is referred to as
Historical Resources Survey I. The surveyed properties were located primarily near the
central downtown core. The goals of the survey included the preparation of a master
inventory of cultural resources and the identification of “parameters for establishing
guidelines for preservation issues and themes.” Those sites found to be architecturally or
culturally significant formed the basis of the City’s Master List of Historic Resources.
The Old Gas Works was included in the Committee’s survey and was designated a Master List property
in 1983. Because of the scale of the survey effort, intensive studies of each property were not planned.
The photos and descriptions compiled by the Cultural Heritage Committee, however, have created a
valuable baseline for the identification of significant resources and for capturing their condition in the
early 1980s.
Figure 1. The project area, adjacent to the Mid-Higuera Street
Enhancement Plan Area, is shown in red.
A few years earlier, in 1979, UCSB art history professor David Gebhard and architectural historian
Lauren Weiss had conducted a focused architectural survey of parcels along a segment of Higuera Street
(Gebhard and Weiss 1979). Their study was followed in the 1990s by further technical studies carried out
by Cannon & Associates on mid-Higuera Street in the late 1990s in connection with the city’s Mid-
Higuera Street Enhancement Plan. The study areas for both the Gebhard-Weiss report and the Cannon
studies are essentially the same, following the San Luis Obispo Creek and South Higuera Street corridor
from Marsh Street south to Madonna Road. The Mid-Higuera Street Enhancement Plan was adopted by
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the City Council in March 2001 (Cannon & Associates 1999; San Luis Obispo City Council Resolution
No. 1965, 2001 Series).
The Enhancement Plan notes:
The Mid-Higuera area merits special attention for several reasons. It is a “gateway
corridor,” located between two major freeway interchanges, both major entries to San
Luis Obispo. Higuera Street serves as the principal commercial street connecting
Downtown to the city’s next largest retail area on Madonna Road . . . This section of
Higuera Street once served as the historic “El Camino Real.” Its role as the main route
through town, prior to the freeway, is reflected in a rich history and interesting mix of
land uses” (City of San Luis Obispo 2001:13).
Although the Gas Works property was not included in these studies, the nature of the “rich history and
interesting mix of land uses” along the Mid-Higuera Street corridor certainly extended into the general
project area—an eccentric triangular streetscape bounded by the angled intersection of Higuera and
Marsh streets to the north, by Archer Avenue to the east, and by High Street to the south. Within this
triangle, Pacific, Walker, Pismo, High, and Buchon streets converged at a variety of angles, feeding into
Mid-Higuera Street. The project area is at the center of this triangle.
It should be noted that the type of industries that predominated in this general area were both noisy and
noisome, with much of the work conducted and many of the materials stored outside. As documented on
Sanborn Fire Insurance maps, nearby land use (across High Street) included the tracks and numerous
sidings and spurs of the Pacific Coast Railway, along with the associated railway depot, loading docks,
repair shops, and extensive yards. The Railway was an important economic driver for the entire Mid-
Higuera Street neighborhood and was essential to a broad array of allied local industries, including
lumber companies, planing mills, and machine shops.
The 2001 Mid-Higuera Street Enhancement Plan identified several of the industrial and commercial
buildings and residences as “Resources of Historic, Architectural, or Aesthetic Value.” Two of these
Higuera Street resources have been designated Master List Historical Properties: the Pacific Coast
Railway, and the Waite Planing Mill (City of San Luis Obispo 2001:33–34). Like the other two industrial
sites, the Old Gas Works fits into the same category, manifesting its own historical and architectural
value.
Remediation and Structural Stabilization
In 2009 the Pacific Gas and Electric Company (PG&E) purchased the property with the intention of
remediating the former gas works property of hazardous materials. As part of this effort, PG&E also took
steps to preserve the Old Gas Works building in its existing condition. Initially, and to improve security
and safety at the building, the wood doors and wood windows were removed from the building by PG&E
in 2010 and replaced with wood framing and plywood. A 2014 agreement between the City and PG&E
stated that one sliding wood door, three hinged doors, and one wood window were all salvaged and stored
on-site within the building (City of San Luis Obispo 2014). In addition to completing a seismic retrofit of
the building, which included the construction of a new steel framing system at the interior of the building
to stabilize the overall structure and improve performance during a seismic event, the City stipulated that
the salvaged windows would be reused in the building as part of a “…future rehabilitation, adaptive reuse,
tenant improvement, or related work on the Historic Building” (City of San Luis Obispo 2014).
The 2014 Agreement noted that the original lunette window and all of the doors therein were historic.
However, subsequent investigations using historic photographs and physical observations have found that
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two doors are likely to be original to the building. Other doors, including the large sliding barn door and
those of similar construction, were added at a later date and do not reflect the original conditions of the
building from the period of significance.
PROJECT DESCRIPTION
The proposed project is a mixed-use development that includes the rehabilitation of the historic Old Gas
Works building and new adjacent construction. Located southwest of downtown San Luis Obispo, the
project site occupies the western portion of the city block bounded by Pacific Street (north), Walker Street
(west), Pismo Street (south), and Archer Street (east). The northern portion of the property will be utilized
as surface parking and the southern portion along Pismo Street will include the mixed-use development
(Figure 2).
The main scope element is the new four-story multi-family residential building development that is
situated at the southwestern corner of the project site. This four-story building will offer a mixture of
studios, one-bedroom units, and two-bedroom units. Residents benefit from a range of amenities,
including a welcoming lobby, secure bike storage, and outdoor patios located throughout the insular
spaces of the property. In addition to the new construction, the historic Old Gas Works building will be
incorporated into the proposed project by rehabilitating and reusing the building as commercial space,
specifically as a restaurant with a restroom and kitchen addition that will contribute to the vibrancy and
utility of the development for both residents and the broader community.
For the proposed multi-family building, architectural elevations showcase a blend of materials, including
painted cement plaster stucco in both warm and neutral tones, metal vertical siding, terracotta brick
veneer, and similar details. This relatively traditional material palette, coupled with staggered massing to
create distinguished blocks and select use of a gable roof profile, will create a visually engaging
appearance that is intended to be sensitive within surrounding neighborhood context, while also being
differentiated as contemporary.
For the Old Gas Works building, the proposed project will preserve the Mission Revival-style building
and its character-defining exterior. New elements will be limited to the installation of new skylights and
black steel glazed storefront systems at the existing entrance openings. The most notable change will be
the construction of the new additions to the building at the north (rear) façade of the historic building.
This will be in the form of the restroom addition, which will have a smaller overall volume, ultimately
serving as a hyphen to separate the historic envelope of the Old Gas Works building from the nearby
kitchen addition (Figure 3). The restroom hyphen will be clad with corten siding in a wood tone, and the
kitchen addition will be clad with a terracotta veneer.
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Figure 2. South/Pismo Street Elevation of the proposed project with the new residential building
(left) and proposed rehabilitation of the Old Gas Works building (right) (Arris Studio Architects
2024).
Figure 3. East Elevation of the proposed project with the Old Gas Works building (center-left),
restroom addition hyphen (center), and kitchen addition (right) (Arris Studio Architects 2024).
At the interior of the Old Gas Works building, the interior of the building, which is defined by a single
open volume, will be preserved with the exposed stone masonry and previously installed retrofitted steel
structure framing exposed. At the primary entrance of the building, the historic wood doors will be fixed
at the interior elevation in an open position flanking the opening; all other doors that were previously
salvaged have been determined to be non-historic and later additions to the building (see the Character-
Defining Features section of this report). The historic lunette with decorative glass that was formerly in
the primary (south) entrance of the building will also be preserved and reused. However, due to the steel
channel installed at the archway to stabilize the building, the feature no longer fits within the existing
arched opening in a way that is functional. Because of this, and its generally deteriorated condition, the
feature will be reused as a decorative and interpretive element that will be installed at the interior west
elevation, near the entrance. These features will be accompanied by interpretive and didactic components,
including historic photographs and written narratives, which will be placed nearby and provide insights to
patrons and visitors into the history of the Old Gas Works building.
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REGULATORY FRAMEWORK
State
California Environmental Quality Act
CEQA requires a lead agency to analyze whether historic resources may be adversely impacted by a
proposed project. Under CEQA, a “project that may cause a substantial adverse change in the significance
of a historic resource is a project that may have a significant effect on the environment” (California Public
Resources Code [PRC] 21084.1). Answering this question is a two-part process: first, the determination
must be made as to whether the proposed project involves cultural resources; second, if cultural resources
are present, the proposed project must be analyzed for a potential “substantial adverse change in the
significance” of the resource.
According to State CEQA Guidelines Section 15064.5, for the purposes of CEQA, historic resources are:
1. A resource listed in, or formally determined eligible for listing in, the California Register of
Historical Resources (CRHR) (PRC 5024.1; 14 California Code of Regulations [CCR]
4850 et seq.);
2. A resource included in a local register of historical resources, as defined in PRC 5020.1(k) or
identified as significance in a historic resources survey meeting the requirements of PRC
5024.1(g); and
3. Any building, structure, object, site, or district that the lead agency determines eligible for
national, state, or local landmark listing; generally, a resource shall be considered by the lead
agency to be historically significant (and therefore a historic resource under CEQA) if the
resource meets the criteria for listing in the CRHR (as defined in PRC 5024.1; 14 CCR 4852).
According to CEQA, the fact that a resource is not listed in or determined eligible for listing in the CRHR
or is not included in a local register or survey shall not preclude the lead agency from determining that the
resource may be a historical resource (PRC 5024.1). Pursuant to CEQA, a project with an effect that may
cause a substantial adverse change in the significance of a historical resource may have a significant
effect on the environment (State CEQA Guidelines Section 15064.5(b)).
SUBSTANTIAL ADVERSE CHANGE
State CEQA Guidelines Section 15064.5 specifies that “substantial adverse change in the significance of
an historical resource means physical demolition, destruction, relocation, or alteration of the resource or
its immediate surroundings such that the significance of an historical resource would be materially
impaired.” Material impairment occurs when a project alters in an adverse manner or demolishes “those
physical characteristics of an historical resource that convey its historical significance and that justify its
inclusion” or eligibility for inclusion in the National Register of Historic Places (NRHP), CRHR, or local
register. In addition, pursuant to State CEQA Guidelines Section 15126.2, the “direct and indirect
significant effects of the project on the environment shall be clearly identified and described, giving due
consideration to both the short-term and long-term effects.”
State CEQA Guidelines Section 15064(d) further defines direct and indirect impacts in the following
manner:
1. A direct physical change in the environment is a physical change in the environment which is
caused by and immediately related to the project.
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2. An indirect physical change in the environment is a physical change in the environment, which is
not immediately related to the project, but which is caused indirectly by the project. If a direct
physical change in the environment in turn causes another change in the environment, then the
other change is an indirect physical change in the environment.
3. An indirect physical change is to be considered only if that change is a reasonably foreseeable
impact which may be caused by the project.
In accordance with State CEQA Guidelines and 14 CCR 15126.4(b)(1), a project that has been
determined to conform with the SOI Standards is generally considered a project that will not cause a
significant adverse impact to historical resources.
California Register of Historical Resources
Created in 1992 and implemented in 1998, the CRHR is “an authoritative guide in California to be used by
state and local agencies, private groups, and citizens to identify the state’s historical resources and to indicate
what properties are to be protected, to the extent prudent and feasible, from substantial adverse change”
(PRC 21083.2 and 21084.1). Certain properties, including those listed in or formally determined eligible for
listing in the NRHP and California Historical Landmarks numbered 770 and higher, are automatically
included in the CRHR. Other properties recognized under the California Points of Historical Interest
program, identified as significant in historical resources surveys or designated by local landmarks programs,
may be nominated for inclusion in the CRHR. According to PRC 5024.1(c), a resource, either an individual
property or a contributor to a historic district, may be listed in the CRHR if the State Historical Resources
Commission determines that it meets one or more of the following criteria, which are modeled on NRHP
criteria:
• Criterion 1: It is associated with events that have made a significant contribution to the broad
patterns of California’s history and cultural heritage.
• Criterion 2: It is associated with the lives of persons important in our past.
• Criterion 3: It embodies the distinctive characteristics of a type, period, region, or method of
construction, or represents the work of an important creative individual, or possesses high artistic
values.
• Criterion 4: It has yielded, or may be likely to yield, information important in history or
prehistory.
Resources nominated to the CRHR must retain enough of their historic character or appearance to convey
the reasons for their significance, known as integrity. Aspects of integrity assessed when determining
potential eligibility include location, setting, materials, design, workmanship, feeling, and association.
California Historic Building Code
The California Historic Building Code (CHBC)—codified as 24 CCR Part 8—is intended to facilitate the
preservation and rehabilitation of qualified historic buildings and structures in the state, meaning those
that are designated at the federal, state, or local level. Generally, the CHBC recognizes that standard
building codes can pose challenges to historic properties, potentially leading to unnecessary loss of
historic fabric or character-defining features, resulting in challenges to continue reusing these properties
within a contemporary manner. The CHBC provides alternative regulations that are performance-based,
allowing for flexibility in meeting fire safety, structural, and accessibility requirements. This flexibility is
intended to encourage the continued use and adaptive reuse of historic resources, while still ensuring
reasonable levels of safety and accessibility.
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Although the CHBC can be a useful tool, the nature of the building was such that it was not necessary to
implement for the execution of the proposed project as a successful rehabilitation.
Local
San Luis Obispo Historic Preservation Program
The City’s Historic Preservation Program is established through the Historic Preservation Ordinance,
which is codified in Chapter 14.01 of the City’s Municipal Code. The overall purpose of the ordinance is
to identify, protect, enhance, preserve, and promote “. . . cultural resources that represent distinctive
elements of San Luis Obispo’s cultural, educational, social, economic, political, and architectural history”
(City of San Luis Obispo 2010a:14.01.010(B)). To meet this purpose, the Historic Preservation Ordinance
outlines the essential framework for the City’s Historic Preservation Program, which includes the
foundations and role of the City’s CHC, procedures for identifying and evaluating historic resources for
the San Luis Obispo Inventory of Historic Resources (SLO IHR), and processes for demolishing,
relocating, or altering a variety of historic properties.
To supplement the Historic Preservation Ordinance, the City adopted and published the Historic
Preservation Guidelines, which highlight key information and processes related to designing, planning,
and executing projects that both directly and indirectly involves historic resources (City of San Luis
Obispo 2010b).
San Luis Obispo Inventory of Historic Resources
The SLO IHR is the local inventory of designated historical resources within the city boundaries. This
includes any buildings, structures, objects, sites, gardens, sacred places, historic districts, or other
properties that have been determined to meet the City’s eligibility criteria. Unlike the NRHP or CRHR,
the SLO IHR features two distinct lists that correlate with the types of resources and their level of
significance:
• Master List Resource: A designation which may be applied to the most unique and important
historic properties and resources in terms of age, architectural or historical significance, rarity, or
association with important persons or events in the City’s past meeting criteria outlined herein
(City of San Luis Obispo 2010a:14.01.020 (33)).
• Contributing List Resource or Property: A designation that may be applied to buildings or
other resources at least 50 years old that maintain their original or attained historic and
architectural character and contribute either by themselves or in conjunction with other structures
to the unique or historic character of a neighborhood, district, or to the City as a whole. They
need not be located in a historic district. In some cases, these are buildings or other resources that
are less than 50 years old, but are nonetheless significant based on architecture, craftsmanship, or
other criteria as descried herein may be designated as a Contributing List resource (City of San
Luis Obispo 2010a:14.01.020 (12)).
For designation as either a Master List or Contributing List property, a property must be at least 50 years
old, unless sufficient time has passed to understand a property’s historical significance, retain sufficient
historical integrity, and demonstrate significance under at least one of the architectural or historic criteria.
The evaluation criteria for the SLO IHR are as follows (City of San Luis Obispo 2010a:14.01.070):
A. Architectural Criteria: Embodies the distinctive characteristics of a type, period, region, or
method of construction, or represents the work of a master, or possesses high artistic values.
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1. Style. Describes the form of a building, such as size, structural shape and details within
that form (e.g., arrangement of windows and doors, ornamentation, etc.). Building style
will be evaluated as a measure of:
a. The relative purity of a traditional style;
b. Rarity of existence at any time in the locale; and/or current rarity although the
structure reflects a once popular style; and
c. Traditional, vernacular and/or eclectic influences that represent a particularly
social milieu and period of the community; and or the uniqueness of hybrid styles
and how these styles are put together.
2. Design. Describes the architectural concept of a structure and the quality of artistic merit
and craftsmanship of the individual parts. Reflects how well a particular style or
combination of styles are expressed through compatibility and detailing of elements.
Also, suggests degree to which the designer (e.g., carpenter-builder) accurately
interpreted and conveyed the style(s). Building design will be evaluated as a measure of:
a. Notable attractiveness with aesthetic appeal because of its artistic merit, details,
and craftsmanship (even if not necessarily unique); and
b. An expression of interesting details and eclecticism among carpenter-builders,
although the craftsmanship and artistic quality may not be superior.
3. Architect. Describes the professional (an individual or firm) directly responsible for the
building design and the plans of the structure. The architect will be evaluated in reference
to:
a. A notable architect (e.g., Wright, Morgan), including architects who made
significant contributions to the state or region, or an architect whose work
influenced development of the city, state, or nation.
b. An Architect who, in terms of craftsmanship, made significant contributions to
San Luis Obispo (e.g., Abrahams who, according to local sources, designed the
house at 810 Osos—Frank Avila’s father’s home—built between 1927-1930).
B. Historic Criteria.
1. History—Person. Associated with the lives of persons important to local, California, or
national history. Historic person will be evaluated as a measure of the degree to which a
person or group was:
a. Significant to the community as a public leader (e.g., mayor, congress member,
etc.) or for his or her fame and outstanding recognition—locally, regionally, or
nationally.
b. Significant to the community as a public servant or person who made early,
unique, or outstanding contributions to the community, important local affairs or
institutions (e.g., council members, educators, medical professionals, clergymen,
railroad officials).
2. History—Event. Associated with the events that have made a significant contribution to
the broad patterns of local or regional history of the cultural heritage of California or the
United States. Historic event will be evaluated as a measure of:
a. A landmark, famous, or first-of-its-kind event for the city—regardless of whether
the impact of the event spread beyond the city.
b. A relatively unique, important or interesting contribution to the city (e.g. the Ah
Louis Store as the center for Chinese-American cultural activities in San Luis
Obispo history).
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3. History—Context. Associated with and also a prime illustration of predominant patterns
of political, social, economic, cultural, medical, educational, governmental, military,
industrial, or religious history. Historic context will be evaluated as a measure of the
degree to which it reflects:
a. Early, first, or major patterns of local history, regardless of whether the historic
effects go beyond the city level, that are intimately connected with the building
(e.g., County Museum)
b. Secondary patterns of local history, but closely associated with the building (e.g.,
Park Hotel).
C. Integrity. Authenticity of ahistorical resource’s physical identity evidenced by the survival of
characteristics that existing during the resources period of significance. Integrity will be evaluated
by a measure of:
1. Whether or not a structure occupies its original site and/or whether or not the original
foundation has been changed, if known.
2. The degree to which the structure has maintained enough of its historic character or
appearance to be recognizable as a historic resource and to convey the reason(s) for its
significance.
3. The degree to which the resource has retained its design, setting, materials, workmanship,
feeling, and association.
HISTORIC CONTEXT
This SWCA study is the first to systematically identify the character-defining features and the historical
contexts associated with the Old Gas Works. While such aspects as the physical condition, style,
materials, and workmanship of architectural resources can be considered to some extent on their own
merits, the significance of these resources can be determined only with reference to the historic
circumstances that created them. The historical contexts for the Old Gas Works focus on the development
of manufactured gas plants in San Luis Obispo between the 1870s and 1910s; on the associated career of
E. S. Hoyt; and on the associated consumer-related marketing in San Luis Obispo.
Manufactured Gas Plants
An important factor in the present condition and appearance of the subject property is the fact that the
historic-period operation of the manufactured gas plant resulted in contaminated soils. By 2014, PG&E
had identified over 40 manufactured gas plant sites that had been owned or operated by them; the project
site was among these. The company posted the following summary online as part of their public outreach
program (https://www.pge.com/en/about/corporate-responsibility-and-sustainability/environmental-
remediation/manufactured-gas-plants.html):
In the mid-1800s and early 1900s, manufactured gas plants existed throughout California
and the United States. These plants used coal and oil to produce gas for lighting, heating
and cooking. At that time, this technology was a major step forward. It helped
revolutionize street lighting, enhance public safety and enabled businesses to work into
the night. In addition to gas, manufactured gas plants produced byproducts including coal
tar and lampblack. The byproducts that could not be sold were removed for disposal or
remained on the manufactured gas site. With the arrival of natural gas around 1930, most
of the PG&E manufactured gas sites were no longer needed. They were closed down. As
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was common practice at the time, byproducts of the gas-making process were left buried
on-site.
In the 1980s, the United States Environmental Protection Agency (EPA) conducted
research on these sites. They found that, in some cases, residues from these facilities may
remain on-site and require mediation . . . Following the EPA study, PG&E established a
voluntary program under the oversight of the California Department of Toxic Substances
Control (DTSC). The program identified the location of our former manufactured gas
plant sites and began a process of testing soil and groundwater from those sites.
The development of manufactured gas plants in San Luis Obispo was inaugurated in the 1870s, roughly
25 years after California achieved statehood and the County of San Luis Obispo was organized. The 1860
federal census of the county recorded a population of only 300. In 1868, when the town of San Luis
Obispo was confirmed as the county seat, an estimated 600 residents were living within one square mile
of the town center. The City of San Luis Obispo was incorporated in 1876 (Historic Resources Group
2013:35).
To support a growing population and to achieve the amenities and reputation of an up-and-coming, “wide
awake” city, the San Luis Obispo City Board of Trustees (later, the City Council) initiated a series of
ordinances to establish city government and also approved myriad franchises to ameliorate public
comfort, hygiene, and safety. Among the first issues to be addressed were the very basics of civic life:
securing a dependable water supply; establishing and equipping a volunteer fire brigade; funding care for
indigents; dealing with lost, wandering, and stolen animals; and issuing business licenses, to name only a
few. The city was beginning to take shape, but what we think of today as public utilities were still in a
nascent state.
San Luis Obispo’s Citywide Historic Context Statement assigns resources associated with the advent of
public infrastructure to the category of “Late 19th Century Civic & Institutional Development”:
Examples of civic and institutional buildings from this period include courthouses, post
offices, libraries, schools, a sanitarium, and buildings associated with public
infrastructure agencies such as those providing power and water [emphasis added]. Non-
governmental institutional buildings include churches, meeting halls, and other buildings
associated with social organizations. Civic and institutional buildings from this period
represent some of the earliest institutional development in San Luis Obispo and represent
the establishment of San Luis Obispo as a City and the County seat (Historic Resources
Group 2014:57).
Both the San Luis Obispo Water Company and the San Luis Obispo Gas Company were organized by
private investors, under franchise agreements with the town’s Board of Trustees. The San Luis Obispo
Water Company was initially formed in 1872 (San Luis Obispo Tribune 26 October 1872:3), but right-of-
way acquisition and other issues led to delays and a change in ownership; in late 1874 the Water Works
was finally put into operation. “Water was transported by a 2-mile open flume that brought water to the
city’s reservoir; from there it was distributed to properties in the town center via pipes that ran beneath the
primary streets in the city” (San Luis Obispo Tribune 14 November 1874:2; Historic Resources Group
2014:55).
The First Gas Works, Dana Street (1875–1905)
The first lighting of a town with gas is justly considered an important epoch in its history.
The San Luis Obispo Gas Company was organized and chartered last May [1875] with a
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capital stock of $25,000; Messrs. Norcross, Mauk, Reed, Payne and Orcutt, of this city,
and Mr. Elmore, of San Francisco, being the owners of the works.
In the manufacture of the gas, no complicated apparatus is required. The whole thing is
very simple. The gas is made from crude petroleum, which is procured in our southern
counties. The petroleum is passed directly from the tank through a small tube into a series
of retorts heated to the requisite temperature, thence through a cooler and washer and
from there directly to the gas holder.
The entire work of manufacturing the gas requires only the continuous service of one
man and no more labor would be needed to supply a city of 10,000 inhabitants. The
works have the capacity of supplying a place of that size.
Nearly two miles of main pipe has been laid. The town now uses twenty public lamps
[streetlights], which are lighted every night, giving our town the appearance of a city.
There are already some fifty consumers, and the demand for fitting up buildings is large,
the gas fitters having at least sixty days’ work ahead of them . . . The gas is superior to
coal gas, giving a clear, brilliant light and as time shall demonstrate the economy and
advantages of its use we shall expect to see it universally adopted . . . In this connection
too much praise cannot be given Mr. M. G. Elmore, the originator of the enterprise and
the builder of the works. In three months from the time of the first commencement, the
works are completed and the gas lighted (San Luis Obispo Tribune 11 September
1875:4).
Over the years, alterations were made to the Dana Street plant. In 1879, for example, the lessee of the San
Luis Obispo Gas Works, a Mr. Kelly, was “in town superintending the re-laying of the gas mains. The
Company is replacing the wooden pipes with iron pipe” (San Luis Obispo Tribune 22 March 1879:5). In
1883 the gas works were reported to be “in complete running order, the new retorts being in place” (San
Luis Obispo Tribune 13 July 1883:6). As depicted on the September 1886 Sanborn Fire Insurance map,
the first gas works were built along the bank of San Luis Creek in an older residential neighborhood with
both adobe and wood-frame dwellings. The site, two blocks east of the Mission on a short dead-end street,
was sometimes identified as a segment of Monterey Street but better known as Dana Street. The gas
works were relatively extensive: a one-story frame building housing an array of brick retorts; a storage
building and an office; and the cylindrical gas holder (Figure 4).
Figure 4. First Gas Works, at Dana Street location (Sanborn Map,
September 1886, Sheet 7).
A change of management was effected in 1888. In May, City Trustees “Sinsheimer and Ready were
appointed a committee to confer with the parties asking for a franchise for gas works . . . The Water and
Gas Company are hereby requested to furnish the City Engineer with a true copy of their respective maps
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or plats showing where their pipes are laid in the streets” (San Luis Obispo Tribune 25 May 1888:3). On
June 14, 1888, the Board of Trustees approved Ordinance No. 36, granting to William S. Bell and John
Kirkham a 25-year franchise “to establish gas works and lay gas mains and pipes.” The enterprise was to
be operated as the Petroleum Gas Company of San Luis Obispo. The ordinance further stipulated, “The
gas works shall be located outside the present fire limits of [San Luis Obispo], and so constructed and
maintained as to give the least discomfort or annoyance to the public, or to individuals residing or owning
property near such works” (San Luis Obispo Tribune 14 June 1888:3). By July, the new franchise had
“not yet decided as to the grounds on which they will construct their gas works” (San Luis Obispo
Tribune 25 July 1888:3).
The search for a new location for the manufactured gas plant was not finally resolved until after the turn
of the century. The December 1891 Sanborn map shows the San Luis Obispo Gas Works operating at the
Dana Street location (Figure 5), and it was still there in May 1903 (Figure 6).
Figure 5. San Luis Obispo Gas Works, featuring a modified bank of
retorts, still occupied Dana Street three years after the franchise
ordinance (Sanborn Map December 1891, Sheet 11).
Figure 6. The Sanborn map of May 1903 (Sheet 6) shows the last
iteration of the gas plant at the Dana Street location. Operating as
the Pacific Coast Heat, Light & Power Company, the plant included
both coal-fed and crude oil-fed retorts.
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Transitioning to Pismo Street (1902–1904)
The abandonment of the Dana Street location and the successful transition to Pismo Street were both due
to the acumen of E. S. Hoyt, an experienced “inventor and gas engineer of wide reputation…” (Figure 7).
Hoyt was born in New York in 1854 but spent his early years in Pennsylvania—where the nation’s first
petroleum industry was rapidly developing. By 1883 Hoyt was already involved in gas and oil
engineering. Years later, his obituary noted:
In 1890 he became manager of the Natural Gas Fitting and Supply Company in Detroit.
He was organizer of the Hoyt Stove Company which built the first large gas range for
domestic use. Following this he became engineer and general superintendent of all the
Detroit gas plants. On coming to California, he first located in Bakersfield, where he built
the first successful plant in California for making gas from cheap fuel oil. In 1902 he
became possessor of the San Luis Obispo gas plant, which he enlarged and put on a paying
basis… (https://www.findagrave.com/memorial/144356605/ezra-scoville-hoyt).
Another important invention of Hoyt’s, described in a different obituary, was the gas heater, which
brought him wealth and prominence in the gas engineering field:
Beginning in a Pomona backyard a little more than a decade ago the Hoyt Heater
Company, now of Los Angeles, has grown to be a $500,000 corporation employing sixty-
five men and with sales and distribution agencies up and down the Pacific coast and at
various eastern points . . . In 1900 E. S. Hoyt, Sr., moved his family from Detroit to
Pomona. Here he was connected with a small gas plant owned and operated by the
Southern California Edison company. During his spare hours he and his son, E. S. Hoyt,
Jr., now president of the company, worked out several models of water heaters. Their
shop was part of their back yard and the heaters manufactured were sold through local
plumbers” (Pomona Progress Bulletin 25 October 1924:14).
Figure 7. Ezra Scoville (E. S.)
Hoyt (1854–1924).
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Hoyt’s move from Dana Street to the current project area occurred in two phases. The Dana Street gas
works no longer operated efficiently, and it was also suspected of polluting San Luis Creek, immediately
adjacent. Hoyt dealt with managing the old plant until a new site could be obtained and a new plant
constructed. His contributions in relocating the gas works to Pismo Street would end up taking many
forms; meanwhile, the progress of the long-awaited project was frequently discussed in the local press:
Some weeks ago the Tribune gave the first news to the people of this city of the proposed
sale of the old gas plant of this city to outside capitalists. The sale has not been fully
consummated but a deposit of $1000 has been made by E. S. Hoyt of Los Angeles and
Wm. C. Miller of Bakersfield giving them an option on the purchase of the plant . . .
The days of the wood dealer are numbered, for the new company will build an entirely
new plant and sell gas so cheaply that it can be used for fuel by everybody. They will
make a thorough canvass of the town and put in all the gas stoves they can. The city is
steadily becoming metropolitan in its ways (San Luis Obispo Tribune 26 June 1902:1).
The San Luis Gas company finds it necessary to erect and equip an entirely new gas
plant. The old [Dana Street] plant, or much of it, at least, is obsolete and out of date. It is
proposed to put up new buildings and to equip them throughout in modern style. It is
rumored that the new works will be located on the old Schiefferly place” [also referred to
as “Johnson’s grove”] (San Luis Obispo Tribune 17 September 1902:3; San Luis Obispo
Tribune, 4 November 1902:4).
In 1902, Hoyt and his Bakersfield business partner, William Miller, had also purchased the San Luis
Obispo electric light plant, then located “at the Sperry Flour Company’s place on Monterey street.” The
“new and modern plant for both gas and electricity” were both to be built on the Pismo Street site (San
Luis Obispo Tribune 22 October 1902:2).
The purchase recently reported of the properties of the Electric light works by the San
Luis Gas company has been received with quite general satisfaction… The new Gas
company are not suffering from any lack of capital. We hear of their putting in gas plants
in many parts of the country . . . The business of lighting this city is evidently in strong
hands and whatever this city may desire in that direction and will be willing to pay for, it
can have. It is to be hoped that our financial conditions may soon warrant all-night
service for street lighting.
We are emerging from the old-time regime when it was understood that all decent people
were in bed by ten o’clock. Nowadays we have a considerable population, railroad men
and others, whose regular occupations require them to pass along the streets at all hours
of the night and especially in the very early morning hours. They have families whose
safety they must entrust in their absence to the protection of the citizens. They form an
important and estimable part of our population, pay their taxes and assume their share of
the city burdens. They have the right to expect that their safety and that of their families
will be duly considered. But it is obvious enough that leaving the city in darkness for half
the night is an invitation to the criminal element to practice their devilment. We cannot,
of course, hope to have all the conveniences of a city until we have more than the wealth
and population of a village, but we may hope and plan for better things in the meantime
(San Luis Obispo Tribune 25 October 1902:2).
Infrastructure for the electric and gas works was already being planned. In December 1902, the Minutes
of the City Council recorded: “Communication was presented from the Gas Co. for permission to
construct and maintain a Spur Rail Road track from the present Spur Rail Road track of the Pacific Coast
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Railway Co. at the intersection of High and Pismo streets to and upon Block No. 117 of said City of San
Luis Obispo” (City of San Luis Obispo 1902:109). Ongoing concerns about the Dana Street plant led to
an official inspection in early 1903, lending more urgency to the relocation efforts. In the meantime, Hoyt
did what he could to solve problems as they arose and to keep gas service seamless; the San Luis Obispo
Morning Tribune continued to keep readers abreast of progress on Block 117, as the following excerpts
show:
Representatives of the State Fish Commission Here in Answer to Complaints. Manager
Hoyt Ready to do Anything Necessary to Keep Water in Stream Pure.
L. N. Kerchival and Attorney W. Cook, representing the State Fish Commission, made an
examination yesterday of the conditions surrounding the gas plant on the bank of San
Luis creek. Manager Hoyt showed them through the plant and a thorough examination
was made, the result of which will not be known except through the official reports of the
commission.
Mr. Hoyt says the water from the plant is filtered through from ten to fifteen feet of
gravel. Whether or not this was sufficient to purify the water the representatives of the
commission said they could not determine until they made their report.
It was offered by Mr. Hoyt, if it should be found injurious substances were finding their
way into the creek, to run the water across [Dana] street in the opposite direction into a
dump hole. From there the water would have to pass through over a hundred feet of earth
or gravel to reach the creek. The new site onto which the plant will be moved this
summer is a considerable distance from the creek (San Luis Obispo Morning Tribune 10
April 1903:4).
The San Luis Light, Heat and Power Company has constructed drain pipes to conduct the
water from its gas plant across Dana street where a dump hole has been dug 200 feet
away from any water course. This will avoid any appearance even of allowing deleterious
matter to contaminate San Luis creek.
Robt. N. Frick, a member of the firm of Thomas & Gerstle, attorneys, is here from San
Francisco as a representative of the new interests in the company and is looking over the
ground with a view of making all possible improvements in the service and to arrange to
move the plant to the new location (San Luis Obispo Morning Tribune 22 April 1903:1).
Complaint was made some two weeks ago to the San Luis Light, Heat and Power
company by Street Superintendent Norman Sandercock that refuse oil from their gas
plant has reached San Luis creek in such quantities that injury to the water might result.
Manager Hoyt concluded at once that it wasn’t necessary anyway to waste the oil and has
hit on a scheme for filtering the water from the plant through charcoal. In this way the oil
is separated from the water and the accumulation is utilized for fuel (San Luis Obispo
Morning Tribune 26 May, 1903:1).
