HomeMy WebLinkAboutCHC 36-08Department of Comm unityspvelopment
Planning Application
Project Address
Project Title
Legal Description
Zoning 1
Property Owner
In Care Of
Owner Address
1118PALM
CY SLO BL 32 PTN LT 4
Parcel # 002-325-008
O Zoning 2
CARSEL RICHARD A THE ETAL
SLO CA 93401-7616
Applicant Name RICHARD & JAN CARSEL Day Phone(
Address 1115 PALM STREET
SAN LUIS OBISPO, CA 93401
Representative STEVEN PUGLISI ARCHIITECTURE Day Phone(805)595-1962
Address 583 DANA ST.
SAN LUIS OBISPO, CA 93401
Send correspondence to Representative
Application made pursuant to Chapter/Section
Planning Services Summary
Application # Type of Application
ARC 36-08 Review plans to add a 2,373 square -foot
addition to an existing structure to
accommodate a 15-bed elderly care facility.
CHC 36-08 Request for property to be included on the
City's Master List of Historic Resources.
A 36-08 Allow a 15-bed elderly care facility in the
Office zone, 1-foot building height exception,
and conforming addition to a non -conforming
structure.
Received By PAM RICCI
Fee Paid by Applicant (3248) Rep (2110)
Assigned planner TYLER COREY
Hearings ARC Arch. Review Commission 6/2/2008
C6iC l[(Z� 48-
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
(805)781-7172
of the San Luis Obispo Municipal Code.
Received Fee
3/6/2008 $2,498
10/28/2008 $0
9/4/2008 $750
Total fees $3,248
Total Fees does not match Total Paid!
CITY OF SAN LUIS OBISPO
CULTURAL HERITAGE COMMITTEE STAFF REPORT ITEM # Z,
BY: Tyler Corey, Associate Planner MEETING DATE: November 24, 2008
FROM: Kim Murry, Deputy Director, Long -Range Planning W
PROJECT ADDRESS: 1118 Palm Street
SUBJECT: Consideration of request to nominate 1118 Palm Street to the Master List of
Historic Resources, and construction of a 12-bedroom addition to accommodate
an elderly care facility; Office zone (0); Richard and Jan Carsel, Applicants.
SUMMARY RECOMMENDATION:
1) Forward a nomination to the City Council to add 1118 Palm Street to the Master List
of Historic Resources.
2) Recommend approval of the proposed project to the Architectural Review Commission,
subject to conditions.
Background
The applicants have requested that their property be nominated to the Master List of Historic
Resources, and that their proposed 12-bedroom 2-bathroom addition, be recommended for
approval. The property currently is not historically listed. As explained below, historic
designation as either a Master List or Contributing property requires a public hearing before
the Cultural Heritage Committee (CHC), nomination to the City Council, and Council
approval.AWS t,: __
The following discussion is
separated into two sections:
Section 1 covers the request
to nominate the subject
property to the Master List of
Historic Resources, and
Section 2 covers the
proposed building addition.
CHC review of the addition
is required only if the
Committee supports historic
nomination.
Front elevation from Palm Street
4
CHC Agenda Report; 1118 PIR Street
Page 2
1) Historic Designation
Historic Listing Process
The process for historic listing involves several steps. Any person may request that a property be
added to the Master List of Historical Resources or the Contributing Properties List. The CHC,
Architectural Review Commission (ARC), Planning Commission or the City Council may also
initiate listing. The CHC then holds a public hearing to determine if the property meets
eligibility criteria for historic listing. In evaluating a property's eligibility for listing, the CHC
uses City -adopted criteria. If, at a public hearing, the CHC finds the property meets one or more
of the eligibility criteria, it forwards a recommendation to the Council which makes the final
decision on historic designation. In making these decisions, Council considers the CHC's
recommendations and findings, public testimony, and supporting documentation. Council's
action is final, and if the property is designated historic, its historic status and legal description
are recorded with the County of San Luis Obispo Recorder's Office.
Alternatively, the CHC may determine, based on the Historic Preservation Program Guidelines,
that the property does not merit historic nomination or a change in its historic designation and
take no further action; or may continue the item for further discussion or information. If the
CHC determines the property does not meet eligibility criteria for nomination to the Contributing
or Master List, it should cite findings explaining why the property does not meet the eligibility
criteria. The Committee's determination is final unless appealed to the City Council.
Architectural/Historical Data
The applicant has provided a Historic Resource
Evaluation prepared by Betsy Bertrando (Attachment 3).
The Historic Resource Evaluation evaluates the historic
significance of the 1118 Palm Street building, and
whether the building may merit listing on the Master List
of Historic Resources. The report provides background
history of the site and building, and includes a
significance determination based on architectural,
building evaluations and historic criteria. The evaluation
concludes that 1118 Palm Street is significant under
several criteria in the Historical Preservation Program
Guidelines and in the California Public Resources Code,
and recommends the building for nomination to the
Master List of Historic Resources.
Types of Historic Resources
ES
Front Entry
There are two types of historic resources in San Luis Obispo. Individual buildings that have
significant historic or architectural value are called "Master List Properties. " These are the
most unique and or important historic resources and merit special recognition and protection.
A property may be listed as a Master List property if it meets any of the criteria in the
4
CHC Agenda Report; 1118 A Street Is
Page 3
Historical Preservation Program Guidelines. Criteria for listing include: architectural
significance (style, design, age, architect); association with important person or event; or
environmental context or role as a community landmark. Consideration shall include the
architectural integrity, context and condition of the structure.
The second type of historic resource is the "Contributing Property." A Contributing Property
is deemed as a structure "built before 1941 that has retained its original architectural style and
when viewed in the context of its surroundings, contributes to the historic character of the
area." (City Council Resolution No. 6424 (1988 Series).
Effect of Historic Listing
Once properties are added to the Contributing Properties or Master List, physical changes to the
property are possible, provided that such changes promote the structure's original architectural
style and character. Significant exterior architectural changes are referred to the Cultural
Heritage Committee to determine whether the changes are consistent with City standards and to
meet CEQA requirements. Under either list, the property is deemed historically significant
pursuant to the California Environmental Quality Act. Demolition, reconstruction, or relocation
of historically significant structures may be considered a significant adverse environmental
impact. Significant adverse impacts can be avoided if the Secretary of the Interior's Standards
for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating,
Restoring, and Reconstructing Historic Buildings or the Secretary of the Interior's Standards for
Rehabilitation and Guidelines for Rehabilitating Historic Buildings (1995, Weeks and Grimmer)
are followed.
Eligibility of 1118 Palm Street for Historic Nomination
The following is the Delineation of Historic Resource Criteria for Building Evaluation and
Recommendations from Appendix C of the Historical Preservation Program Guidelines
followed by an analysis of each category. To qualify for the Master List, the property must
meet at least one of the following criteria:
I. Style
Describes form of building such as size, structural shape and details within that form (i.e.
arrangement of windows and doors, ornamentation, etc.)
Building style will be evaluated as a measure of:
1. The relative purity of a traditional style (as compared to building styles in San Luis
Obispo);
2. Rarity of existence at any time in the locale; and/or current rarity although the
structure reflects a once popular style
3. Traditional, vernacular and/or eclectic influences that represent a particular social
milieu and period of the community; and/or the uniqueness of hybrid styles and how
these styles are put together
CHC Agenda Report; 1118 A Street
Page 4
9
4. The degree to which the structure has maintained its integrity (i.e., assessment of
alterations and structural condition, if known).
Anal: The single -story Queen Ann
Cottage with Stick Style elements is in
excellent condition and has maintained its
integrity. It is a good representation of a
traditional style of construction and the
quality of materials used in construction has
helped preserve the building for over a
hundred years. The original four room
house had a series of additions to expand
space and allow for interior kitchen and
bathroom. The additions were completed
within 10 to 15 years of the initial
construction using the same materials and
same design.
II. Design
Describes the architectural concept of structure and 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 architect (i.e.,
carpenter -builder) accurately interpreted and conveyed the style(s).
Building Design will be evaluated as a measure of:
1. Notable attractiveness with aesthetic appeal because of its uniqueness, artistic merit, details
and craftsmanship;
2. Overall attractiveness because of craftsmanship and aesthetic value, though not necessarily
unique;
3. An expression of interesting details and eclecticism among carpenter -builders, although the
craftsmanship and artistic quality may not be superior.
Analysis: The Cottage exhibits excellent craftsmanship that is evident in its architectural
detailing and finishes. It has redwood shiplap siding with areas of fish scale shingles that rest
on a brick foundation. Spindle and spool trim frames the centered entry way under a tower
cupola. The high gable roof with an offset cross gable has a clipped gable on the southwest
side. Windows are two -over -two, double -hung wood sash in the front additions and one -over -
one double -hung wood sash elsewhere. The home displays high quality detailing.