E. S. Hoyt has purchased Lots 1-4 of Block 117 in this city. These lots lie at the corner of
Walker and Pacific streets and front on the southerly side of Pacific street. They are in the
gum tree grove and are on the opposite side of the half block purchased as a site for the
new gas and electric plant” (San Luis Obispo Morning Tribune 19 June 1903:3).
At last work is to begin on the new gas plant to be constructed by the San Luis Gas and
Electric Company on the site purchased for this purpose in the eucalyptus grove on Pismo
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street. W. F. Boardman, president of the company who resides in San Francisco, has been
in this city since Tuesday afternoon completing arrangements. Mr. Boardman leaves at
10:45 this forenoon for Los Angeles, where much of the material for the new plant will
be bought. The plans call for an expenditure of $30,000 and the plant is to be completed
within three months (San Luis Obispo Morning Tribune 24 September 1903:1).
E. S. Hoyt is away on a trip of some days looking for firebrick material from which to
burn the special brick to be used in the construction of the gas generators for the new gas
plant of the San Luis Gas and Electric Co. Mr. Hoyt will make a careful test of the
materials used by each of the several different concerns in the state which make such
brick before placing an order. These brick have to be specially made and from the best
clay it is possible to obtain (San Luis Obispo Morning Tribune 13 October 1903:1).
Plans for Gas Plant. Main Building to be Los Berros Stone with Imitation Tile Roof
The plans drawn up for the new gas works to be built on Pismo street near Higuera
provide for a main building that will be quite ornamental. It will be constructed of Los
Berros yellow or Caen building stone and will have imitation mission tile roofing of iron.
The two holders and purifying sheds will be outside of the main building. At present
there is but one holder or storage tank which prevents purifying the gas as it will be done
with the new plant when there will be facilities for storing the gas longer after being
manufactured. At present it is necessary to make gas for about eighteen out of the twenty-
four hours each day. Ten hours a day with the new plant will be sufficient for a much
larger city than San Luis Obispo is at the present time.
Mr. Hoyt, who is not manager now, but is general superintendent of the new construction,
is in Los Angeles and has placed an order for the construction of the new machinery
according to specifications with the Baker Iron Works. He has probably also placed an
order with the Los Angeles Pressed Brick company for the specially constructed fire
brick.
The pipe for extension of mains was ordered by Mr. Wm. Thomas some time ago and
must come from the east. This pipe is expected to arrive in about a month when the work
of laying the new mains will begin. The new plant can hardly be fully completed by
January 1st., but it is expected to be furnishing gas from it by that time. There will be no
break in service as the old plant will be kept running until the new is in readiness.
At a meeting of the directors of the company held recently in San Francsico, B. F.
Thomas was made manager as well as treasurer; E. S. Hoyt, vice president and general
manager of the new construction; and Wm. Thomas and E. S. Hoyt were added to the
board of directors (San Luis Obispo Morning Tribune 21 October 1903:4).
Development of Block 117
Block 117 was laid out in 1873 as part of the Reed & Co. Addition surveyed by R. R. Harris and George
Lakin (San Luis Obispo County Maps Book A, p. 51) (Figure 8). Bounded by Archer, Pismo, Walker, and
Pacific streets, the future site of the San Luis Gas Works was in the liminal area between downtown and
the sprawling yards of the Pacific Coast Railway—an industrial zone where noisier, dirtier, less hygienic,
and other objectionable activities were carried out. The railway itself had already introduced the noise of
train traffic, heavy machinery, and horse-drawn wagon traffic by the 1870s. The February 1888 Sanborn
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map shows that Block 117 was occupied by Schwartz and Beebee’s San Luis Lumber Yard, with their
planing mill immediately adjacent; a hay barn occupied one corner of the block (Figure 9).
Figure 8. Harris & Lakin’s 1873 Map of Reed & Co’s Addition to the
Town of San Luis Obispo. Lots 10-12 of Block 117, indicated by the
red box, are the future location of the 1905 Gas Works building.
“Railroad Alley” crosses the middle of the block.
The neighborhood in and around Pismo and Walker streets was firmly in the industrial zone, and the
subject parcel benefitted from easy access to the Pacific Coast Railway and its terminus at Post Harford
(the present alley on the project site is labeled “Railroad Alley” on the 1873 tract map). By December
1891 Schwartz & Beebee’s planing mill had moved to the southwest corner of Pismo and Walker streets;
the hay barn was the only structure still depicted on the subject block, though it is likely that the open
space was still used for storage (Figure 10). On into the early twentieth century, activities associated with
lumber yards and planing mills included the loading and unloading of freight wagons and rail cars. These
enterprises were set against a background of the whining and buzzing of multiple saws, as well as smoke,
grime, and the clanging of metal-on-metal from forges and machine shops.
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Figure 9. The San Luis Lumber Yard & Planing Mill
added a daily cacophony to the South Higuera Street
neighborhood between Walker (Hill) Street and
Archer Street in February 1888. Note the hay barn in
the lower left corner.
Figure 10. Sanborn Map, December 1891, Sheet 16,
shows only the hay barn on Sanborn-numbered
Block 129 [Reed and Co’s Addition Block 117].
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Construction of the Pismo Street Gas Works
The arrival of building materials and specialized gas plant equipment marked the second phase of Hoyt’s
gas plant relocation effort. The pipe ordered from the East arrived overland via the Southern Pacific
railroad. Special orders from Los Angeles were shipped to Port Harford and transported directly to the
building site. Actual construction of the gas plant building was underway by November 1903:
Three carloads of pipe arrived for the San Luis Gas & Electric Company yesterday. The
new gas plant site was staked off and work on the new buildings, etc., will soon be under
way. Former Manager Hoyt who is overseeing the new construction has rented the vacant
room in the Call block for the supply company’s headquarters and moved a large part of
the company’s goods there yesterday. Miss Wright will hereafter assist in the Supply
Company’s office (San Luis Obispo Morning Tribune 5 November 1903:3).
James Henry commenced hauling the pipe for the new gas plant yesterday. The material
for construction of buildings, etc., will soon arrive (San Luis Obispo Morning Tribune 11
November 1903:1).
Twenty-four workmen are employed by E. S. Hoyt in laying the gas main on Higuera
street for the San Luis Gas and Electric Company. This week will complete the work on
westerly Higuera street (San Luis Obispo Morning Tribune 11 December 1903:4).
The machinery for the new gas plant, including generators, scrubbers, washers, etc., was
shipped from Los Angeles on the 17th and is expected to arrive at Port Harford today on
the Coos Bay. All is in readiness for the machinery to be set up as soon as it arrives (San
Luis Obispo Morning Tribune 23 December 1903:1).
Four carloads of modern gas making machinery for the new gas plant arrived yesterday
from Los Angeles via Port Harford. It consists of generators, scrubbers, etc. and will be
unloaded today. Contractor Hoyt thinks the machinery can be placed so that gas from the
new plant will be flowing through the mains within thirty days.
The holder already erected at the new plant will be used next week for the storage of the
manufactured gas from the old plant. The holder will be filled with water next Saturday
and tested and it is expected that the gas can be turned in sometime during the following
week. The new plant will be made use of by degrees and there will be no check to the
flow of gas. The new mains have mostly been laid (San Luis Obispo Morning Tribune 30
December 1903:4).
The Gas & Electric Co. moved the last of the old gas plant from Dana street to the new
location on Pismo street yesterday morning. It was the old tank [gas holder] 18 feet high
by 30 feet in diameter which was hauled on trucks by eight horses. Jos. Maino did the
job. Owing to the narrow bridges on Nipomo and Broad streets the tank had to be hauled
up Monterey street to Chorro street. Some difficulty was experienced in getting under
numerous telephone and other wires but the job was done by nine o’clock. The people of
Dana street welcome the removal of the gas plant (San Luis Obispo Morning Tribune 11
May 1904:1).
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Los Berros Quarries
At the same time that Hoyt was busy supervising the transition to Pismo Street and placing orders for gas
plant machinery, he was also investing and promoting two local Arroyo Grande quarries that yielded a
distinctive yellow-gold building stone. These deposits, of volcanic origin, were variously referred to as
Caen stone and Los Berros stone (Figure 11). As early as 1902, the stone had been used in the
construction of Arroyo Grande’s Independent Order of Odd Fellows (I.O.O.F.) lodge (listed on the
NRHP). At least three important San Luis Obispo projects made use of this building material between
1903 and 1905: 1) foundations for the original California Polytechnic School buildings designed by
Watsonville architect William H. Weeks and walls for the original campus Power House (no longer
extant); 2) the San Luis Obispo manufactured gas plant on Pismo Street; and 3) the Carnegie Library on
Monterey Street (now The History Center).
Figure 11. “Volcanic tuff quarry, Los Berros, San Luis
Obispo County” (California Bureau of Geology 1906).
[Mr. Ent of the San Luis Obispo Board of Trade] states that several building stone
quarries been opened in the southern part of the county, which promises to develop an
important industry for that section of the state. The rock has been pronounced by experts
to be almost an exact counterpart of the celebrated Caen stone of France, and in addition
to being easily worked, the supply seems to be inexhaustible.
The discovery of the building stone deposit was touted as having given “a very
considerable boom to the more substantial class of building in this vicinity. A large
amount of heavy stone masonry has been undertaken at San Luis Obispo within the past
few months, an entirely new feature in the building up of the place. The foundations of
the new State Polytechnic school, opened on October 1st … are built of the new stone, it
will be used for the construction of the new gas works, and several business blocks are in
process of construction using it as a material” (San Luis Obispo Morning Tribune 1
November 1903:1).
The Ways and Means Committee of the board of trustees of the California Polytechnic
school met yesterday . . . It was ordered that the proposition of E. W. Davies and E. S.
Hoyt to construct the walls of the power house of Los Berros rock at a cost of $1200 be
accepted. Their bid for the concrete work on the building was also approved (San Luis
Obispo Morning Tribune 11 August 1903:1).
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Contractor [E. W.] Davies commenced yesterday on the construction of the foundation
and floors of the new gas plant. The work is of concrete (San Luis Obispo Morning
Tribune 17 November 1903:1).
E. S. Hoyt Successful in Promoting Company to Develop Valuable Los Berros Building
Stone Deposits.
We learn from Los Angeles papers of the filing in the County Clerk’s office on May 9th
of the papers incorporating the Caen Stone Co., of which we have heard a great deal
locally. The principal place of business of the company is given as Los Angeles, the
purpose to deal in real and personal property and to carry on the business of buying,
selling, mining, quarrying and marketing stone and mineral of every kind. The capital
stock is given as $300,000 and the directors are Fred L. Baker and Milo A. Baker of Los
Angeles, and E. S. Hoyt, Paul M. Gregg and H. C. Brandt of this city [San Luis Obispo].
Mr. Fred L. Baker is the manager and Milo A. Baker the superintendent of the Baker Iron
Works of Los Angeles [manufacturers of the specialized machinery ordered by Hoyt for
the San Luis Obispo gas works], one of the largest concerns of the kind in that city . . .
The incorporation is really formed for the particular purpose of quarrying and handling
the well known Los Berros stone which is securing great reputation and popularity with
the principal architects of the states and undoubtedly will be widely used hereafter (San
Luis Obispo Morning Tribune 12 May 1904:1).
Two weeks later, Hoyt hosted a group of Los Angeles and San Luis Obispo architects and businessmen,
who gathered in Arroyo Grande for a tour of that town and a visit to the Los Berros and Caen stone
quarries. “Various samples of the stone had been prepared at the instance of E. S. Hoyt who has been the
prime mover in this enterprise . . . For more than a year E. S. Hoyt of this city has neem investigating the
character of this stone and interesting others in it. He naturally turned to Los Angeles where there is a
great need of satisfactory building stone with the result that the Caen Stone Company has been formed
(San Luis Obispo Morning Tribune 31 May 1904:1).
The Gas Works and the Carnegie Library are both Master List properties. They survive as the most
prominent examples of the use of Caen/Los Berros building stone in San Luis Obispo. It is of interest that
they were built in the brief span of 1904 to 1905 and that, though relatively small, they each were built in
an architectural “high-style.”
The Carnegie Library building, completed in 1905, is a late example of Richardsonian Romanesque—a
heavy (often ponderous) masonry style generally associated with buildings of much greater scale and
mass (Figure 12). At its completion, it was described as “ a magnificent building, showing to good effect
the native building stone of San Luis Obispo county. The windows and doors are set off with the yellow
tinted Caen stone from Los Berros and from the foundation up to a height of five feet the blue granite
from Bishop’s Peak gives to the nether structure a semblance of solidity and beauty, which is pleasing to
the eye” (San Luis Obispo Morning Tribune 4 August 1905:3.
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Figure 12. Los Berros stone on arches and coigns of
1905 Carnegie Library Building.
The Arroyo Grande quarries and the characteristics of the building stone were described in California
State Mining Bureau publications:
The tuff is uneven in character, containing in places considerable iron. It generally has a
high yellow color, but with white patches and seams containing some lime (California
State. Bureau of Mining 1906).
Caen Quarry, formerly operated in two places, in Sect. 36 T. 32 S., R. 13 E. M. D. M. and
in Sect 26, T. 12 N., R. 35 W., S. B. M., has been idle for years. The material here is a
yellow, calcareous cemented volcanic tuff, which possesses considerable strength and is
easily cut to shape for building stone. It was quarried in large blocks which were sawed
up into desired sizes and hauled to the railroad two miles away. The quarry was last
operated about 10 years ago and the tuff was used a little for buildings in Arroyo Grande,
San Luis Obispo, and Los Angeles. The greatest faults of the stuff are its porosity and the
ease with which it stains (California State. Bureau of Mining 1919).
The first Los Berros stone building in San Luis Obispo (not extant) had been built in 1903, in another,
rather obscure, “revival” style (Figure 13). The contract for the double-storefront Erickson Building on
Chorro Street was let in June 1903. Although the sides were of brick construction, the Tribune noted that
“the front will be Los Berros yellow stone and the foundation will be of the Nichols trachyte stone from
Bishop’s peak. This will be the first stone front in this city. The style will of the Flemish Jacobean and its
Jacobite features in Ashlar quarry cut will be extremely pleasing” (San Luis Obispo Morning Tribune
5 June 1903:4).
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Figure 13. “Property of Charles Erickson, 1129-1133
Chorro Street” (Tigner 1904:42).
Mission Revival Architecture
Tourism was instrumental in creating and popularizing the Mission Revival style. Beginning in the mid-
1870s, an increasing number of visitors from the Eastern states began to travel by rail to visit California,
sojourning for weeks at a time in newly built luxury hotels (such as the Arlington in Santa Barbara),
taking in the local exotic sights, and sketching and buying souvenir photographs of the Mission buildings,
often in a “picturesque” state of ruin. Helen Hunt Jackson’s 1884 novel Ramona, set in the Mission past,
further romanticized the Mission-era landscape and way of life.
The Mission Revival style received an impressive boost when it was selected as the architectural template
for the California Building, the enormous exhibit building representing the state at the 1893 World’s
Columbian Exhibition in Chicago. Over the ensuing decades, the Santa Fe and Southern Pacific railroads
used the Mission theme to attract more and more visitors to California, as documented not only in their
advertising (Figure 14) but in the architecture of their own passenger depots. Some of these former
Southern Pacific Railroad depots, such as the one built in Burlingame in 1894 (Figure 15), have achieved
historical significance in their own right and are listed on the National Register.
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Figure 14. Southern Pacific Railroad
advertisement, 1905 (Etsy 2025).
Figure 15. 1894 Southern Pacific Railroad depot,
Burlingame (IS Architecture 2017).
The peak popularity of the Mission Revival architectural style ranged from the 1890s into the 1920s. The
style is characterized by relatively smooth stuccoed walls, red tile roofs, broad arches, curvilinear
parapets, and ornamental quatrefoil openings (McAlester 2013:511–512, 518). Though not common,
brick and stone masonry walls are also found in the Mission Revival style, both in residences and public
buildings, such as the 1906 Sonoma City Hall (Figure 16).
Figure 16. Sonoma City Hall under construction, 1906
(Wikimedia Commons). The building is extant and
listed on the National Register.
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One brick masonry example (no longer extant) was the 1905 Santa Clara Municipal Gas Works, which
shared not only the specific purpose of the subject property as a manufactured gas plant but also basic
stylistic features of the Mission Revival style: a curvilinear parapet, an arched doorway, and a quatrefoil
opening in the gable end (Figure 17). The adjacent gas holder is identical to the large gas holder at the
San Luis Obispo plant (Figure 18), both having 10 vertical poles supported with cross-bracing and linked
by a trellis-like rim.
Figure 17. Santa Clara Municipal Gas Works, 1905, showing the gas holder and the
brick gas generator building, constructed in the Mission Revival style.
Photographer: “Winslow” (Calisphere.org).
Figure 18. “San Luis Gas & Electric Co., Gas Works” Photographer: Fitzhugh
(Tigner 1904:27).
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Figure 18 may be the earliest photograph taken of the San Luis Obispo Gas Works. The view, captured by
local photographer Fitzhugh in 1904, shows the crew lined up outside. The huge gas holder in the
distance had been hauled from the Dana Street location in May, and another addition was made on the
property in July:
A new pump was installed at the works of the San Luis Gas and Electric Co. yesterday,
or rather the work was finished on the job yesterday, by which the water used in the
manufacture of gas from crude oil will be pumped from the forty-eight foot well at the
south side of the works. An engine used in the old gas works has been installed to do the
pumping. It is believed that the well will furnish the water necessary for all purposes. The
pump is of a new pattern, and is a very fine one. The company used water from the city
before their own well was put in use (San Luis Obispo Morning Tribune 17 July 1904:4).
Roughly contemporary with Fitzhugh’s photo, the Sanborn Fire Insurance map from May 1903, updated
to 1905, shows the layout of the gas works on Pismo Street before the construction of the Electric Light
plant (Figure 19). In May 1905, the Tribune reported on discussions under way:
W. F. Boardman, R. N. Frick, of the San Luis Gas & Electric Co., and A. M. Hunt, an
engineer, were in San Luis Obispo yesterday from San Francisco and considered the
matter of constructing a new electric plant adjoining the gas plant at the west end of
Pismo street. It is intended to build the plant at once which will cost $30,000 or $40,000”
(San Luis Obispo Morning Tribune 28 May 1905:4).
Figure 19. The Gas Works plant components are
depicted in this 1903-1905 Sanborn map (Sheet 13);
the electric plant had not yet been built.
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In November 1905, Boardman and his wife transferred Lots 8-14 of Block 117 to the San Luis Gas &
Electric Company, consolidating ownership of the complete southeast half of Block 117, from the alley to
Pismo Street and from Archer Street to Walker Street (San Luis Obispo Morning Tribune 28 November
1905:3).
In 1906, the Tribune described the new San Luis Gas & Electric installation:
Probably the best equipped plant for its size in California is that of the San Luis Gas and
Electric Light Company in this city, situated on the corner of Pismo and Walker streets
[Figure 20] . . . The gas plant which was completed two years ago last April, consists of
two duplicate machines each with a capacity of 6000 cubic feet per hour. Two gas
holders, the combined capacity of which is 36,000 cubic feet, hold the surplus supply.
Crude oil is used entirely for gas making purposes and turns out a twenty-three candle
power gas light. Both the gas and electric plants are new and both distribution systems
have been completely remodeled in the last three years (San Luis Obispo Morning
Tribune 3 June 1906:1).
Figure 20. San Luis Gas & Electric Light Company Plant, June 1906 (San Luis
Obispo Morning Tribune 3 June 1906:1). The newly built electric plant is at the far
right, fronting on unpaved Walker Street (cf. Figure 21 for plan view). The subject
gas plant is indicated by the red arrow.
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Figure 21. The July 1909 Sanborn map (Sheet 13) includes the
electric plant, at the corner of Walker and Pismo, completed on the
site by June 1906.
With both the gas works and electric plant in full operation, the company expanded their electrical service
“to furnish power 24 hours a day.” Commercial businesses greatly benefited—the Tribune was able to
order a new, larger printing press, for example—and labor-saving domestic appliances were available for
purchase at the downtown company headquarters (Figure 22). The company advertised regularly in the
San Luis Obispo Tribune (Figures 23–26).
Figure 22. San Luis Gas & Electric Company business office and
showroom, 986 Monterey Street. Note the gas stoves and heaters
on display and the array of light bulbs framing the windows (The
History Center).
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Figure 23. San Luis Obispo Tribune 25
July 1907:8.
Figure 24. San Luis Obispo Tribune 18 September
1907:4.
Figure 25. San Luis Obispo Tribune 5 February
1908:4.
Figure 26. San Luis Obispo Tribune 18
August 1908:4.
Electric Plant Fire
On the morning of October 13, 1907, an early morning explosion and fast-moving fire destroyed the roof
of the electric plant and caused considerable damage to the interior of the wood-framed corrugated metal
building (Figures 27–29). The fire apparently started when gas, “generated from crude oil used for fuel”
suddenly ignited. The “first indication of trouble was given by a slight report [that sounded like] a gust of
wind. Instantly a sheet of flame ascended to the ceiling of the building and spread with almost lightning
rapidity over the entire interior. This in the main is accounted for by the tar paper used in the construction
of the building” (San Luis Obispo Daily Telegram 14 October 1907:1).
In the fire on October 13, 1907, the structure was almost a total loss but was fortunately
well insured… As for the machinery, “the boilers, dynamos, engines, meters, etc. were
only partially injured, [so] there was quite a little salvage credited. George L. Howard,
the cashier for the San Luis Gas and Electric company, informs the Daily Telegram that
the large generator will be in working order tonight and it is expected that street lighting
will be resumed” (San Luis Obispo Daily Telegram 19 October 1907:1).
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Figure 27. Electric Plant damage from October 13, 1907, fire (The History Center).
The Gas Plant, far left, was unscathed.
Figure 28. Interior fire damage included heavily scorched wood framing and the
loss of the driver belt for the massive generator (The History Center).
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Figure 29. View of north end of Electric Plant after fire (cf. Figure 21 for plan
view of this building) (The History Center).
Inventory and Valuation (1911–1912)
Two equally extraordinary photographs of the project site (Figures 30 and 31) were probably taken in
1911, in connection with the extensive inventory and evaluation of the San Luis Gas & Electric Company
holdings conducted by experts from San Francisco (Figure 32) (Porter and Coy 1911-1912). The Gas
Plant portion of the inventory provides building measurements and detailed descriptions of the subject
property’s building materials (Figures 33 and 34). It is likely that this inventory was undertaken as part of
the 1912 acquisition of the property by the Midland Counties Public Service Corporation.
Figure 30. View of Gas Works, c1911 (The History Center). Note the doors, which
appear to be in-swinging, and the lunette in its original location.
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Figure 31. View across Gas Plant site toward Pismo Street, c1911 (The History
Center). An in-ground crude oil tank (holding the feed-stock for the gas plant) is at
the right.
Figure 32. Grand Summary, Porter and Coy 1911-1912
Inventory and Valuation of San Luis Gas & Electric
Company (The History Center).
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Figure 33. Detailed descriptions of Gas Works
components from Porter & Coy 1911-1912
Inventory and Valuation (The History Center).
Figure 34. Detailed descriptions of Gas Works
components from Porter & Coy 1911-1912
Inventory and Valuation (The History Center).
Midland Counties Public Services Corporation
By 1912 the Midland Counties Public Service Corporation—which was itself a subsidiary of the
sprawling San Joaquin Light and Power Corporation—had acquired the project site. The connection with
the San Joaquin company probably explains why San Luis Obispo city building permits were issued in
February 1913 to the Coalinga Water and Electric Light Co., to construct a steel frame and corrugated
iron substation on Lots 1 and 2 at the corner of Walker and Pacific streets (San Luis Daily Telegram 21
February 1913:1). These events mark the advent of major league power corporations into San Luis
Obispo—including corporations that would eventually be subsumed into PG&E. The Midland Counties
Public Services Corporation was acquired by PG&E in 1930.
As stated on the 1925 Map of Systems and Territory Served by the San Joaquin Light and Power
Corporation and the Midland Counties Public Service Corporation (Figure 35) the Midland corporation
“served Fresno, Monterey, San Luis Obispo, and Santa Barbara counties, receiving power wholesale from
the San Joaquin Light and Power Company” (see Figure 35).
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Figure 35. San Luis Obispo and Coalinga are both shown as part of the territory
combined by the San Joaquin Light & Power Company and the Midland Counties
Public Service Corporation (Huntington Library Digital Collection).
In 1914, the local press featured a City Council meeting held to discuss a report and public comments on
“the business, plant, and general condition of service of the Midland Counties Public Service
Corporation” in San Luis Obispo. Consumer complaints noted problems with low gas pressure and the
presence of dust, water vapor, and sulfur in the gas, reporting that sometimes it was difficult to remain in
the same room with the gas stove burning. Mayor T. A. Norton observed that “the poor service was a
constant and annoying source of complaint to the Council. He states that he received letters in every mail
from the housewives of the city complaining about the service.” Mr. R. W. Ryder of the California
Polytechnic School, the expert who had been appointed by the City Council to prepare the report on the
Midland Counties Public Service Corporation, recommended “that the city adopt natural gas, which with
enlarged mains would overcome defects noted, and… in the event that natural gas cannot be brought to
the city, the company should be required to thoroughly remodel the plant to furnish the very best grade of
manufacture gas (San Luis Obispo Daily Telegram 23 June 1914:1).
(E. S. Hoyt, who had relocated to Los Angeles to establish the Hoyt Heater Company, also weighed in on
the subject of natural gas at a meeting of the Los Angeles City Council: “The use of natural gas as a basis
for the making of manufactured [gas] would not decrease the labor, the use of any of the machines, or in
any way decrease the expense around the manufactured gas plant . . . From 1893 to 1900 I was
superintendent of the Detroit City Gas Company, and we made our manufactured gas entirely this way, by
using natural gas as the principle element in its manufacture” [Los Angeles Times 4 September 1913:20]).
In San Luis Obispo, the existing distribution system was recognized as part of the gas service problem. In
September 1914 the assistant superintendent of the Midland Counties Public Service Corporation stated
that the company was
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renewing the mains in various parts of the city and that the work would take six weeks or
longer, at the end of which time he expected to have a first-class service and better gas, as
the old pipes were choked up with naphthaline and in many instances were inadequate for
the load being forced on them. He said that the company has practically reconstructed the
old gas works and that other improvements have been made San Luis Obispo Tribune 22
September 1914:1).
In May 1917, a committee from the San Luis Obispo Chamber of Commerce reported on its plans to
provide better street lighting by installing “a series of 350 gas lights at selected points about the city,” and
the subject of natural gas was again brought up:
We have considered the use of electricity first by means of electroliers, which would
necessitate underground connections, conduits, etc. This we found would be expensive
and could be accomplished only by forming lighting districts and levying an assessment
on the property owners.” [The availability of necessary materials was also doubtful, as
the United States had just entered World War I, and raw materials needed for military
purposes were being requisitioned.] As an alternative for electricity we have considered
natural gas for illuminating purposes. We have investigated and find that the supply from
the Santa Maria fields is inexhaustible, the heat units are very high, being 1100 B.T.U. as
compared with 550 B.T.U. for manufactured gas . . . As candle power depends on heat
units, our natural gas contains double the candle power of the manufactured gas . . . Such
a system could be quickly installed as practically the entire city is already supplied with
gas mains and it would only require the setting up of the standards and the installing of
the burners and globes, etc. . . . We recommend to the Chamber of Commerce that the
city be lighted by natural gas” (San Luis Obispo Daily Telegram 23 May 1917:1, 5).
The Pismo manufactured gas plant “reportedly operated until 1918 at full capacity producing 12 to 16
million cubic feet of manufactured gas annually. Beginning in 1918, [the plant] was used as a standby
facility due to the availability of natural gas from the Santa Maria oilfields (Terra Pacific Group 2019:3).
For its part, the rival Santa Maria Gas & Power Company ran a provocative advertisement stating that it
was “an indisputable fact that before our Company came to this city the citizens were served with a foul
smelling manufactured gas at profiteering prices. Your only protection today against a return to former
conditions is Santa Maria Gas & Power Company” (San Luis Obispo Tribune 29 November 1918:2). As
shown on the 1926 Sanborn map, however, the subject property was still owned by Midland, but gas plant
and electric plant operations had ceased (Figure 36). The gas holders were gone; the two older corrugated
metal buildings onsite, and probably the masonry gas works as well, were being used for storage [the
microfilm label on the gas works building is illegible]. “In 1926, the purifying plant was replaced with a
new building…used for auto repair through circa 1950.
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Figure 36. Sanborn Fire Insurance map, 1926.
The site was owned by the Midland Counties
Public Service Corporation, but
manufactured gas and electricity production
had ceased. Note the Coalinga substation
across the alley.
From 1950 to around 2005, the site was used for various commercial purposes, including
a sign business, Salvation Army, computer store, architectural firm, religious
organization, salvage company, and an investment company. Between 2005 and 2009,
the site was used as a general construction yard, material storage, as warehouse and office
space. PG&E purchased the site in 2009 to facilitate environmental assessment and the
remedial activities . . . (Terra Pacific Group 2019:3).
At the time the property was purchased by PG&E, the building had undergone other alterations.
As evident in photographs from 2008, in comparison to those historic photos from when the
building was first constructed, original doors had largely been replaced and new entrance
openings were constructed (Figure 37). However, the original materials do appear to have been
present at the primary (south) façade (Figure 38).
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Figure 37. 2008 photograph of the Old Gas Works building ’s north and west elevations. Note the
non-historic doors present at this time.
Figure 38. 2008 photograph of the Old Gas Works building’s south façade and west elevation.
Note the original doors and lunette in their historic location.
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PG&E Remediation and California Department of Toxic
Substances Control Resolution
As noted at the beginning of this report, the historic-period operation of the manufactured gas plant at 280
Pismo Street resulted in contaminated soil. PG&E had identified the subject site as one of over 40
manufactured gas plant locations that had been owned or operated by them and required mediation.
In July 2016, the Tribune announced that remediation activities were about to begin: “PG&E owned the
site several times after the gas plant shut down, buying the property in 1938 and selling it off in parcels . .
. The pollutants on the site consist of various petroleum substances and toxic metals, such as arsenic and
lead . . . Work will begin with removal of trees and two vacant structures on the site—a large barnlike
building and an old gas works building” (San Luis Obispo Tribune 22 July 2016:A3) (Figure 39).
Figure 39. Project site in 2016, before the PG&E remediation clean-up began (San
Luis Obispo Tribune 2016).
The California Department of Toxic Substances Control website documents the following resolution of
remediation for the subject site (Figure 40). Funding was from the Toxic Substances Control Account
(TSCA) 2019-2020 fiscal year (https://dtsc.ca.gov/sd17/).
Figure 40. California Department of Toxic Substances Control resolution of remediation.
In addition to completing the remediation activities at the property, the Old Gas Works building was to be
preserved. Although no new use was identified at the time, the building was recognized as a historical
resource and steps were undertaken to both secure and stabilize the building. First, the existing doors were
removed and stored at the interior of the building, while the various entrances were secured with
plywood. Additionally, the building underwent structural improvements in the form of a seismic retrofit.
As part of the retrofit, a new steel structural framing system was designed and installed at the interior
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space of the building. Designed by structural engineer Robert S. Vessely, the new steel structural framing
system featured new steel members with cross bracing that were attached to the interior of the stone
masonry walls, as well as new footings created at the interior volume. The arched entrance openings were
also stabilized with new steel channels to prevent collapse (Vessely 2013). As outlined in the 2014
Agreement with the City, the intent of the stabilization and preservation effort was to allow for a future
reuse project to occur at the building (City of San Luis Obispo 2014). The building has largely been
retained in this condition since these efforts were undertaken, with the plywood boarding installed and
multiple doors and the lunette window stored in the interior space. Although the 2014 Agreement notes
that all of the salvaged elements were historic, this study has found that only two of the doors appear to
actually be from the building’s period of significance. This is exhibited in photographs, as well as the
overall condition, materials, and construction of these features. Additionally, there are more doors extant
than openings, which further complicates the existing conditions. Despite the varied nature of the doors
that are on-site, SWCA’s team of architectural historians and historic preservation planners are confident
that the two doors that are the most deteriorated and feature all the hallmarks of early twentieth-century
construction are original to the building and appear to be consistent with the conditions visible in
photographs that depict the building from its period of significance (see Figure 30).
OLD GAS WORKS AS A CITY OF SAN LUIS OBISPO MASTER
LIST RESOURCE
As noted above, the Old Gas Works was designated a Master List Resource in 1983 as part of the City’s
initial historical surveys. This report has been prepared, in part, to augment the existing historical context
of the building by identifying and documenting its character-defining features and verifying its Master
List designation. The City’s Historic Preservation Ordinance (City of San Luis Obispo 2010), under
Municipal Code 14.01.020, states that the Master List Resource designation “may be applied to the most
unique and important historic properties and resources in terms of age, architectural or historical
significance, rarity, or association with important persons or events in the City’s past meeting criteria
outlined herein.”
As a Certified Local Government that has conducted its historical surveys in conformity with the
guidelines of California’s Office of Historic Preservation, San Luis Obispo’s Master List Resources also
constitute historical resources for the purposes of the California Environmental Quality Act. California
Public Resources Code (PRC) 21084.1 states:
A project that may cause a substantial adverse change in the significance of an historical
resource is a project that may have a significant effect on the environment. For purposes
of this section, an historical resource is a resource listed in, or determined to be eligible
for listing in, the California Register of Historical Resources. Historical resources
included in a local register of historical resources, as defined in subdivision (k) of Section
5020.1, or deemed significant pursuant to criteria set forth in subdivision (g) of Section
5024.1, are presumed to be historically or culturally significant for purposes of this
section, unless the preponderance of the evidence demonstrates that the resource is not
historically or culturally significant.
The preponderance of evidence, as documented in this report, confirms that the Old Gas Works building
is indeed both historically and culturally significant as well as unique in San Luis Obispo in several
respects. The following section describes how the resource also meets criteria for listing on the California
Register of Historical Resources (CRHR), at the local level of significance.
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OLD GAS WORKS AS AN ELIGIBLE RESOURCE FOR
LISTING IN THE CRHR
Eligibility for listing in the California Register of Historical Resources (CRHR) is evaluated under the
following four criteria for significance:
Evaluation under Criterion 1
Criterion 1. The resource is associated with events that have made a significant contribution to the
broad patterns of California’s history and cultural heritage.
The Old Gas Works has significance under California Register Criterion 1, at the local level of
significance, for its key role in the industrial modernization and urbanization of San Luis Obispo, first by
providing street lighting and later by extending service to provide manufactured gas to individual
businesses and residences. The greater supply of manufactured gas also made a commercial contribution
to San Luis Obispo residents through the marketing of “labor-saving” domestic appliances, targeting
female homemakers as consumers.
Evaluation under Criterion 2
Criterion 2. The resource is associated with the lives of persons important in our past.
The Old Gas Works has significance under California Register Criterion 2, at the local level of
significance, for its association with E. S. Hoyt, a prominent figure in regional gas works engineering and
construction, who was pivotal in the selection and acquisition of the Pismo Street site; in the relocation of
manufactured gas production from Dana Street to Pismo Street; in the selection, acquisition, and
configuration of the specialized equipment necessary for manufactured gas production; and in providing
the distinctive yellow building stone used in the construction of the Gas Plant building.
Evaluation under Criterion 3
Criterion 3. The resource embodies the distinctive characteristics of a type, period, region, or method of
construction, or represents the work of an important creative individual, or possesses high artistic
values.
The Old Gas Works has exceptional significance under Criterion 3, at the local level of significance, as a
unique example of the Mission Revival architectural style in San Luis Obispo; as a unique example of the
Mission Revical style applied to an industrial building; and as a unique example of a building constructed
entirely from Los Berros (Caen) stone masonry.
Evaluation under Criterion 4
Criterion 4. The resource has yielded, or may be likely to yield, information important in prehistory or
history (PRC 5024.1(c)).
California Register Criterion 4 is generally applied to archaeological resources. The entire site of the
former San Luis Gas & Electric Company (and its successors at that location) was included in PG&E’s
remediation effort. The extensive and intensive excavations carried out as part of that remediation make it
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highly unlikely that archaeological resources are present. In some instances Criterion 4 may also be
applied to buildings likely to yield important historical information, such as distinctive construction or
technological features. Although the stone building material is distinctive, the construction methods for
the gas plant were standard for the time. This criterion might well have applied to the Old Gas Works if
the manufactured gas plant equipment had survived—and especially if the other original gas plant
buildings had also survived in situ. Lacking these conditions, however, the Old Gas Works does not have
significance under Criterion 4.
Evaluation of Resource Integrity
Eligibility requires not only evidence of significance but sufficient integrity to be able to convey that
significance. Resource integrity is evaluated against seven aspects: location, setting, design, materials,
workmanship, feeling, and association.
The Old Gas Works has retained excellent integrity of location, design, materials, workmanship, and
feeling from the time of its initial construction. The location is exactly the same, and the distinctive
appearance of the gas plant has made it a familiar visual feature of the neighborhood since 1905. Most
particularly, the integrity of the design, materials, and workmanship that characterizes the masonry
structure is exceptional. The structure retains its original form, its character-defining architectural
features, and its character-defining building material. The exterior masonry workmanship remains intact
and exhibits its original excellent quality.
The integrity of setting and association are exceptions to the overall integrity of the gas plant. The general
neighborhood setting, despite newer additions, does still include other buildings and even residences
contemporary with the gas plant, but the gas plant itself is the solitary survivor of the original diverse and
crowded setting. Without these associated structures, the building no longer visually conveys a clear idea
of its original function. The loss of this particular aspect of integrity is due to the removal of all the other
gas plant and electric power plant buildings and structures that occupied the same block and were
components of the same San Luis Obispo Gas and Electric Company industrial complex during its period
of significance (1904-1918). Nevertheless, additional research into the historic context (one of the
purposes of this report) has documented other non-visual facets of its significant associations: its key role
in the modernization and urbanization of San Luis Obispo’s infrastructure; its contribution to the rise of
domestic appliances targeting female homemakers as consumers; its association with E. S. Hoyt, a
prominent figure in gas works engineering and construction; and its association with the Los Berros
quarries, which produced a distinctive yellow building stone used in San Luis Obispo.
CHARACTER-DEFINING FEATURES
Original Character-Defining Features
Designed as an industrial building and surrounded by other allied industrial buildings, the gas works had
distinctive character-defining features consistent with its essential purpose. Its compact, windowless
masonry structure was topped by a corrugated galvanized iron roof with a single skylight and a cluster of
tall smokestacks and small vent pipes (Figure 41). The north (rear) elevation does not yet have a doorway
near the far left corner of the wall.
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Figure 41. Gas Works building in 1904, shortly after
construction.
The following two photographs (Figures 42 and 43) reveal character-defining features added after 1904
but still dated well within the period of significance (1904–1918), when the gas works was in operation
full time. By 1911, the number of rooftop smokestacks had been reduced from five to two; these two
appear to have been replacements of the earlier stacks. A second, smaller skylight was constructed on the
east end of the corrugated iron roof ridge. The oblique view documents that both skylights straddled the
roof ridge.
Figure 42. Gas Works building c1911. The broad, arched doorway,
with wooden plank doors and a decorative leaded glass lunette are
visible on the Pismo Street (south) elevation.
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Below, on the west end of the north elevation, there is a clear view of the massive arched doorway with
its broad doors of wooden planks. On the left end, a smaller rectangular doorway has been opened near
the corner of the parapet wall.
Figure 43. Gas Works building, c1911. The two skylights are
prominent on the gabled roof ridge. The corrugated iron roofing
material was intended to imitate Mission Revival-style roof tiles.
Current Character-Defining Features
A series of photographs taken by SWCA during the August 2, 2024, site visit (Figures 44–63) document
the current appearance of the exterior and interior of the Old Gas Works building. The gas works, even
after being acquired by other utility companies, has been out of full-time operation for over a century; the
building is now not only vacant but also the sole surviving structure on the parcel. In the intervening years
it has been occupied by a series of unrelated businesses and has also been used for storage. As a result,
existing character-defining features are now largely associated with its architecture: chiefly, its rare
Mission Revival style and Los Berros stone masonry, as summarized below. The building’s historic-
period identity and significance as an early twentieth-century gas works is now conveyed almost entirely
by its historical context, through photographs, newspaper articles, and other primary documentary
sources.
In the interior, no retorts, machinery, equipment, tools, or other features pertaining to the manufacture of
gas are extant. Masonry walls have been braced as part of seismic retrofit measures. There are currently
wooden doors, of which two are original to the building’s period of significance, and the original leaded
glass lunette stored against these interior walls.
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Figure 44. Pismo Street elevation (cf. Figure 42, above). Character-defining
features include the original Los Berros (Caen) stone laid up in random,
quarry-faced ashlar masonry pattern; a broad arched doorway with
voussoir; parapets extending beyond the wall; and a low-pitched gable roof
with narrow eaves and corrugated metal roofing material (this roof is likely
a replacement modeled after the original roof, described in 1911-1912 as
“imitation tiling galvanized iron”) (see Figure 33). The original roofline had
skylights and tall metal smokestacks.
Figure 45. Pismo Street elevation. The initials are carved
into the edge of the parapet wall, to the left of the doorway.
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Figure 46. Pismo Street elevation. Detail of the voussoir above the arched
doorway, including the steel channel that was installed as part of the
seismic retrofit.
Figure 47. Pismo Street elevation. Articulation of the eaves, wall, and end of
the adjoining parapet wall (which abuts Pismo Street wall but is not
integrated with it).
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Figure 48. Archer Street elevation. Character-defining features include a
curvilinear parapet wall, quatrefoil vent in gable end with fixed wooden
louvers, and small arched doorway with voussoir.
Figure 49. Archer Street and Pacific Street elevations. Character-defining
features include original door openings facing Pacific Street (cf. Figure 42).
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Figure 50. Walker Street elevation. Character-defining features include the
quatrefoil vent in the gable end of the parapet wall, with fixed wooden
louvers and porcelain knob insulators.
Figure 51. Walker Street elevation. Parapet wall showing another view of
the random, quarry-faced ashlar masonry pattern used on the entire
building. This masonry style uses high-relief, rectangular blocks of various
sizes, laid up in discontinuous courses.
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Figure 52. Interior view of rafters and corrugated roofing. The parapet wall
with the quatrefoil vent faces Walker Street, and the arched doorway faces
Pismo Street. The doors pictured here are not from the building’s period of
significance and appear to have been fabricated and installed at a later
date.
Figure 53. The original Pismo Street entrance doors stored for reuse are
located at left; note the different material, different construction, and
deteriorated condition compared to the door at right. The original lunette
window for the archway is also stored inside but was still crated and not
visible. Like the original doors, the original door hardware is also a
character-defining feature.
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Figure 54. Original iron bar door handle. Figure 55. Side view of layers making up the
original, historic door.
Figure 56. Original door latch eye. Figure 57. Original door hardware.
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Figure 58. The interior wall surfaces appear to have been coated with
plaster originally. This surface is discolored and deteriorated, with cracks,
spalling, and patching at various locations throughout the bu ilding.
Figure 59. Parapet wall with quatrefoil vent facing Archer Street. The
location of the original small arched door is not known.
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Figure 60. The large barn door, at left, was formerly installed on the Pacific
Street elevation. However, based on a comparison of historic photographs
(cf. Figure 42), the door at left is also not original to the building and,
therefore, not a character-defining feature.
Figure 61. The largest doorway, facing Pacific Street, is an original opening
in the building. The “barn” doors, however (stored to the right), are not
original per historic photographic evidence. The location of the original
arched wooden segment of the door (cf. Figure 43) is not known.
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Summary of Existing Character-Defining Features
Contributing character-defining features include those identified below, along with the observed
conditions as of August 1, 2025. All photographs in this section were provided by CoVelop.
Character-Defining Feature Condition Image
• Mission Revival curvilinear
parapet walls on gable ends,
rising above roof ridge, and
finished with distinctive coping
Good
• Quatrefoil window openings
with fixed wooden louvers in
gable ends
Fair
• Red-painted corrugated
galvanized metal roofing
material (in imitation of terra
cotta roof tiles)
Fair
• Broad arched doorways Fair
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Character-Defining Feature Condition Image
• Two historic wood doors from
the Pismo Street entrance, along
with iron hardware
Poor
• Locally sourced yellow-gold
building stone from Los Berros
quarries
• Building stones are quarry-faced,
rectangular ashlars of varying
dimensions, tooled in high-relief,
and tapering down in thickness
at the edges. The blocks are
expertly laid up in discontinuous
courses in a random but
extremely cohesive design
format; mortared joints are
concave.
Good
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Character-Defining Feature Condition Image
• Voussoirs frame arched
doorways; voussoirs with
delicate tooled “beading” are
present above arched doorway
on the south elevation and on the
quatrefoil window openings.
Parapet walls extend outward
beyond the width of the north
and south walls. The stones in
the parapet walls abut the side
walls but are not structurally
integrated with them.
Poor-to-fair
• Decorative lunette Poor
• Remnants of plaster on interior
walls Poor
Non-contributing features associated with the building, meaning those elements that were added to the
building after its period of significance, are limited to the following:
• North, small entrance opening;
• The salvaged barn door, which is not apparent in historic photographs from the period of
significance, despite being identified as historic in the 2014 Agreement document; and
• The other remaining doors, which are of different materials, construction, and condition than the
original doors for the Pismo Street entrance, also misidentified as historic in the 2014 Agreement
document.
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FINDINGS
California Register of Historical Resources
This Historic Preservation Report documents that the Old Gas Works at 280 Pismo Street is a unique,
significant historical resource with excellent integrity. It has a level of historical and cultural significance
that not only confirms its 1983 designation as a Master List Resource in the City of San Luis Obispo but
appears to make it eligible for listing in the California Register of Historical Resources, at the local level
of significance:
• Under Criterion 1 for its key role in the industrial modernization and urbanization of San Luis
Obispo, first by providing street lighting and later by extending service to provide manufactured
gas to individual businesses and residences. The greater supply of manufactured gas also made a
commercial contribution to San Luis Obispo residents through the marketing of “labor-saving”
domestic appliances, targeting female homemakers as consumers;
• Under Criterion 2 for its association with E. S. Hoyt, a prominent figure in regional gas works
engineering and construction, who was pivotal in the selection and acquisition of the Pismo Street
site; in the relocation of manufactured gas production from Dana Street to Pismo Street; in the
selection, acquisition, and configuration of the specialized equipment necessary for manufactured
gas production; and in providing the distinctive yellow building stone used in the construction of
the Gas Plant building; and
• Under Criterion 3 as a unique example of the Mission Revival architectural style in San Luis
Obispo; as a unique example of the Mission Revival style applied to an industrial building; and as
a unique example of a building constructed entirely from Los Berros (Caen) stone masonry.
• Criterion 4 is generally applied to archaeological resources. The entire site of the former San
Luis Gas & Electric Company (and its successors at that location) was included in PG&E’s
remediation effort. The extensive and intensive excavations carried out as part of that remediation
make it highly unlikely that archaeological resources are present. In some instances Criterion 4
may also be applied to buildings likely to yield important historical information, such as
distinctive construction or technological features. Although the stone building material is
distinctive, the construction methods for the gas plant were standard for the time. This criterion
might well have applied to the Old Gas Works if the manufactured gas plant equipment had
survived—and especially if the other original gas plant buildings had also survived in situ.
Lacking these conditions, however, the Old Gas Works does not have significance under
Criterion 4.
ASSESSMENTS OF CONFORMITY
San Luis Obispo Historic Preservation Ordinance
The city’s Historic Preservation Ordinance states: “The broad purpose of this ordinance is to promote the
public health, safety and welfare through the identification, protection, enhancement and preservation of
those properties, structures, sites, artifacts and other cultural resources that represent distinctive elements
of San Luis Obispo cultural, educational, social, economic, political and architectural history” (Municipal
Code 14.01.010 B. Purpose). As documented in this Historic Preservation Report, the Old Gas Works is a
significant historical resource that represents, in particular, a distinctive element of the city’s economic,
political (i.e., civic), and architectural history.
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The project, as proposed by the Applicant, conforms to the city’s preservation ordinance in both its broad
purpose and in specific actions that facilitate the retention, continued use, and appreciation of a significant
historic structure. This proposed project facilitates the preservation of the original structure, its distinctive
building materials and its character-defining features, as well as the embodied energy in an existing
building. The proposed project is also an example of private stewardship of a historic building that
enhances the economic vitality of the Mid-Higuera neighborhood and offers the opportunity to promote a
better understanding of the historic significance of the Old Gas Works.
Information currently available on the city’s Community Development website (https://www.slocity.org)
describes the “Mid Higuera Area” as “poised for commercial and residential redevelopment” and as an
area that “contains some of the most opportune sites for innovative and mixed-use and reuse for office,
multifamily residential and industrial spaces.” The proposed project, which includes “historical building
rehabilitation,” is an example of the city’s desideratum for the project area.
The proposed project therefore conforms to the Historic Preservation Ordinance.
San Luis Obispo Historic Preservation Program Guidelines
Chapter 3 of the city’s Historic Preservation Program Guidelines, which focuses on the treatment of
historic resources, specifically addresses construction on properties with historic resources. The Old Gas
Works were historically associated with an eccentric cluster of other structures in close proximity. As
shown in Figures 28 and 29, above, rectangular gabled forms; towering, large-diameter cylinders; tall thin
smokestacks; and mature eucalyptus trees were all part of the historic-period setting. At a more detailed
level, the gabled structures show a variety of roof pitches; the major buildings include enclosed, open-
sided, and even semi-subterranean forms of different heights; and the building materials are widely
varied. The gas plant roof originally featured skylights and smokestacks. The two cylindrical gas holders
had steel-hooped bases topped by cage-like armatures of steel poles interconnected by cross bracing. In
operation, there would have been noise and smoke to add to the visual mixture.
Through it all, the gas plant itself has always been unique in its distinctive architectural style and bright
yellow-gold stonework. At present, the structure is the solitary survivor of an early twentieth-century
industrial complex; the proposed project will not alter that distinction. As presented in the May 2025 plan
set, the proposed project is consistent with the scale and industrial-style architecture of other buildings in
the general Mid-Higuera neighborhood. The three closest designated historical resources—the H. H.
Waite Planing Mill (a Master List resource at 236 Higuera Street); the Loomis Feed Co. Warehouse (a
National Register-listed property at 65 Higuera Street); and the Golden State Creamery (a Master List
property at 570 Higuera Street)—are separated from the project site by Higuera Street and High Street,
are screened by several intervening buildings, and are too far away to be directly or indirectly impacted or
adversely affected by the proposed project.
The proposed project will not alter in any substantial way any of the character-defining features that
convey the significance of the resource. As depicted in the May 2025 plan set (see Appendix A),
proposed additions and alterations to the gas plant building are confined to the roof (new black steel
framed skylights; new corrugated roofing similar to original with red tones to match the existing); to the
arched doorways (new storefront window assemblies will be installed with black steel storefronts); and
the addition of an attached restroom and kitchen ell on the courtyard side, which will be clad in terracotta
veneer or corten siding, both in earth tones to be consistent with the overall color palette of the original
building. The skylights and accessory buildings have historical precedent, as documented in several of the
historic photographs included in the sections above. Specific to the restroom and kitchen addition, this is
separated by a stepped-back and stepped-down volume, which acts as a hyphen to separate the massing of
the new construction from the historic fabric of the Old Gas Works building. Furthermore, the new
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addition will feature industrial and utilitarian materials consistent with the resource’s historic use and
setting, albeit composed in a way that is clearly contemporary to avoid creating a false sense of historic
development. The two original, historic wooden doors and lunette will be retained for reuse in the
interior.
The original wooden doors are in poor condition and their condition are unable to be utilized for creating
a watertight envelope for the restaurant or providing the necessary security and functionality. This is also
due in part to the installed steel channel at the arched entrance opening that occurred as part of the seismic
retrofit, which has reduced the size of the opening. Although the previously installed steel channel has
minimal visual effects, the change in the size of the opening is such that reinstallation of the doors and
lunette would require modifications that would require the removal of historic materials, and the
introduction of new materials to successfully repair them would be invasive and result in the change of
their overall character. For these reasons, it has been determined that the historic doors as part of the
operation of the primary entrance along the Pismo Street façade is infeasible. In keeping with the
2014 Agreement, which stipulated that the salvaged materials be reused at a later date, the proposed
project will have the historic doors reinstalled at the interior elevation of the Pismo Street façade, fixed
such that they appear to be in-swinging, consistent with the historic conditions, and fixed in an open
position (Appendix B). This will retain the relationship between the historic doors and the character-
defining arched entryway to convey the historic conditions through their placement and apparent use,
while also allowing for a new entrance system to adequately perform as required by code for the
building’s new use as a restaurant space. The lunette will also be preserved at the interior of the building,
as reusing the feature within the original entryway is infeasible due to the reduced opening and
deteriorated condition, similar to the two original doors remaining on site. As outlined in the project
description, the intent is to preserve the lunette feature as an interpretive element, which will be secured
to the west interior wall, near the primary entrance and original location. By placing this feature here, it
will be protected while also retaining a visual connection to the original location and accessible to visitors
to the building. This connection will be explained further through the use of written narratives, historic
photographs, and other didactic materials for both the doors and the lunette within the context of the
building’s history and associated historical themes (see Appendix B).
The proposed project therefore conforms to the Historic Preservation Ordinance.
Secretary of the Interior’s Standards for the Treatment of
Historic Properties: Rehabilitation
The SOIS address four treatment approaches for historic properties: Preservation, Rehabilitation,
Restoration, and Reconstruction (National Parks Service 2017:75–76). Of these, Rehabilitation is the
most applicable treatment approach for the Old Gas Works building, as it makes possible “an efficient
compatible use for a property through repair, alterations, and additions while preserving those portions or
features that convey its historical, cultural, or architectural values.”
Standards for Rehabilitation
1. A property will be used as it was historically or be given a new use that requires minimal change to
its distinctive materials, features, spaces and spatial relationships.
The Old Gas Works property, the only building on the subject parcel, has sat idle and vacant for many
years. From 1904 through 1918 the distinctive Mission Revival-style stone masonry building was part of
a larger complex of multiple industrial buildings that produced manufactured gas and electricity for
distribution to San Luis Obispo residences and downtown businesses. The proposed multi-use project will
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give this remarkable structure an adaptive reuse as a restaurant and a part of a new development that
includes an outdoor patio and dining area for public use and enjoyment, as well as residential units. This
rehabilitative use entails minimal changes to character-defining features, as the exterior will be largely
retained in its existing condition or with modifications—such as the addition of the skylights—that are
consistent with historic elements or features that have since been removed. Perhaps one of the most
notable changes at the building will be the introduction of a new entry at the primary façade along Pismo
Street. Although the historic doors and lunette were salvaged, the condition of these features are such that
they cannot operate and function as they did originally. The current doors are inadequate to ensure the
performance of the building’s envelope. The steel channel, set within the curvature of the arch, was
installed as part of the seismic retrofit and has reduced the entrance opening so that the doors no longer
fit. Coupled with the advanced deteriorated state of the door materials, they are unable to be repaired in a
manner that would both create a functional seal while also retaining the historic materials. The salvaged
wood doors will be installed at the interior elevation of the primary entrance, appearing as in-swing doors
fixed in an open position, which will be consistent with the historic conditions. This will retain the
relationship between the historic doors and the entryway and contribute to the overall historic character of
the building by retaining the relationship between the primary entrance and the historic materials.
Similarly, the salvaged decorative lunette will be installed at an interior elevation of the Old Gas Works
building as an interpretive element on the west interior wall, adjacent to the primary entrance. With
regards to larger concerns around spatial organization within the Old Gas Works’ setting, the proposed
project will also revive the building and its surrounding public and residential spaces as an area of
renewed activity and purpose, similar in someways to the industrial setting and historic use, that has been
otherwise dormant and in an underutilized state. The new entrance system will feature a black steel
storefront, which will have an industrial and utilitarian quality that is consistent with the historic use of
the building, while also being differentiated as contemporary to avoid creating a false sense of historical
development.
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.
The project as proposed does an exemplary job of retaining the historic character of the Old Gas Works’
distinctive materials, features, and spaces that have characterized the property since its construction.
Repairs and alterations such as new skylights and new windowed door systems are rehabilitation features
that are necessary to provide natural light, as well as accessibility and overall building performance; the
ell addition at the rear (north elevation) of the gas works building provides kitchen and restrooms for
restaurant customers and staff, preserving the open interior volume of the historic building. The original
doors and lunette window were salvaged in 2014 for reuse and will be incorporated into the interior space.
Specific to the historic doors, these will be attached at the interior elevation at the primary entrance such
that they appear in a fixed and open position, reflecting their original location and use within the building.
To preserve the fragile lunette, the proposed project will also utilize this element at the interior by fixing
it to another interior elevation to serve as both a decorative focal point and as an interpretive element that
helps to illustrate the building’s history spanning from its construction through its subsequent retrofits and
proposed rehabilitation. Although this feature will be removed out of necessity to allow for an uninhibited
path of travel and secure building envelope required for the new use as a restaurant, its incorporation
within the interior space as an interpretive centerpiece will continue to portray the historic character of the
building and provide a valuable didactic tool for describing its evolution and overall historical
significance.
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3. Each property will be recognized as a physical record of its time, place and use. Changes that
create a false sense of historical development, such as adding conjectural features or elements
from other historic properties, will not be undertaken.
No conjectural features will be added. There is sufficient historical documentation to guide project design
and rehabilitation. The ell addition, though partially attached to the stone masonry gas works building, is
understood to be an auxiliary building and will be clearly differentiated from the historical resource in
materials and style. The use of the historic doors at the interior, as well as the historic lunette, are original
to the building. Although they will not be used as originally designed, they will be placed and reused in
such a manner that will continue to both evoke the original functionality of these features and provide
important didactic qualities that illustrate the evolution of the building and avoid an overall false sense of
historical development.
4. Changes to a property that have acquired historic significance in their own right will be retained
and preserved.
This standard is not applicable.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship
that characterize a property will be preserved.
The distinctive compact form, Mission Revival architectural style, and Los Berros stone masonry are the
primary character-defining features of the entire Old Gas Works building and are fundamental to the
proposed project design for the structure. Other features, such as the salvaged historic doors and lunette,
will also be preserved and incorporated into the rehabilitation design. Although these elements will not
function in their original capacities, they will be preserved in a manner that provides interpretive value by
retaining and displaying the features in a manner that reflects the overall craftmanship that contributes to
the building’s historic character.
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.
Under the 2014 Agreement signed by the city and PG&E the original wooden doors and a large
ornamental lunette window were retained and stored inside the Old Gas Works for safekeeping and reuse.
For this rehabilitation project, the original wooden doors would be reused in the interior of the building
and fixed in an in-swing and open position, as new storefront window assemblies will be installed in the
two main doorways. Although they will not function as the primary doors, their proximity and
relationship to the entrance will convey their historic use and contribute to the preservation of the
character of the building. Similarly, the salvaged lunette will also be preserved and repaired in a manner
that is sensitive to the original materials and existing character. Although it is unable to function in its
original location, the lunette will be retained and installed at an interior elevation of the building as an
interpretive element demonstrating the building’s historic character and overall evolution since its
construction. The small arched door on the Archer Street elevation does not appear to be extant but could
be replaced in kind based on historical photographs and existing materials. The small doorway on the
Pacific Street elevation will provide access to the proposed new ell addition. It should also be noted that
the seismic retrofit recently carried out on the structure has greatly benefitted the long-term survival of
this locally designated Master List and CRHR-eligible historical resource.
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7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means
possible. Treatments that cause damage to historic materials will not be used.
Some of the interior wall surface shows cracks and spalling. Repairs will be carried out in conformity
with this Standard. Either the natural stone surface or plaster would be acceptable on the interior, as both
are documented. The salvaged doors and windows will be preserved in their existing condition with
minimal stabilization work to leave the existing patina and materials uninterrupted. This careful approach
will also comply with this standard.
8. Archeological resources will be protected and preserved in place. If such resources must be
disturbed, mitigation measures will be undertaken.
Because of the previous PG&E soil remediation, this Standard is not likely to be applicable.
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.
The multi-story buildings proposed for the project are sited at a reasonable distance from the Old Gas
Works building, with an intervening paved courtyard and broad walkway. This human-scale element
provides a visual and physical separation of use and maintains a good view of the historical resource at its
original location on Pismo Street. The proposed ell addition for the restroom and kitchen facilities will
have a low profile; its scale, massing, and spatial relationship with the masonry building are in keeping
with the kinds of structures present on the site when the plant was in operation. The new buildings do not
duplicate or imitate any of the character-defining features associated with the Old Gas Works. The design
of the proposed project respects the Old Gas Works as a legitimate focal point in the proposed
development and as a unique historical resource in the city. The existing high level of integrity of the
Master List property is enhanced by the rehabilitation and adaptive reuse of the original wooden doors
and leaded glass lunette, which will be retained and incorporated into the interior of the building. As
outlined previously, the historic wood doors will be installed at the interior in an in-swing and open
position, retaining that functional relationship with the Pismo Street entrance and new storefront system.
As for the lunette, it will be incorporated into the interior as both a decorative centerpiece and an
interpretive element that will preserve this feature while also contributing to the historic character through
the retention of its materials and overall craftsmanship. The reuse of the original materials in this way will
be compatible within the historic setting, but will be differentiated through their interpretive qualities and
relationship with new materials, which will collectively illustrate the historic character of the building and
how it has continued to evolve such that it will not create a false sense of history. The entrance system,
which will be a black steel storefront, will also be compatible with their minimal and industrial qualities
while also being differentiated as a clearly contemporary intervention. The completion of necessary
repairs and the ongoing protection and maintenance of the building support the continued use and
enjoyment of this Master List property.
10. New additions and adjacent or related new construction will be undertaken in such a manner that,
if removed in the future, the essential form and integrity of the historic property and its
environment would be unimpaired.
The ell addition will be attached on the north elevation of the building, making use of the existing
rectangular doorway to minimize removal of original masonry. The Old Gas Works has such a high level
of architectural integrity and so much visual character and “presence” that additions and alterations could
be removed or reversed without diminishing the resource in any way. Future removal of these additions
would leave the historic massing, form, materials, and other character-defining features intact such that
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the building would continue to retain historic integrity and qualify as a historical resource. Similarly, the
reuse of the salvaged historic doors and lunette at the interior of the building would also be reversible, as
they would be able to be salvaged for a different treatment at a later date (i.e. preservation vs.
rehabilitation).
2014 Agreement Stipulations
In addition to compliance with the City’s Historic Preservation Ordinance, City’s Historic Preservation
Program Guidelines, and the SOIS under CEQA, the proposed project must also satisfy the requirements
outlined in the 2014 Agreement between the City and PG&E, which required the retention and
preservation of the “. . . original wood doors and wood sash window. . .” in any future rehabilitation ore
reuse of the Old Gas Works building. Specifically, relevant stipulations to the proposed project are as
follows:
• Stipulation 3: Owner agrees that in accordance with Historic Preservation Guidelines of the
City of San Luis Obispo and Secretary of Interior Standards, the removed original wood doors
and wood sash window are important historic features that shall be retained for future
reinstallation if feasible.
• Stipulation 4: Owner agrees that alternatives to reinstallation of the wood doors and window as
part of future rehabilitation, adaptive reuse, tenant improvement, or related work on the Historic
Building, shall be reviewed by the Cultural Heritage Committee of the City of San Luis Obispo
for a determination of consistency with City Historic Preservation Guidelines and Secretary of
Interior Standards for the Treatment of Historic Properties (City of San Luis Obispo 2014).
Based on the investigations completed as part of this study, SWCA has determined that of the salvaged
features that were removed and stored on-site, only two of the hinged doors and the decorative lunette—
all from the primary entrance facing Pismo Street—are truly original features; upon closer inspection of
the remaining doors, these are clearly later additions as exhibited by their construction and the condition
of their materials. In keeping with the language of the 2014 Agreement, the retention and reinstallation of
these features at the building in the proposed manner is consistent with the language of Stipulation 3,
which requires that the “. . . historic features. . . be retained for future reinstallation of feasible.” All of the
character-defining features that have been determined to be historic and original to the building’s period
of significance have been retained and will be incorporated into the rehabilitation of the building in a
manner that is both appropriate and feasible. Although this stipulation likely intended reinstallation at the
exact location where removed, the current conditions, both at the building following the 2014 seismic
upgrade and the current condition of the historic features themselves, are not considered to be feasible.
Specifically, the historic wood doors are in an advanced deteriorated state that would require extensive
repairs and invasive modifications—the removal of inches to fit within the entrance openings and to
conform with accessibility requirement—that would greatly alter the historic doors. Similarly, the
functionality of the doors as the primary means of entrance and egress into the Old Gas Works building
would be further impacted over the intensive use as a restaurant space. In the interest of preserving the
doors in a condition that reflects their historic character, the proposed solution of retaining them at the
interior elevation of the primary entrance will continue to retain that functional relationship t o convey that
historic character, while also guaranteeing their continued protection and association with the historic Old
Gas Works building. As for the lunette window, the reinstallation of this feature at the primary entrance at
Pismo Street is not feasible. This is due to the placement of the installed steel channel as part of the
seismic retrofit needed to stabilize the archway, which would require a lower height within the opening
that would ultimately infringe upon the path of travel in a manner that does not comply with accessibility
requirements. This, coupled with the generally deteriorated condition of the lunette feature, means that
reinstallation at the original location is not feasible as part of this reuse. However, the retention of the
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feature and its inclusion as an interpretive centerpiece within the main volume of the Old Gas Works will
effectively preserve the feature on-site as an important historic element, alongside the necessary didactic
materials to convey this to visitors and patrons.
Under Stipulation 4, the proposed project, including the reinstallation of the historic doors and lunette
window, must be reviewed by the City’s Cultural Heritage Committee for compliance with the City’s
Preservation Guidelines and the SOIS.
CONCLUSION
Overall, the proposed project is compliant with the SOIS and the City’s Historic Preservation Guidelines.
Additionally, the proposed project adheres to the stipulations of the 2014 Agreement, which requires the
reinstallation of the historic doors, of which only two appear to be of historic age. As such, the proposed
project will have a less-than-significant impact on the Old Gas Works building, allowing it to remain
eligible for listing in the CRHR and for local designation as a Master List property.
PREPARER’S QUALIFICATIONS
SWCA Staff Architectural Historian Paula Juelke Carr, M.A., meets the SOIS for Professionally
Qualified Staff as both historian and architectural historian. Ms. Carr has more than 30 years of
experience in California history and architectural history, including more than 11 years as an Associate
Environmental Planner (Architectural History) for the California Department of Transportation, District
5. She has been with SWCA since 2017.
SWCA Principal Architectural Historian Dan Herrick, M.H.C., meets the SOIS for Professionally
Qualified Staff as both historian and architectural historian. SWCA earned his master’s in Heritage
Conservation from the University of Southern California’s School of Architecture in 2014, after which he
has continued to practice in the fields of historic preservation and environmental planning throughout
California and the western United States. He has been with SWCA as an architectural historian and
historic preservation planner since March 2022.
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Accessed 4 August 2024.
1903 San Luis Obispo. May 1903. Available at https://www.loc.gov. Accessed 4 August 2024.
1903-05 San Luis Obispo. May 1903-August 1905. Available at https://www.loc.gov. Accessed 4
August 2024.
1909 San Luis Obispo. July 1909. Available at https://www.loc.gov. Accessed 4 August 2024.
1926 San Luis Obispo. Available on microfilm at San Luis Obispo County Library. Accessed
August 2, 2024.
San Joaquin Light and Power Company
1925 Map of systems and territory served by the San Joaquin Light and Power Corporation
and the Midland Counties Public Service Corporation. June 23. Available at:
https://hdl.huntington.org/digital/collection/p16003coll2/id/6461. Accessed July 23,
2024.
San Luis Obispo Daily Telegram
1907 Commencing with July 1. San Luis Obispo Daily Telegram 25 July 1907:8. Available at
https://cdnc.ucr.edu/. Accessed 15 July 2024.
ATTACHMENT D
Page 143 of 291
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
67
1907 The Family washing [advertisement]. San Luis Obispo Daily Telegram 18 September
1907:4. Available at https://cdnc.ucr.edu/. Accessed 15 August 2024.
1907 Fierce flames cause much loss of property. San Luis Obispo Daily Telegram 14 October
1907:1. Available at https://cdnc.ucr.edu/. Accessed 15 July 2024.
1907 In the fire of October 13, 1907. San Luis Obispo Daily Telegram 19 October 1907:1.
Available at https://cdnc.ucr.edu/. Accessed 15 July 2024.
1907 Loss being adjusted. San Luis Obispo Daily Telegram 19 October 1907:1. Available at
https://cdnc.ucr.edu/. Accessed 15 July 2024.
1908 Electric iron [advertisement]. San Luis Obispo Daily Telegram 15 May 1908:4. Available
at https://cdnc.ucr.edu/. Accessed 15 July 2024.
1908 Install new gas generator. San Luis Obispo Daily Telegram 13 November 1908:1.
Available at https://cdnc.ucr.edu/. Accessed 15 July 2024.
1908 Ironing becomes pleasure [advertisement]. San Luis Obispo Daily Telegram 18 August
1908:4. Available at https://cdnc.ucr.edu/. Accessed 15 July 2024.