III. Age
1. Age is a measure of how relatively old a structure is in the context of the history of San Luis
Obispo, primarily Anglo-American history (circa 1850).
Analysis: The structure was built circa 1894 and the additions approximately 10-15 years later
when other historically designated properties were completed in the City. With the structure
CHC Agenda Report, 1118 A_ Street
Page 5
approximately over 114 years old, there is an interesting link to the past where unique
structures were built prior to the more recent suburban tract development pattern of many
areas in the City beginning in the 1950's.
IV. Architect
Describes the professional (an individual or firm) directly responsible for the building design and
plans of the structure.
The architect will be evaluated as a reference to:
1. A master architect (e.g. Wright)
2. A known architect who made significant contributions to the state or region (e.g. Julia Wright).
3. 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 1927-30).
4. An early architect who is otherwise of no special significance but can be identified as a
professional (e.g. pioneer architects of the region as confirmed by AIA archival membership
records of California and the Central Coast).
Analysis: The architect for the home cannot be determined although it may have been built by an
important builder during 1894, Joseph Maino and Sons. Joseph Maino constructed the house
next door on the corner of Santa Rosa and Palm Streets as well as several of the homes around
the Courthouse and on Palm and Mill Streets. Some of the more important buildings erected by
Joseph Maino are the Carnegie Library, city schools, lighthouses, the first Cal Poly buildings and
the county hospital. Due to the uncertainty of the architect, the property does not meet this
eligibility criterion.
V. Environmental Design Continuity
Describes the inter -relationship of structures and their relationship to a common environment.
Refers to the continuity, spatial relationship, and visual character of a street, neighborhood, or
area.
Environmental design continuity will be evaluated as a measure of the:
1. Symbolic importance of a structure to the community and the degree to which it serves as a
conspicuous and pivotal landmark (i.e. easily accessible to the public, helps to establish a
sense of time and place).
2. Compatibility of a structure with neighboring structures in its setting on the basis of period,
style (form, height, roof lines), design elements, landscapes, and natural features; and how
these combine together to create an integral cultural, historic, or stylistic setting.
3. Similarity to and/or compatibility of a structure with its neighboring structures which,
collectively, although of no particular aesthetic value, combine to form a geographically
definable area with its own distinctive character.
Analysis: The property is not located within a designated historic district. The area once
supported an upscale residential community closely associated with county workers and
downtown business people but the block's demographics have changed with construction of
CHC Agenda Report; 1118 Pat Street
Page 6
neighboring apartment buildings. In addition, several of the old homes have been converted into
office space, including the subject building. Due to the property not contributing to the character
of a designated historic district and non -historical changes to neighboring properties, the property
does not meet this eligibility criterion.
VI. History — Person
Describes a person, group, organization, or institution that has been connected with the structure,
either intimately or secondarily, for at least two generations (i.e. 40 years).
Historical person will be evaluated as a measure of the degree to which a person or group was:
1. Significant to the community as a public leader (i.e. mayor, congressman, etc.) or for his or
her fame and outstanding recognition — locally, regionally, or nationally.
2. Significant to the community as a public servant who has made early, unique, or outstanding
contributions to important local affairs or institutions (i.e. councilmen, educators, medical
professionals, clergymen, railroad officials).
3. Contributions which, though minor, directly or indirectly, had a beneficial effect on the
community (i.e. firemen, law enforcement officers, postal workers,
businessmen/shopkeepers, city employees, etc.).
Analysis: The names, Rogers, Gregg, Green and Ramage associated with the home, are well
known in our history. All played a part in the government court system and have processed or
been involved in the major activities and business of the County of San Luis Obispo. It is
unusual to find a house tied to so many names that have made such a large contribution to the
county court system. Their role as participants in the development and growth of San Luis
Obispo County is an important contribution to our history.
VII. History — Event
Associated with a social, political, economic, governmental, educational or other institutional event
that has been important to the community.
Historical event will be evaluated as a measure of:
1. A landmark, famous, or first -of -its -kind event for the city — regardless of whether the impact of
the event spread beyond the city.
2. A relatively unique or interesting contribution to the city (i.e. the Ah Louis Store as the center
for Chinese-American cultural activities in early San Luis Obispo history).
3. A contribution which, though minor, nonetheless was important to the community (i.e. local
interest groups); or, alternatively, a unique or interesting contribution only loosely connected
with the structure, object, site, or district.
Analysis: The home has associations with political and governmental history, housing people
directly involved with the County Courthouse. The residents of the house included County
Assessors, Attorneys, Court Reporter and a County Clerk. The unique contributions of the legal
community to the growth of the city and county are many. As a group, their visual history
remains in residences that were convenient to the courthouse.
` CHC Agenda Report; 1118 Palifi Street
Page 7
VIII. 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.
Historical context will be evaluated as a measure of the degree to which it reflects:
1. Early, first, or major patterns of local history, regardless of whether the historical effects go
beyond the city level, that are intimately connected with the building (i.e. County Museum).
2. Secondary patterns of local history but closely associated with the building (i.e. Park Hotel).
3. Secondary patterns of local history but loosely associated with the building.
Historical context will also be evaluated on the basis of:
4. Whether or not a structure occupies its original site and/or whether or not the original
foundation has been changed, if known.
Analysis: The residence is associated with events that have made a significant contribution to the
broad patterns of California's history and cultural heritage. It has an intact original brick
foundation and has retained its original footprint since the very early additions were completed.
Summary
To qualify for the Master List of Historic Resources the property must meet only one of the
above listed criteria from the Historic Preservation Program Guidelines. As discussed in the
above analysis, the property merits Master List historic listing based on meeting Historic Criteria
I (Style), II (Design), III (Age), VI (History — Person), VII (History — Event) and VIII (History —
Context).
Recommendation
Recommend the City Council add 1118 Palm Street to the Master List of Historic Resources.
Findings
1. The property qualifies for nomination to the Master List of Historic Resources based on
Historic Criteria (eligibility criteria I, II, III, VI, VII and VIII) of the Historic Preservation
Program Guidelines.
2. With nomination to the Master List of Historic Resources the property located at 1118 Palm
Street has been recognized as a historic asset in the community. As such, maintaining the
structure will meet the City's goals for historic preservation listed in Conservation and Open
Space Element Policies 3.3.1 through 3.3.5.
Alternatives
1. Determine that the property does not meet Historic Preservation Program Guidelines for
Listing on the Master List of Historic Resources (List Findings).
i CHC Agenda Report; 1118 Palm Street •
Page 8
2. Continue the item for addition information or discussion. The Committee should list the
specific information needed.
2) New Construction
Situation
The owners of 1118 Palm Street, Richard and Jan Carsel, are proposing to construct an addition
at the rear of the building to accommodate an elderly care facility. Based on CHC nomination of
the subject property to the Master List of Historic Resources, as discussed in Section 1 (Historic
Designation) of this report, the CHC is now being asked to determine compliance with the City's
Historic Preservation Program Guidelines and the Secretary of the Interior's Standards for the
Treatment of Historic Properties. The Committee's decision and recommendation will be
forwarded to the ARC for consideration as part of the Architectural Review determination for the
proj ect.
Site and Building Description
The moderately sloping, rectangular shaped site consists of approximately 12,000 square feet
located on the northerly side of Palm Street between Santa Rosa and Toro Streets. The site is
zoned Office (0) and occupied by an office building, parking, landscaping and various other site
improvements. The single -story building was constructed circa 1894 and has a Queen Ann
Cottage architectural style with Stick Style elements. It has redwood shiplap siding with areas
of fish scale shingles that rest on a brick foundation. Spindle and spool trim frames the
centered entry way under a tower cupola. The high gable roof with an offset cross gable has a
clipped gable on the southwest side. Windows are two -over -two double -hung in the front
additions and one -over -one double -hung elsewhere. The original four room house had a series
of additions to expand space and allow for interior kitchen and bathroom. The additions were
completed within 10 to 15 years of the initial construction using the same materials and same
design.
Project Description
The project includes a 12-bedroom 2-bath addition at the rear of the structure to accommodate a
proposed elderly care facility. The addition is to be adjacent to the current rear entrance and run
to the rear of the property using a portion of the current asphalted ground and parking area. The
L shaped addition footprint wraps around a small courtyard and preserves an 18-inch oak tree at
the rear of the site. The addition does not encroach on the house and will be substantially
screened from the street. The same gable height as the original house will be continued on the
addition. The driveway to the rear parking area and entrance will allow the historic integrity of
the structure to be preserved while readapting the property to a more current need in the
community. The interior of the structure will be reconfigured to change the existing office
spaces back to a residential use. This remodel will reconfigure the interior to accommodate three
bedrooms, living room, dining room, family room and kitchen. All colors, materials, windows,
siding and roof forms and pitch proposed for the addition match the existing building.