1908 Install new gas generator. San Luis Obispo Daily Telegram 13 November 1908:1.
Available at https://cdnc.ucr.edu/. Accessed 15 July 2024.
1908 In the winter [advertisement]. San Luis Obispo Tribune 5 February 1908:4. Available at
https://cdnc.ucr.edu/. Accessed 15 July 2024.
1913 Building permits. San Luis Daily Telegram 21 February 1913:1. Available at
https://cdnc.ucr.edu/. Accessed 15 July 2024.
1914 Gas co. complimented by expert Ryder’s report. San Luis Obispo Daily Telegram 23
June 1914:1, 8. Available at https://cdnc.ucr.edu/. Accessed 15 July 2024.
1914 Better gas service is promised. San Luis Obispo Daily Telegram 22 September 1914:1, 3.
Available at https://cdnc.ucr.edu/. Accessed 15 July 2024.
1914 Mayor Norton said that poor service was a constant. San Luis Obispo Daily Telegram
22 September 1914:1, 3. Available at https://cdnc.ucr.edu/. Accessed 15 July 2024.
1917 Standards recommended to City. San Luis Obispo Daily Telegram 23 May 1917:1, 5.
Available at https://cdnc.ucr.edu/. Accessed 15 July 2024.
San Luis Obispo Morning Tribune
1903 Saved for fuel. San Luis Obispo Morning Tribune 26 March 1903:1. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1903 Moving big tank. San Luis Obispo Morning Tribune 11 May 1903:1. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1903 Examined the gas plant. San Luis Obispo Morning Tribune 10 April 1903:4. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1903 Constructs new drain. San Luis Obispo Morning Tribune 22 April 1903:1. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1903 Hoyt buys four lots. San Luis Obispo Morning Tribune 19 June 1903:3. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1903 Numerous jobs are let. San Luis Obispo Morning Tribune 11 August 1903:1. Available
at: https://www.newspapers.com/. Accessed 20 July 2024.
ATTACHMENT D
Page 144 of 291
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
68
1903 Work will soon begin. San Luis Obispo Morning Tribune 24 September 1903:1.
Available at: https://www.newspapers.com/. Accessed 20 July 2024.
1903 Looking for firebrick. San Luis Obispo Morning Tribune 13 October 1903:1. Available
at: https://www.newspapers.com/. Accessed 20 July 2024.
1903 Plans for gas plant. San Luis Obispo Morning Tribune 21 October 1903:4. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1903 We are forging ahead. San Luis Obispo Morning Tribune 1 November 1903:1. Available
at: https://www.newspapers.com/. Accessed 20 July 2024.
1903 Gas Company news. San Luis Obispo Morning Tribune 5 November 1903:3. Available
at: https://www.newspapers.com/. Accessed 20 July 2024.
1903 Hauling pipe. San Luis Obispo Morning Tribune 11 November 1903:1. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1903 Laying foundation and floor. San Luis Obispo Morning Tribune 17 November 1903:1.
Available at: https://www.newspapers.com/. Accessed 20 July 2024.
1903 Twenty-four workmen. San Luis Obispo Morning Tribune 11 December 1903:4.
Available at: https://www.newspapers.com/. Accessed 20 July 2024.
1903 Gas machinery is coming. San Luis Obispo Morning Tribune 23 December 1903:1.
Available at: https://www.newspapers.com/. Accessed 20 July 2024.
1903 Gas machinery arrives. San Luis Obispo Morning Tribune 30 December 1903:4.
Available at: https://www.newspapers.com/. Accessed 20 July 2024.
1903 Deed of Trust. San Luis Obispo Morning Tribune 26 January 1904:1. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1903 Caen stone corporation. San Luis Obispo Morning Tribune 12 May 1904:1. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1903 To Be of stone and brick. San Luis Obispo Morning Tribune 5 June 1903:4. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1904 Los Angeles architects visit Caen stone quarry. San Luis Obispo Morning Tribune
31 May 1904:1. Available at: https://www.newspapers.com/. Accessed 20 July 2024.
1904 Install fine pump. San Luis Obispo Morning Tribune 17 July 1904:4. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1905 New electric plant. San Luis Obispo Morning Tribune 28 May 1905:4. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1905 Recorder. San Luis Obispo Morning Tribune 28 November 1905:3. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
1906 Gas and electric works. San Luis Obispo Morning Tribune 3 June 1906:1. Available at:
https://www.newspapers.com/. Accessed 20 July 2024.
San Luis Obispo Tribune
1872 San Luis Obispo Water Works. San Luis Obispo Tribune 26 October 1872:3. Available
at: https://www.newspapers.com. Accessed 19 July 2024.
1874 Our water works. San Luis Obispo Tribune 14 November 1874:2. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
ATTACHMENT D
Page 145 of 291
Historic Preservation Report for The Old Gas Works, 280 Pacific Street (APN 002-505-006),
San Luis Obispo, San Luis Obispo County, California
69
1875 Our gas works. San Luis Obispo Tribune 11 September 1875:4. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1879 Mr. Kelly lessee of the San Luis Obispo Gas Works. San Luis Obispo Tribune 22 March
1879:5. Available at: https://www.newspapers.com. Accessed 19 July 2024.
1883 The gas works. San Luis Obispo Tribune 13 July 1883:6. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1888 An ordinance. San Luis Obispo Tribune 14 June 1888:3. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1888 The new gas company. San Luis Obispo Tribune 25 July 1888:3. City Trustees.
San Luis Obispo Tribune 25 May 1888:3. Available at: https://www.newspapers.com.
Accessed 19 July 2024.
1888 City Trustees. San Luis Obispo Tribune 25 May 1888:3. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1902 Day of wood is over. San Luis Obispo Tribune 26 June 1902:1. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1902 New gas works. San Luis Obispo Tribune 17 September 1902:3. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1902 Purchase electric plant. San Luis Obispo Tribune 22 October 1902:2. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1902 Board City Trustees. San Luis Obispo Tribune 4 November 1902:4. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1902 An important deal. San Luis Obispo Tribune 25 October 1902:2. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
1918 Santa Maria Gas & Power Company. San Luis Obispo Tribune 29 November 1918:2.
Available at: https://www.newspapers.com. Accessed 19 July 2024.
2016 PG&E to clean up. San Luis Obispo Tribune 22 July 2016:A3. Available at:
https://www.newspapers.com. Accessed 19 July 2024.
Terra Pacific Group
2019 Final Remedial Action Completion Plan. Former San Luis Obispo-1 Manufactured Gas
Plant Site, 280-290 Pismo Street and 1390 Walker Street, San Luis Obispo, California.
Prepared for Pacific Gas and Electric Company.
Tigner, J. H., comp. [L. M. Fitzhugh, photographer]
1904 San Luis Obispo Fire Department: Souvenir of San Luis Obispo. J. H. Tigner, Publisher,
Los Angeles, California.
Vessely, Robert
2013 Seismic Retrofit for 280 Pismo Street, San Luis Obispo, California. On file with the City
of San Luis Obispo.
ATTACHMENT D
Page 146 of 291
APPENDIX A
CoVelop Design Plan Set for the
280 Pismo Street Mixed-Use Development Project (May 2025)
ATTACHMENT D
Page 147 of 291
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ATTACHMENT D
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ATTACHMENT D
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Page 177 of 291
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Page 179 of 291
ATTACHMENT D
Page 180 of 291
ATTACHMENT D
Page 181 of 291
APPENDIX B
Salvaged Historic Door and Lunette Interior Reuse Exhibits
ATTACHMENT D
Page 182 of 291
NORTH
PROJECT
45'-6"
45'-8"
37
'
-
1
0
"
38
'
-
2
"
4'-2"12'-5"21'-5"5'-1"2'-5"
4'-2"8'-4"33'-2"
7'
-
3
"
2'
-
9
"
28
'
-
2
"
NORTH
PROJECT
1
3
54321
A
B
C
D
E
54321
A A
B
B 1
4
5"5"4'-11"4'-11"4'-11"4'-11"4'-11"4'-11"2'-0"
5"5"5'-2"5'-2"5'-2"5'-2"5"5"
1'
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3
"
5'
-
0
"
5'
-
0
"
5'
-
0
"
5'
-
0
"
5'
-
0
"
1'
-
6
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-
5
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-
0
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-
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3
5
4
4
5
4
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4
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AS BUILT
AS BUILT
7
2004\GasWorks/GasWorksBase2013.dwg Layout 1
6/17/2013
RSV
STAMP
DATE:
DRAWN BY:
OF
SHEET #:
SHEET TITLE:
$SSHQGL[%
Gas
Works
Building
280 Pismo Street,
San Luis OBispo,
California
)25,//8675$7,9(
385326(621/<
1 Add notes to remove only perimeter
slab & to remove chicken wire from walls.
Sept. 25, 2013.
As Built changes.10/6/2014.
Proposed interior reuse -
Historic Doors - N.T.S.
9
Photos, informational
plaques etc to be displayed
illustrating the historical
significance of the historic sign ficance oof the historic
doors.
ATTACHMENT D
Page 183 of 291
WALL 'D' (SOUTH WALL) INTERIOR ELEVATION
SCALE: 1/2" = 1'
WALL 'B' (NORTH WALL) INTERIOR ELEVATION
SCALE: 1/2" = 1'
3468
34
1
6
7
8
15432
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3
"
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9
519
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43
9
41
9
31
51
9
9
AS BUILT
AS BUILT
6/17/2013
RSV
STAMP
DATE:
DRAWN BY:
SHEET TITLE:
NORTH &
SOUTH WALL
INTERIOR
ELEVATION
$SSHQGL[%
Gas
Works
Building
280 Pismo Street,
San Luis OBispo,
California
prepared for
Terra Pacific Group
Incorporated
)25,//8675$7,9(385326(621/<
1 Add notes to remove only perimeter
slab & to remove chicken wire from walls.
Sept. 25, 2013.
As Built changes.10/6/2014.
Proposed interior reuse -
Historic Doors - N.T.S.
Photos, informational plaques o o aofoffofor ppppppplltt
etc to be displayed illustratingtouplppplplangggngngooo
the historical significance of anggigsigig oofof ofahh
the historic doors..ss.shhhhh
ATTACHMENT D
Page 184 of 291
WALL '1' (WEST WALL) INTERIOR ELEVATION & WEST WING WALL ELEVATIONS
SCALE: 1/2" = 1'
11
3
4
5
6
7
2
DE B AC
13
'
-
3
"
12
9
21
9
23
9
11
9
13
9
41
10
2004\GasWorks/GasWorksIntElevs2013.dwg Layout 10
SHEET TITLE:
SHEET #:
WEST WALL
INTERIOR
ELEVATION
$SSHQGL[%
prepared for
Terra Pacific Group
Incorporated
Gas
Works
Building
SEISMIC
RETROFIT
280 Pismo Street,
San Luis OBispo,
California
)25,//8675$7,9(
385326(621/<
Lunette Window N.T.S.
Proposed interior location
of Lunette window reuse
Photos, informational
plaques etc to be
displayed illustrating the
historical significance of
the lunette window.
ATTACHMENT D
Page 185 of 291
Page 186 of 291
SIDEWALK
P A C I F I C S T R E E T
H I G
U
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R
A
S
T
R
E
E
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W
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E
E
T
DRAIN INLET
ASPHALT PAVED ALLEY (PACIFIC ARCHER ALLEY)
SI
D
E
W
A
L
K
DRIVEWAY
DRIVEWAY SIDEWAL
ASPHALT
PARKING LOT
ASPHALT PAVED ALLEY (PACIFIC ARCHER ALLEY) ASPHALT SWALE
ASPHALT CURB/BERM
FLOW LINE
EDGE OF PAVEMENT
EDGE OF PAVEMENT
AN
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(E) CONCRETE CURB, GUTTER, SIDEWALK STREET PARKING
DISTRIBUTION POLE
TELEPHONE POLE
STOP
S
DR
I
V
E
W
A
Y
SIDE
W
A
L
K
GATE
GATE
5'
5'
5'
5'
5'
5'
5'
5'
3'
5'
5'
6'
6'
5'
5'
5'
5'
5'
5'
5'
OPEN EXCAVATION
OPEN EXCAVATION
OPEN EXCAVATION
OPEN EXCAVATION
SLOTTRENCHAREA
FORMER SLO-1 MGP SITE COMMERCIAL PROPERTY(PG&E OWNED) COMMERCIAL PROPERTY(PG&E OWNED)
MW-SLO1-4
OPEN EXCAVATION
C Curb " E C CurbGATE
FIGURE 3
OU-1 SITE PLAN SHOWING FINAL
EXCAVATION LIMITS
FORMER PG&E SUBSTATION
SAN LUIS OBISPO, CALIFORNIA
Environmental Engineering, Consulting, and Construction
Terra Pacific Group
P:\Drafting\Projects\PGE-1028\OU1 RACR ADD 2017t\003-PGE-1028-OU1 RACR ADD 2017-SitePlanExLimits-Fig3.dwg 12/5/2017 9:50:56 AM PST
EXPLANATION
MW-SLO1-4 EXISTING MONITORING WELL
APPROXIMATE PROPERTY LINE
EXISTING CHAIN LINK FENCE
GAS LINE
REFERENCE:
REMOVAL ACTION COMPLETION REPORT, PG&E FORMER ZONE 1
SUBSTATION, 251 PACIFIC STREET, SAN LUIS OBISPO, PREPARED
BY TERRA PACIFIC GROUP, JANUARY 29, 2015.
POWER/TELEPHONE POLE
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ATTACHMENT E
Page 188 of 291
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: REQUEST TO DESIGNATE THE PROPERTY AT 1110 BUCHON STREET
AS A MASTER LIST RESOURCE. THE PROPERTY CURRENTLY LISTED AS A
CONTRIBUTING RESOURCE IN THE CITY’S INVENTORY OF HISTORIC
RESOURCES.
BY: Eva Wynn, Planning Technician FROM: Brian Leveille, Principal Planner
Phone Number: (805) 781-7172 Phone Number: (805) 781-7166
Email: ewynn@slocity.org Email: bleveille@slocity.org
APPLICATION NUMBER(S): HIST-0504-2025
PROJECT ADDRESS(ES): 1110 Buchon Street
APPLICANT: Fitzgerald Kelly REPRESENTATIVE: James Papp, PhD
RECOMMENDATION
Make a recommendation to the City Council on the property’s qualification to be included
in the City’s Inventory of Historic Resources as a Master List Resource.
1.0 BACKGROUND
Fitzgerald Kelly, represented by James Papp, has requested that the property at 1110
Buchon Street be designated as a Master List Resource in the City’s Inventory of Historic
Resources, as The Hansen House. The applicant has provided an evaluation of the
property and its eligibility for Master listing (Historical Evaluation, Attachment A), prepared
by James Papp, PhD, Historian and Architectural Historian.
2.0 DISCUSSION
2.1 Site and Setting
The property is located on the northern side of Buchon Street, about 50 feet east of Santa
Rosa St in the Dallidet Addition Tract of the Old Town Historic District. The District was
created to encompass one of the oldest residential neighborhoods and most of the
development was done around the turn of the 20th century. The high concentration of 100-
year-old or older residences establishes the District’s predominant architectural and
visual character. The District has many examples of High Victorian architecture, including
several variations, such as Queen Anne, Italianate, Stick and Gothic Revival influences,
along with more modest structures with simpler styles including Neo-classic Row House,
Folk Victorian, and Craftsman Bungalow. Most of the houses in this district were designed
and constructed by the homes’ first occupants or by local builders and were influenced
by architectural pattern books of the time period (Historic Preservation Program
Guidelines § 5.2.1).
Meeting Date: 8/25/2025
Item Number: 4b
Time Estimate: 45 minutes
Page 189 of 291
Item 4b
HIST-0504-2025
Cultural Heritage Committee Report – August 25, 2025
2.2 Hansen House
The residence at 1110 Buchon was built in 1921 in the California Bungalow style and the
property is currently on the City’s Inventory of Historic Resources as a Contributing List
Resource (added in 1987 by City Council Resolution No. 6157). The City’s Historic File
(Attachment B) describes the property as
California Bungalow style with Craftsman
influences. Notable features include:
Medium pitched cross gabled roof with
composition shingles
Wood clapboard siding and shingle siding on
the upper part of front gable
Off center door with flat trim
Two sets of three double-hung windows with
flat trims, one set on the front of the house and one set on the recessed porch
Large overhang front gable with decorative brackets
Smaller side gable with brick chimney built in from ground to roof of gable
Open recessed front porch
Since the home was built in 1921, there have been minimal alterations that could
compromise the integrity of the resource, and even fewer alterations have occurred since
the property was designated as a Contributing Historic Resource. In 2015, a permit was
filed by the current owner for internal work and a new porch in the rear of the residence.
Permit plans indicate a secondary door that led to a bedroom f rom the porch was closed
off, although the door is not visible in any historic photos and is not included as a notable
feature in the historic evaluation in Attachment B. The City maintains a record of the
following building permits on the property:
Table 1: Property History/Permit Record (1110 Buchon)
Permit Number (BLDG) Year Description
L01984-1 1958 Remove 2 interior partitions
L00249-11 1962 Lengthen 2 windows
L01178-4 1965 Electrical permit, no description
L02179-4 1967 Brick veneer
2877 2015 Interior remodel (kitchen, bedroom window, replace
roof material) and new deck in the rear
3.0 EVALUATION
Pursuant to §14.01.060 of the City’s Historic Preservation Ordinance (HPO), the Cultural
Heritage Committee shall determine if the property meets eligibility criteria for listing and
make a recommendation to City Council, for final action on the application.
Figure 1 – 1110 Buchon St
(Courtesy of James Papp)
Page 190 of 291
Item 4b
HIST-0504-2025
Cultural Heritage Committee Report – August 25, 2025
To meet the Eligibility Criteria of a Listed Historic Resource, a building must exhibit a high
level of historic or architectural integrity, be at least 50 years old, and meet one or more
of the eligibility criteria described in §14.01.070 of the HPO. Those resources that
maintain their original or attained historic and architectural character and contribute either
by themselves or in conjunction with other structures to the unique or historic character
of a neighborhood, district, or to the City as a whole may be designated as a “Contributing
List Resource” (HPO §14.01.050). The property at 1110 Buchon Street is currently listed
as a Contributing Resource on the City’s Inventory of Historic Resources.
The most unique and important resources and properties in terms of age, architectural or
historical significance, rarity, or association with important persons or events in the City’s
past may be designated as “Master List Resources.” The applicant’s Historic Evaluation
prepared by James Papp, PhD (Attachment A) provides a description of the architectural
significance of the house and degree of integrity (beginning on pg. 64), in support of the
requested designation as a Master List Resource.
3.1 Architectural Criteria
The architectural styles prominent when the residence at 1110 Buchon St was developed
are described in the City’s Historic Context Statement (HCS 2014). In the early 20th
Century, “residential architecture began to shift from the Victorian -era styles imported
from the east and new regional styles began to emerge. In California, the most notable
new residential architecture was inspired by the Arts and Crafts movement and the
development of the California bungalow, which was a simple, garden -oriented house
uniquely suited for the climate and lifestyle of the region ” (Attachment C, pg. 80). The
California Bungalow style is closely associated with the Craftsman style of architecture,
both of which are represented at 1110 Buchon St. The subject property includes many
features of the Craftsman style and specific feature s associated with the California
Bungalow style that are extant on the property, as described in this report and Attachment
A. Character defining features of the Craftsman style are described in the Historic Context
Statement (see Attachment D) to include:
Horizontal massing
Low-pitched gabled roof
Widely overhanging eaves with exposed rafters, beams, or braces
Wood exterior wall cladding (shingle, shake, or clapboard)
Projecting partial-, full-width or wrap-around front porch
Heavy porch piers, often of river stone or masonry
Wood-frame casement or double-hung sash windows, often grouped in multiples
Widely-proportioned front doors, often with a beveled light
Wide window and door surrounds, often with extended lintels
Extensive use of natural materials (wood, brick or river stone)
Page 191 of 291
Item 4b
HIST-0504-2025
Cultural Heritage Committee Report – August 25, 2025
The Applicant’s Historic Evaluation (Attachment A) provides additional context to
distinguish the Hansen House’s architectural style of the California Bungalow from other
design influences in pages 15-29. The changes in architectural form that influenced the
California Bungalow style are described as:
lowering the Swiss chalet’s 2½- to 3½-story height to 1, sometimes 1½ stories,
rarely higher, for sunny but often tiny California lots
adding large and copious windows, including square bays and oriels, as well as
indoor-outdoor spaces in the form of porches and pergolas to take advantage of
the climate
minimizing fretwork, half-timbering, and other busy decoration that did not look
structural
using muscular elements, including wide door and window frames and square
posts
varying exterior wall surfaces with wide clapboard, rectangular shingle, brick, and
fieldstone—often varying materials from level to level or among different elements
opening up interior spaces, then paneling or wainscoting them, often with old -
fashioned built-in features such as bookcases, large fireplaces, and inglenooks
infusing Japanese influence through lowered roof pitch and extended rafters, often
with kaza-ana terminations; curved elements like faux kooryoo rainbow beams;
hari crossbeams; elements of Shinto torii in columns, capitals, and beams;
patterning of surfaces; and organization of space (Attachment A, 2025 pg. 18)
The Hansen House Historic Evaluation (Attachment A) asserts the residence qualifies for
Master Listing for its architectural significance and rarity due to its embodiment of the
California Bungalow’s full-width front-gable and asymmetric porch subtype. According to
the evaluation, the Hansen House is the best-preserved example of the Southern
California sub-type and is particularly unique for the design’s absence of Swiss and
Japanese influences (pg. 64).
As defined by San Luis Obispo’s Historic Preservation Program Guidelines, the
Hansen House is among “the most unique and important historic properties and
resources in terms of […] architectural […] significance [or] rarity” for its
embodiment of the California Bungalow’s full-width front-gable, asymmetric porch
subtype, being the finest articulation of this Southern California ur-form in the
district and the best preserved example in the city. It is simple in its structure and
plain and angular in its elements, much like Greene and Greene’s pioneering
“California House” from 1904 and the first press illustration of a California
Bungalow so designated, and as the type would be recognized, in the 1905 Los
Angeles Herald (both below). Like these, the Hansen house has an intentional
absence of overt Swiss [details] like the ogee knee brace or Japanese one s like
the kaza-ana terminus. It is substantial and artfully designed but minimalist in its
aesthetics. (Attachment A, pg. 64).
Page 192 of 291
Item 4b
HIST-0504-2025
Cultural Heritage Committee Report – August 25, 2025
Additional features and characteristics noted in the Hansen House Historic Evaluation
(Attachment A, pg. 65) include:
A dominant roof peak running front to back
A plain frieze dividing the street façade horizontally
Clapboard and rectangular shingle siding
Five knee braces with square ends (chamfered for softening) and plain shafts
Deep eaves and substantial bargeboard
Front and side gables pitched wide and low
Integrated asymmetrical front porch
One tapered square support column with a brick base
Triplet windows flush with the wall
The garage in the rear of the residence is included in the 1926 Sanborn Map book and
reflects the style and influences of the primary residence (Attachment A, pg. 67).
Based on the property’s current designation as a Contributing List Resource and on the
applicant’s Historic Evaluation, the subject property embodies distinctive characteristics
of California Bungalow style and thus already has been shown to satisfy the Architectural
Criteria for significance set forth in §14.01.070(A) of the Historic Preservation Ordinance.
3.2 Historic Criteria
Pages 4-9 of the Hansen House Historic Evaluation (Attachment A) provide a timeline of
events leading up to and following the development of the residence, including the original
permitting, transfers of ownership, and alterations made to the residence.
September 12, 1921. Hansen Nissen Hansen applies for a permit for a 28’ by 42’ five -
room frame and plaster house, part lots 3 and 4, block 201 (1110 Buchon Street),
estimated cost $2,500 (San Luis Obispo Building Permits Collection, Spec ial Collections
and Archives, Cal Poly San Luis Obispo). (Attachment A, pg. 5)
The Historic Evaluation also provides context for immigration patterns in the late 19th and
early 20th centuries as it relates to the development of the Dallidet Tract and the Hansen
family (Attachment A, 10-11). It is further noted in the Historic Evaluation, that the
significance of the Hansen House is provided for in its architectural style and integrity,
rather than its association with notable historical events or persons (Attachment A, pg.
68).
3.3 Integrity
The Historic Evaluation discusses the integrity of the resource in terms of setting, design,
workmanship, materials, feeling, and association. Based on a comparison of the 1926
Sanborn Map and Google Satellite images, the Hansen House and garage retains th eir
original locations and configurations at 1110 Buchon Street (Attachment A, pg. 69). The
location and configuration were also observed by Staff to be consistent with the 1926
Sanborn Map at an on-site inspection of the residence.
Page 193 of 291
Item 4b
HIST-0504-2025
Cultural Heritage Committee Report – August 25, 2025
The lack of significant alterations to the residence footprint and historic characteristics
indicate a high degree of integrity. Minor modifications have been made to the residence
since it was designated as a Contributing Resource on the City’s Inventory. The Historic
Evaluation notes only two details on the street façade have been altered, both of which
could be reversed if they are determined integral to the residence’s historic or
architectural significance.
1. The plain frieze has been extended continuously across the façade, having been
previously notched along the right-hand half… it is reversible, but there is currently
no indication that it should be reversed.
2. A falsely historicist tapering has been laminated to the porch’s apparently original
square corner porch column in an overt hashira reference that does not seem to
have been intended in the original design…This change is reversible and, minor
though it seems, would ideally be reversed to restore the bungalow’s original
aesthetic. (Attachment A, pg. 71-72)
The Historic Evaluation asserts the clapboard and shingle siding materials, window
frames, door frames, bargeboards, beam ends, knee braces, and rafter tails all appear to
be original. The front and rear doors are not original; the front door was replaced by
previous owners with a diamond-pane door that was common among older homes in the
City. Original wood shingle roofing has also been replaced (Attachment A, pg. 72). City
records (Attachment B) indicate that the original roof materials were replaced with
composition shingle material prior to listing in 1987.
Based on the property’s current designation as a Contributing List Resource and on the
applicant’s Historic Evaluation, the subject property appears to retain sufficient Historic
Resource Integrity set forth in §14.01.070(C) to convey the significance of the resource
under its current designation and if found eligible for Master Listing based on architectural
criteria.
3.4 Conclusion
The property’s current designation as a Contributing List Resource as well as the
applicant’s Historical Evaluation demonstrates that the property satisfies Evaluation
Criteria for Historic Resources as described in §14.01.070 of the City’s Historic
Preservation Ordinance. The Historic Evaluation Report recommends the property’s
inclusion in the Master List Inventory based on its rarity as an example of the minimalist
California Bungalow Style with an absence of Swiss and Japanese influenced details,
and its unusually high degree of integrity. The Committee should make a recommendation
on whether, as described in the Historical Evaluation provided with the application, the
property qualifies for the Master List of Historic Resources as one of the most un ique and
important resources in the City.
Page 194 of 291
Item 4b
HIST-0504-2025
Cultural Heritage Committee Report – August 25, 2025
4.0 ENVIRONMENTAL REVIEW
This project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA). Inclusion of the subject property on the Master List of the City’s
Inventory of Historic Resources does not have the potential for causing a significant effect
on the environment and so is covered by the general rule described in §15061(b)(3) of
the CEQA Guidelines.
5.0 ACTION ALTERNATIVES
1. Make a recommendation to City Council on the property’s qualification to be
included in the City’s Inventory of Historic Resources as a Master List Resource,
noting the elements of the property which satisfy Evaluation Criteria to a degree
warranting such designation, as being among the most unique and important
resources and properties in terms of age, architectural or historical significance,
rarity, or association with important persons or events in the City’s past.
2. Continue consideration of the request with direction to the applicant and staff on
pertinent issues.
3. Recommend to the City Council that the property should not be designated as a
Master List resource in the City’s Inventory of Historic Resources, based on the
finding that the property does not satisfy Evaluation Criteria for a Master List
Historic Resource.
6.0 ATTACHMENTS
A - Hansen House Historic Evaluation/Master List Application
B - 1110 Buchon Historic Resource Inventory File
C - Early 20th Century Development (Excerpt from HCS, 2014)
D - Craftsman Architectural Style (Excerpt from HCS, 2014)
Page 195 of 291
Page 196 of 291
1
Master List Application
Hans Nissen and Lena Peterson Hansen House
1110 Buchon Street
I. Summary Conclusion
The house built by Hans and Lena Hansen at 1110 Buchon Street in 1921 is a California
Bungalow, the Golden State’s iconic contribution to suburban architecture, which spread
throughout North America, Australia, and New Zealand in the early twentieth century. Its
genesis in California has been obscured by its inexplicable rebranding in the 1980s and
1990s as the “Craftsman Bungalow,” a term almost never used contemporaneously.
Bungalows—created in their eponymous location of Bengal for European traders in the
seventeenth century—migrated to America through California in the early 1870s. At the
turn of the century, architects Bernard Maybeck in Berkeley, Frank Delos Wolfe and
Charles McKenzie in San Jose, and Charles and Henry Greene in Pasadena adapted the
• asymmetric footprints of Colonial Bungalows
• rustic features and broad, low profile of the Swiss chalet
• indoor-outdoor spaces appropriate to California’s mild climate; and
• cost- and labor-saving advantages of single-story, open-plan living.
into an architectural expression of the California lifestyle soon to be exported to suburbs as
far-flung as Montreal, Miami, and Wallaroo.
When the Old Town Historic District was conceived as Conservation District #1 in San Luis
Obispo’s 1979 Historical and Architectural Conservation Element , the California Bungalow
—with regional pride—was the sole architectural style referenced in the district’s
definition.
Attachment A - Hansen House Historic Evaluation
Page 197 of 291
2
Subsequently—perhaps from
a misconception of historic
districts that the older, taller,
and more elaborate, the
better—the Historic
Preservation Program
Guidelines redefined the Old
Town District’s “predominate
architectural features” as
“two- and rarely three-story
houses” and “High Victorian
architecture,” despite the fact
that of the more than 300
Master and Contributing List
houses in the district
1908 postcard: California Bungalow Inn of Dallas, Texas
• 95 percent are 1- and 1½-story bungalows and cottages
• 92 percent were built in the twentieth century as the new rather than old town
Fully 41 percent of the listed buildings are Colonial Bungalows and California Bungalows:
the core of its resources. Yet perhaps because of the district’s misdescription as old, tall,
and “High Victorian” (never a technically accepted term), relatively few of its Colonial
Bungalows and almost none of its California Bungalows have been Master Listed.
To support the city’s move to update the Historic Resources Survey, this report analyzes
the Old Town Historic District biases as the historiographic context of the Hansen House .
The Hansen House is the California Bungalow subtype characterized by a full-width street-
facing chalet gable and asymmetric integrated porch—the California Bungalow’s Southern
California ur-form as developed by Charles and Henry Greene in Pasadena. It articulates a
minimalist decorative aesthetic appropriate to its simple form . It also has an extraordinary
degree of integrity to communicate this significance, a rare listed building with no
horizontal or vertical additions and located within a unique block-long collection of 21
listed bungalows, including 13 Colonial Bungalows and 7 California Bungalows.
The Hansen House’s subtype is not represented elsewhere in San Luis Obispo’s Master List
except by the Anholm House, whose profoundly flawed integrity of design, workmanship,
and materials—as a result of both substantial loss and substantial expansion—negates its
ability to communicate its significance.
The Hans and Lena Hansen House qualifies for the Master List’s standard of “the most
unique and important historic properties and resources in terms of […] architectural […]
significance [or] rarity,” and its combination of significance and integrity make it a key Old
Town Historic District resource for the city’s highest designation of preservation.
Submitted 24 June 2025 on behalf of Fitzgerald Kelly by
James Papp, PhD | Historian and Architectural Historian, City and County of San Luis Obispo
964 Chorro Street, San Luis Obispo, CA 93401
805-470 -0983 | papp.architectural.history@gmail.com
Page 198 of 291
3
Contents
I. Summary Conclusion 1
II. Chronology 4
III. Historical Context: Immigrants in San Luis Obispo County 10
Danish Immigration to the Central Coast 10
The Dallidet Addition 11
IV. Architectural Historical Context: The California Bungalow 15
Bungalow origins 15
The California Bungalow 18
Dissemination of the California Bungalow 24
Terminology: California Bungalow versus Craftsman Bungalow 25
V. Historiographic Context: Creation and Revision of the Old Town Historic District 30
Possible origin of the Master/Contributing dichotomy 31
The Old Town Historic District’s origin 35
The district’s misnaming 35
The Historic Preservation Program Guidelines’ arbitrary revision of the district’s
period of significance 38
The Guidelines’ misdescription of the district’s “Architectural Character” 38
The Guidelines’ misdescription of “Predominant architectural features” 45
Old Town Historic District architectural types 46
VI. The Hansen House in the Universe of San Luis Obispo Listed California Bungalows 47
Master List California Bungalows throughout San Luis Obispo 47
Original Master List in the Old Town Historic District: Vollmer, Patton,
Nuss, Crossett, City Kindergarten, Adriance Court
Original list outside of a historic district: Faulkner, Parsons
Added by application of owners 1996 –2012: Dunlap, Burch, Anholm,
Kelly, Dart, and Lyman
Contributing List California Bungalows in the Old Town Historic District 60
VII. Significance of the Hansen House 64
VIII. Period of Significance 68
IX. Integrity 69
X. Conclusion 74
Page 199 of 291
4
II. Chronology of the Hansen House, 1110 Buchon
Hansen Era: 1921–1937
1846 Hans Nissen Hansen, an ethnic Dane, is born in the Duchy of Schleswig.
1856 Lena Peterson (or Petersen) is born in California of ethnic Danish parents
from the Duchy of Schleswig, not long after the settlement of the First
Schleswig War (1848–1851) in 1852.
1866 Austria’s loss in the Austro -Prussian War puts the Duchy of Schleswig under
the control of Prussia, which promises but never administers a plebiscite.
1867/1868 Hans Hansen immigrates to the United States soon after the Duchy of
Schleswig has come under the control of Prussia. (The 1867 date is given by
his San Luis Obispo Daily Telegram obituary [“Hans Hansen Passes Away,” 25
Jan. 1930, p. 1], the 1868 date in the 1910 and 19 20 US Census.)
1877 Hans Hansen is naturalized as a citizen of the United States (US Census,
1920, San Luis Obispo City, Supervisor’s District 7, Enumeration District 50,
sheet 4A).
1877 Lena Peterson marries Hans Nissen Hansen in Monterey County (Monterey
County marriage records).