` CHC Agenda Report; 1118 Al Street •
Page 9
General Plan Consistency
The General Plan contains several policies that apply to the project. Those policies are listed
below in bold print and staff s analysis follows.
1. General Plan COSE Policy 3.3.2 states, "Historically or architecturally significant
buildings should not be demolished or substantially changed in outward
appearance..."
2. General Plan COSE Policy 3.3.4 states, "Changes or additions to historically or
architecturally significant buildings should be consistent with the original structure
and follow the Secretary of Interior's Standards for the Treatment of Historic
Buildings. New buildings in historical districts, or on historically significant sites,
should reflect the form, spacing and materials of nearby historic structures. The
street appearance of buildings which contribute to a neighborhood's architectural
character should be maintained.
3. General Plan HE Policy 3.5.1 states, "Encourage the rehabilitation, remodeling or
relocation of sound or rehabitable housing rather than demolition."
Analysis: Based on staff s analysis of the building and proposed improvements, the proposed
addition to the historic building and overall development plan are consistent with these policies
and the Secretary of Interior Standards for Treatment of Historic Properties with the
incorporation of the following recommended conditions:
1. The historic building shall be incorporated into the project consistent with the Secretary
of Interior Standards for Rehabilitation and Conservation & Open Space Policy 3.3.4, and
shall not be demolished or relocated.
2. The proposed addition shall be consistent with the building's architectural details,
materials and ornamentation, including siding material, window and trim style and
materials, roof pitch, forms and materials.
3. Any new or replacement windows on the building, including the proposed addition, shall
be matching wood frame double -hung windows.
4. The proposed addition shall have matching wood horizontal siding material. Any
replacement siding material on the building shall be matching wood horizontal siding.
5. Consistent with the Archaeological Preservation Program Guidelines, the applicant shall
retain a qualified archaeologist and Native American site monitor to be present during site
disturbance activities associated with the construction project. If excavations encounter
significant paleontological resources, archaeological resources or cultural materials, then
construction activities which may affect them shall cease until the extent of the resource
is determined and appropriate protective measures are approved by the Community
Development Director. The Community Development Director shall be notified of the
CHC Agenda Report; 1118 Pat Street
Page 10
extent and location of discovered materials so that they may be recorded by a qualified
archaeologist. If pre -historic Native American artifacts are encountered, a Native
American monitor should be called in to work with the archaeologist to document and
remove the items. Disposition of artifacts shall comply with state and federal laws.
The proposed addition to the historic structure does not encroach on the building and will be
substantially screened from the street. No changes to the front or side elevations of the building
are proposed. All colors, materials, details and ornamentation for the addition will match the
existing historic structure. With incorporation of the above recommended conditions, no adverse
changes to the building are anticipated.
Recommendation
Recommend the ARC approve the proposed addition, subject to the following findings and
conditions.
Findings:
1. As conditioned, the proposed colors, materials and architectural details of the addition are
compatible with the historic building and consistent with the Secretary of the Interior's
Standards for the Treatment of Historic Properties.
2. The project is consistent with the City's Historic Preservation Program Guidelines because
the proposed addition compliments the architectural style of the historic building.
3. The addition has been designed in such a manner that if removed in the future, the form and
integrity of the historic building would be unimpaired.
Recommended Conditions:
1. The historic building shall be incorporated into the project consistent with the Secretary of
Interior Standards for Rehabilitation and Conservation & Open Space Policy 3.3.4, and shall
not be demolished or relocated.
2. The proposed addition shall be consistent with the building's architectural details, materials
and ornamentation, including siding material, window and trim style and materials, roof
pitch, forms and materials.
3. Any new or replacement windows on the building, including the proposed addition, shall be
matching wood frame double -hung windows.
4. The proposed addition shall have matching wood horizontal siding material. Any
replacement siding material on the building shall be matching wood horizontal siding.
5. Consistent with the Archaeological Preservation Program Guidelines, the applicant shall
retain a qualified archaeologist and Native American site monitor to be present during site
CHC Agenda Report; 1118 PaStreet •
Page 11
disturbance activities associated with the construction project. If excavations encounter
significant paleontological resources, archaeological resources or cultural materials, then
construction activities which may affect them shall cease until the extent of the resource is
determined and appropriate protective measures are approved by the Community
Development Director. The Community Development Director shall be notified of the extent
and location of discovered materials so that they may be recorded by a qualified
archaeologist. If pre -historic Native American artifacts are encountered, a Native American
monitor should be called in to work with the archaeologist to document and remove the
items. Disposition of artifacts shall comply with state and federal laws.
Alternatives
1. Determine that the proposed project is not compatible with the Historical Preservation Program
Guidelines and General Plan policies regarding cultural resources, based on the following
findings: (State reasons why the project is not architecturally compatible);
2. Determine that the proposed project is compatible with the Historical Preservation Program
Guidelines and General Plan policies regarding cultural resources provided that the following
design changes are incorporated into the project: (CHC to indicate desired design changes).
3. Continue the item for additional discussion or with direction to provide additional information.
Attachments:
1. Vicinity Map
2. Reduced scale project plans
3. Historic Resource Evaluation for 1118 Palm Street dated July 2008
Available at the meeting:
1. Colors sample board
A
gas
Ann{m{;
• l:
-•-
0
city of sAn tuis oBispo
Community Development Department • 919 Palm Street, San Luis Obispo, CA 93401-3218
December 2, 2008
Richard and Jan Carsel
1118 Palm Street
San Luis Obispo, CA 93401
SUBJECT: CHC/ARC 36-08: 1118 Palm Street
a) Request for property to be included on the City's Master List of
Historic resources; and b) Review plans to add a 2,373 square -foot
addition to accommodate a 15-bed elderly care facility
Dear Mr. and Mrs. Carsel:
The Cultural Heritage Committee (CHC), at its meeting of November 24, 2008,
approved your request for inclusion in the Master List of Historic Resources, subject to
findings:
Findings
1. The property qualifies for nomination to the Master List of Historic Resources
based on Historic Criteria (eligibility criteria I, II, III, VI, VII and VIII) of the Historic
Preservation Program Guidelines.
2. With nomination to the Master List of Historic Resources, the property located at
1118 Palm Street has been recognized as a historic asset in the community. As
such, maintaining the structure will meet the City's goals for historic preservation
listed in Conservation and Open Space Element Policies 3.3.1 through 3.3.5.
This decision of the CHC is a recommendation to the City Council and, therefore, is not
final. This matter has been tentatively scheduled as a consent item before the City
Council on January 6, 2009. Consent items are considered at the beginning of the
meeting and are not open to public comment. This date, however, should be verified
with the project planner.
Additionally, the CHC voted to recommend the Architectural Review Commission
(ARC) approve the proposed addition, subject to the following findings and conditions:
��The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.
Telecommunications Device for the Deaf (805) 781-7410.
CHC/ARC 36-08 (1118 Palm` rreet)
CHC 11-24-08 Meeting
Page 2
Findings
1. As conditioned, the proposed colors, materials, and architectural details of the
addition are compatible with the historic building and consistent with the Secretary
of the Interior's Standards for the Treatment of Historic Properties.
2. The project is consistent with the City's Historic Preservation Program Guidelines
because the proposed addition complements the architectural style of the historic
building.
3. The addition has been designed in such a manner that, if removed in the future,
the form and integrity of the historic building would be unimpaired.
Conditions
1. The historic building shall be incorporated into the project consistent with the
Secretary of the Interior's Standards for the Treatment of Historic Properties, and
Conservation and Open Space Element Policies 3.3.2 and 3.3.4.
2. The proposed addition shall complement the historic building's architectural
details, materials, and ornamentation, including siding material, window and trim
style and materials, roof pitch, forms and materials, while maintaining a visual
distinction between the historic and new buildings.
3. Any new or replacement windows on the building, including the proposed addition,
shall be matching wood frame double -hung windows.
4. The proposed addition shall have matching wood horizontal siding material. Any
replacement siding material on the building shall be matching wood horizontal
siding.
5. Consistent with the Archaeological Preservation Program Guidelines, the applicant
shall retain a qualified archaeologist and Native American site monitor to be
present during site disturbance activities associated with the construction project.
If excavations encounter significant paleontological resources, archaeological
resources, or cultural materials, then construction activities which may affect them
shall cease until the extent of the resource is determined and appropriate
protective measures are approved by the Community Development Director. The
Community Development Director shall be notified of the extent and location of
discovered materials so that they may be recorded by a qualified archaeologist. If
pre -historic Native American artifacts are encountered, a Native American monitor
should be called in to work with the archaeologist to document and remove the
items. Disposition of artifacts shall comply with state and federal laws.
CHC/ARC 36-08 (1118 Palm0eet)
CHC 11-24-08 Meeting
Page 3
This decision of the CHC is a recommendation to the ARC and, therefore, is not final.
This matter has been tentatively scheduled for administrative review before the ARC on
December 15, 2008. This date, however, should be verified with the project planner.
If you have questions, please contact Tyler Corey at (805) 781-7169.
Sincerely,
i
Kim Murry
Deputy Community Development Director
Long -Range Planning
cc: County of SLO Assessor's Office
Steven Puglisi Architecture
583 Dana Street
San Luis Obispo, CA 93401
Richard A. Carsel THE ETAL
860 Columbine Court
San Luis Obispo, CA 93401
0
•
Attachment 2
12 Room Addition
I 118 Palm Street
San Luis Obispo, Ca
3droam t2
pnmrdvu
kdrbvm tr ��
7 -
Rearom�
n ser I II I
WA— 10 --
IM %
UNCONDITIONED
STORAGE ROOM
FLOOR PLAN
sC - U-1-P
3 S u
`0 3
b I'
VICINITY MAP
PALM STREET
SITE AND FLOOR PLAN
NOT TO SCALE
NEW PREYING
DIRECTORY
SCOPE OF WORK
PROJECT DATA
yn MWffi
- s.wwsxuw,u
>atoltlmoa ,u stwugn eaa
♦r a�uii'-a
rorw< .rr.wr eye,:r.-s.z
ru- ID=�lvgr�tvywsr.=Sv
mnn+xm;
mmnwmsmc ' �ssr.
nx LNc slfla.i
MAX BUILDING HEIGHT
n1u. Hei¢t C:r�.TTt15� !gS.TT
tam Frd.Mor r8s
PI.2 H<�gY r.w
b(ov Nsl Hrjtht 0.6T
MAX BUILDING HEIGHT(1SETBACK
n,.�. Heispt czra•+rst
bw<r FiwS rtow
Plne Heighl
r.vedy Heel Height
v..rt
TaW -
PARKING
Ye9�de<d
AbG,:Jwrs:-vw.taee$ (Ilxeaz
Rmided
9e4advrdepeu
Tomt RveNed 4�<rrIDk<pv<e
n C'rToroggs[
— — — - SHEET INDEX
--------------
sr.srWlm- SFRLT#
Steven Puglisi 111 S Palm Street
����^•
A R C H I T E C T Y R E Av'.7(ChStC/.vncl f.'in C&P.fY/ �"'"K «a
w:•ix °tax 1118 Palm Street
(f San Luis Obispo, Ca 93401
of
9-
Section 2
North Elevation
Section I
lip.
Steven Pugllsl � al1118 Palm Street > L _ ^
SteNITEETUsl w f—Hhdaaditn Cnrsel mssZ
�/ 1118 Palm Street
San Luis Obispo, Ca 93401 �..,..a.,.
of
11
•
=01/1 I ..H
i
LEGEND
ABBREVIATIONS
DEFINITIONS
rsw um
al
an (xa/crisp
vwr
vu (n[./crisp
Uc
vry p1FR �uLK
I _
nT� _� '•tiY�'.f�
PJ.
SECTION A -A
SECTION B-B
rxr,�
see.:. - " — \
0 o to as O
P�
lirev I
I
I
SECTION C-C
GRADING NOTES:
�ra`
NOTE:
fa)Bleekeub4e i
[to be removed--
(t)EK I1'Dle. uNeentN4d �
EK. sleek ACeele Voe
(LD renMIN .. 12,
i
13'
O'
11
e
D' Ole. Plttoeponun YnGlletum
'I VW be reme d) `
Da (1Gee.t
'b•DGDNt IN.
aek
!.woDlc
fbaLh to be removed)
C
P
xT 1•Ifle. dVaryrsen►Der
ltolbe rsmbvam rt I t� �-�-10•DIN. lverryven leer
1 fto be nmD�eW
I
I
i
Pelm street
OAK TREE PROTECTION MEASURES:
1. FRIOKTOTMEBTARTOFCONDTRUGT.KAMENT- 4.
AT NO TIME SMALL ANY MBAVY COY I,NT OR
INC, ON SITE RESARVING THE FAOTEGTION OF EN-
BMLpIMG MwTCRIALS BE PLKCD OR STORED
roTIMG TREED TO aE DAVCD SMALL OGGYR. TXC
YHOCRTNCDRIPLIN! OFANYTREESTO—SAVED
FouonlNG INDNIDUALB OMALL Be PRESENT: TXC
CITY ARBOKIBT, THE LANDDGA/C ARCHITECT, THE
ON TWO PROJECT.
PROJR6T MGR� THE OWNER AND HID GCRTIFCP D.
PRIOR TOTHE STARTOPGONSTRYGTOKPRO-
ARDORIST-
TlGTIV! PlNGES BNALL D! MSTALLlD AROUND
3. ING TXE ABOVE MENTIONED MECTINB, ALL THE
TNC DRVLINED OF ALL ENIDTM6 TREES ON SIT!
TO RE BAVW. THE TYPE PJGTWS AMDMHT OP
,
CKMTIN0 TREES ON SITE SNALL SC CLEARLY MARK-
FENCIN6 SNALL BE APPROVED BY THE CITY
lO AS TO THE POLLOWIND:(1) TREND TO DE REMOVED.
(2) TREND TO DE SAVED. THE CITY ARBORIST SMALL
ARBORIST PRIOR TO INSTALLATION.
APPROVE OR THE MARKING METHOP TO aE UaND. D,
THE GTY ARBORIDT SHALLArrR ANY
SAFETY PRUNING, THE CUTTING OP ROOTS
B. PLEASE NOTE THAT aOMC WORK WILL OGGURE WITMIN
D'DIA.AND LARGER, AND GRADING WITMM
THE pRPLINE OF THE GOAaT LIVE OAK TO BE DAVBO.
THEpm,,WN OFALL lRIOTWG MCCf TO
MONIAVYEOuIPEHENTOMALLDEUSIDWITMMTMC
ad SAVED.
DRIPLINE. ALLOFTHR%=&DSAKYFOOTINGEKCA-
VAThONWORK5MALLBaDONEBYNAND. AS WORK 1.
IFANY GRGUMBTANGlSAnne DUIYN6GON-
PItO6RlOSlf —M. THE DRIPLINE EONS, A LI 2-W
DTRUGTION THAT WOULD THREATEN THE !R-
AND GRATIFIED AROOK ST SMALL BE ON BITS TO
BUPERVIDE THE WORK AS NlCL'aawRY. IF ANY CON-
ISTIN6 TRElG TO BC MVlD,TH! CITY ARDORIST
DMALLOff GOIITKTEpIMMEpIATELYATIDI-
CERNS ARIDl, WORK DNOULD IMMEDIATELY CEASE
7O25. NVERYATTEMFTSHALLDEMAV9TO
AND THE GffY AABORIDT BMOULD DE COXTKTED
61WE THE CITY ARBOIBOT AT LEAST 40 MOURB
AT TB 1-T025.
NOTICE P-OR TO ANY NEGESBAKY BITE YMITS.
OAK1 TREE PROTECTION PLAN/TREE REMOVAL PLAN
Near, pprox.
pock .' M.A
yw» a .ee
.Z
LI
•
Palm Street
PLANTING LF-GEND
5Y460L 60TANILAL NAME/COMMON "Me
QUANTITY/SILL or SPACINC.
TREES
"gq tro.mb x F.url.l N.t W/Ahla Nb. Gape myrtle
1-t. q.l.
��
Tres Pero (to b. el+o.sn by ewrun)
i-6 q.l.
bep x D• wld. � j
Ex. y.w to be mov.d o Mown -ex V.m. ur. M.II b. aken to Irour..uaes.a}W Varopl.nt
ovld.d In th.
Lta lyp.Fkw
Se4nem rantomutll/Night Sh.de-Palo Trao
a-l. pa.
DMRU65
Re.a M.IdI.nQ/Whit. McWIImQro.n
23-3 q.1.
uvenduL.ngwtl/ali✓EngIIM lsv.nd.r
21-1 q.1.
rc�
®
M.plobple l.'Gl.r//Indl. hawthorns
]-1 q.i,
&ROUND COVERSMNES.