1880 The Hansens arrive in San Luis Obispo County and begin ranching in the
Santa Margarita area, according to Hans’s obituary (“Hans Hansen Passes
Away”), or in 1889, according to Lena’s obituary (“Aged Woman Dies
Monday,” Telegram, 7 July 1926, p. 5). According to their son Nelson’s
obituary, he was born in San Luis Obispo County in 1882 (“SLO Native Called
by Death,” Telegram, 22 Jan. 1945, p. 1). Likely the Hansens moved to San
Luis Obispo County in 1880, removed to Chualar in Monterey County in the
late 1880s, and returned in the early 1890s.
1882 Nelson Nissen Hansen is born to Lena Hansen.
1889 John Hansen is born to Lena Hansen at Chualar, southeast of Salinas,
Monterey County (“Born,” Salinas Daily Journal, 4 Nov. 1889, p. 3).
1891 Aug. 30 The San Luis Obispo Tribune notes Hans Hansen of Chualar staying at the
Laughery House (“Hotel Arrivals,” p. 4).
1910 Hans and Lena Hansen and their 27 - and 23-year-old sons Nelson and John
and 21-year-old daughter Carrie (Caroline) are living on their own dairy
farm, owned free of mortgage, on the Chorro Road in the Morro Township
(US Census, 1910, Morro Township, Supervisor’s District 5, Enumeration
District 35, sheet 5A).
1913/1914 Hans and Lena Hansen move from their Chorro Valley ranch to San Luis in
1913, according to Hans’ obituary (“Hans Hansen Passes Away”) or 1914,
according to Lena’s obituary (“Aged Woman Dies Monday”).
1920 Hans and Lena Hansen and daughter Caroline (a music teacher) are renting
at 1190 Buchon Street (US Census 1920).
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1921 Sep. 12 Hansen Nissen Hansen applies for a permit for a 28’ by 42’ five-room frame
and plaster house, part lots 3 and 4, block 201 (1110 Buchon Street),
estimated cost $2,500 (San Luis Obispo Building Permits Collection, Special
Collections and Archives, Cal Poly San Luis Obispo).
1926 July 5 Lena Hansen dies aged 69 (“Aged Woman Dies Monday”).
1930 Jan. 25 Hans Hansen dies aged 83. The funeral service is held at 1110 Buchon,
where Hans has been living with his daughter Carrie.
1930 Apr. 8 Carrie Hansen, 35, no occupation, is listed as the owner of 1110 Buchon,
worth $5,000, with 23-year-old Mabel G. Anderson, bank bookkeeper, as a
roomer (US Census, 1930, San Luis Obispo City, Enumeration District 40 -27,
sheet 11A).
Apr. 9 Nelson Hansen is farming on a rented ranch on Morro Road (US Census,
1930, Morro Township, Supervisor’s District 13, Enumeration District 40 -
10, sheet 21B).
From April 30 to May 23 in the Telegram, two rooms and a bath and
“desirable rooms for ladies” are offered for rent at 1110 Buchon.
1935 Nov. 18 Vernon Newton, a patient at San Luis Sanitarium, is living at 1110 Buchon
(Personal Paragraphs, Telegram, p. 4).
1937 Carrie Hansen, unmarried, deeds 1110 Buchon to Rena Nichols, widow
(Public Records, Telegram, 21 Jan. 1937, p. 6).
Nichols Era: 1937–1950s
1891 Mar 26 Rena Katherine McCann is born in California to Irish parents (US Census,
1910, part Assembly District 31, San Francisco, Supervisor’s District 4,
Enumeration District sheet 30, sheet 4A; Social Security Numerical
Identification Files).
1887 Newton James Nichols is born in California to California-born parents (US
Census, 1910, Gilroy Township, Supervisor’s District 5, Enumeration District
sheet 74, sheet 24A; California Death Index, 1905–1939)
1910 Rena McCann is working as a domestic and living with 13 other lodgers and
a family of 5 at 284 Missouri Street in Potrero Hill, San Francisco (US
Census, 1910).
Newton J. Nichols, a locomotive fireman, is living in a lodging house in Gilroy
(US Census, 1910).
1911 May 7 Newton James Nichols and Rena Katherine McCann are married in San
Francisco, of which they are both described as residents (marriage license
No. L-4207).
1912 Oct. 14 Their daughter Evelyn Catherine Nichols is born.
1914 July 25 Their daughter Laura Nichols is born in San Luis Obispo (Social Security
Numerical Identification Files).
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1918 Sep. 11 Newton Nichols’ draft card identifies him as an SP locomotive fireman living
with his wife at 1533 Osos (a Colonial Bungalow a block from 1110 Buchon
and still extant).
1929 Franklin E. “Frank” Abbott is “in charge” of the Poly orchestra in a grand
march (“Many Present at Party When Five Churches Unite in Social,”
Telegram, 19 Oct. 1929, p. 3).
1930 Feb. 24 Newton Nichols is the engineer for a special train of three Pullmans and
dining, club, and baggage cars departing Los Angeles at 11:50 pm and with
former President and Mrs. Calvin Coolidge, Mr. and Mrs. Louis B. Mayer,
William Randolph Hearst, and entourage for a visit to Hearst Castle. At 6:45
am on the 25th, the train sidetracks at Hathway Avenue. Despite the banner
headline “San Luis Obispo Greets Ex -President Coolidge,” the visit is kept
secret till after the party departs by automobiles fo r Hearst Castle
(Telegram, 25 Feb. 1930, p. 1).
Apr. 12 Frank Abbott, 21, is living with his mother, a theater organist, and younger
brother, an oil company fireman, in Avila, with no occupation (US Census,
1930, Arroyo Grande Township, Enumeration Dirstrict 40 -2, sheet 12A).
May 2 Laura Nichols and Frank Abbott play together in the San Luis Obispo High
School Orchestra (“Edna Center in Big Meet,” Telegram, 2 May 1930, p. 2).
1931 Frank Abbott is working with the surveyors on highway construction
between San Simeon and Carmel (Pismo Times: Avila News Items, Notes, and
Comments, 27 Feb., p. 7; Lela Davis, Avila News, 8 May, p. 3).
1932 Oct. 19 Stanley Abbott is born. Frank and Laura Abbott are living at her parents ’
house at 1533 Osos (About Town, Telegram, 21 Oct. 1932, p. 8).
1933–1935 Reference is made to “Frank Abbott and his orchestra” (Telegram: “Dinner
and Program Enjoyed by CDA,” 24 June, 1933, p. 7; “Dancing Party Given
Honoring Popular Couple,” 18 feb. 1935, p. 3).
1936 Oct. 6 Southern Pacific engineer Newton James Nichols dies at age 50 at the SP’s
San Francisco hospital after being taken ill in his cab at San Jose, leaving
Rena Nichols a widow. According to the Telegram, Newton Nichols has been
with the SP for over 30 years and resident in San Luis for 26 (“Friends
Mourn Death of SP Veteran,” 6 Oct. 1936, p. 2).
Oct. 31 Decree of divorce of Laura Abbott is announced (Personal Paragraphs,
Telegram, p. 6).
Dec. 2 Frank Abbott dies three days after striking his head on a beam above the
piano he is employed to play at a café on the San Pedro waterfront,
according to a lawsuit filed by his mother on behalf of herself and his son
(“Frank Abbott Passes Away in S outhland,” Telegram, 9 Dec. 1936, p. 3; “Café
Operators Here Sued in Piano Player’s Death,” News-Pilot, 2 Dec. 1937, p. 7).
1937 In January Rena Nichols buys 1110 Buchon from Carrie Hansen; in March
she is assigned the whole estate of Newton Nichols, covering lot 8, block 170
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in the Dallidet Addition, that is, the house at 1533 Osos (Public Records:
Miscellaneous, Telegram, 12 Mar. 1937, p. 2).
1938–1954 Mrs. Rena Nichols is documented living at 1110 Buchon (1938 City
Directory; Telegram: “‘Save a Life’ Knives Added in Drive Here,” 11 Jan.
1943, p. 8; “Marriage Licenses,” 21 July 1954, p. 2).
1938–1955 Mrs. Laura Nichols Abbott, Rena Nichols’ daughter, is documented living at
1110 Buchon (1938 City Directory; Telegram: “Committee Nets $3,200 in
Drive,” 17 Mar. 1941, p. 1; “Miss Kirchner Makes Nuptial Vows with Stanley
Abbott,” 7 July 1955, p. 6).
1940 1110 Buchon houses Rena Nichols, head, a widow, age 50; daughter Evelyn,
single, 27, secretary, oil company; daughter Laura Abbott, widow, 25,
secretary, insurance adjustor; and Laura’s son Stanley, 7 (US Census, 1940,
Caifornia, San Luis Obispo City, Enumeration District 40 -26, sheet 7B).
1940–1941 Marie Bell Abbott, Frank Abbott’s mother, who has been working for several
years as the WPA recreational director for the Avila district, goes missing in
early 1940, wanted on an arson charge by the San Luis Obispo County
sheriff and Los Angeles officers (“Mystery Shrouds Disappearance of Avila
Woman,” Telegram-Tribune, 19 Feb. 1941, p. 6). The body of a 5’7”, 250 -
pound woman that washed ashore near Santa Monica on 31 January 1941 is
identified as Marie Abbott by Helen Roberts of National City, wh o claims to
be a friend. Police receive a telegram from Forrest Abbott, Marie’s surviving
son, in Bridgeport, CT, who says that a friend of his has viewed the body and
that it is not his mother. Helen Roberts is found in a Los Angeles
psychopathic ward, and Marie Abbott is put back on the wanted list.
1950 1110 Buchon houses Laura N. Abbott, 35, head, a private secretary in oil
production; son Stanley W. Abbott, 17; and mother Rena Nichols, 58 (US
Census, 1950, California, San Luis Obispo City, Enumeration District 40 -62,
sheet 15).
1955 Marie Bell Abbott dies in Oceano without having been mentioned in the
press since her disappearance and supposed death and misidentification
(“Mrs. Marie Abbott of Oceano Passes,” Arroyo Grande Valley Herald-
Recorder, 14 Oct. 1955, p. 7).
1957 Mr. and Mrs. Everett N. Hunter (the former a student) are living at 1110
Buchon, and neither Rena Nichols nor Laura nor Stanley Abbott is listed in
the county (1957 City Directory, “Thirty-Four Babies Arrive in County; Stork
Is Tired,” Telegram, 18 Sep. 1957, p. 6).
1981 July 19 Rena Nichols Wallace dies and is buried in Goleta Cemetery.
1998 May 24 Laura Nichols Abbott dies and is buried in Goleta Cemetery.
Maxwell Era: 1958–2014
1921 Nov. 18 Otis Mark Maxwell is born in Morton, Mississippi, forty miles east of Jackson.
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1930 Apr. 19 Otis Mark Maxwell (then known as Mark H. Maxwell) is living with his father
(an unemployed house carpenter), mother, and four brothers in Meehan,
Mississippi, near the Alabama border (US Census, 1930, Mississippi,
Lauderdale County, Beat 4, Enumeration District 38-25, sheet 11A).
1942 Feb. 15 Twenty-year-old Otis Maxwell of Morro Bay, 6’2”, red-haired, gray-eyed, and
employed at Camp San Luis, registers for the draft (Registration Card,
Selective Service). He appears to be living with his older brother John C.
Maxwell, Jr. In 1940 John C. Maxwell had been assistant manager of the
grocery store at the Morro Bay CCC camp (US Census. 1940, Morro Bay
Township, Enumeration District 40 -12, sheet 16B).
Sep. Otis Maxwell enlists in the US Navy as an apprentice seaman (“Naval
Enlistments Reach Record Total in County,” Telegram-Tribune, 2 Oct. 1942,
p. 1).
1946 Navy veteran Otis Maxwell has returned to Camp San Luis as one of its six
hundred civilian employees (“Veterans Tell Why They Like SLO,” Telegram,
17 Apr. 1946, pp. 1 and 10).
Otis Maxwell, working as construction labor in building houses and roads, is
one of three lodgers at 530 Buchon (US Census, 1950, Enumeration District
40-50, sheet 2).
1958–1977 Otis Maxwell, foreman at Madonna Construction, and Julia M. Maxwell are
living at 1110 Buchon (City Directories).
1963 Otis and Julia Maxwell apply for a permit to lengthen two windows at 1110
Buchon (“Permit for Duplex Tops San Luis Obispo List,” Telegram-Tribune,
23 Mar. 1963, p. 5).
Otis Maxwell directs the men’s chorus for a surprise fête of almost three
hundred employees for Alex Madonna (“Surprise Fête Honors Boss,”
Telegram-Tribune, 21 Oct. 1963, p. 4).
1967 Otis Maxwell, as owner-contractor, receives a permit for brick veneer, $100
(“Building Permits,” Telegram-Tribune, 12 May 1967, p. 5)
1979–1981 Otis Maxwell, retired, and Julia Maxwell are living at 1110 Buchon (City
Directories).
1981 Julia Maxwell dies in San Luis Obispo (“Card of Thanks” [advertisement],
Telegram-Tribune, 14 Feb. 1981, p. 5).
1984 June 21 Otis Maxwell marries LaVerne Boktin in Reno, Nevada (Nevada Marriage
Index, 1956–2005)
1983–1989 Otis and LaVerne George Boktin Maxwell, both retired, are living at 1110
Buchon (City Directories).
2010 Oct. 8 LaVerne Maxwell dies aged 90 (“LaVerne Boktin Maxwell,” Tribune, 13 Oct.
2010, p. B2).
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9
2014 May 5 Otis Maxwell dies aged 92 in San Luis Obispo (GenealogyBank Obituaries,
Births, and Marriages, United States, 1980-2014, familysearch.org, accessed
9 Oct. 2024).
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10
III. Historic Context: Immigrants in San Luis Obispo County
The difficulty with following Hans Nissen Hansen’s activities is that he was not the only
Hans Hansen—or even the only Hans N. Hansen, or even the only Hans Hansen or Hans
Hanson born in 1846—in San Luis Obispo County.
What were so many Danes doing here? They left Northern Schleswig (now Southern
Jutland) because of two wars from 1848 to 1864 and subsequent Prussian oppression. But
though Hans Hansen and his wife Lena Peterson Hansen were in California because of
historical forces, there is nothing to suggest that Hans or Lena were historically significant
figures themselves, such as leaders of their profession. They were dairy farmers who stuck
to their business in Santa Margarita, Chualar , and the Chorro Valley till they retired to the
City of San Luis Obispo in 1913 or 1914 . In 1921 they built the house at 1110 Buchon that
is the subject of this application for its embodiment of the California Bungalow.
Unlike fellow Danish Schleswigers Chris and George Anholm, the Hansens did not have a
farm close enough to San Luis to turn into a suburban bungalow tract . They were
prosperous enough, however, to build a single suburban bungalow.
Danish immigration to the Central Coast Hans Nissen Hansen, an ethnic Dane who
immigrated to the United States from Germany in his early twenties, appears to have been
born in 1846 in Northern Schleswig in the disputed Duchies of Schleswig and Holstein.
The British prime minister Lord Palmerston famously observed of the “Schleswig -Holstein
question” that vexed Europe in the mid-nineteenth century that only three people had ever
understood it: “the Prince Consort, who is dead; a German professor, who went mad; and
myself, who have forgotten all about it.”
The dispute arose from the two traditionally conjoined duchies belonging to the Danish
royal branch of the Oldenburg dynasty and located between Denmark and Germany.
Schleswig remained outside the Holy Roman Empire and was partially Danish speaking;
Holstein remained inside and was largely German speaking. In the mid-nineteenth century,
with Frederick VII of Denmark having no issue, the duchies’ future owner was in doubt,
against the background of rising nationalism, popular revolutions, and the maneuvering of
imperial powers.
An uprising by German-speaking Schleswigers and Holsteiners in 1848 —started by a
German-oriented claimant to the duchies from the Schleswig -Holstein-Sonderburg-
Augustenburg branch of the Oldenburgs—sparked the First Schleswig War, which
continued until 1851 and drew in troops from both the Kingdom of Denmark on one side
and the Prussian and Hanoverian kingdoms and Saxon duchies of the German
Confederation on the other. It also attracted the interfere nce of the Russian tsar and
concluded with a peace conference in London. Schleswig and Holstein remained the
possession of the Danish crown but with a semi-autonomous status.
A Danish attempt to integrate Schleswig, the death of Frederick VII in 1863, and the
question of whether the Duchies of Schleswig and Holstein should go to Prince Christian of
Schleswig-Holstein-Sonderburg-Glücksburg, who had inherited the Danish throne, or
Frederick, Duke of Schleswig-Holstein-Sonderburg-Augustenburg, a Prussian puppet,
resulted in the German Confederation’s invasion of Holstein and a subsequent incursion by
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11
Prussia and Austria into Schleswig in 1864. Schleswig -Holstein came under joint Prussian
and Austrian administration until Austria lost the Austro -Prussian War of 1866, when
Prussia became the sole authority.
A promised plebiscite for the region was indefinitely postponed. Rights for ethnic Danes to
live in Denmark without ceding land in Schleswig were rescinded. With neither Danish nor
Prussian citizenship available, and Prussian persecution, expulsion, and mi litary service in
force, many Schleswig Danes left for America. A number of them—including Hans Nissen
Hansen and the Anholm brothers—ended up in San Luis Obispo County to build its growing
dairy industry.
In the 1860s and ’70s, dairy was replacing the Central Coast’s drought -battered ranching
industry. Cattle, raised for tallow and hides during the Spanish and Mexican eras and meat
during the California Gold Rush and after, traditionally wandered for most of the year in the
wildernesses of local ranchos and public land. When the rains failed, which happened
repeatedly in the 1860s, cattle were wiped out. In contrast, dairy herds were kept close to
food and water for twice-daily milkings.
Lena Peterson Hansen’s parents, from her 1856 California birthdate, likely came to the
state during or soon after the First Schleswig War. Hans Nissen Hansen immigrated to
California soon after the Second Schleswig War.
Schleswig was finally granted its plebiscite in 1920 after Germany’s defeat in World War I.
The result was that Northern Schleswig became South Jutland and part of Denmark —hence
the change from “Ger-Danish” for the birth nationality of Hans Hansen and his wife’s
parents in the 1910 US Census to “Danish” in the 1920 census. Some S chleswigers,
suddenly South Jutlanders, returned permanently from San Luis Obispo County to
Denmark, some for a visit only, now that there was no risk of Prussian arrest for once
having evaded military service. The Hansens, however, appear to have stayed put in San
Luis until their deaths, and there is no record they ever visited the old country.
The Dallidet Addition The Hansen House is part of the Dallidet Addition, another
product of immigrants, this time from France and Mexican-administered New Mexico.
Pierre Hypolite Dallidet, Sr.—generally referred to as Hypolite in his lifetime—built up his
fortune through possible success in the California gold fields, where he went after French
military service in Tahiti; a certainly advantageous marriage into a land grant family in San
Luis Obispo; subsequent viticulture in town; and real estate investment in town and the
surrounding countryside (his earliest recorded deed in the county is agricultural land at
the far end of the Chorro Valley).
Dallidet was born in 1823 at Paizay-le-Tort near Melle, about fifty miles from the west
coast of France, an area whose primary industry in the nineteenth century was
winegrowing. His father was a carpenter , as well as a farmer. Dallidet joined the French
army at 20; at 23, he was sent to Polynesia, where he served as a carpenter until 27.
He arrived in San Francisco from Tahiti in 1851 at the height of the California Gold Rush
and spent the next two years prospecting at Hangtown (now Placerville), where he either
“made a clean-up” and came south “looking for a good vineyard location” (“Monday Club’s
Pageant of Nations,” Morning Tribune, 31 Mar. 1934, p. 4, presumably sourced from
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12
Monday Club member Rosa Dallidet) or became “disgusted” and set off for Mexico (Cecilia
Jensen, “Pioneer Charm Lingers in Old Dallidet Adobe,” Telegram-Tribune, 6 Nov. 1947, p. 1,
with his youngest son Paul Dallidet as its explicit source).
In either case, he came to San Luis Obispo in
1853—shortly after a cholera epidemic had
driven and wiped out the town’s hundreds of
Chumash and other Indian inhabitants but
largely spared the few Californios, Yankees,
and Europeans (Samuel Pollard, “1852: How
San Luis Obispo Had the Cholera and Buried
the Victims,” Tribune, 31 Aug. 1892, p. 2). It
was also the year San Luis made the front
page banner of the nascent New York Times
for recapturing an escaping accused bandit
and immediately hanging him from a joist in
the mission (“Exciting Scene in San Luis
Obispo—Another Outlaw Hung,” 29 Nov.
1853, p. 1). Three associates—suspected of
murder near San Miguel but convicted of
horse-stealing in San Luis by a Los Angeles
vigilante trial—were hanged on Avila Beach
when they arrived by mail steamer; a fifth
was shot dead in pursuit (“From San Luis
Obispo: Great Excitement—The Execution,”
Alta California, 16 Oct. 1853).
Hypolite Dallidet, Sr. in his later years
Two years later, Hypolite Dallidet wed the seventeen-year-old (according to their mission
marriage record) Asencion Zalazar. They had eight children over the next sixteen years, till
Asencion died of complications of the last birth.
He appears to have been the “vandalic
Frenchman” accused of cutting down 50 -foot
olive trees that were shading his vines in the
old Mission Vineyard in the late 1850s
(“Letter from San Luis Obispo,” Daily Alta
California, 22 Aug. 1868).
He obtained the land for his own vineyard and suburban housing tract from the family of
his wife, the Zalazars, who received it in turn from Asencion’s mother, Dolores Marques,
whose father Miguel received the land grant in 1845, shortly before the Bear Flag
Rebellion. In 1859 or 1860, according to family recollection, Dallidet built his own adobe
just east of what would become Pacific and Santa Rosa, near the Zalazar Adobe, which was
razed in 1956, just as the Dallidet Adobe was being saved (Louisiana Clay ton Dart, “Dallidet
Adobe Is Laden with History,” Telegram-Tribune, 13 June 1959, p. 3).
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The Dallidet vineyard (unsubdivided) and Dallidet Addition at lower left in C. W. Henderson’s
1894 Sketch Map of the City of San Luis Obispo, Cal. The vineyard is bounded by Marsh Street
at northwest, Santa Rosa and Toro Streets running northwest to southeast, and Leff at
southeast. Buchon street transects it. The lot of the future Hansen House would be on the
north side of Buchon just to the east of Santa Rosa. The ell to the southwest was sold off as lots
of the Dallidet Addition as early as 1877 (“Real Estate Transactions,” San Luis Obispo Tribune,
22 Dec. 1877, p. 8).
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14
Dallidet’s eldest son, Pierre Hypolite, Jr., threatened the family’s fortune in the 1890s
through unsuccessful real estate speculation . On 18 March 1897, while leaving the Dallidet
Adobe after a family quarrel, Hypolite, Jr. was shot twice in the back from the veranda by
one of his younger brothers, John (“A Dreadful Crime Committed,” Tribune, 19 Mar. 1897, p.
3). John was acquitted, surprisingly, on a plea of self-defense but almost immediately
emigrated to Mexico.
With some lots already sold off, in the early twentieth century the remainder of the
vineyard was subdivided and marketed nostalgically as La Vina Tract (never printed with a
tilde, as in Viña), but the family did not profit, as by then Hypolite Dallidet, Sr. had lost
control of the land to the Commercial Bank, which sold it to a syndicate led by Mark Elberg,
a director of the Union National Bank (“La Vina Homestead Tract Sold,” Tribune, 7 Jan.
1905, p. 4). Hypolite, Sr. died in 1909 at the age of eighty-five (“Births, Deaths, and
Marriages,” Telegram, 17 May 1909, p. 8), and the Dallidet family continued to occupy the
Dallidet Adobe and Garden till youngest son Paul Dallidet’s death in 1958, the ninety-eighth
or ninety-ninth year since the adobe’s construction . For the previous five years, however,
the property had been owned by the County Historical Society , which was supporting Paul
and paying the taxes with the goal of saving the adobe and garden .
Hans and Lena Hansen’s lot at 1110 Buchon was part of the Dallidet vineyard between
Santa Rosa and Toro Streets. Their house in 1921 became part of a block-long collection of
13 Colonial Bungalows built between 1901 and 1910 and 6 California Bungalows built
between 1910 and 1926, which —with 1 nondescript bungalow—were all Contributing
Listed in 1987.
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15
IV. Architectural Historical Context: The California Bungalow
Bungalow origins The word bungalow derives from “late-seventeenth-century Hindi
baṅglā, ‘belonging to Bengal,’ from a type of cottage built for early European settlers in
Bengal” (New Oxford American Dictionary). The Oxford English Dictionary records the first
English use in an India Office MS. of 1676. As a feature of Indian architecture, the bungalow
was introduced to American newspaper readers by the late eighteenth century (“From the
Asiatic Mirror, Calcutta, November 26, 1794,” Gazette of the United States, 25 Jan. 1796, p. 2)
and to California papers from the 1850s (“A Predicament!,” Nevada Journal, 27 Dec. 1851, p.
1), sometimes accompanied by an explanation of its low, light, and airy construction but
usually without. Japanese houses were also described as bungalows in American papers.
On 10 November 1875, the intriguing item at
right appeared in the Santa Barbara Daily
News with no further explanation
(“Brevities,” p. 4). Did it refer to the house
below (detail of a William Keith Joseph
painting) that the Rev. Joseph Worcester
built about then, overlooking San Francisco
Bay in Piedmont; that Jack London, who
rented it 1901–1902, called a “bungalow
with a capital B” (Leslie M. Freudenheim,
Building with Nature [Layton: Gibbs Smith,
2005], p. 132); and that is credited by
several sources as the ur-bungalow in
America? Its deep porch plays up the Indian,
bellcast roof the Japanese reference, while
its low profile is uncottagelike.
Alas, there is a more pedestrian explanation for the Daily News’ item: it was the first
sentence of a longer paragraph appearing in newspapers in the Midwest and South in
September 1875 that promoted the bungalow form as a “summer residence by the seaside.”
“[I]t is simple in shape, is usually not more than one story high, and is covered by a simple
low-pitched roof, which may be prolonged to form a veranda. With this protection the
inmates may pass most of their time in the open air, and thus have the fullest be nefit of
their sojourn by the sea. Bungalows can be worked and kept clean with a very small
amount of labor, as many contrivances to diminish servants’ work have been introduced”
(“Bungalows for Summer Houses,” Warrensburg Standard [Missouri], 2 Sep. 1875, p. 3).
Eight months earlier, however, a California promoter was advertising home lots in Alameda
County to potential investors in Nevada and Utah with this pitch: “Estimates show that
bungalow houses can be erected, containing parlor, two bedrooms, closets, kitchen, etc., at
a cost not to exceed $1,000 each” (“Double Your Capital and No Risk,” advertisement,
Eureka Daily Sentinel [Nevada], 30 Dec. 1874, p. 2). This ad appears to be the first example
in the American press of the bungalow concept adapted to America’s shores: defined not as
a simple, ideal, nature-embracing Asian dwelling but a cheap, easily maintained house on
its own suburban lot—an entry-level real estate investment in booming California.
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16
Digital newspaper databases counter our earlier, high-culture narratives focused on figures
like Joseph Worcester. In 1986 Clay Lancaster tried to find the ur–bungalow by reviewing
American Architect and Building News for the first house so designated. He found it in the
27 March 1880 issue, designed by architect William Gibbons Preston for Monument Beach,
Cape Cod (“The American Bungalow,” pp. 79 –106, in Dell Upton and John Michael Vlach,
Common Places: Readings in American Vernacular Architecture [Athens: University of
Georgia Press, 1986], p. 80 ). Built on sand (below), it echoes the 1875 paragraph on seaside
bungalows. Its wraparound veranda recalls Indian bungalows but also peripteral American
houses from the Greek Revival on; gables and brackets are Swiss/Bracketed. At 2½ stories,
it fell within Indian bungalow height but defied Clay Lancaster’s one-story purism.
Hence his second candidate, designed for a Burlingame, California hillside by A. Page
Brown and appearing in the 8 June 1895 issue (below left). At only 1½ stories, some
authorities designate this the ur-bungalow. Yet its architecture puzzles those same
authorities: “authentic Himalayan chalet” (Lancaster, p. 81); “a strange congeries of
Bengalese, Queen Anne, and Swiss chalet” (Robert Winter, American Bungalow Style [New
York: Simon and Schuster, 1996], p. 13). In fact, its masonry base with Romanesque
fenestration, knee braces, half-timbering, and hip roof surmounted by end gables
reproduced the then widely sketched, photographed, and published but distinctly
unbungaloid seventeenth-century addition to Stokesay Castle (below right).
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17
For at its introduction to America—by a dubious California developer—the bungalow
defined not high architectural style but the dream of a cheap detached dwelling on its own
lot: a downsizing of the 1784 Jefferson Grid, where the future president imagined America
divided in metric square miles, each owner separated from his neighbor’s impositions.
Hence the bungalow flourished outside the high-culture range of notable architects and
architectural magazines. By the late 1890s, the term bungalow was so ubiquitous that the
New York Sun could publish a satiric piece headlined “Billings Has Queered Himself:
Wouldn’t Call His Colonial House a Bungalow and Wouldn’t Have a Den” (Sun, 20 Mar.
1898, sec. 3, p. 7), reprinted in at least twenty-five other papers from Vermont to California
(the Dunsmuir News on the front page above the fold [11 June 1898]). A 4 March 1900
satirical column in the Sun, simultaneously printed in the Chicago Inter Ocean, referred to
“Mrs. Politely’s colonial bungalow,” built the previous summer in “Suburbanville” (but “her
servants all deserted her” when she moved from the city to the suburbs, and she stole a
neighbor’s cook, so it seems to have been imagined—like Billings’ Colonial, with its parlors,
dining room, and billiard room—as a commodious residence).
The “Colonial Bungalow” appears to be the first consistent association of the bungalow
form with a particular architectural style in America, reflecting the streamlining of our
national revival architecture for the suburbs. Newspaper.com database searches (executed
14–26 Oct. 2024) give us a rough statistical view of how the popular press represented
architectural styles in tandem with structural types. During the two decades 1881–1900,
when Eastlake, Queen Anne, and Colonial Revival dominated American domestic
architecture, the term cottage slightly dominates house in pairings with them in the press.
Mentions in California newspapers, 1881–1900 (newspapers.com, 21 Oct. 2024)
Eastlake cottage 1,709 house 1,465 mansion 14 villa 0 bungalow 0
Queen Anne cottage 465 house 385 mansion 24 villa 16 bungalow 0
Colonial cottage 2,816 house 1,893 mansion 157 villa 2 bungalow 0
“Colonial bungalow” shows 0 in California because the 1898 reprint in the Dunsmuir News,
as with 23 of the 28 newspapers, does not trigger the search engine for that term; the
number of hits nationally for “Colonial bungalow” is 5 for 1898 and 2 for 1900. There are
no hits nationally for “Eastlake bungalow” or “Queen Anne bungalow” 1881 –1900.
Looking at the next decade in 5-year increments (table on following page), “Eastlake
bungalow” continues to have no hits nationally, though “Queen Anne bungalow” is accepted
as a concept after 1905 (as it already had been in England as early as 1893 [“Pegwell Bay
will soon become a memory of the past and will be built over with Gothic villas and Queen
Anne bungalows” {“Margate Up To Date,” Daily Telegraph, 22 July 1893, p. 2}]). Hits for
“Colonial bungalow” increase by nearly a factor of 10 in 1901 –1905 and again 1906–1910.
(Because newspapers.com does not support exact match phrasal searches, of the 60 hits in
1901–1905, only 2 are of “Colonial bungalow” [both in Oregon], while the other 58 are of
widely published column on door drapery that, significantly, equates “the colonial or
bungalow style of architecture.”)
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Newspapers.com database (newspapers.com, 18 Oct. 2024)
1881–1900 1901–1905 1906–1910
Italianate cottage, California & rest of US 0 0 0
Italianate bungalow, California & rest of US 0 0 0
Gothic cottage, California 2,770 357 21
Gothic cottage, rest of US 2,047 238 86
Gothic bungalow, California 0 0 1
Gothic bungalow, rest of US 0 0 1
Eastlake cottage, California 1,687 507 139
Eastlake cottage, rest of US 245 2 3
Eastlake bungalow 0 0 0
Queen Anne cottage, California 458 202 705
Queen Anne cottage, rest of US 12,086 3,016 3,827
Queen Anne bungalow, California 0 0 11
Queen Anne bungalow, rest of US 0 0 50
Colonial cottage, California 5,117 1,570 807
Colonial cottage, rest of US 5,117 3,202 4,020
Colonial bungalow, California 0 0 50
Colonial bungalow, rest of US 7 60 526
The California Bungalow This architectural type appeared by the early twentieth
century, reconfiguring the Swiss chalet for the Golden State’s suburbs. The chalet as an
architectural revival form is documented back to Samuel H. Brook’s 1839 Designs for
Cottage and Villa Architecture (London), closely followed by Andrew Jackson Downing’s
1842 Cottage Residences (New York). Reconfiguration for the California Bungalow included
• lowering the Swiss chalet’s 2½- to 3½-story height to 1, sometimes 1½ stories, rarely
higher, for sunny but often tiny California lots
• adding large and copious windows, including square bays and oriels, as well as indoor-
outdoor spaces in the form of porches and pergolas to take advantage of the climate
• minimizing fretwork, half-timbering, and other busy decoration that did not look
structural
• using muscular elements, including wide door and window frames and square posts
• varying exterior wall surfaces with wide clapboard, rectangular shingle, brick, and
fieldstone—often varying materials from level to level or among different elements
• opening up interior spaces , then paneling or wainscoting them, often with old-
fashioned built-in features such as bookcases, large fireplaces, and inglenooks
• infusing Japanese influence through lowered roof pitch and extended rafters, often with
kaza-ana terminations; curved elements like faux kooryoo rainbow beams; hari
crossbeams; elements of Shinto torii in columns, capitals, and beams; patterning of
surfaces; and organization of space
Hence, when William Randolph Hearst brought a pile of architecture books to Julia
Morgan’s office in April 1919 and asked her to design, at San Simeon, a “Jappo-Swisso
bungalow” (Suzanne B. Riess, ed., The Julia Morgan Architectural History Project, vol. 1, The
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Work of Walter Steilberg and Julia Morgan , “Reminiscences of Walter Steilberg,” p. 57), he
meant a California Bungalow infused with Greene and Greene’s Pasadena japonisme.
What he got was Hearst Castle, for, at the end of World War I, the California Bungalow was
displaced as the latest fashion by streamlined, eaveless European and colonial revival
styles influenced by English architect Sir Edwin Lutyens’ designs. Hearst Castle’s specific
Spanish Colonial Revivalism was introduced to California by New York architect Carleton
Winslow, Sr. for San Diego’s Panama-California Exposition of 1915–1917. But across
California, the United States, Canada, Australia and New Zealand, the California Bungalow
would persist through the 1920s.
Top left, center, and right: folk
architecture at Ballenberg
Freilichtmuseum der Schweiz.
Counter-clockwise from left:
“Cottage in the Swiss Style,”
Samuel H. Brooks’s 1839
Designs for Cottage and Villa
Architecture (London);
“Cottage Villa in the
Bracketed Mode,” Andrew
Jackson Downing’s 1842
Cottage Residences (New
York); Alexander Jackson
Davis’s Swiss Cottage,
Barrytown, NY, 1867; and
designs xv and ix, Downing’s
1850 The Architecture of
Country Houses (New York).
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Curiously, one of the earliest uses
in a newspaper of the term
“California Bungalow” with
photographs is of a two-story
Colonial Revival in Memphis
(right), with Tuscan columns,
pediment-style front gable,
bellcast bay, diamond panes, and
shingle walls. The writer defines
as Californian “the low, sweeping
effects peculiar to warm climates,
with a broad veranda in front and
wide entrance door of hardwood.
The design is in the latest
California style, and the wide
window space on the first floor
gives a very open, cheerful
appearance. The window effect is
also carried out on the second
floor. The color of the body of the
building is a natural, dark olive
green, to which neutral color the
white trimmings of the window
casings offer a good contrast”
(“California Bungalow Built in
Memphis,” Commercial Appeal,
17 Jan. 1904, Art Section, 2).
But indications of the California Bungalow as
it was later defined begin to show up in
Charles and Henry Greene’s freestanding Dr.
W. H. Roberts Office (Pasadena, 1898) (left):
deep eaves, exposed rafter tails, a square
bay, square columns, and dado of
rectangular natural wood shingles. But as
the elevations on the next page make clear,
the controlling aesthetic was Tudor Revival,
with steep roof pitch, half-timbered walls,
and lychgate entry (Greene and Greene
Collection, Columbia University).
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Greene and Greene’s 1902 James Culbertson House in Pasadena, despite its japonesque Arts
and Crafts interior, also had Elizabethan gables and E (for Elizabeth) footprint, half
timbering (though against natural wood shingles, not stucco), diamond panes, and Tudor
arch. But the Culbertson House was their last essay in Tudor Revival (till the late 1920s);
the 1902 Light Hall for George H. Barker in Pasadena, their last essay in Colonial Revival.
Greene and Greene’s 1903 houses —such as the Mary Reeve Darling House in Claremont
(below)—are pure California Bungalow in the chalet ur-form: full-width, low-pitch gables;
deep eaves; low profiles; stained shingle or wide clapboard with fieldstone; and subtle
asymmetries. Are these half dozen the ur-und-echt California Bungalows? The Greenes
were not yet using the term “California Bungalow,” as far as we know, but circa 1904–1905,
they drew up a plan they titled “A California House” (next page, top) (Edward R. Bosley,
Greene and Greene [New York: Phaidon, 2000], pp. 69 –71).
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We know the region soon
followed the Greenes,
because the Los Angeles
Herald on 24 September
1905 (sec. iii, p. 3, at left)
published a perspective
drawing of a “California
Bungalow on Church
Street,” featuring “beam
ceilings, wide mantels, odd
shaped roof, and novelty
windows for light and
ventilation”: perhaps the
first image of a California
Bungalow identified as such
and in the form we
recognize today.
This Swiss chalet ur-form of the California Bungalow—with its full-width gable; integrated
asymmetric entry porch; rectangular side bay; wide-framed, similarly-sized triplet
windows; exposed beam ends; knee brackets; rafter tails; and wide clapboard —led to the
1921 Hansen House at the top of the following page.
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The Greenes’ Swiss inspiration may well
have come from Bernard Maybeck, who had
been experimenting with the chalet form in
the Bay Area since the late 1890s, though his
chalets tended to be towering hillside
structures for wealthy clients, e.g., the 1899
William P. Rieger House at right.
The San Jose partnership of Frank Delos
Wolfe and Charles McKenzie, however,
designed for suburban lots . In their 1907
Book of Designs, consisting mostly of Colonial
Revival and some Prairie School houses, they
included a few designs showing California
Bungalow characteristics in Prairie-esque
hip roof structures: the 1904 deep eaved,
square columned, porched, and pergola’d
Lion House (below left) and the Hyde House
(below right), with square columns, river
rock dado, and chalet entry gable displaying
beam ends, ca. 1900 .
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Dissemination of the California Bungalow By 1907 Henry L. Wilson had produced
The Bungalow Book, $1, for Ye Planry in Los Angeles, with “a short sketch of the evolution
of the bungalow from its primitive crudeness to its present state of artistic beauty and cozy
convenience,” followed by perspective drawings and floor plans. Working drawings could
be ordered for $10. Soon Wilson and Ye Planry parted ways, with Wilson producing
simpler and cheaper designs, Ye Planry more sophisticated and expensive ones .
Cover of a Henry L. Wilson catalogue, circa 1910s (Grolier Club). Note the spring
California poppies and orange blossoms and winter oranges and poinsettias, with snow on
the (San Gabriel?) mountains, evoking year-round indoor-outdoor California living.
Gustav Stickley’s New York–based journal The Craftsman published an article entitled “The
California Bungalow: A Style of Architecture Which Expresses the Individuality and
Freedom Characteristic of Our Western Coast” in its October 1907 issue (pp. 68–80),
though all the examples were monumental ones from the partnership of Myron Hunt and
Elmer Grey; one-and-a-half, two, or two-and-a-half stories; and bore little resemblance to
the simple, rustic, and asymmetric chalet-like designs of the Greenes and their more
faithful disciples.
Greene-style designs began to appear in The Craftsman in several articles in 1908 and
1909, one of which Stickley—who had been deeply impressed by Mission architecture in
his 1904 visit to California, even inventing a furniture style around it—referred to as
having “the lines of the old Mission house,” if not its materials (“A Small Bungalow Worth
Studying,” Aug. 1908, p. 535).
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Stickley had published some pieces on
bungalows before 1907, the first substantive
one being “How to Build a Bungalow” in
December 1903 (pp. 253–260). But the
article’s hip-roofed example with splay-
roofed verandas on three sides (below)
resembles the bungalows of British India
(1876 illustration at right)—apart from the
windmill and water tank added to
Americanize the Stickley version.
Above left: illustration from “How to Build a Bungalow,” The Craftsman, Dec. 1903, p. 254;
above right: illustration from “A Craftsman Bungalow,” The Craftsman, Mar. 1905, p. 737
Terminology: California versus Craftsman The term “Craftsman Bungalow” appears
to originate in reference specifically to the bungalows portrayed in The Craftsman rather
than in any direct relation to William Morris’s Arts and Crafts movement, though Stickley
was an explicit admirer of Morris. In suburban bungaloid Great Britain, the concept of a
bungalow and the Arts and Crafts movement appear mutually exclusive: “Craftsman
Bungalow” and “Arts and Crafts Bungalow” are used in the British press to refer to the
American phenomenon and only from the 2000s, whereas “California Bungalow” appears
in the British press a few times in the 1920s in the context of Hollywood films.
Australians, in contrast, were early adopters of a house form designed for a similar climate,
as seen from a full-page spread with photographs of ten California Bungalows , so
described, in the construction supplement of Sydney’s Local Government Journal of
Australasia in 1912 (20 May, p. 8). (See also Graeme Butler’s book The California Bungalow
in Australia [Melbourne: Lothian, 1992].) Sydney architect James Peddle promoted the
form on his return from America after World War I, and it has been recognized i n Urban
Conservation Areas under Australia’s National Trust (Belinda Gibbon, “American Beauty:
An Interior Designer’s Passion for the California Bungalow Led to Its Conservation Listing
with the National Trust,” Sydney Morning Herald, 10 Aug. 2000, Domain p. 8).
The term “Craftsman Bungalow” first appears in American newspapers in 1905 (Maryville,
Missouri Republican 2 Mar., p. 8; Jersey City News, 4 Mar., p. 2; Buffalo News, 5 Mar., p. 4; Salt
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Lake Tribune, 19 Mar., pt. 3, p. 8) in reference to an article in that month’s The Craftsman, “A
Craftsman Bungalow” (pp. 736–741). That article features a hip-roofed, L-shaped fieldstone
house with log columns supporting an interior veranda (illustration previous page), more
Adirondack than California in nature. In other words, a Craftsman Bungalow need not have
been a California Bungalow, but they both shared an aesthetic of open interiors ; simple,
muscular, angular, design; and rustic materials.
For the decades of the terms’ mutual existence, the California Bungalow is by far the
dominant term and concept: its aspirational, almost utopian nature conjured a distinct
lifestyle of beauty, simplicity, and multi-season integration with climate, landscape, and
vegetation, as seen in Henry L. Wilson’s illustration surrounded by poppies, orange
blossoms, oranges, poinsettias , and snow-capped peaks two pages previous.
US Press mentions of “California Bungalow”
in the newspapers.com electronic archives
(14 Oct. 2024)
1905–1909 4,217
1910-1914 17,188
1915–1919 20,296
1920–1924 47,120
1925–1929 24,602
1930–1934 7,941
US Press mentions of “Craftsman Bungalow”
in the newspapers.com electronic archives
(14 Oct. 2024)
1905–1909 128
1910-1914 1,008
1915–1919 805
1920–1924 264
1925–1929 117
1930–1934 18
By the late 1920s, press mentions of “California Bungalow” increasingly included resale ads
for previously built bungalows. The numbers were also influenced by a broadening
definition of the California Bungalow: 1929 advertisements for, or articles about, new
California Bungalows that give specific addresses in Havre, Montana; Evansville, Indiana;
and Hempstead, New York can be tracked down to show eaveless stucco and brick Spanish
and Tudor Revival houses of the Lutyensesque type (922 Third Ave, Havre, MT, “Lucke
Bungalow Is Very Unique,” Hill County Journal, 1 Aug. 1929, p. 2; 1913 and 1915 Keck Ave,
Evansville, IN, “The House That Jack Built,” advertisement, Evansville Courier and Journal,
31 Mar. 1929, sec. 2, p. 4; 35 Kensington Court, Hempstead, NY, “Hempstead,”
advertisement, Brooklyn Daily Eagle, 13 Jan. 1929, p. 10D). Some other new bungalows
accompanied by addresses, however, still show a version of the deep-eaved, low-pitched,
wide-gabled wood model as developed by the Greenes.
To complicate the picture, searches for various terms like “Queen Anne Bungalow ,” where
the results produce traceable addresses, show, on Google Street View, what we would
recognize today as California Bungalows (“2-Story Queen Annes [sic] Bungalows, Kansas
City Star, 2 Sep. 1921, p. 25).
The term “Craftsman Bungalow” virtually disappeared from newspapers in the 1940s,
while “California Bungalow” had a resurgence to refer to the new suburban Ranch House
style in a reader-familiar way. Only in the 1990s did “Craftsman Bungalow” (9,022 hits in
newspapers.com) pull close to “California Bungalow” (10,830), surpassing it in the 2000s
(19,653 hits to 5,404), before interest in historic architecture—or the number of
newspapers—declined in the 2010s (5,357 uses of “Craftsman Bungalow” to 1,821 of
“California Bungalow”).
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The rise of the term “Craftsman Bungalow” unfortunately misled some historians into
thinking that craftsmanship had been integral to the form. The National Register Bulletin
How to Apply the National Register Criteria for Evaluation , describes how “a building that is
a classic expression of the design theories of the Craftsman Style, such as carefully detailed
handwork, is eligible” for the National Register of Historic Places (p. 20). In fact, there was
no such design theory. California Bungalows, ak a “Craftsman Bungalows,” were mass
produced from pattern books, in cottage courts, and by transient developers and are
characterized by their detached placement; low, shady aspects; indoor -outdoor design; and
plain, muscular features. In press descriptions, they were valued for their inexpensiveness
(no basements) and ease of maintenance without servants (open rooms and lack of
decoration), just like the ur-bungalows of the 1870s. Any “carefully detailed handwork”—
like kaza-ana terminations of bargeboards and rafter tails1—was likely mass-
manufactured, just like elaborate features of earlier Gothic and Eastlake houses.
Expansion and contraction The regions with the most prevalent press mentions of
the California Bungalow during
• 1905–1909 were California (18,45), Oregon and Washington (517), and Utah (379)
• 1910–1919 were California (6,844), Oregon and Washington (2,475), and the South
Central states of Oklahoma (4,250), Kansas (2,995), Missouri (2,733), and Texas
(2,267), with lesser centers of interest in New York State (1,094), Florida (1,072), and
the Midwest states of Indiana (1,322) and Ohio (1,033) (newspapers.com, 14 Oct. 2024)
During 1920–1929, as nationwide interest in the California Bungalow surge d, California
interest appeared to fall: in 1920–1929, there were more press mentions of the California
Bungalow in Oklahoma (10,897), New York (8,686), and Missouri (6,541) than in California
(5,886). “Real California Bungalow” was a frequently advertiser term in these other states.
1. The kaza-ana is a wind slot in a chigi, or crossed upward-pointing faux extension of the
bargeboard above the roof of a Shinto shrine. The third and terminal kaza-ana is open on a beveled
edge, forming a deep scoop or mouth. This became a popular motif in rafter tails, the lower
terminations of bargeboards, and even faux beam ends in California Bungalows.
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Sears kit homes, manufactured 1908–1940, featured California-ish bungalow kits by 1911
(the Niota, model no. 161) and had fully captured the aesthetic by 1913 (the Arlington,
model no. 145). Sears continued to sell California Bungalow kits into the late 1920s
(searsarchives.com/homes). As well, the Mount Diablo Building Corporation would come
to towns such as San Luis Obispo—where it filed 18 permit applications between
November 1921 and January 1922—with economical models ready to build. The $3,900
Charles John Kelly House at 1352 Pacific Street, Master Listed for Matt and Sara Ritter in
2010, is a Mount Diablo product.
From 1910 to 1912, Arthur and Alfred Heineman (who would build San Luis Obispo’s Motel
Inn in Mission Revival style in 1925) constructed the 23-unit Bowen Court (above, 1911),
the oldest extant bungalow court in Pasadena, of California Bungalows : with beam ends,
knee brackets, and intersecting gables, clad in rectangular stained wood shingles , secluded
in two facing lines through the interior of the block, across a pedestrian path and plantings .
In contrast, the Mount Diablo Building Corporation and Kelly Brothers’ 32-bungalow, 2-
block development in Marysville, CA in early 1920 —called “LA Bungalows” and “Los
Angeles Bungalows” in their press—had slightly varying 4-, 5-, and 6-room models
sheathed in stucco and pressed right against the sidewalk on their tiny lots (“Kelly Bros. To
Build 32 Bungalows on I, J, and Pine Streets,” Marysville Appeal, 29 Jan. 1920, p. 4). The
California Bungalow was becoming commoditized for cheapness and convenience, their
craftsmanship and interaction with nature expendable.
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At the high end, Charles and Henry Greene experimented with the California Bungalow in
increasingly complex forms (they referred to the three-story Gamble House [1908–1909,
above] as a California Bungalow) before transitioning to less rustic architecture in the
1910s. Yet Henry Greene returned to the California Bungalow ur-form as late as 1929 with
the adobe Tenalu in Porterville, CA (below, photographed by Julius Shulman).
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V. Historiographic Context: Creation and Revision of the Old Town Historic District
As San Luis Obispo looks to update its Historic Resources Survey, it’s worth examining how
we got to our present state and whether it accurately represents and preserves the fabric of
our past. Colonial Bungalows and California Bungalows are the two significant streams of
bungalow development in early-twentieth-century America. The Old Town Historic District
was created between 1983 and 1987 with 127 listed Colonial and California Bungalows: 41
percent of the 309 original listed resources, reflecting this significance. On the Contributing
List there were 56 Colonial Bungalows (22 percent of 256 resources) and 46 Contributing
List California Bungalows (18 percent): near parity. Yet on the more prestigious Master
List, there were 19 Colonial Bungalow resources (36 percent of 53 resources) compared to
only 6 California Bungalow resources (11 percent): a 3 to 1 ratio. How did that happen?
Above: Conservation Area #1, 1979 ; below, the Old Town
Historic District from Google Maps
No substantive reason,
such as lack of master
architects, high artistic
values, or stylistic
embodiment, appears as
to why the California
Bungalow—a regional
form of world significance
and the only specific
architectural style
mentioned in the district’s
inception as Conservation
District #1—was
underrepresented on the
district’s Master List.
Likely the effort to
valorize the Old Town
Historic District as a high-
built, “High Victorian,”
high-status district of the
imagination ultimately
skewed Master Listings
away from its significant
collection of California
Bungalows, as Colonial
Bungalows around “Nob
Hill” were bigger, grander,
and seen as “Victorian .”
San Luis Obispo’s Master and Contributing Listing versus national standards Our
landmarking apparatus was created in the 1980s with an anomaly: a distinction between
Contributing and Master resources, the latter defined as “the most unique and important
historic properties and resources in terms of […] architectural […] significance [or] rarity .”
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Under the National Park Service’s National Register system, used in turn by states and
normally by local jurisdictions, resources within historic districts are defined as
“Contributing” if they are (A) historically or architecturally significant within the district’s
period of significance and (B) have the integrity to communicate that significance. They are
“Non-Contributing” if they are not significant or no longer have the integrity to
communicate their significance. It is essentially a digital system, 1 or 0 , in or out.
The National Register of Historic Places is a national register of locally significant
resources; the California Register of Historical Resources , a state register of locally
significant resources. In contrast, if a resource has national or statewide significance—
significance to a broader society—it qualifies as a National or California State Landmark.
Some cities, like Pasadena and Santa Barbara, maintain a separate list for National and
State Landmark–qualified resources, but none of the dozens of California’s nationally
Certified Local Governments (certified for a historic preservation apparatus)—except for
San Luis—has a category for “the most unique and important” resources .
This dichotomy (1) makes “Contributing” resources, de jure and de facto (e.g., qualification
for Mills Act), less important, substituting analog judgments of good/better/best—the type
the National Register system was designed to avoid —for what should be digital: national
significance: yes/no; statewide significance: yes/no; local significance: yes/no; integrity to
communicate that significance: yes/no. (2) The “most unique” standard defies the NRHP
guideline of embodiment of periods, types, and methods of construction, which assumes
adherence to repeated and recognized historic patterns. And (3), substantive distinctions
of design or craft between Master and Contributing resources are often nonexistent.
Possible origin of the Master/Contributing dichotomy
The 1979 Historical and Architectural
Conservation Element, a product of Mayor
Ken Schwartz’s administration and
simultaneous national interest in historic
preservation and urban renewal in the
1970s, assessed the possible historic
resources of San Luis Obispo before the
volunteers of the Historic Resources Survey
were given a crack at them in 1982. The
Element’s Table 4 assesses 1,126 structures
in 4 proposed conservation areas: a
“Commercial Core” much larger than the
current Downtown Historic District;
Conservation Area #1, largely corresponding
to the current Old Town Historic District; an
abortive Conservation Area #2, between
Johnson and Pepper, Higuera and Pismo; and
Conservation Area #3, a smaller version of
the current Mill Street Historic District—
plus 688 structures outside those areas.
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The assessment was for “Building Condition” (Standard, Less Than Standard, or
Substandard) and “Architecture Significance” (Excellent or Good). The source cited for the
table is a 1974 Urban Renewal Authority Building Survey. The criteria are not included.
In Conservation District #1, 148 structures are listed of excellent architectural significance
and 120 of good architectural significance: 268 altogether. When the Old Town Historic
District was created out of largely the same area, it would have some 53 buildings on the
Master List and 256 on the Contributing List : 309 altogether.
In addition, however, the 1979 Element marks 33 buildings of “High Architectural Value,”
“High Architectural and Historical Value,” and “Moderate Architectural and Historical
Value” in Conservation Area #1 on “Map No. 6: Critical Structures.” Of these, 3 would be left
out of the Old Town Historic District (Erickson House/461 Islay, The Establishment, and
Railroad Square), while 1 (Anderson House/1438 Nipomo) would ultimately be
Contributing Listed.
The other 29 became part of the district’s initial 53-resource Master List, including (as seen
on the map, below) St. Stephen’s Episcopal Church (at Nipomo and Pismo) and the Myron
Angel House (at Buchon and Broad), coded with dark circle and light star for High
Architectural and Historical Value; the Brooks House, coded with light circle and dark star
for Moderate Architectural and Historical Value; and —coded with a dark star for High
Architectural Value—the Rogers, Nichols, and Dana-Parsons Houses along Nipomo;
Falkenstein, Vetterline, McKennon, Renetzky, Tucker, Kimball, and Erickson/687 Islay
Houses along Broad; the
Biddle, McManus,
Greenfield, and Snyder
Houses along Pismo; the
Bradbury Sanitarium and
Kaiser, Stanton,
Fitzgerald, Brew, Marshall,
Crocker, and Hourihan
Houses on Buchon; the
Bullard House on Morro;
and the Post and Allen
Houses and Hageman
Sanitarium at the corner
of Osos and Leff.
Curiously, though California Bungalow was the only specific style quoted in the description
of Conservation Area #1, no California Bungalows were included on this list, which
encompassed nineteenth-century Gothic Revival, Italianate, and Swiss/Bracketed, late-
nineteenth- and early-twentieth-century Eastlake and Queen Anne, and early-twentieth-
century Colonial Revival buildings.
The original Master List for the Old Town Historic District would add , from the 1880s, 1
Italianate (Fitzpatrick); from the 1890s, 5 more Eastlakes (Lewin, Wright, Vollmer/497
Islay, Fleuger, and Miller); from the 1900s, 1 Prairie School (Clark -Norton); from the 1900s
and 1910s, 8 more Colonial Bungalows (Upham, Albert, Bak er, Dutton, Bradbury, Jackson,
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Sandercock/535 Islay, and Anderson/1345 Broad); from the 1910s and 1920s, 6 California
Bungalow resources (Vollmer/1116 Pismo, Patton, Nuss/Thorne, and Crossett Houses,
Kindergarten School, and multi-unit Adriance Court); and from the 1920s and 1930s, 1
Mission Revival (Sandercock/591 Islay), 1 Hacienda Revival (Avila), and 1 Spanish Colonial
Revival (Maier).
We don’t know the Element’s criteria, but the National Register’s criteria for
Design/Construction are that a resource
• embody distinctive characteristics of a type, period, or method of construction;
• represent the work of a master, and/or
• possess high artistic value
All three criteria focus on architecture. The National Register’s 1990 Bulletin on How to
Apply the National Register Criteria for Evaluation further explicates
• embodiment as including an architectural style’s characteristic decorative detailing
integrated with characteristic lines and massing
• representation of the work of a master as not including all a master’s work but only
those resources expressing a particular phase in development, aspect of work, or idea
or theme in the craft of a figure of recognized greatness, known craftsman of
consummate skill, or anonymous craftsman whose work is distinguishable by its
characteristic style and quality
• possession of high artistic value as so fully articulating a particular concept of design
that it expresses an aesthetic ideal, and more fully than other properties of its type
So how exactly did Conservation District #1 end up with its High Architectural Value list ,
and how did it become the core of the Old Town Historic District’s Master List?
• Was age—or perception of age—a consideration? Of the 29 resources that migrated
to the Master List, 4 date before 1886, 6 between 1886 and 1900, 18 from the 1900s,
and 1 from the 1910s. The evaluators of these buildings were unlikely to have had an
accurate sense of their ages, from poor access to documentation and an incomplete
understanding of what styles were represented and when they occurred in general
architectural history and the specific architectural history of San Luis Obispo (e.g.,
surviving California Bungalows turn up on the Central Coast about 5 years after their
naissance in Pasadena: the Contributing List 1020 Leff [19082, see p. 62] appears to be
the earliest documented). But, notably, not a single building of High Architectural Value
was identified after 1911 and outside Gothic Revival, Italianate, Swiss
Heimatstil/Bracketed, Eastlake, Queen Anne, and Colonial Bungalow architecture—
though Conservation Area #1 cited California Bungalows and had examples of them
before 1911, let alone 1929, the 50 -year cut-off for historic consideration in 1979.
• Was it the work of a master? Knowledge of architects was poor at this time, and
though, for instance, ur–San Luis architect Hilamon Spencer Laird’s Kimball and
Hourihan Houses were included, his Upham House was the only exclusion from the line
2. Cal Poly Special Collections’ San Luis Obispo Building Permits Collection.
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of 3 Queen Annes and 1 Colonial Bungalow on the south side of Buchon’s Chorro-
Garden block in the High Architectural Value list. (His last documented project and only
documented California Bungalow, at Santa Rosa and Palm, was drawn out of the Mill
Street Historic District and has never since been Master or even Contributing Listed.)
• Was it embodiment of a type or period of construction, i.e., architectural style? It
is not clear the evaluators knew what styles they were looking at; perhaps they did not
highlight the Upham House because they could not define it. Still, the altered Anderson
House/1438 Nipomo—ultimately put on the Contributing rather than Master List —has
no surviving decorative features to associate a style and has an octagonal bay that
suggests Colonial Revival and a flared square turret that is generally associated with
Swiss/Bracketed (though it is doubtful the evaluators knew this).
• Was it integrity? The Upham House’s porch has been partially enclosed with an
extension, but so have porches of a number of houses that made the Element’s list (e.g.,
1438 Nipomo and the Bullard House), or, alternatively, porches and extensions that
have been added much later (the Rogers House and Jessie Wright Maternity Home).
• Was it clustering? Most are clumped, particularly at Nob Hill around Buchon at Broad,
Garden, and Chorro, but some buildings there (like the Upham) were left out, and others
that were included as of High Architectural Value were distant singletons.
• Was it elaborateness of form and decorative detail? The Foursquare layout and
stolid simplicity of the Bradbury Sanitarium and Allen House seem far from the turrets
and horseshoe arches of the Queen Anne Erickson and Vetterline Houses.
• Was it size? On the Element’s High Architectural Value list, in addition to the towering
St. Stephens, 2 of the structures are 2½ stories, 11 are 2 stories (1 with a 3-story
tower), 11 are 1½ stories, and only 4 are 1 story, those 4 including the elaborately
decorated Nichols, Kimball, Dana-Parsons, and Marshall Houses —this in an area whose
overwhelming proportion of historic structures (i.e., over 50 years old in 1979) were 1-
story Italianate and Late Italianate and Eastlake cottages and Colonial Bungalows,
California Bungalows, and Lutyensesque eaveless European and Spanish Colonial
Revival bungalows.
Ultimately, a combination of size, elaborateness, and proximity to the old “Nob Hill”
neighborhood may have been seen as evidence of expenditure, which may have been seen
as evidence of High Architectural Value in the early days of trying to evaluate architecture
for the purposes of historic preservation. Initially considered to be a method of urban
renewal, historic preservation was quickly co -opted by the upper and upper middle classes,
and classes tend to preserve their own culture, history, and values. The history and
architecture of the less wealthy is generally seen as less valuable and more “modest”—as if
immodesty itself is a high architectural value.
Although the proportions differ, it is plausible that the Master/Contributing dichotomy —
which has bedeviled San Luis Obispo’s Historic Preservation Program with nationally
nonconforming, opaque, and subjective standards for almost half a century —was inherited
from a 1979 planning document that inherited it, in turn, from an early 1970s Urban
Renewal Authority rubric that ignored National Register Criteria that had been assembled
collaboratively by leading preservation scholars and practitioners from across the country.
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The Old Town Historic District ’s origin The 1979 Historical and Architectural
Conservation Element sketched out the physical boundaries of the Old Town Historic
District as Conservation District #1 on Map No. 7; its numerical boundaries in Table 4 as
148 “excellent” and 120 “good” structures in architectural significance; and its typological
and chronological boundaries as “single family residential uses between the late 1800s and
the 1930s,” specifying 2 descriptors: “California Bungalow” and “California Renaissance” (p.
53). Everything seemed ready to go.
Except this is not how San Luis Obispo’s Historic Preservation Program Guidelines would
ultimately name or describe the district. The city’s ultimate view of it—and the listing
decisions that comport with that view—would be of a neighborhood of nineteenth-century
mansions the city perhaps wished it had, or thought historic districts should have, rather
than the important collection of low-built twentieth-century bungalows it actually had and
might have celebrated, just as Pasadena landmark s and celebrates districts like Bungalow
Heaven or Sydney, Australia its Artarmon Urban Conservation Area of California
Bungalows. The dissonance between the Guidelines’ aspirational view of the Old Town
Historic District and the statistical data is striking, even shocking.
The district’s misnaming The oldest concentration of buildings in San Luis Obispo—
the actual Old Town—is around the 1792 Mission (including the 1801–1810 Sauer and
Sauer-Adams Adobes in the Chinatown Historic District); after that, West Monterey Street
and Dana Street (including the circa 1860 Hays-Latimer and Simmler [aka Butrón] Adobes
in the Downtown Historic District); and, after that, West Marsh/Higuera (the 1874
Norcross, 1876 Pollard, and 1878 Jack House, pre-1876 Jack Carriage House, and 1870s–
1880s Jack Garden—districtless, because the city fathers wanted to turn it into a center-
block heritage park for unwanted old structures flanked by freeway -close motel strips [as
per a conversation with late Mayor Ken Schwartz]).
The so-called Old Town Historic District comprises, in fact, the new town: the suburbs
springing up in the southerly Mission Vineyard, Murray & Church, Dallidet, and Loomis
additions in the late nineteenth and early twentieth century .
The largely empty Old Town Historic District in 1877, looking south from Cerro San Luis, with
the Nipomo Street School where Emerson Park is now, at bottom righ t, and St. Stephen’s
across Nipomo Street to the immediate left
E. S. Glover’s 1877 Bird’s Eye View of San Luis Obispo, Cal. (detail above) shows mostly
empty blocks in the future Old Town Historic District, apart from the far western section
between Broad and Beach. From Glover’s view, the only survivor that can be definitively
identified is the Master List Gothic Revival St. Stephen’s Episcopal Church (1344 Nipomo,
1873), with likely the Master List Italianate 2-story Rogers House (1428 Nipomo),
Contributing List Italianate 1½-story at 1415 Nipomo, and Italianate cottage at 654 Buchon
(though each could be a similar building at the same location ; early buildings, often poorly
constructed, could be quickly replaced).
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The September 1886 Sanborn Map shows just a few blocks of the Old Town Historic
District, with few structures on them, almost none that survive today. Exceptions include
• sheet 7: Master List Rogers House (likely from Glover’s view), Master List Dana-Parsons
and Fitzpatrick Houses (644 and 670 Islay), Contributing List 654 and 662 Islay
between them, and the since-moved Contributing List 1516 Nipomo (all Italianate)
• sheet 6: St. Stephen’s (from Glover’s view) and 2 Contributing List Italianates: 654
Buchon (likely from Glover’s view) and 722 Buchon
• sheet 5: the Master List Snyder House (1406 Morro, Swiss/Bracketed) and Contributing
List 969 Pismo (Italianate )
Additionally, the Tribune, 13 Apr. 1883, documented completion of the Meredith House
(1421 Garden, originally Contributing, since 2022 Master Listed) (“Improvements,” p. 2).
So 1, likely 4, of the district’s surviving buildings were constructed by 1877 ; definitively 12
and probably 13 by 1886, with 5 on the original Master List, 8 on the Contributing List.
The 1890s added 23 more listed resources:
• 4 Italianates between 1877 and the 1891 Sanborn Map (Contributing List 530 Buchon,
454 Islay, 550 Islay [altered], and 1541 Osos)
• 3 Late Italianates between the 1888 and 1891 Sanborn Maps (Contributing List 651 and
673 Buchon and 571 Pismo)
• 2 Swiss/Bracketed buildings (Master List Myron Angel and Greenfield Houses, both
circa 1890)
• 1 Neobaroque by 1891 (1429 Nipomo)
• 12 Master List Eastlakes (4 built 1888–1891[Lewin, Jessie Wright, McKennon, and
Brooks], 6 documented to 1891–1899 [Vollmer/497 Islay, Biddle, Falkenstein, Nichols,
Fleuger, and Miller], and 1 probably 1897, possibly 1900 [McManus])
• 1 Queen Anne (Master List Erickson/687 Islay, 1895).3
This brings the documentable nineteenth-century buildings in the Old Town Historic
District to 36 out of 309 original Master and Contributing List buildings, or just 12 percent.
3. There is some age-aspirational dating: e.g., the city’s Master List website claims the “Neo-
Colonial” (Eastlake) Hageman Sanitarium was built circa 1895 for “machinist” (longtime Creston
farmer) J. C. Waterbury, but newspapers show Judson Rice (SP roadmaster, city board of trustees
member, and in 1903 representative of architects Wolfe and McKenzie in San Luis ) and his wife
took out a loan on the property in February 1902 (“Proceedings in County Offices,” Tribune, 16 Feb.
1902, p. 3), opened the building as the Buena Vista Restaurant in September (“New Restaurant and
Boarding House,” Tribune, 9 Sep. 1902, p. 4), put it up for sale in a marital split in December 1903,
sold “the building … built less than two years ago and … designed as a high class boarding house to
cater especially to railroad employees” in February 1904 to the Commercial Bank (“Converted into
Flats,” Tribune, 10 Feb. 1904, p. 4), which sold it to Judson Clifford Waterbury and his wife in March
(“To Establish Sanitarium,” Tribune, 16 Mar. 1904, p. 1), when it was named the Hageman
Sanitarium for the maiden name of Mrs. Waterbury, a trained nurse (“Hageman Sanitarium,”
Tribune, 8 Apr. 1904, p. 1). The website also attributes the 1902 Marshall House to the 1890s and
1904 Post House to 1898 (“Will Build,” Tribune, 20 July 1904, p. 4).
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A further 7 Late Italianate and 5 Eastlake houses on the Contributing List date between the
1891 and 1905 Sanborn Maps , so the nineteenth-century number may be marginally
higher, speculatively 14 percent, with 86 percent from the twentieth century : very much
the new town. But, of course, “Old Town” sounds more “historic.”
The original 53-resource Master List was weighted more toward the nineteenth century
than the more representative 309 -resource overall list. The Old Town Master List had 19
nineteenth-century resources and 34 twentieth-century resources, a 36 percent/64
percent split, versus the circa 14 percent/86 percent split in overall listings. The original
twentieth-century Master Listings were:
• 3 Eastlake (Hageman Sanitarium [19024], Kimball [19035], Tucker [after 19066])
• 1 Queen Anne (Vetterline [19027])
• 1 Late Italianate (Fitzgerald [19028])
• 1 Prairie School (Clark-Norton [19069])
• 17 Colonial Bungalows (Brew [by 1901], Crocker [1902], Marshall [1902], Upham
[1903], Post [1904], Albert [1904], Baker [1904–1905], Hourihan [1904–1905], Stanton
[1904–1905], Dutton [1906], Renetzky [1906], Kaiser [1908], Bullard [circa 1908–
1913], Bradbury [1910], Jackson [1910], Sandercock/535 Islay [1910–1911], and
Anderson/1345 Broad [1910]10),
• 2 multi-unit buildings in Colonial Bungalow form (Allen [190311] and the Bradbury
Sanitarium [191112])
• 6 California Bungalow resources (Vollmer [1912], Patton [1913], Nuss/Thorne [1913],
Crossett [1914], California Bungalow–form Kindergarten School [1917], and the 9-
cottage Adriance Court [1921]13), and
• 3 Lutyensesque revivals (Mission [Sandercock/591 Islay {1926}], Hacienda [Avila
{1929}], and Spanish Colonial [Maier {1933}]14)
4. See footnote previous page.
5. “Beautiful New Residence,” Tribune, 13 Feb. 1903, p. 1.