MISC
„� _
t wdl.wn-rebrta.pacs.
WN,
MWtur. ro...(whlt.)
♦•pet.. l�•o.c.
Aq.p.nthw'Qu..n Ann.'/Dwarf Llly-of-ths-nll.
1 qsl.. 1D•e.c.
Nemeroufl& hybrlM-evergrgNMlxed eobn dNWy
1 qd.. lo'.c.
--�-
obtletls buceln.tori./R.d trumpe vin.-V.h Dote ewam
1-1 q.LvI..
Vellle provld.d by owns,
®
Me ,psns/Cr.spinq fig-Vsln one f.na.
1D-t qd. vlree
(!)as•ol.. c.,.mle pea-.ppll.d by owner
E.ch pl.nt.d with 1-.q.l. Ap—,,, May.rl .nd
unnitltp. ( now co Or pot. n
v.r. (chos.d by
LANDSCAPE PLAN
ec_ � -e o
��,NpSCgp
O
=5W =
No. 1941n l��
m fD.weu+mf e%
TrfOF \fOpr.
•
E
-W;M PIP. (P... ur. W Hot.: 6.tr.m. uutlon M.li b.
non-prn.w•.) 0-11 b. Wt.II.d ...d wMII In.t.Ylnq pip. wltW
)u.t b.low tm b..d m.t.rld tlr M,P,- 0 N. o.t tr... If
t p.v.r wIb. Y hplK.d Wb+utb roc....r41rot.Y .11 plp..lulbw
Wrd.up.. �` to prrvent ree! d.m.ge. l
r,
��• non p.........ur
- I /� -_ - �'•w .1.X.11 b.In.Nll.d
th.t wInPl.e.d blow Lha
"It
al p.v.r
2.
LJ
II-
2
, I
r� I
i
t.r,2
1-
I I Ur
f I
Tip bpr. un4r 1•r.o.G..I
El.c. .Nd.w.k.
+1` r
�(by oGrn/ / (bY otX. J
Palm Street
IIRP.16ATION LEGEND
1- SOH. 40 F.V.G. MAINLINC (DETAIL S)
1F9500 525Y5V BAGKFLOW DEVIGC (DETAIL 1)
—U'— H05EVALVE(DETAIL4)
RAIN DIAL RD900-ENT GONTROLLCR (DETAIL 5)
RAINBIRDSFRAYVALVC 100-DVr-55(DETAIL6)
RAINBIRD DRIF VALVE NGZ- 100-B-GOM (DETAIL T)
(j RAINBIRD 1504-SAM-FR5-15 O,H i F (DETAIL 5)
5/4• GL 200 F.V.G. LATERALS
1- GL. 200 F.V.G. LATERALS.
-« I.V.G. to DRIF DETAIL (DETAIL 10)
DRIF ZONES (DETAILS 11-15)
---� $CH. 40 F.V.G. 5LECVC5-SIZE AS SHOWN
IRRIGATION PLAN
i.e o
O
dA RMw,411rY9 T�
f F sPz1f0
0
1_41 Fl:$GO 625 Y R.P. �n�$ALL VALVE
f NDer..e 1 � uosrw,t
6\ LEG. VALVE -SPRAY
.af,.sW ,nnMc f,11eTNunslrt[R110a/.Ka ,..� icy.,•
f[,aeru/.emen
�./� ELCG. VALVE -DRIP
f Noscuc
nas�N uusateras�sr�siarevon
f'i is r" wry w`�,ro-'W..� •"`w.wosmu
x ewv.nw roam,ea[e•/>wurvruw
�. vewnxnaw /wa/M� reui uaam/.u/.w yr
�� DRIP DETAIL �,1 DRIP NOTES
No p•,• f �• Noawa
Plan
section
n HEADER DETAIL
WVATnN oa /x. a[xG/ \
B I�E�NGE WIRE DETAIL
MAINLINE %,1l�O�SE VALVE �GONTROLLER-wAL� MouHT
rxrwsuavrar er.wCw riw9w 6a/A[- �[w++o
r.<........�[..�. �•OMIT• -
%1 RAAIINSIRD 180411806 �s1 HUNTER P6P-ADV-XX P.Y.G. TO DRIP
Esc t Nosrx[
DRIP PLAN VIEW
yW
Na'sm 19�
n TREE STAKING DETAIL J9�.Fxewu „,e•pr
V NofGu[ F�F CP��F�
_J
•
FLARTING
GENERAL
1.01 Qcp/E
A. WORK NLLIJP.ED
• 1. 21CNOMlNT "1" . "151fIN15N GRADILANTCD AREAS
S. PLph�NpT�INb
`. MYGDIRNb
. YDROMULLH SER01.0
T. MULGXING
• 3.13 RO RT""M6DLL NO 32A00-AI B vR! FOR EG P
ROOT BgA19RWISR, ORAPPROV CO EQUAL.
0 2.15A
YI PA000AL FACTURES BY-BELTON INDUSTRIES', OR
• 3.13�4 gl6lOTnERTCFWNpERAAINUP.YIGTVRBR SLNSTRVG-
• 5.14LryppptlULLNIN60P2LANIEE2BLAQ: AIPLYA.'THICK
GO9TV�IE�RLOTF'pWALK-ON" BBApRQK IN ALLAAy.R�E(Ae E%GEPT LAWNp.
• 9.141R�LANTCO WITMN6OREEITNER GONe g%5$.9 GCW LKSEIS
FOOTINGS OR BURDINGS SHALL Be PLANTED INSIDEA
-PEEP ROOT PLANTER PER MAWPACTUKF W5 5PEGI1I0ATION5.
• B. RCLATCDWORK IN OTNCR SCGTIOB$ p'
E%EfdTlOtl
U D.161NDTALLLATIOBKW L, INSTALL JUTE MESA ON ALL
1.IRR16ATION
• 5.01 AMENDMENT Or DOLL:
SLOIES GREATER THASN Z:1VI9 .
• (� RP TP IHY-OSNLR3L
A. APPLY AMENDMENTS TO ALL LAWN AREAS AND ARGl9
PLANTCDINbROUNOLOVIRS
"ISO
• 9.1 TAr/ucA ACR@1L1RE: AMINM MOF (2J TWO SPRAY
1. ROUbM 6RADMG-DEFINES AS'nITNIN I"OPPINISS
PROM FLATS PER'SOIL
SEGTIONEXi OUTLIVE"LOGATEp AT OFTHIS
APPLICATIONS IT ON90F'ROVNDUP'DrTACC-BI APPLIED IN ALL
LAWNARCAS. IN AREAS A A" BAMBOO E%ISTS AND
GRAD!'
AX.
ROADTNATSSOR9SIGNSOFB ACVAORKAKUYAGRA55.
• 1.OSREQUIRLMENTS OPR •AT0 g;
B. INao"oRATIM THOROUGHLY WITH TOP 131N.DOIL LLAYER
NO NEW PLANTINGS SHALL OCCUR UHT. A GOMPkm KILL
A. PE0.fORM WORKINAGGORDANGC WITHALL APPLICABLE
LAWS, COOL$ AND REEGGULATIOAM.
AND REMOVEbTONESOVER IM. DIAMGTCR.ROOTS,
CLODS WELDS AND DTNERE%TRANEOUD MATERIAL.
ORING AMENDED {OIL TO MINI GRADE.
OF THE BCGRA.....A. BEEN ACHICVLD.
• 5.1pTRCC 9TAKIwG; STAKE ALL TRIES FIR METAL.
• t.D! }PJ,, GT1p� R1p ppp�RIN�G�PpPRr3L,�1�Tp AT! L: PLANTS
AR EL 6�TN�DUGBTITIT�UTTIlON30P'LAENTATEA
• f.OZ pURPAGE pRA L,��[�p [.RF,1l: AI.Ty E
L,OXTRAGTOR ALL9E.�ICPINAL RESPONSIBILITY POR
IT! LSi PNIGE}
SARY, SHrV.L BC APPROVED BY LhND{GAPl ARCMITELT.
DRnIHsi.2VE FR@pNRED GINGRI�L GONTRAG,DRS' IF AREA
ARE4PONSIBLC
• 1.04�1y�PEcTIpp��..11OPSR VISIT bRE AND INSfCGT CONORION9 AS
THEY G%14T($IOgl�O SUBMITTING DID.
{HALL FOR THEIR INSTALLATION.