6. Absent from 1906 three-part photograph, Cal Poly Special Collections.
7. “The Spirit of Improvement,” Tribune, 16 July 1902, p. 4.
8. “A. F. Fitzgerald has contracted […],” Tribune, 12 July 1902, p. 4.
9. “Personal Mention,” 10 Oct. 1906. p. 4.
10. All Colonial Bungalow dates cited in James Papp, “Thomas and May Brecheen House, 1133
Pismo, Master List Application, 10 Mar. 2022, pp. 35 –40.
11. “Will Build,” Tribune, 20 July 1904, p. 4.
12. “Ocean to Ocean Party Will Reach Here Tomorrow,” Daily Telegraph, 7 Aug. 1911, p. 1.
13. San Luis Obispo Building Permits Collection.
14. Op. cit.
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The Historic Preservation Program Guidelines’ arbitrary revision of the district’s
period of significance The period of significance in the Conservation Element (late
nineteenth century to 1930s) would be pared to the arbitrary decades 1880 –1920 in the
Guidelines rather than allowed to develop organically from the district’s significant
resources, leading to the Guidelines’ convoluted explanations as to why the 1873 Gothic
Revival St. Stephen’s Episcopal Church and 1929 Hacienda Revival M. F. Avila House were
Master Listed in the district yet outside the period of significance and not “contributing”
(Guidelines, p. 36). Six of the 53 original Master List resources—over 10 percent (Gothic
Revival St. Stephen’s, Italianate Rogers House, California Bungalow Adriance Court, and the
3 Lutyensesque revivals)—fall outside the period of significance, despite the first 3 being of
styles de jure included in the district’s “Architectural Character,” the latter 3 de facto, given
the numerous Contributing Listings of 1920s and ’30s Lutyensesque revivals. Normal
practice is to record a district’s significant historic resources over 50 years old, develop
from those its character-defining architectural styles, and define the period of significance
accordingly. There’s no reason to round the period of significance to arbitrary zeroes or
refuse to include character-defining styles examples of which are listed as Contributing .
The Guidelines’ misdescription of the district’s “Architectural Character” The
district’s two architectural descriptors in the Conservation Element, “California
Renaissance” and “California Bungalow ,” would both be dropped from the Guidelines,
replaced with
the Old Town District has many examples of High Victorian architecture, a style
popular in California during that time period[, which] included several style
variations, such as Queen Anne, Italianate, Stick, and Gothic Revival … along the top
of the hill […] . Other, more modest structures with simpler styles abound in other
areas of the district, […] includ[ing] Neoclassic Row House, Folk Victorian, and
Craftsman Bungalow, with many homes borrowing architectural details from
several styles.
The Conservation Element’s descriptor “California Renaissance” was indeed problematic, a
term created by Harold Kirker for his 1960 book California’s Architectural Frontier: Style
and Tradition in the Nineteenth Century (based on his UC Berkeley doctoral dissertation)
and used almost nowhere else. Kirker employs it not to denominate a style but the 1850–
1870 era of booming construction and use of local materials and technology. But none of
the structures in the Old Town Historic District can be documented by 1870; indeed the
area, empty of structures, consists entirely of meadows and fields in Leon Trousset’s
architecturally detailed 1870 panoramic painting of San Luis in the Mission Museum.
That said, the revised description of the district for the Guidelines invites deconstruction.
• High Victorian This was a popularizing term during the 1970s through 1990s,
with hundreds of newspaper uses for any mid -to -late-nineteenth-century American
building that preservationists advocated for while trying to avoid technically accurate
description, with the advantage that—as with High Mass, high tea, and high crimes and
misdemeanors—it sounded more impressive than plain “Victorian” or US-appropriate
“mid-to-late-nineteenth-century.” Yet it lacks any precise meaning connected to the
American West.
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Nikolaus Pevsner appears to have invented the phrase in 1951 for High Victorian
Design: A Study of the Exhibits of 1851 (London: Architectural Press) and the earliest of
his 42-volume The Buildings of England series (1951–1974), using it to describe mid -
Victorian England’s confident aesthetic (which he despised [“bulgy,” “grim,” “gloom,”
“swollen corpulence,” “uncommonly revolting”]) rather than any of its dozens of
specific architectural revival styles (25 of them in Richard Brown’s 1841 Domestic
Architecture [London: Bernard Quaritch], which Pevsner cites 15).
American architectural historian Henry-Russell Hitchcock borrowed the phrase in
1956, using “High Victorian Architecture” and “High Victorian Gothic” interchangeably
to refer to English Ruskinian polychrome, Continental-influenced (versus Puginian
monotone, English-influenced) Gothic Revival, “which flourished from the early fifties
to the late sixties” (“High Victorian Gothic,” Victorian Studies, Sep. 1957, pp. 47–71).16
The Oxford Dictionary of Architecture (2021) repeats Hitchcock’s definition but calls it
“unsatisfactory,” suggesting “Mid-Victorian” or “precise dates and description of styles.”
Whether defined by Pevsner, Hitchcock, or the Oxford Dictionary of Architecture, “High
Victorian Architecture” existed in England and was over before the beginning of the Old
Town Historic District, while the Victorian era itself took place in Britain and the British
Empire, worlds away from San Luis; was characterized by a vast number of different
architectural styles expressed in different materials; and ended halfway through the Old
Town Historic District’s stated period of significance.
• Queen Anne Promoted in first place by the Guidelines, Queen Anne is, with only 7
resources, is one of the rarest styles in the Old Town Historic District (but like
Victorian,” association with queens always seems posh). With origins in England in the
1860s through 1870s as a humanistic, counter-Gothic domestic reform architecture—
referencing Tudor through early-eighteenth-century buildings in red brick, hung tiles,
and occasional half-timbering—Queen Anne in California is characterized by Ionic
columns; botanical and sometimes drapery bas-relief in friezes and gables; round
turrets; horizontal modillions supporting eaves and jettying ; and sometimes faux half-
timbering. In the district, 5 of the Queen Annes are clustered at the top of valorized Nob
Hill on Buchon at Chorro and Garden (the Master List Crocker [1902], Marshall [1902],
Upham [1903], and Stanton [1904–1905] [all with Ionic columns and bas-relief, the
Upham with modillions and jettying and the Stanton with a round turret], plus the
Contributing List 770 Buchon [ca. 190117] [with modillions and jettying]). The other 2,
the Master List Erickson/687 Islay [189518] [ionic columns, bas-relief, and round
15. The full list, to show the specificity and richness of British architectural styles (leaving aside
American ones) is Cottage Ornée, Tudor–Henry VII, Tudor–Henry VIII, Elizabethan, Stuart,
Florentine, Flemish, Pompeian, Venetian, Swiss, French Chateau, Egyptian, Grecian, Roman, Anglo-
Grecian, Anglo-Italian, Persian, Chinese, Burmese, Oriental, Morisco-Spanish, Anglo-Norman,
Lancastrian, Plantagenet, and Palladian. Brown also includes furniture designs for the interior s.
16. St. Stephen’s, based on St. Michael’s Longstanton, Cambridgeshire —a design promulgated to the
British Empire and the United States by the Cambridge University–based Eccesiological Society in
the 1840s—is Puginian.
17. “Wanted—Girl for general housework” (advertisement), Tribune, 23 Apr. 1901, p. 4.
18. “Chas. Erickson is having his lot […],” Tribune, 13 Aug. 1895, p. 3.
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turret] and Vetterline [190219] [ionic columns, modillions, faux half-timbering, and
English Queen Anne–reference acorn-roofed turret]) are on Broad Street.
• Italianate In contrast, Italianate—older and more widespread in the Old West,
usually in the form of symmetric, full-width-porticoed, one-story cottages or
asymmetric porticoed houses, with deep eaves, often supported by corbels; low -angled
gable roofs or flat-topped hip roofs originally with balustrading (so -called widow’s
walks though really an Italian Baroque reference); and almost invariably chamfered
square columns—boasts 15 houses in the district: 3 Master List (the Rogers [likely by
1877 though heavily altered since] and Dana-Parsons and Fitzpatrick Houses [by
1886]) and 12 Contributing List (2 likely by 1877 [654 Buchon and 1415 Nipomo]; 5 by
1886 [722 Buchon, 654 and 662 Islay, 1516 Nipomo, and 969 Pismo {porch added after
2008}]; 4 by 1891 [530 Buchon, 454 and 550 Islay, and 1541 Osos ], and 1 of unknown
date moved to its current location 1905 –1926 [542 Islay]).
There are 13 more Late Italianate houses (using earlier Italianate forms but with
decorative variants): 1 Master List (Fitzgerald [1902], with round Tuscan columns ) and
12 Contributing List (3 by 1891 [651 and 673 Buchon]; 1 possibly by 1891 with porch
by 1905 [1436 Morro]; 6 by 1905 [575, 871, and 977 Buchon, 462 and 744 Islay, and
1526 Osos]; and 2 after 1905 [1135 Buchon and 1534 Chorro]).
• Stick “Stick” is a modern polemical renaming—by the architectural historian
Vincent Scully for his 1955 book The Shingle Style and the Stick Style, based on his Yale
dissertation—of what was known in America as Swiss or Bracketed (for the brackets in
its deep eaves), later as Heimatstil (homeland style) in German-speaking Europe. Scully
invented the name to draw attention to “the development in [American] wooden
domestic architecture between 1840 and 1876” ([New Haven: Yale] p. 2), including
asymmetry and external articulation of framing, though he never disclaimed that it was
part of the longer-lived Swiss Revival style. Scully includes no example of Eastlake
architecture in his book, but someone must have suggested that one example (the
Bassett House, New Haven [fig. 17]) was Eastlake (it isn’t), because in a n accompanying
footnote (note 90, p. lv) Scully denounces the notion that Eastlake was a recognized
architectural style in nineteenth-century America—where, in fact, Eastlake was much
written about, designed in, and hugely popular, particularly on the West Coast, having
developed out of English architect Charles Locke Eastlake’s “Early English” furniture
designs in his bestseller Hints on Household Taste.20
19. “Spirit of Improvement,” Tribune, 16 Jul. 1902, p. 4.
20. Scully dismisses the existence of Eastlake architecture as “watered -down Gothic revival
Sachlichkeit, derived from Pugin and Ruskin.” He adds, “Eastlake’s actual influence was mainly in
furniture design” and claims the term Eastlake architecture is “an epithet coined by the Eclectic
Apologists of the early twentieth century.” All of which is demonstrably false:
• Charles Locke Eastlake’s “Early English” furniture designs were intentionally stripped down,
handcraftable Romanesque compared to Pugin’s complex Gothic.
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Apparently as a result of Scully’s catchy neologism and footnote rant, the architectural
guides that emerged to serve the American preservation movement in the early
1980s—e.g., Mary Mix Foley’s The American House (New York: Harper, 1980), Carole
Rifkind’s A Field Guide to American Architecture (New York: Times Mirror, 1980), and
(most influentially) Virginia McAlester A Field Guide to American Houses (New York:
Knopf, 1984)—inserted the category “Stick” and banished the categories
Swiss/Bracketed and Eastlake, resulting in two of the most important American
architectural styles of the nineteenth century being ignored and an entirely imaginary
one being valorized, not only in San Francisco (where Eastlake is by far the dominant
surviving nineteenth-century architecture) and on the Central Coast but in the Old
Town Historic District.21 So completely and bizarrely did Scully’s footnote expunge
Eastlake from architectural historiography through acolytes like McAlester, that in
Charles Page and Associates’ 1976 Santa Cruz Historic Building Survey (Santa Cruz: City
• Hermann Muthesius’s concept of Sachlichkeit (objectivity or functionalism) in English domestic
design, which he introduced in Das englische Haus (Berlin: Ernst Wasmuth, 1904, 1905),
postdates Eastlake by nearly forty years, rather than Eastlake watering it down
• Charles Locke Eastlake, a trained architect, designed furniture, but his furniture designs were
quickly translated to architecture, particularly in the American West, where the forms and
decorative elements of the one were easily adapted to the wood material and machined
spindles, posses, shingles, and trim of the other.
• Finally, the term Eastlake was used in an architectural context in the American press as early as
1875 (“the Renaissance, or more properly at the present day the Eastlake architecture” [“A
Great Modern Invention Is Building,” Scranton Morning Republican, 28 Oct. 1875, p. 3]) and was
in common architectural usage by the 1880s (e.g., in William T. Comstock’s Modern
Architectural Designs and Details [1881] and Samuel and Joseph Newsom’s Picturesque
California Houses [1888]).
21. In McAlester’s A Field Guide to American Houses, the “Stick” chapter’s 16 photos comprise 12
Swiss/Bracketed houses (pp. 258–260), 3 Eastlakes (p. 261), and 1 Queen Anne (260). (While the
“Queen Anne” chapter contains about two dozen photos of Eastlake houses, as she transfers spindle
columns and screens, a core characteristic of Eastlake furniture and houses, to a new category of
“Spindlework Queen Anne.”)
“Stick” became so popular (and poorly understood) a term that it was included in a 1973 episode of
The Streets of San Francisco, where old-school detective Karl Malden and college-educated detective
Michael Douglas and have the following conversation while looking at a house that’s a potential
crime scene:
“Looks kind of creepy.”
“Huh, Stick.”
“What?”
“The architecture’s called Stick. You can tell by those bay windows. See how they’re squared
off? Must be 1885 or ’90, maybe.”
“But you just put that down in the report. Observations like that are going to get you right to
the top of the department.”
In fact, the house used for the episode was the 1867 Italianate Adams House, 300 Pennsylvania
Avenue, with canted bays, but in a night shot with the film flipped left to right it was hard to tell.
(Square bays are indicative of Eastlake; Swiss/Bracketed tends to eschew bays .)
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of Santa Cruz, 1976), Eastlake cottages are frequently so identified, but in successor
firm Page & Turnbull’s 143-page 2013 Historic Context Statement and Survey Report:
City of Arroyo Grande, the word Eastlake goes unmentioned , despite the city having one
of the finest concentrations of Eastlake architecture south of Pacific Grove, including the
masterwork Pitkin-Conrow House.
In the Old Town Historic District, there are only 5 examples of what Scully would have
called Stick, i.e., Swiss/Bracketed houses, none of which have much of the articulated
framing he focused on in his dissertation . Swiss Revival is recognizable for steep
jerkinhead gables, vertical siding in gables, terminal -lobed bargeboards, and knee
brackets. The Snyder (by 1886) and Myron Angel and Greenfield Houses (circa 1890)—
originally Master Listed—are all 1½ or 2½ stories, half stories being common to the
style’s steep roofs. Of the 2 originally Contributing examples, 1421 Garden (1½- and 2-
story, since Master Listed as the Meredith House [1883], and the only one with eave
brackets) is the earliest documented, and 574 Islay (built or placed there between the
1905 and 1926 Sanborn Maps) is the latest and only 1-story example.
The district’s unacknowledged Eastlake buildings, a larger collection than in Arroyo
Grande, number 20. Eastlake, a purely American style based on the Englishman Charles
Eastlake’s “Early English” furniture designs, is the elaborately decorated architecture
that is often denoted “Victorian” or (by people who know “Victorian” isn’t an
architectural style but aren’t sure how to identify nineteenth -century American styles)
the fallback “Queen Anne.” Its characteristics include round arches to indicate its
Romanesque roots22; square bays; parapets, mansards, or open gables; generally
steeper gables than Italianate or Colonial Revival but less steep than Gothic; frequent
decorative gable shapes above doors and windows; corbels (making it sometimes
mistaken for Italianate); ascending and descending finials; spindles and spindle
screens; spindle columns; perforation; incising; dentils , dogtooth, volute, and egg
molding; sunbursts, bosses, and other almost obsessive geometric filling of surfaces (in
contrast to Queen Anne’s figurative bas relief); and borders of square stained panes
around clear windows.
The district’s Eastlakes include the Contributing List 1408 Broad, 770 Buchon, 1536
and 1544 Morro, 729 Pismo, and 1728 Santa Rosa (all between the 1891 and 1905
Sanborn Maps), as well as the Master List Lewin (1888–1891), Jessie Wright (1888 –
1891), McKennon (by 1891), Brooks (by 1891), Vollmer/497 Islay (1891 23),
Falkenstein (189424), Nichols (1446 Nipomo) (189925), Fleuger (189926), McManus
22. Horseshoe arches, in contrast, are borrowed from Islamic architecture and unwedded to
particular American styles, showing up in Queen Anne, Eastlake, and even Swiss.
23. “At the Recorder’s Office: P. B. Prefumo to Victoria Thompson,” Tribune, 26 Ap. 1891, p. 2.
24. “Two More New Dwelling Houses,” Tribune, 12 Aug. 1894, p. 3.
25. “Notes in This City: Dr. Eastman,” Tribune, 6 Aug. 1899, p. 4.
26. “Proceeding County Offices: Mortgages—E. Fleugler et ux,” Tribune, 24 Mar. 1899, p. 3.
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(probably l897, possibly 190027), Miller (189728), Hageman Sanitarium (1902), and
Kimball (190329). The Biddle House (1893) is Eastlake in form and decoration, apart
from possibly Queen Anne-inspired half-timber overlay and one jettied dormer [1893]),
as is the Tucker House (after 1906), apart from the Colonial Revival borrowing of two
open-pediment gables.
• Gothic Revival There is 1 Gothic Revival building in the Old Town Historic District,
St. Stephen’s Episcopal Church, outside the stated period of significance.30
• Neoclassic Row Houses A “row house” is a row of dwellings with common
sidewalls. The only ones near the Old Town Historic District are “The Brownstones”
(neither brownstone nor even brown nor even stone), built in the 2010s on the 1100
block of Marsh. It is unclear why the Community Development Department persistently
refers to bungalows as row houses.
There are no Neoclassic houses in San Luis as the term is commonly used by
architectural historians (or even, eccentrically, by Virginia McAlester to reference
World Columbian Exposition–influenced architecture), though Queen Anne and the
27. J. E. Lewis and wife and Madalina Osgood took a mortgage on the lot in 1897 (“Recorder’s Office,
Tribune, 8 Aug. 1897, p. 3), which normally signified building; the property passed from J. E. Lewis
and wife to E. I. McManus 26 June 1900 (“Recorder’s Office,” Tribune, 27 June 1900, p. 3). There is
so far no record of the actual building of the house.
28. “Recorder’s Office […] Alice C. Miller and Husband,” Tribune, 5 Jan. 1897, p. 2.
29. “Beautiful New Residence,” 13 Feb. 1903, p. 1.
30. There are 10 houses in the district that the city’s Master List Historic Properties website
incorrectly identifies as Gothic, with the contortive explanation that this is “reflective of [the]
tendency for architectural styles to reach SLO decades after peaking in larger metropolitan areas of
the US.” In fact—and an important point to make—no such tendency exists: architects and builders
who practiced in San Luis Obispo had access to the same books, journals, training, and travel as
architects and builders elsewhere and were on the cutting edge of architectural developments.
Gothic Revival for domestic architecture—a novelty in Alexander Jackson Davis’s 1837 Rural
Residences and a staple in Andrew Jackson Downing’s 1842 Cottage Residences and 1850 The
Architecture of Country Houses and Henry Cleaveland’s 1856 Village and Farm Cottages—was
outmoded in the 1870s by the introduction of Queen Anne, Colonial Revival, and Eastlake, which
dominated pattern books by the 1880s (e.g., William T. Comstock’s Modern Architectural Designs
and Details [1881] and American Cottages [1883] and Samuel and Joseph Newsom’s Picturesque
California Houses [1888]). San Luis Obispo’s only surviving Gothic Revival houses are the early
1860s Hays-Latimer Adobe and 1874 Norcross House.
Occam’s razor suggests that if you have to invent an unevidenced explanation of why the wrong era
of houses are Gothic Revival, they’re probably not Gothic Revival.
The misidentified Gothic Revival houses in the Old Town Historic District are the Rogers
(Italianate); Greenfield (Swiss/Bracketed [circa 1890]); Biddle (Eastlake with Queen Anne , circa
1893); Lewin and Jessie Wright (both Eastlake [1888 and 1891); McKennon and Brooks (both
Eastlake and both built by the 1891 Sanborn Map); Falkenstein (Eastlake, 1894 [“Two More New
Dwelling Houses, Tribune, 12 Aug. 1894, p. 3]); McManus (Eastlake, probably 1897); Brew, Upham,
and Hourihan (all three Colonial Revival and built by 1901, in 1903, and in 1904 –1905, respectively
[see Papp, Brecheen House Master List Application , 2022]); and Tucker (Eastlake-Colonial, after
1906).
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Colonial Bungalow (through Georgian architecture) are Neoclassical offshoots, and the
Colonial Bungalow is presumably what is being referred to here .
In the Old Town Historic District, the 19 original Master List Colonial Bungalow
resources are all from the twentieth century, as well as the 57 Contributing List Colonial
Bungalow resources whose dates can be established. Typical are a low -pitched hip roof
appearing pyramidal from the street, usually with an integrated asymmetric porch with
a closed gable as a pediment, sometimes open pediment, topping either it or the
adjoining enclosed structure, which is typically fronted by a canted bay window.
Alternatively, the hip roof may have a central hip dormer, dormer and closed gable, or
no dormer or gable. Porch columns are almost always Tuscan, though spindle columns
and other Eastlake references are very occasionally used (a holdover from Eastlake).
Rarer variants use gambrel roofs, Japanese irimoya roofs, and (for revival of Early
Colonial) open gables.
• Folk Victorian This term was apparently invented by Virginia McAlester—at least
it does not appear in newspapers before the appearance of A Field Guide to American
Houses in July 1984. It combines “folk” (the indigenous architecture of communities
based on purely local traditions and materials, outside of popular movements) with
“Victorian” (a term with no architectural relevance to the United States or useful
meaning even in the British Empire, where dozens of distinct and often opposed
architectural style flourished during Victoria’s rule, an era marked by the international
dissemination of styles through mass publishing, as well as the mass manufacture of
building materials). In short, “Folk Victorian” is a contradiction in terms. McAlester’s
photographic examples (pp. 312 –317) suggest her definition included whatever she
couldn’t define but what architects and builders of the period would have recognized
immediately as Italianate, Eastlake, Swiss, Colonial Revival, Greek Revival, and Gothic
Revival. No “folk” architecture exists in the Old Town Historic District, where
professional architects and builders designed and constructed with imported ideas and
lumber, siding, shingles, molding, doors, windows, columns, balusters, spindles, finials,
bosses, etc. The architectural styles, with few exceptions, are specific and definable.
• Craftsman Bungalow The historically predominant and meaningful term is
California Bungalow, as used in the Conservation Element.
• Homes borrowing architectural details from several styles There are no such
resources. Apart from the Tucker House with its two open pediments, Biddle House
with its half-timbering and one jettied dormer, and Crocker House with its octagonal
lantern (which references Mount Vernon and Colonial Revival), there is virtually no
borrowing between American architectural styles of even individual features in the Old
Town Historic District’s Master List resources. Bellcast and irimoya roofs and one torii
arch are used in the district’s Colonial Bungalows, but japonisme was a regular feature
of the Colonial Bungalow. There is some minor borrowing in Contributing resources,
but never elements of more than one other style. Attributions of vague, mixed,
confused, or nonexistent styles are frequent when the spatial and decorative vocabulary
of architectural styles are poorly understood or the existence of contemporaneously
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recognized styles is denied . Writers, architects, builders, and clients of the era were
incredibly specific.31
The Guidelines statement of “Architectural Character” relegates the twentieth century to
“other, more modest structures with simpler styles … in other areas of the district.” These
structures, in turn, were largely relegated to the Contributing List, as if modest size and
simple style are not character-defining features of important architectures of the early
twentieth century: the streamlined Colonial Bungalow and rustic California Bungalow.
Again, the Old Town Historic District is primarily a twentieth -century district, with some
86 percent of Master and Contributing List resources from the twentieth century .
The Guidelines’ misdescription of “Predominant architectural features” First in
the Guidelines’ list of predominant architectural features of the Old Town Historic District is
“Two- and rarely three-story houses,” although, of the 309 original Master and
Contributing List resources in the district, there are only 15 such houses, or 5 percent:
• one 3-story house (if you count the 3-story tower on the 2-story McManus House)
• two 2½-story houses (the Biddle and Angel)
• twelve 2-story houses (the Rogers, Falkenstein, Vetterline, Fitzgerald, Post, Stanton,
Tucker, Kaiser, Clark-Norton, Crossett Houses on the Master List, 1438 Nipomo and 729
Pismo on the Contributing List)
In contrast, there are 283 1- to 1½-story houses, or 92 percent, which would normally be
considered “predominant.”32
Yet 13 of the 15 extremely atypical resources of 2- to 3-story houses (86 percent) made the
district’s original Master List.
Even 1½-story houses are quite rare in the district: 28 out of original listed 309 resources .
Comparing 1-, 1½, and 2- to 3-story houses as a percentage of total listed resources and of
Master List resources clearly shows the Master List bias toward size.
Of 309 resources on the original Master and
Contributing Lists for the district
• 256 are 1-story houses (83 percent)
• 28 are 1½-story houses (9 percent)
• 15 are 2- to 3-story houses (5 percent)
31. The California architects Samuel and Joseph Newsom in their 1880s pattern books offered
explicitly Swiss, Eastlake, Queen Anne, Picturesque, French Renaissance, and Colonial styles
(Picturesque California Homes [San Francisco: Samuel and Joseph C. Newsom, 1884]; Picturesque
California Houses [1888]), while a San Francisco Examiner article on “Our Colonial Craze” during its
first two years in the Bay Area gave local examples of “Gambrel Roofed type,” “type of English Half-
Timbered” (now called Postmedieval), “Cambridge type,” etc., from prominent architects like San
Francisco’s Page Brown, Ernest Coxhead, Clinton Day, and the Rev. Joseph Worcester and Boston’s
Winslow and Wetherell (13 Sep. 1891, p. 13).
32. Eleven listed buildings are not houses: the Bradbury Sanitarium, the Hageman Sanitarium and
Allen House (built as railroad boarding establishments), 4 apartment buildings (974–980 and 1022
Islay, 1341 Osos, and 954–958 Pismo), 2 shops (1609 and 1638 Osos), St. Stephen’s Church, and the
Kindergarten School.
Of 53 resources originally on the Master
List for the Old Town Historic District,
• 17 are 1-story houses (32 percent)
• 19 are 1½-story houses (36 percent)
• 13 are 2- to 3-story houses (25 percent)
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The size-bias in listings is likely a product of the wealth-bias that was partially engrained
and partially grew in historic preservation. Wealthy people tend to be the ones who hire
prominent architects; historically significant people—defined as leaders of government,
industries, and professions —are more likely than not to be wealthy. But very few houses of
the Old Town Historic District were listed for historic association, and knowledge of the
architects was almost nonexistent, so grandeur substituted for more specific information.
The 53 resources originally designated for the Master List in the district were concentrated
among larger 1½- to 2½-story houses in the once-wealthy “Nob Hill” area around the
intersections of Buchon with Broad, Garden, and Chorro : an area that looked like what the
people in power over the process—leaders of government and professions —imagined a
historic district should look like.
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Old Town Historic District architectural types
Gothic Revival Steep roof,
pointed windows, board and
batten siding
Italianate Chamfered
square columns, low roof
pitch, deep eaves, canted bay,
arched door panels
Swiss/Bracketed
Jerkinhead gables, eave
brackets, lobed bargeboards
Eastlake Spindle columns,
square bays, sunbursts,
finials, small corbels, bosses,
stained perimeter panes,
open gables
Eastlake Romanesque
arches, sunbursts, bosses
Queen Anne Ionic columns,
round tower, leaf bas-relief
Colonial Bungalow Tuscan
columns, open pediment
gables, canted bay
Colonial Bungalow Tuscan
columns, hip roof with hip
dormer, canted bays with
diamond panes
Prairie School Square
column, flat roof, deep eaves
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V. The Hansen House in the Universe of San Luis Obispo Listed California Bungalows
Master List California Bungalows throughout San Luis Obispo The City of San Luis
Obispo currently has 14 California Bungalow properties on its Master List, built from 1912
to 1921. Of these, 8 were designated following the 1982 Historic Resources Survey: 6 (the
Vollmer, Patton, Nuss/Thorne, and Crossett Houses, City Kindergarten, and Adriance
Court) in the Old Town Historic District and 2 (the Faulkner and Parsons Houses) outside
of historic districts. Between 1996 and 2012, 6 additional California Bungalows were
designated by application from their owners: 1 in the Old Town Historic District, 1 in the
Mill Street Historic District, and 4 outside of historic districts.
The Master List standards of “the most unique and important historic properties and
resources in terms of […] architectural […] significance [or] rarity” are inconsistently
applied, if applied at all. The California Bungalows grew out of both an aesthetic ideal and
the desire for an affordable, easily maintained house, so pattern books —a genre that dates
back to the eighteenth century in America and were widely produced in the nineteenth
century, including in California—are much in evidence in their design, mass builders in
their later construction. A house seemingly unique or rare in one community might be
reproduced by the dozens in other communities. But even in our own community, these
Master List properties may not be particularly rare.
For example, the Vollmer House, from the original group of Master List properties in the
Old Town Historic District, is by the same architect and of virtually the same design as the
earlier but unlisted E. M. Payne House two blocks away. The Patton House, also from the
original group of Master Listings in the Old Town Historic District, is explicitly a Henry L.
Wilson pattern book house. The Dart House very likely is. The Kelly House is 1 of 18
bungalows built over 2 months for different clients in San Luis Obispo by a mass producer
and in a late form that does not embody the spatial or material characteristics of the
California Bungalow and that is already represented by the 9 cottages of Adriance Court.
There are 4 of the 14 Master List California Bungalow s of the same nested gable subtype
and 3 by the same builder, H. E. Lyman. Of later, owner -applied additions to the Master List,
3 properties neither unique, rare, nor important were owned by astute civic activists in city
preservation.
None of which is to say that these properties, most of which embody California Bungalow
architecture, should not be landmarked, only that San Luis Obispo’s de jure standards of
uniqueness and rarity have never de facto been applied. Which—given the Master List
standards’ departure from the nationwide practice of historic preservation , where the
accepted standards are embodiment of distinctive characteristics of a type, period, or
method of construction; representation of the work of a master; or possession of high
artistic value—is not a bad thing.
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Original Master List from the 1982 Historic Resources Survey
Old Town Historic District, in order of construction
Vollmer House (1912), 1116 Pismo, Old Town Historic District: listed architect Charles
McKenzie, listed contractor H. E. Lyman (Master List No. 94)
The 1912 Vollmer House (above left), designed by San Jose architect Charles McKenzie and
constructed by H. E. Lyman, embodies the side -gabled subtype of California Bungalows,
with an asymmetric front porch supported by square columns on a parapet, centered shed
dormer on the street façade, and rhythmic kaza-ana rafter tails as decorative features. It is
essentially a reverse version of McKenzie’s 1911 E. M. Payne House at 1254 Marsh (above
right), constructed by E. D. Bray, equally detailed, and on neither the Master nor
Contributing List nor in a historic district.
Frank Delos Wolfe and Charles McKenzie practiced together in San Jose as Wolfe and
McKenzie 1899–1910 and attempted to market their work in the 1907 Book of Designs
($2), containing plans for and photographs of 98 houses (republished by George Espinola
as Cottages, Flats, Buildings, and Bungalows: 102 Designs by Wolfe and McKenzie in 2004). In
1903 they opened a branch office in San Luis Obispo, the only location where they are
known to have done so, advertising in the Tribune almost daily (below left) between 4
March and 14 August 1903. Cal Poly’s collection of historic building permit applications
begins in 1906, so it is likely there are Wolfe and McKenzie houses in San Luis Obispo as yet
unidentified.
After their split, McKenzie designed at least seven houses in San Luis Obispo (next page),
according to building permit applications in the Cal Poly collection between 1911 and
1915. Three of them, including the Vollmer House, are Master Listed, and 4 of them —all
built by E. D. Bray, who studied with Wolfe and McKenzie in San Jose (Jean Martin, “E. D.
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Bray: Architect and Builder of the Central Coast,” La Vista, 2015) and who advertised in the
Tribune from 23 August to 26 October 1912 as McKenzie’s authorized agent (previous page
right)—are neither Master nor Contributing Listed and so remain unprotected, though all
currently exhibit excellent integrity.
Easton Mills House (1911)
Barneberg House (1914)
H. M. Payne House (1911)
Norton House (1915)
Defosset House (1912)
California Bungalow Address Date Contractor Listing District
Easton Mills House 1304 Pacific 1911 E. D. Bray None None
E. M. Payne House 1254 Marsh 1911 E. D. Bray None None
Defosset House 1397 Marsh 1912 E. D. Bray None None
Vollmer House 1116 Pismo 1912 Harry Lyman Master Old Town
Prairie School
Barneberg House 550 Dana 1914 James Maino Master Downtown
Norton House 1066 Palm 1915 E. D. Bray None None
Japonesque
H. M. Payne House 1144 Palm 1911 H. D. Payne Master Mill Street
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Patton House (1913), 1401 Nipomo, Old Town Historic District: listed architect H. L.
Wilson, listed contractor Leonard Thurlow (No. 76)
Henry L. Wilson published The Bungalow
Book described on page 24. The Patton
House appears to be either pattern No. 572
or a reverse of pattern No. 717, both from
the 1910 edition. In any event, it is a pattern
book house and thus not inherently unique
or significant, except insofar as Cal Poly’s
Building Permit Collection does not
explicitly list any other Wilson pattern book
bungalows, though local builders may have
been using his pattern book for their own
work without attribution, as architects were
rarely listed on the city’s permit
applications.
Nuss House (previously Thorne House)
(date assigned by city 1906, actually 1913),
1123 Pismo, Old Town Historic District: no
listed architect, listed contractor W. J. Smith
(No. 95)
Construction commenced in 1913 for local
postmaster William Thorne and his music
teacher wife Marguerite, later acting
postmaster,after her husband was
kidnapped by detectives or fled his debts.
Clarence Day, publisher of San Luis Obispo’s Daily Telegram, bought the property in 1916
and sold it in 1924, generally not considered long enough to establish historic association.
The house is an impressive example of a full -width front-facing gable subtype, but the
Streamline Moderne glazing of its porch, probably in the late 1930s or early 1940s,
compromises its façade’s ability to communicate its original significance of design,
craftsmanship, and materials.
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Crossett House (1914) , 896 Buchon, Old Town Historic District: listed architect and
contractor E. D. Bray (Master List No. 27)
In Cal Poly Special Collections’ (incomplete) San Luis Obispo Building Permits Collection
1906–1937, Bray is listed eight times as contractor for Charles McKenzie as architect
(1911–1915), eight times for himself as architect (1910 –1916) and for no other architects.
He both designed and built the Crossett House, according to the permit application, and it is
certainly a master example of the japonesque California Bungalow, with its low roof pitch,
extended eaves, and reference to the hari crossbeam in the entry porch. Unfortunately, like
the Nuss House, the Crossett House’s side porch has been enclosed with Streamline
Moderne fenestration, though the effect is not so global as on the former’s façade. A
substantial rear addition has been largely hyphenated away from the house.
City Kindergarten (1917), 1445 Santa Rosa, Old Town Historic District: listed architect
Orville Clark, listed contractor H. E. Lyman (No. 97)
The airy California Bungalow with outdoor
spaces was used for schools in the era of
tuberculosis, from the 1917 Simmler School
on the Carrizo Plain (next page left [James
Papp, San Luis Obispo County Architecture
[Charleston: Arcadia, 2023], p. 103]) to the
Fendalton Open-Air School in Christchurch,
New Zealand—where, as a boy, the author of
this report suffered rainy, icy, and snowy
winters in a structure designed for Southern
California summers (next page right [1928,
Christchurch City Libraries]).
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The City Kindergarten is essentially a side-gabled box with centered, front-gabled, push-out
entry porch rather than a porch integrated—as with the Simmler School—into the building.
The kindergarten’s fenestration and varied clapboard widths are elegant, but the building
references the California Bungalow’s decorative features without embodying its spatial
characteristics of asymmetry and substantial indoor -outdoor areas. The closest Henry L.
Wilson shows to it in The Bungalow Book is No. 711, a “Bungalow Real Estate Office.”
Adriance Court (1921), 1531 Santa Rosa, Old Town Historic District: no listed architect,
listed contractor W. J. Smith (No. 98)
The nine cottages of Adriance Court do not, in themselves, embody the California
Bungalow. Like the City Kindergarten, each references the decorative features of the style :
deep eaves with exposed rafter tails and a Shinto torii-based entry with a kasagi supported
by daiwa-topped hashira, which is to say a gate with beam supported by tapered square
columns (now often referred to by the misleading neologism “elephant leg”) with a simple
capital. But the design does not employ the California Bungalow’s spatial characteristics:
substantial and generally asymmetric indoor-outdoor spaces, rather being simple boxes in
a row. Without individual California Bungalow embodiment, as a group they do embody the
bungalow court, a distinctive and important Southern California architectural form.
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Outside of a historic district
Faulkner House (previously Eliza Shipman House) (1916), 1145 Marsh, not in a historic
district: no listed architect, listed contractor Harry Lyman] (No. 58)
The Faulkner House is one of a row of five contiguous cottages on the 1100 block of Ma rsh
Street—3 Late Italianate (pre-1906), 1 Colonial Revival (ca. 1907 –1910), and 1 California
Bungalow (1916)—that seem to have been Master Listed in 1982 because they survived as
a charming suburban group on a street threatened by urbanization.
The Faulkner House’s hip roof with
pyramidal street front is extremely rare but
not wholly unknown in California
Bungalows, which are almost always front-
or side-gabled, to reference their chalet
forebears. It has the classic pyramidal-roof-
and-asymmetric-front gable Colonial
Bungalow form (further indicated by the
shallow eaves), except with the pediment
front gable replaced by an open gable.
The gable’s Japonesque faux kooryoo or gorombo (rainbow beam), kaza-ana terminations to
4 faux crossbeams, 2 Swiss-inspired ogee knee brackets, and 3 hashira with daiwa (but also
astragal borrowed from an Ialianate square column) cram as many California Bungalow
features as possible into the small porch of what is spatially a Colonial Bungalow (including
3 columns; 2 is normal for California Bungalows ). The effect is transitional, allowed under
NRHP guidelines though hard to define as embodiment .
Lee R. Parsons House (1917), 1204 Nipomo: no listed architect, listed contractor Lee R.
Parsons (No. 75)
In 1917 Parsons, son of the county surveyor, was partner in the San Luis Planing Mill, had
converted it from steam to electricity four years earlier, and had just married a second wife,
returning from his honeymoon to finish building their house. On a corner site, it has a
sophisticated design with an asymmetric front-gabled porch facing Nipomo on a side-
gabled structure, with a side porch on Marsh whose gable is nested into the
aforementioned side gable. A faux kooryoo over the entrance, supported by stylized hijiki
or elbow brackets that are repeated in the side porch, plus window frames suggestive of a
torii or Shinto gate add Japanese flavor to a structure whose traditional rectangular form
has been broken up aesthetically more than functionally. Glazing on the fr ont of the side
porch and side of the front porch appears to be a later adaptation to March Street traffic.
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Added to the Master List by application of their owners, 1996–2012
Old Town Historic District
Martha Dunlap House (1916), 1511 Morro: no listed architect, listed contractor Harry
Lyman (No. 166; added to Master List in 1996)
Bordello owner Martha Dunlap, periodically charged with morals and liquor violations and
perjury (“early, prominent Central Coast businesswoman” in the parlance of the city’s
Master List website) applied for the building permit 3 Aug. 1916 and died 23 Apr. 1917 at
her house in Santa Maria, not long enough to establish historic association, even assuming
Dunlap was historically significant, i.e., a leader within her profession.33
The house is of the nested front gable subtype, and, with many “Jappo-Swisso” exterior
features (including ogee knee brackets, kooryoo, and kaza-ana) it embodies the California
Bungalow. The redwood-paneled, partially divided reception rooms with now more
exaggeratedly tapered hashira (still with astragals) are characteristic of Lyman’s work.
33. “Sheriff Stewart Heads Raid in Santa Maria Purity Crusade,” Morning Press, 30 Jan. 1910, p. 1;
“Santa Marian Hurt in Auto Accident,” Daily News and Independent, 24 Apr. 1917, p. 3
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Mill Street Historic District
The Burch House (1915), 1333 Mill, Mill Street Historic District: listed architect Theo. M.
Maino, listed contractor W. J. Smith (No. 176; added to Master List in 2010)
Of the three houses for which Theodore Maino is credited as architect in Cal Poly’s San Luis
Obispo Building Permits Collection , this one, built for drugstore proprietor W. E. Lawrence,
is the only one for which he was not also the contractor. It is of the nested front gable
subtype with an unusual—and unusually poorly integrated—wider second story in back
that was part of the house by the time the 1926 Sanborn Map came out but does not match
the permit application for a 1½-story 30’x34’ structure so was presumably added. The
pergola porch is absent from the 1926 Sanborn and may also be a later false -historicist
addition. It would be difficult to argue that it has particular architectural significance or
rarity and very difficult to argue that it has the integrity to commun icate its significance.
Outside of a historic district
Chris Anholm House (1919–1920), 375 Chorro, not in a historic district: architect and
contractor unknown (No. 171; added to Master List in 2009)
The Chris Anholm House, 2008
The Chris Anholm House, 2011
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Chris and George Anholm, ethnic Danish immigrants from Schleswig-Holstein, like Hans
Hansen, subdivided their farmland at the edge of San Luis Obispo , selling lots and offering
to build houses starting in 1928. “Building restrictions protect your investment,” they
heralded (“Anholm Tract” [advertisement], Telegram, 8 June 1928, p. 10): In other words,
Blacks and Asians were covenanted against buying, renting, or inhabiting the
neighborhood, except the latter as servants. After the US Supreme Court struck down the
enforcement of racial covenants in 1948 (Shelley v. Kraemer), local businessman and civic
leader Young Louis, Ah Louis’s eldest son, and school principal Billy Watson, Ah Louis’s
grandson, were able to buy Anholm Tract properties the following year , though Billy
Watson was forced to ask other householders if they objected .34
The Chris Anholm House is unusual, perhaps unique, for its Master List and Mills Act
applications being passed simultaneously in 2009. The earlier enclosure of the front porch
and changes to fenestration, plus later subtractions (the simple attic vent and kaza-ana
bargeboard terminations) and additions (speculative fenestration, new side addition and
entry porch to street façade, dormers, and two stories to the rear) would seem to have
rendered the house ineligible for Master Listing on the grounds of loss of integrity of
design, craftsmanship, and materials. It no longer embodies the simple, full-width gable
subtype of the California Bungalow, and its ability to communicate its architectural form or
association with Chris Anholm—whose notable contribution to San Luis Obispo’s history
was the further institutionalization of racism—is dubious.
Charles John Kelly House (1921), 1352 Pacific, not in a historic district: listed architect C.
C. Peppin, listed contractor Mount Diablo Building Corporation (No. 181; added to Master
List in 2010)
The Kelly House was one of 18 bungalows, not all California Bungalows, whose permits
were applied for 14 Nov. 1921–6 Jan. 1922, under “the Pedder Plan of Home Building ,”
advertised with a full page in the Telegram three weeks earlier, (26 Oct. 1921, p. 7).
A stucco bungalow with side gables and
central front gable pushout entry porch —
like the Adriance Court units and many of
the “LA Bungalows” in Mount Diablo’s 32 -
unit development in Marysville the previous
year—it has somewhat miniaturized triplet
knee brackets on the front and side gables
and kaza-ana bargeboards yet lacks
embodying muscularity, rustic materials,
and sophisticated indoor-outdoor space.
The NRHP Guidelines may be wrong that the “Craftsman Bungalow”—really the California
Bungalow—had anything essentially to do with craftsmanship, but i f this sort of mass-
produced dwelling with a few nominal decorative features qualifies for the Master List’s
rarity and uniqueness standard, it is hard to imagine what building would not.
34. Conversation with son Dr. Bill Watson
Page 253 of 291
58
Louisiana Clayton Dart House (1912), 1318 Pacific: no listed architect, listed contractor
W. J. Smith (No. 182; added to Master List in 2010)
The California Bungalow built for Mary Putnam and later owned by longtime County
Historical Society director Louisiana Clayton Dart (above left) is a subtype of side gables
and full-width front porch with front facing gabled dormer. Of the 112 models in Wi lson’s
1910 Bungalow Book, 43 of them have full-width front porches, though most of these
incorporate some asymmetry. The one that most closely resembles the Dart House i s No.
409 (above right), with a bellcast gable supported by knee brackets. Smith uses simpler
decorative elements without ogees in the brackets or kaza-ana in bargeboards and rafter
tails, and porch columns as miniature torii with kasagi, shimaki, and nuki beams. The
japonesque spirit of Wilson’s torii-like columns is evoked by Smith with hijiki or Japanese-
style brackets at the top of the hashira. Smith, like Wilson, uses asymmetries of porch
fenestration but puts his door in the middle.
Whether contractor Smith copied Wilson or another architect, the likely source for
variation was a pattern book, with manufactured architectural elements available to piec e
together. But this is a sophisticated design that embodies the California Bungalow and has
association to, in Dart, a historically significant local person.
Page 254 of 291
59
Harry Lyman House (1912), 868 Upham, not in a historic district: no listed architect,
listed contractor H. E. Lyman (No. 183; added to Master List in 2012)
Built by contractor Harry Lyman for his mother Laura Rugg Lyman, this house is of the
common subtype with nested front gables. Ogee knee brackets with nailhead terminations,
kaza-ana in bargeboard and rafter tails, two faux kooryoo on the façade, and a rectangular
oriel side window are testament to Lyman’s attention to the Swiss and Japanese details
whose strange marriage embody the California Bungalow. Later enclosure of the important
front porch is the only fly in the ointment of this Master Listing, the most recent of a
California Bungalow in San Luis Obispo.
Page 255 of 291
60
Contributing List California Bungalows in the Old Town Historic District
Often sophisticated but generally small, these were overlooked for Master Listing.
Nested front gable s subtype
1520 Beach (1925, James
Jepson, contractor)
752 Islay (1911, John Chapek,
contractor)
1071 Islay (1921, W. J. Smith,
contractor); later addition to
right side
1821 Morro (1919, R. S. Aston,
contractor
1124 Buchon (1916, H. E.
Lyman, contractor); later
porch enclosure
727 Islay
1120 Islay
1519 Nipomo (1924, John
Chapek, contractor)
1425 Garden; lobed
bargeboards recall
Swiss/Bracketed style
868 Islay
1829 Morro (1916, H. E.
Lyman, contractor); later
two-story back addition
1421 Osos; duplex with two
nesting gable entry porches
Page 256 of 291
61
977 Pismo
1152 Pismo (1922, G. L.
Furster, day labor)
1193 Pismo (1921, C. O. Dyer,
contractor); mirror image of
1185 Pismo
1050 Pismo (1927, W. D.
Stainbaugh, contractor)
1179 Pismo (1917, C. Scott,
contractor)
1423 Toro; later second-story
addition and stone cladding of
columns
1145 Pismo (1921, John
Chapek, contractor); later
enclosure of porch
1185 Pismo (1921, C. O. Dyer,
contractor); mirror image of
1193 Pismo
Front- and side-gable subtype Hip roof singleton
655 Islay (1920, Theodore
Maino, contractor); note torii
columns with odd lattice
958 Pismo (1915, John
Chapek, contractor); likely
porch enclosure
753 Islay (earlier Colonial
Revival bungalow, later
stuccoed with California
Bungalow style entry porch
attached)
Page 257 of 291
62
Side-gable subtypes
Full-width porch, front
gable dormer
1060 Pismo (1913, H. E.
Lyman, contractor); rare
absence of central columns
1604 Morro; later porch
enclosure
Asymmetric porch, front-
gabled dormer
1068 Pismo (1914, Ernest
McConnell [Los Angeles],
architect, John Chapek,
contractor)
1520 Santa Rosa (1929, W. J.
Smith)
Wraparound porch, shed
dormer
1845 Morro (1913, A[rthur?].
Barnard, architect and
contractor); rare wraparound
porch for California
Bungalow
Asymmetric porch, shed
dormer
1641 Osos (1910, B. F.
Stewart, contractor)
No porch, shed dormer
663 Islay (1921, C. R. Dana,
self-contractor); appears not
to have a later porch
enclosure
Asymmetric porch, no
dormer
1515 Santa Rosa
968 Leff (1927, H. C. Kinsman,
contractor)
Asymmetric push-out
porch, no dormer
1166 Pismo (1922, C. C.
Peppin, architect, Mount
Diablo Building Corp.,
contractor)
Center push-out entry
porch, no dormer
1527 Morro
Page 258 of 291
63
Full-width front-gable subtypes
Full-width porch
1182 Buchon (1910, Leonard
Thurlow, presumed self-
contractor)
676 Islay; second story
addition, fenestration
changes, etc.
1170 Buchon (maybe by 1911
with dormer and possibly
oriel additions circa 1927)
Asymmetric porch
1020 Leff (1908); atypical
canted window, lack of
decorative features
1336 Morro (maybe by 1911)
1731 Morro (maybe by 1913);
atypical, Colonialesque single
Tuscan column, side-facing
door
1536 Garden (before 1925)
Push-out entry porch or
canopy
1175 Buchon (1923, W. J.
Smith, contractor)
1615 Morro (maybe 1921);
later side addition
1511 Osos
1061 Islay; later second-story
addition
Page 259 of 291
64
VII. Significance of the Hansen House
As defined by San Luis Obispo’s Historic Preservation Program Guidelines, the Hansen
House is among “the most unique and important historic properties and resources in terms
of […] architectural […] significance [or] rarity” for its embodiment of the California
Bungalow’s full-width front-gable, asymmetric porch subtype, being the finest articulation
of this Southern California ur -form in the district and the best preserved example in the
city. It is simple in its structure and plain and angular in its elements, much like Greene and
Greene’s pioneering “California House” from 1904 and the first press illustration of a
California Bungalow so designated, and as the type would be recognized, in the 1905 Los
Angeles Herald (both below). Like these, the Hansen house has an intentional absence of
overt Swiss dewtails like the ogee knee brace or Japanese ones like the kaza-ana terminus.
It is substantial and artfully designed but minimalist in its aesthetics.
Above: Greene and Greene’s 1904 California
House; right: California Bungalow in the Los
Angeles Herald 24 Sep. 1905 (see pp. 21–22)
The 1921 Hans Nissen and Lena Peterson Hansen House, 1110 Buchon Street, San Luis Obispo
Page 260 of 291
65
A plain frieze divides the street façade horizontally, with wide clapboard below and
rectangular shingle siding above. Five knee braces with square ends (chamfered for
softening) and plain shafts support the deep eaves and substantial bargeboard of the street
façade. Wide, plain, framing of an attic vent at the gable crest echoes, on a smaller scale, the
framing of the windows and door, while descending uprights and canted head add a
distinctive touch.
In form, the Hansen House has a dominant roof peak running from front to back, with a
small side-projecting wing toward the front left with its own side -facing gable, like Greene
and Greene’s California House. The front - and side-facing gables are wide and low-pitched,
typical for the California Bungalow’s reference to the Swiss chalet, but unlike a Swiss chalet,
the house is a single story, appropriate for the California suburbs.
An integrated asymmetric porch follows the arrangement familiar to Californians from the
Colonial Bungalow. In an elegantly symmetrical touch, the porch divides the façade exactly
in half, which is rare for Colonial Bungalows, which are more likely to have either the porch
or the enclosed façade dominant. The corner is supported by one tapered square column
rather than the series of Tuscan columns typical of Colonial Bungalows. A brick base
supports the column.
Triplet windows on the right are explicitly echoed within the porch by the front door and
flanking windows, also in wide, plain frames. The right windows , in simplified effect, are
flush to the wall rather than projecting in a canted bay, as would be typical in the Colonial
Bungalow. A brick dado runs below the right windows.
The rear façade echoes this arrangement with subtle differences: An identical attic vent is
present, but only the lowest beams have knee braces, the three highest projecting without
further support, and the wide, plain frieze is absent as a divider between the square shingle
Page 261 of 291
66
siding and clapboard. A larger door frame and single window are in a purely utilitarian
arrangement rather than the rhythmic aesthetic of the street façade.
The west façade’s projecting wing terminates in a chimney with flanking windows and also
has side windows, providing a light and airy inglenook for the interior. Two lower knee
braces on its gable echo the larger gable’s brackets, with a beam projection from the
brickwork at the gable crest completing the arrangement. An original dining room pushout
(seen on the Sanborn Map five years later) is obscured from the street beyond the gabled
inglenook wing. A kitchen window beyond the pushout appears to be the only one of the
bungalow’s twenty windows whose original sash has been replaced.
West-facing inglenook wing
East façade’s seven windows
Rear façade
West façade with pushout and wing
The large number of windows, all with wide, plain frames, are testament to the emphasis
on access to fresh air—shaded by deep eaves—in the ideal California Bungalow.
Inside, the living room and dining room of the Hansen House retain their shoulder -high
wainscots, divided by battens and, in the dining room, topped by molding that provides a
shelf for display of dishes or other artifacts. Interior door and window frames echo the
width, plainness, and strength of the exterior but in natural finish, with a multi -paned
pocket door between the two rooms. Stylistic harmony between the interior and exterior,
Page 262 of 291
67
as well as communication between the two —e.g., in the large windows and door that make
a continuous space of the porch, living room, and (with pocket doors open) dining room —
are ideals of the California Bungalow and are particularly well executed here.
Inglenook wing side window
Axis through pocket doors from dining room
to living room and porch
A garage opening to the Pismobuchon Alley
(right) dates from the same era as the
house, with both of them present in the
1926–1956 Sanborn Map book in 1926. It
copies California Bungalow design with a
low-pitched roof, exposed rafter tails, and
vent of vertical slats, a distant echo of
vertical siding in Swiss Revival gable crests
and present in the attic vents of the Hansen
House.
Living room wainscot and doorway to hall
Dining room alcove
Page 263 of 291
68
VIII. Period of Significance
Given that the Hansen House is significant for its embodiment of the California Bungalow
rather than historic association, the period of significance would normally be the year of its
construction, 1921. Extending the period of significance to the residence of the Hansens
(1921–1937) would have little relevance to issues of integrity of design, materials, and
workmanship, as the few minor changes to the house occurred well after 1937. Its setting,
comprising the other 22 houses on 1100 block of Buchon, consists overwhelmingly of
construction predating the Hansen House.
Page 264 of 291
69
IX. Integrity
The earliest available image we have of the Hansen House is from the 1926–1956 Sanborn
Map book (top), showing the footprint, height, materials, and location of the house and
garage in 1926 (partial lamination over the garage records an update to the lot next door).
A black and white photograph from the 1982 Historic Resources Survey is next (middle),
supplement by Google Street Views from 2007 to the present (2015 and 2017 at bottom).
Page 265 of 291
70
Location As shown in a comparison of the 1926 image in the 1926 –1956 Sanborn Map
book with the current Google Satellite image (below), the Hansen House and garage retain
their location at 1110 Buchon and in the same configuration.
Setting The Hansen House is remarkable for the preservation of its setting not only as
a low-built surburban street but with almost all of its original houses as it developed from
1901. The most significant change was a Seventh Day Adventist church built on the lot to
the west of the Hansen House, the Buchon –Santa Rosa corner, in 1924–1925, three years
after the Hansen House was constructed, with a Contributing List Spanish Colonial Revival
bungalow added to the rear of that lot in 1929.35 The church has been replaced by a
compact, modernist two-story house, but the 1929 bungalow remains. A California
Bungalow at the rear of the lot to the east is the Hansen House is of unclear construction
date, appearing by 1926 on the Sanborn Map, and is currently obscured from the steet.
To the east, the remaining 10 houses on the 1100 block of Buchon were all Contributing
Listed in 1987, and 9 are documented to have pre-existed the Hansen House. Of the 10
houses on the facing side of the block , 9 were Contributing Listed in 1987, and all but 1 are
documented to have pre-existed the Hansen House. These Contributing buildings (with 2 —
1144 and 1152 Buchon—since Master Listed as the Hill and Strickland Houses) consist of
13 Colonial Bungalows, 5 California Bungalows, and 1 nondescript bungalow .
The 13 Colonial Bungalows date between 1901 and 1910. They are, by 190136, 1504 Santa
Rosa; by the 1905 Sanborn Map37, 1132, 1151, 1157, 1165, 1176, 1189, and the since–
Master Listed 1144 Buchon; and, by 191038, 1190 Buchon; in addition to 1 Colonial
35. San Luis Obispo Building Permits Collection .
36. “Death Call for Two,” Tribune, 16 Feb. 1901, p. 1.
37. Confirmed by “San Luis Obispo, Panoramic View from Terrace Hill, 1907” (probably a year
earlier), San Luis Obispo, City—Streets and General Views, Box 1, Folder 35.
https://archives.calstate.edu/concern/archives/2v23vx97d, Cal Poly Special Collections.
38. “WANTED—A girl for general housework,” Telegram, 20 Sep. 1910, p. 4.
Page 266 of 291
71
Bungalow with some Eastlake features , 1145 Buchon (on the 1905 Sanborn Map); 2
Colonial Bungalows with some Queen Anne features , 1137 and 1160 Buchon (on the 1905
Sanborn Map); and the since–Master Listed Colonial-Japonesque Bungalow 1152 Buchon
(ca. 1906–190739).
Five California Bungalows date between 1910 and 192 6. They are, from 191040, 1182
Buchon; from 191141, 1170 Buchon; 1124 Buchon, built by Harry Lyman in 1916 (San Luis
Obispo Building Permits Collection ); from 1923, 1175 Buchon (op. cit.); and, by the 1926
Sanborn, 1118 Buchon.
One nondescript Contributing List bungalow, 1135 Buchon, was built by 1916.42
Thus, not only does the setting retain its suburban residential use, the actual bungalows—
with their design, craftsmanship, and materials—preserve the setting of the Hansen
House’s naissance. Though there have been many additions to these houses, the horizontal
additions are mostly to the rear and the vertical ones mostly in the form of dormer
conversions of attic space, retaining the scale and massing of the street.
Design The Hansen House’s footprint is unchanged from its 1926 appearance in the
1926–1956 Sanborn Map book, the only one of the 21 Master and Contributing Listed
buildings on the 1100 block—apart from 1160 and 1177—with this distinction. It has also
avoided the fate of other listed houses on the block not only of lean -tos and extensions but
second-story additions and dormers to expand attic to living space. Its form, scale, and
massing are pristine.
The earliest photograph we have is from the 1982 Historic Resources Survey, but the
weathered-brick dado that appears by then on the street façade of the building was
permitted in 1967. It is, however, reversible. The plinth of the column, of different brick
and height and functional rather than decorative, is likely original.
There are two changes to the façade design since the survey photograph, both taking place
between 2015 and 2017, according to Google Street Views . (Otis Maxwell, the previous
owner, died in 2014.)
1. The plain frieze has been extended continuously across the façade, having been
previously notched along the right-hand half. This seems to make aesthetic sense, and,
39. The early 1906 right-hand Terrace Hill photo at Cal Poly Special Collections (168-1-b-01-35-02,
incorrectly dated on the back 1907) does not show 1152 Buchon, but a panoramic photo (Cal Poly
Special Collections 168-1-b-01-36-01) that can be dated to the first months of 1907 does. 1150
(now 1152) Buchon was listed as Strickland’s address in the advertisement for a patent kidney
medication by 17 May 1907 (“In San Luis Obispo,” Tribune, p. 2).
40. San Luis Obispo Building Permits Collection .
41. “WANTED—a good girl to help in a home of culture. […] Address or inquire 1170 Buchon St.,”
Telegram, 14 Sep. 1911, p. 4.
42. “FOR RENT—Modern 5 room furnished house,” Telegram, 18 Nov. 1916, p. 1.
Page 267 of 291
72
absent the discovery of earlier photographs, it is impossible to tell if the notch is original or
was made for a utilitarian purpose, e.g., to accommodate the window canopy or a larger
one than that seen in 1982. It is reversible, but there is currently no indication that it
should be reversed.
2. A falsely historicist
tapering has been laminated
to the porch’s apparently
original square corner porch
column in an overt hashira
reference that does not seem
to have been intended in the
original design, for square
posts were common through
Swiss Revival architecture in
the nineteenth century and
occur in actual Swiss chalets.
This change is reversible and,
minor though it seems,
would ideally be reversed to
restore the bungalow’s
original aesthetic.
Workmanship As previously mentioned, the kitchen sash has been replaced. The
front and rear doors are also not original, the one in front being a mid -century door with
colored diamond panes. This may be an artifact of Otis Maxwell’s work for Alex Madonna,
either surplus from a job site or influenced by Madonna’s fondness for this aesthetic in his
own Swiss Revival architecture, including Madonna Inn. These diamond-pane replacement
doors are, however, not uncommon on older houses in San Luis Obispo.
No evidence suggests that bargeboards, beam ends, knee braces, or rafter tails have been
altered from their original plain appearance—other than that they and the siding were
quite likely stained rather than painted. The mid -century white paint obliterated all
perception of detail, which the current painting arrangement at least restores. Few if any
houses in San Luis have their original paint or staining. Where unpainted siding has been
restored, as with the Leroy Smith House at Johnson and Mill, the origi nal redwood shingles
had to be replaced.
Materials Clapboard and shingle siding appears to be original, as do door and window
frames, all preserving the California Bungalow plain and muscular aesthetic. The original
wood-shingle roofing has been, as usual and expected, replaced.
Feeling Feeling as the summation of location, setting, design, workmanship, and
materials has high integrity based on the high integrity of these elements. The passerby on
the street experiences a California Bungalow in an almost perfectly preserved state in a
block of contemporary Colonial and California Bungalows nearly as well preserved in
theirs. The ideal of early-twentieth-century suburban California life—expressed in
Page 268 of 291
73
simplicity and livability of design and workmanship, with the indoor-outdoor experience of
the California climate embodied in the front porch, its connection to an open interior, and
the plethora of windows—strongly communicates not only to the passerby but the
individual admitted to the living room and dining room with their respective inglenook and
alcove in original condition.
Association As the application is to list the Hansen House for embodiment of the
California Bungalow rather than association with a historic event or person, association is
not relevant. Nonetheless, early occupants would easily recognize the bungalow they lived
in, with minor changes of tapered porch column and brick dado.
Page 269 of 291
74
X. Conclusion
The Hans Nissen and Lena Peterson Hansen House embodies the architecture of the
California Bungalow in its Southern California ur -form: full-width, street-facing, low-pitch
gable, rectangular footprint and dominant ridgeline front to back, paying tribute to the
simple, rustic nature of the Swiss chalet, with an asymmetric integrated porch inherited
from the earliest established American bungalow type, the Colonial Bungalow .
Eschewing the accretions of Swiss decorative features like ogee brackets and gable trusses,
as well as Japanese ones like hari, hijiki, faux kooryoo, torii elements, and kaza-ana
terminations, the Hansen House displays consistently plain, functional details. Simplicity is
clearly its design ideal, from the basic chalet form to the façade bisected in two equal halves
between porch and enclosure.
The Hansen House is also extremely unusual for the integrity of its setting and even more
unusual for its absence of horizontal and vertical additions. The minor changes to its design
features, craftsmanship, and materials detract little from its ability to communicate its
significance as a California Bungalow and are largely reversible. In contrast, the only other
Master List California Bungalow of the same subtype, the Anholm House, has virtually no
integrity, with significant irreversible changes to design, materials, and workmanship, and
it does not contribute to a historic district.
In the Old Town Historic District, originally conceived to celebrated the California
Bungalow, why were so few of such bungalows Master Listed, and indeed the whole type—
perhaps California’s major contribution to world architecture—dismissed as “other, more
modest structures with simpler styles […] in other areas of the district”? The culprit seems
to be a misguided effort to valorize the very few two -story nineteenth-century houses in an
overwhelmingly twentieth-century bungalow district, perhaps with a view to seeming
more like the East Coast than the West Coast, or more like San Francisco than Pasadena.
Whatever the cause, in updating its Historic Resources Survey, the City of San Luis Obispo
should review and correct these early biases through
• recording and analyzing its historic resources statistically
• acknowledging that San Luis Obispo architects, builders, and clients participated in and
frequently led the mainstream of American architectural movements
• applying accurate dates, clients, and architectural types to historic resources, including
key types it has previously overlooked, misnamed, or marginalized, from Greek Revival
adobes to Swiss/Bracketed and Eastlake houses and Colonial and California Bungalows
• adopting listing criteria that follow national and state standards and practices
In the meantime, the Hansen House—for its important embodiment of the minimalist
aesthetic in California Bungalow design and its extraordinary degree of integrity to
communicate its significance—should be added to the Master List as one of the Old Town
Historic District’s “most unique and important historic properties and resources in terms of
[…] architectural […] significance [or] rarity.”
Page 270 of 291
Attachment B - 1110 Buchon Historic Resource File
Page 271 of 291
,nrn" \^--*c.' N-"*n.Reference }lo.
Address
ARCHfiECTTJRAI S[ILE(S) :
Date
Reviewed
"L-
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roof capped with q
r0 oJ ,o\
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with -W.*,h trin; and the
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Ce
tP tc
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protruding elenents, such as"-x-r'{ R^-ilq$. .
shape. fire window sills are prinrarily Jq-rn-tLl-o..@t$-ffii,ft/,,
comes !*.; trvu.$-c'*.q fu"r-."* .1v.\{s.* ,
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n'S$*,u cF.N, A""J$4 , antl,/or otier
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Page 272 of 291
Address of &rilding
t\( O (1r.,.*414prn
\\r0
Location Map
Nr.r-}o.^)-^^/
Orerall, tlrese features reveal that the stnrcture is predonrinantLy
in style with
\..^n"" R hYrt
influences/overtones/nroti fs .
sircJe on€-N*"q)tu \"1&
Also, a delinite
* -ffn'-c{-d'-"
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*,SxStl;:
addition
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Page 273 of 291
:""' ertJa, ff-os.,
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It
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I
Reference No.
Photo No.
Di recti on
Parcel No.
Evaluation Score
City of San Luis 0bispo
Location ltlap
AFCI IITECTUPI\L IVORKSI IENT
Name 5|fr*
Phone
Date
Time Spent
Reviewed by
Eval uated by
" i ; ,. ,. ^,/.r r ,I. n fr ''7r. -,,/
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Bui'lding Shape: Rectangular L-Shape 0ther
Stories: I 2 3 0ther
Hi pped Fl at
Be I 'l Cas t H'i pped
ttnn]
/ ttoI
2
3
4 Gambrel
5
Roof Shape: Gable
False Front
Roof Pi tch : Low l{edi umn.a[;
6. Roof ltlaterial: Tile Builtuo CoroositiOn (Gravel)
Wood Shingle .. . _ Conrposition Shingle Other
Eaves: Close Proiecting
-
None - .-
-RoofTr.inr:(a)G.able-End:ProjectingRoofEdge*Cornice-e4\l.E'-
Bargeboard _- Parapet Mission Style
-
Decorated
(b) Special Features: Cupola ---- Finial'E*t=
--
r"Gingerbread .-_- Widow's Walk .-- Pendant
Ornaments
Gable Stickwork
Dormer: Gable Gable with Overhand
--_
Other
Siding: Clapboard Ship'lap
-
Shing'le
-
Plaster or Stucco Brick 0ther
WindowShape:Rectangu.larSemicircularTop-Round
Oval
-
Gothic
-
Carved BaY
-
Window Surrounding Details:
(a) Top: Plain
--
Victorian Trim Shelf
Molded Other
(b) sides: nruin] uora"[- crher
0ther
Fl at
7.
8.
o
10.
il.
12.
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13.
14.
.l5.
16.
17.
tB.
Window 0pening: Double Hung Casement Fixed
0ther
0therWindowDetails:Quarterfoile-StainedGlass
Queen Anne Mu'l I i ons Other
Doorway Location: Center Off Center _
Doonvay 0pening Shape: Flat 0ther
Doorway Type:
Door Glazing: Glass ,
Stai ned
Door Surrounding Detail :
Top : Pl ai n lt'lol di ng _
Shel f Other
Sides: Plain .. - ,. Molded Trim _ Other
Ponch: Stoop 0pen _ _- _ Closed 0ther
Additional Features: Chimney Tower or Turret
, Decorated Pediment 0ther
0rnamentation (Specify Location): Sp'ind'le & Spool Gable Ornaments
Stickwork Fishscaling _ 0ther
Architectural Style(s): List predominant style and, if applicable, secondary sryles
1 i3 6La-r'
Etched or Frosted
Bevel ed
Victorian Trim Itlol ded Tri m
19.
?2
23.
20.
21.
24 Describe th pres
terms.f,
t physical app earance of the structure in standard architectural
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1rt
r
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l( tO Bnol*^
tJlr,.(c 7
I
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Attachment C - Early 20th Century Development
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Attachment D - Craftsman Architectural Style
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