• 5.09 LhYQUS OfP NSEO�REAS: PRE T G 7 F
PLANTIAq MOLLS, ALL PLANY!!F}Vy�pIROJLGT
• 1.05 PRQTCOTION.Dl111S13TI DIpO EMAIN:.IF E%HTIN6
L6tlpyyACLJRBI4AZION EYLTCM
IXGONT INER DO THAT LOCATIONS GA NB VRE �py�.lp=
DLAPE ARLHI ECT THE E%hGT
PLANTS TO RlMAI A DAMA !O IN6 LONDTRUGT-
ION OF IRRNATION AND PLANTING PLAN$ CONTRACTOR
LOLATIOND OF D O N
UTI-I 5 SHALL BR DETERMINED AT T.I. POINT BY TAR LANDSCAPE 1' @CNF.BAL
SHALL REPLACE MUCH PLANTS AT NO COSTTNTRA MR.
LONTRAGTOR.
1.O1QGOre
• 1.06 rrRQQ����'(� p `l1'x1ST1NG UNDLRG����iI�yTILRJCi' IF E%-
• {D. ZXZAYATIOR.P FLAN NQLQQ;
A. ORK IN E -
TLANTFLA INDL11I1RI1ATIONICON5T 1T111 C11T1AN6
IN6LLANRD IRRIGATION LONSTRULTIDN GONTRAG-
WIDTH-c 2 PXFTN.•CAN•D-
• 1. FURNIZHIN6 AND IN5TALWN61RRI6ATION SYSTEM
GOl1?TOLOW wlR;AGL OR REPAIR SUCH UTILITIES AT NO
[
• 5.0>2%I�5%�k�cb�.AO
emnTERIwL.
LOMPLITE,
• t,OT MAINTCNAwCE:
TIGN80ETRIMENALiT06ROWTN OF
• 2. SLEEVES FORIRRI6ATION fIPINo ATTAR
A. MAINTINANG��rG0.10D TO BEGIN UPONINSPppCTION AN
PPROVAL BY LANDSCAPE
• 5.06PLANTINb. OPCRAT10NEU
CONTROL AlRE$ VNDER PAVEMENTS AND WALKS,
EKGLFTAS NOT[D ON PLANT.
ARGNITlLTAND SNALL DE
FORRO�DAYS.
A. PLANING SOIL:
> 5. IRRIGATION PIPING UNDER FAVEMENTS AND WALKS.
B. TETNpAN[L1C�yDNeALL CONSIST OFp/��1,THE NEC Me-
21. E%ISTINO 50LL
1/S ORGANIC AMENDMENT
D. RELATED WO¢K NOTNCR�rCTIOND /BY OTHPR5).
ATTIPI>`TIyG, TMRNIX6 GTONCITION N. GAPE ID IN A HEALTHY,
B. A ...RM TABLET}
1 GALLON GIN TABLET
(1 1. !LILT laA 9 SyBOVT(0J FOR IRRIGATION
GONT LR( l
LJC JIHG,Q _yl U-L OCCUR LVON SATISFACTORY
• 1.OD rINA GLPTII_
55GGALLONah !TAeL'T99
15 GALLON N STAISLlTS
U 1. WATER STUSOUT(91fOR ULRI6ATIOM SYSTEM(!).
L
GOM Tb L WORK NGLUDING MAINTENhNGC
BUTeeXLLUS�IVC O�REPLAGEMENT OF PLANT MATERIALS VNDER
2q' R 96' BOXCp {/EG. 15 TABLIIS
U !, INSTALLATION OFWATER METE").
TAC WA R Y ERIOD.
• 1.09 WARRANT PC0. D
G •,OT 6RO1192-C, RPLATNG
A. PLANT GROUND COVERS AT 5rACIN633PEGIFIED ON
0 .. CONDUIT AMHSAM ELLS FROM LONTROLLER(S)
TO LANDSCAPE AREASAS SHOWN.
LL TRlp3 HR g5 py�RIL 'MALL BE WARRANTCp
A. ROR ONE YCDAR PROM DATED MAIL ACCEFTANCC.
PLAN'
• 1,03�M!PRG IIpp pp��CCppNtRppIITT11ppHH55�� INSPLGTIONOFSRCGONDI-
VI13 T010RTOTNBSTAKT"
p.APFLYTOPD0.Es FERTILIZER PER gPILI■IGATONS IN
801E hMENDMENT OUTLINE"8lLOW.
PANYWORK"Me THIS
SEG ION ID RlOUIRED. BEGINNINGANYWO UN=MR OU REPORT -
FAILURE CONTRACTOR NOT BE HELD RCS PON518LC FOR
HTDUE TO VANDALISM NCGLCGT HY OriNER,OR
NATURAL DISASTER.
• >.OBQppp�N•.OPEBALQ.NSr
IMb UNDNTAggLE CONDITIONS TO THE LAND{GAIE ARCH -I
TEGT ACCEPLTANGI OP LONDITIONSBYTH000N-
A. ROLL AMENDED SOLAR. A 1
TGpOHStIIT1IVTgE�B
T10N OP ALL E%IOTIN6 uNDCR6ROUNp UTILITRSN FIELD LOGA-
OO LD. WATER -BALLAST
ROLLER.
• 1.pl LO l5 0.uLC3 ♦Np IhFETY pRpER I.L WORK TO BC IN
■SUL�!?5.LAGNODIlF.M&RVLLCAWTIITOITNAS..LTEDL'U pTATC
Z. MaieRwLS
8, SOpIMMLDIATELY TXERIAPTER.
ANDLOLAL
��,J��II.H�����
2.01 j•BRACE BE HEALT MY AND VU:OROUS WELL
C. LAY DOD 50 THAT ApJAGGNT STRIP! BUTT TIGHTLY.
LAY BOD OM SLOP{! WITM -11
• 1 04 MlT EESI OBTAIN ALL PERMITS AMP PAY ANY
pp�p�� ppgqNIUDD��
p
GRANGA DAN DENSELY FOLIATED WHEN IML A e F. rwcr
5 ALL BIfREC
TOUR!. lTAGblR OIN� T M
J 9. A f AND ROLL SOD
TO HAKE CONTACT
T WITH SpOBED.
REQUIRED FCEs
SO DISEASE �1UIpp HILL HAyyANEALTXY,
WECT$HA"OFlDROOTSYRTEMS LANDSG PG hRCX-
D.
• 1.05ggyygg95TT�� Tl�oc&1y9y•��AwLL SUBSTMU N5MUST BLAPIROVEDBYLAND-
Sa%QRIRCWTEGT IN WRITING.
BELT SHALL APPROVE ALL /CANT FIATCRIALSPRIOR
TO PLANING.
A/PLY TONO .. PCRTILI RPLR SPLGPIGATIONS IN
SOIL AAMeeNDMIN OUTLINE;FLOGATEp AT THI SEND OP
• 2.OZMATPSRIALS POBSQDDL?LAONR SOD SHALL BC "MEDAL-
THIS SGGTION.aF�GTTIq�OF
E% ppII
• 1-pb IyTINBLON TORS: GONTRAGTOR SHALL
L �N HM L WITH ALL SITE GONORION9 INGWDINb
LION AS GROWN DY PACIFIC SOD,OR APPROVED EQUAL.
E. WATER SOD TAOROUGMLY IMMEDIATELY AFTER
C%ISTIN P ANT MATERIAL AND UTILITIES. CONTRACTO�R SHALL
TAKE N G SSARY PRCGAVTIONS
(CHECK WITH LA. REGARDING bNApY CONDITIONS UNDER TREES)
MATIRIAL5lQR
FC0.TILU:ATOX.
TO PROTTECCT SAID 91TE
ORIONS. SHOULD DAMAGE BE INCURRED THE CONTRACTOR
3.OS k1M2Z2 LA W wO :
U S.09QLLpiNO.OfERAnQN5
9AALLR��AIR ALL DAMpAGEWATSN}OGOST TO D.. ...
99����pp��
~ N00.TN5RVFLLKIA6,-OR APPROVED lOUALTVRLD BY
A. ROLL AMENDED 501E WITH 200 LB. WATER-pALLA9T
• 1.01 ASlByILi'Ia16,9T01R DRAIVING9 OfTME GOMPLIT!
B. P Rq�%gy�SHALL BC STEER MANVRE AS HANUPAG
ROLLER ANO BRING TO FINISH GRIDE.
•. LIGHTLY RAKE SEED HSO SURFACE
RILORD
ULRI6ATION SYSTEM. THESE DRAWING! SHALL pE ON AN
ORIGINAL THAT WILL pE SUPPLIED BY TN! LANDSGAPL ARGNREGT.
pDYDAMPKI OR EQUAL.
0 2.04HALER ALD FO 11YP1[O?7VLGH
TO 11. IN. DEPTH.
SEED IMMEDIATELY TNEREAPTCR,
• 1.OBp�RI/,l CCe'T/�11cLLrr� AORK UN MR TN99scciIIOX WILL BE
FCCEPTESKT TCRFi TION
A. PIHER:SMAL WOOD CELLULOSE FIBER,GONWCD
G. SOW SEED WRHAMELHANIGALSEEDER AT TXERATE OP4
LBS PTT[CR Opppp g3O. T. COVER G6EED TAKING [C%TR[CMee
O� N�EXANGG PERIOD
SPlCIPIED IN PLANTING BCGTION.
05l
3r YMULG OR COUAL,
SEED BGv 5CGD10 VENLYOISTRISUTEDOVGRENTIRG
• 1p9DARRANTY: IN AppITION TO HnNUMGTURER1 GUARANTEES.
H.yL@@ggQ[[y��S���T��O��iiVIR'g TRIPLE GROWN', OR APPROV. EOUAL
D.ROLLSEEDE= BED WITH 2O0 LB. BALLAST ROLLER.
LL WORK SMALL BE WARRANTED FOR ONE YEAR FROM DhTC
OF FINAL A...PTANLE.
G M/rFOFAGTVRLD B 851MP�T OR EQUA{S.uPREME' AS
P-' AgOIL AT TNC
AMENDMENT OUTLML" LOCATED END OF TWS
SECTION.
3. MASLRIAI <
D. AZ-Th#ORGGYh!C BOOL06Y CONTROL M, BINDER.
yIW �5
• 2.O/6CW�TipINRlRTCG14GONpIT:000T
• 2.05501E AMENDMENTS
P TOPDRE59 SEISED 9CD WITH DPIGIFICD 9TEL0. MANURE
AND WATER WI1N FINE SPRAY,
THE SYSTEM SHALL BE
N!
• A. ORf.ryLI��µ9 E��ppP1HIEytlT• SMALL Bl NRROLI CO RED WOOD
U 5.10 NYyROMULGN µb OPER T
• 2.02@�GKFLOW PREY@NTLR:A5INOICATEDONPLANS.
D SNIlOONrLOMfOST AS AVAILABL� TNROu•H
SEQUOIA IRODUGTS.OR APPROVlO CQVAL.
• 2,OBpJEQ;Ap IHpIGATCD ON/LAND.
B.GYPSUM: SHALL BE CORN OIL GYPSUM OR EQUAL.
A.SEED SLURRY SMALL Be APPLIED WRH A GOMMERLIAL
TYPE MYDR09ELDLR,
• 2.0gFITTIN6C PVG 5GMlpULE 40. A9 MANUFACTURED BY OLOANE,
ZLAA5L0S-bRIQVAL
• L_ (t9Ay_VNpy9AER PiE-1LANTF 1LIZiR: SMALL 6!
MRATNpVpPAp(GtfyRL■D�IRYTI9�1=Mer{LgOT
B• FINI9N bRhDE..ALLSBC E5TAI5 MMED REMOVING
A%%INIOSVAL O�NBYDIROMYLNZN
• Z,OS(�_LJTLEOL VALVCg A41NDIGATEO OM PLANg.
OR IOUAL
g2.p11�I-p12�yb
• D. QMVFbOrREMI'/.D MANYIACTVRLpBYSIMPL05T BIBS-i-S
AREA IRIHOR TO AI14-
CATION.
• 2,pi9�e[y�MAT�RI y POR BOTH WATER Li OGONTROL
WIRLvS TO BC PVG 10-1220,BGX000LG qO PIPE.
GpyAL.
G. SLURRY MI%SHALL B! APPLIED IN A UNIFORM HAT AT
M. RATE, KELP NYDROMULGH WM.. AREAS
• S,OT yyTp �L.99�9TIOJREIGATIOw e0wTR0LL@g(y1; Te •! Ab INDILnTID
�N /CANS
• L
�Q,Q,� LAIY� pR� S�
w� S pR'''g E
DESIO
j f^ly'1'�.lJZ�FORU4e HDE ii I�,i
A A TUBED pY SIMPLOT OR LQU L^cr15
Taoµ:
B a.1 1 NCADLR BOARD INBTALLA INSTALL IIR DETAIL •A•.
• 2D.Q2hM12 jMjBM:
• /• TREEA1f24MRY@l.LANTIN6I2RDLIZLB:A6RIFORM
• 912 �UL11MENpbLNTOVTLINL:
A, WIR[90LIp COPPER WIRE UL. APPROVED FOR
DIRJAQ RVrL IM GROUND, LAIN. GAV61.14.
iA8LCT520-1G SPORMULA ZI6RAM TAB,
• 2.06 STAIUµG MATERIAL}
0AREA AMENDMENT RATE
ERE. GOVLR 20L8Y
B. SPLIGING29AIERRI1AALQ:DRYSPLIL{CONNlLTIONS AND
A. TIME STAKED: D• LOD6EPOLC PINE STAKED
R&ANI11
PRE. PET. ORGANIC hMEND, b LU. YD�./ 1000
.110
TGPORESS PlRT, 16-6-56 LLBBS�ij10000
3GALERMANUFAGTURLO BYSILARS OF EQUAL.
p C
• 3'O9A�yAL SIZVG JALC...0OAT,1
B. TIES: 1 D 'CINCH TICS.-
•2.OTP_¢E!MFR<Z�F�IaG_L_S�e OpNTROL. RONSTAR OR EQUAL.
• LAWN (5CLDcp FREPLT PERT. 16-6-D 30 L65./1000
.C.11RD EQVPMC T.
• Z,1 OBPRINKLLR H[AD9 As INDICATED ON FLAN5.
• 2.08 HCRBIL^C; ROUNDUP
..... 0EOJ ORGANIC AMEND. 60 CV. Y.../1000•
GYPSUM OLBS /1000
• 2A 1PRESSURE RIGULhT00.• hS MOICATAP ON PLANS,
AS MANUFACTURED BY MONSANTO.
TOIDRESS PERT. 16 -b-D MESS./1000
• 2.12l5Y5RMEQVIPMENLWHKHIMGLVDEf THE FOLLOYUNb, SHALL BL
• 2.09 NCADCRBOARO.rCRDETAIL'A',5HT.L-$.
0LAWN(HYDRO-ORGANIC AMEND. bLV. YD4pp/IOoOOp
A9 /lGIf1ED ON PLANS.
0 2.106UYING MATERIALS• REFER TO DETAIL.
SIR PRO) EIYPSRUM 2,000 �B5.O/.IGRE
DRIP HEADS
• 2.11WOODMVLGy: SHALL 59 bAALK-ON" BARK AS MANUFAC-
5EEEED %2SLBD,/ACRE
5' DRIP TUDINb
G. E55URE REDUCER
TVREDLE SEQUOIA IROOVCTD AMP SHALL BL APPROVED.
A SAMPLE SHALL 59 SUBMITTED TO AND APPROVED BY OWNER.
FERTIy12CR 16-b-8 SOD LB5./ACRE
M.BMOCR 120 LB9./AGRL
D. FILTER
S. M50. FITTINGS AND EQUIPMENT
5. EXR.rmr..0
• p,OIL_YOUTEOV[RA6l15RCGUIRMP.AGONTRAGTORS AL'�AKC
IMF ILN�OTR£ ADJUSTMENTS TO I-TlM51N ORDER TO AGH eeyyC
GOVERASM AT NO MIONAL CASTTO OI9INER. WX�RE
SPRAY EAOS AR 9HOrvN ADJOINING PARK N6 LOT STIRIPP-
ING,TA.rvNTENTIS OINBTALL TNO{C HEADS EXACTLY
ASS O N.
• 5.02T$ENCNIN�. MNIMUM DEPTH
A. OVER PVC ON PRE55VRE SIDE OF CONTROL VALVES
.N.J.
B. O VC R PVG ON NON-/RC551IR! SIDE OF CONTROL
VALVES(121N.1.
C. O VER CONTROL WIRES f I B IN.J.
D. EB DDGD WIT. MIN 61H. OF SANID DALKFLLLAON ALLLLBE
TREN.II.ENS6.oUTIL' • 5.05TORENALLL�GTCRl•IINLWNEReAC SEItISTP6 uHOGRONT a
yTILRIES ARE PRIOR TO T0.ENGA1
• 5,04gLCCYINb:COORDINATL5LEEVEINSTALLATIONPUTHOTNER
TRADE. AS RLOUIRlD.
• 3.OSr1;t L 4u MIFRMQLN' INSTALL IN ACCORDANCE WITS
r G R SI .TRUCTIONS.
• >, bFI�SC �I. NE YS LQWP.MftML19TZP BELOW TO BE INSTALLED
0 PER ETAILR
•
SPRINKLER HEADS
• B. CONTROL VALVES
• L j HO eVA�VECS5
D. DY. •• AUT€LILONTROLL R RIFgYSTEM
•
• 6. PRC55NtE RE6 LATalR55
LND.OF 5LGTIO.N
L � `PIORK TO BE INGLUDIO IN HIO ESTIMATE
V WORK NOT INCLUDED IN DIP ESTIMATE
OyNH C4,
RI
TII I:o�1�91
rPA R [vrr.. II.09� Q�
L-5
• ' Attachment 3
HISTORIC RESOURCE EVALUATION of
1118 PALM STREET (P-40-041196)
CITY of SAN LUIS OBISPO, CA
APN 002-325-008
Photograph c.1910
Prepared for: Kim Prater, Project Manager
Steven Puglisi Architecture
583 Dana Street
San Luis Obispo, CA
Prepared by: Betsy Bertrando
Bertrando & Bertrando Research Consultants
267 Foothill Boulevard
San Luis Obispo, CA
July 2008
TABLE OF CONTENTS
ABSTRACT ............................. 1
INTRODUCTION.............................................................1
PROJECT DESCRIPTION...................................................... 1
METHODS 1
Archival Research ................................................. 1
Field Investigation.............................................................2
HISTORICAL BACKGROUND ............................ 2
Mission Period 2
Early American Development.................................................... 3
SIGNIFICANCE CRITERIA ................... 4
RESULTS 5
Property History - Pre 1894..................................... 5
Leonardo Lopez............................................:............5
Luis Zolezzi............................................................6
House History........................................................?
Ellen Morriss Rogers ........................................ 8
1900s Ownership .......................................... .............8
PaulGregg ................... ..........................................9
Edward Charles and Grace Rodgers .. 10
Abram and Julia Green ....................................... ............. 10
Walter and Marie Ramage...................................... 11
Richard and Jan Carsel................................. 11
Building History..............................................................11
Field Investigation............................................................12
SIGNIFICANCE DETERMINATION .................................. 13
Architectural Criteria . ............. ................................... 13
Criteria for Building Evaluations .................................... 13
Historic Criteria..................................................................14
History-Person.....................................................14
History -Event ........................................... ....14
History-Context........................................................15
-I-
RECOMMENDATIONS
CONCLUSION.............................................................. 16
REFERENCES CITED ......................... I .......... I .............. I ..... 17
Bibliography................................................................. 17
Documents.................................................................. 18
Records............................................. .....................18
Newspaper Articles ................................ 18
Unpublished Manuscript ...................................................
Directories...................................... . I ............. I 18
Deeds............... ...................................................... 18
Historical maps Consulted ......................................................19
APPENDIX A: Project Location Maps
APPENDIXB: Proposed Project
APPENDIX C: DPR Forms
.0
ABSTRACT
A request was made by Kim Prater, project manager for Steven
Puglisi Architect, representing the property owners Richard and Jan Carsel
for an historic significance evaluation of a property located at 1118 Palm
Street within the City of San Luis Obispo. This study finds that the house on
the parcel is significant as defined in the California Public -Resources Code
and City of San Luis Obispo Guidelines and has been recorded as P-40-
041196. It is also recommended that the property be placed on the City of
San Luis Obispo Master List of Historic Properties.
INTRODUCTION
The work carried out as a part of this study was conducted by Betsy Bertrando, of
Bertrando & Bertrando Research Consultants (BBRC), who was assisted in the field by Luther
Bertrando. Betsy Bertrando has over twenty years experience researching the cultural resources
of the central coast. The project property (APN 002-325-008) is depicted on the San Luis
Obispo 7.5' quadrangle topographic map as existing in the City of San Luis Obispo at 1118 Palm
Street. The client requested an historical evaluation for the residence that was constructed prior
to 1900. It currently is not on any city list of historic properties.
PROJECT DESCRIPTION
The client is proposing to construct a twelve room addition to the original historic house,
and later office building, to be used as an extended care residential facility (Appendix B). The
proposed addition is to be adjacent to the current rear entrance and run to the rear of the property
using a portion of the current asphalted ground and parking area. The L shaped addition
footprint wraps around a small courtyard but does not encroach on the historic house nor will it
be visible from the street. The same gable height as the original house will be continued on the
addition. The driveway to the rear parking area and entrance will allow the historic integrity of
the home to be preserved while readapting the property to a more current need in the
community.
The interior of the home will be reconfigured to some extent to change the office spaces
back to a more homelike environment. This will allow for three bedrooms, living room, dining
room, family room and kitchen.
METHODS
Archival Research
Background for the property was gathered by a search of the historical literature, maps,
directories, newspapers, documents, unpublished manuscripts and photographs. The purpose
was to establish the historic use and people associated with the property. This included research
1118 Palm St, San Luis Obispo - i
0
to investigate if historic events or persons important to the history of the City of San Luis Obispo
were a part of the period of significance. The material used in the preparation of this report is
from the following sources.
• San Luis Obispo County Clerk/Recorder's Office - June 3, 18 and July 2, 2008
• Private Archive of Bertrando & Bertrando Research Consultants for a search of the
historical literature, maps, and unpublished manuscripts.
• City Directories, photographs and files available at the San Luis Obispo County
Historical Museum on May 16, 23 and 26, 2008.
• City of San Luis Obispo Community Development Building History and Permit Files -
May 23, 2008.
• Cal Poly Special Collections - City of San Luis Obispo Building Permits with the aid of
Dean Miller.
• Phone Interview with owner Richard Carsel - June 30, 2008
Field Investigation
The field investigation took place June 3, 2008, with a survey of the exterior of the
residence and grounds. This was followed by a walk through of the interior of the former
residence and law office on June 23, 2008. Both site visits were accompanied by Luther
Bertrando. Representing the client, Kim Prater joined us during the interior walkthrough. Notes
were made and photographs taken during both occasions. Original features and the later
addition and changes were noted as well.
HISTORICAL BACKGROUND
Mission Period
The first known recorded European contact in San Luis Obispo occurred on September 6,
1769 when the Spanish land expedition, Ied by the Governor of Baja California, Gaspar de
Portolk arrived from Loreto, Baja Sur, via San Diego. At that time, Fr. Crespi gave the name La
Canada de Natividad de Nuestra Senora near the location where Mission San Luis Obispo de
Tolosa was founded three years later (Engelhardt 1933).
The time of greatest growth and prosperity for the Mission was between 1790 and 1810
(Kocher 1972). Remaining annual reports filed by the Mission Fathers give some information
on the extent of growth and construction. Unfortunately, the reports for the first twenty-five
years are missing making exact placement of the structures unknown during the period of the
Mission era's greatest growth. The El Camino Real linked the missions a days journey apart
along coastal California.
1118 Palm St, San Luis Obispo - 2
Later in 1822, Mexico, including California, achieved independence from Spain and the
missions began to be secularized (Kocher 1972). Ownership of Mission ranchos and outposts
were petitioned for by Mexican citizens and awarded to them.
Early American Development
In 1846, the American Flag was raised in Monterey, briefly the capital of California, thus
heralding the beginning of the American. Period Many languages were spoken in the town of
San Luis Obispo at this time when it struggled to form a community under the laws of the United
States Government. Small adobes housed saloons and not much else during the 1850s. Reading
and writing were not common skills. San Luis Obispo was far removed from the commercial
centers to the north and south. Change was slow as many land issues had to be settled. Land
speculators often put their energy into buying and selling large tracts of land.
The newspapers, that began operations at that time, often gave the same news in both
English and Spanish. French, German, Portugese and Italian were also common voices in the
small hamlet that still thought of itself as a pueblo. Many that were disillusioned by the
goldfields drifted south and stayed (1860 Census). As the community grew together, streets
were graded and bridges began to be built. The project area on Palm Street was within the
original boundaries of the Town. The street was named after the remaining palm tree, one of
five originally planted by Father Antonio Martinez (Hall -Patton).
In the.early depictions of San Luis Obispo often a lone palm tree is shown.
Unfortunately, it pops up on Chorro and Monterey and Court Streets. The palm tree was
mentioned in an article written for the Alta Californian in 1868 by an unknown correspondent
when describing the mission olive grove.
"...So bare of trees is the country around the church to which this grove belongs that the
citizens should treasure them most highly. A solitary date tree ninety years old, about 25
feet high and trunk two feet in diameter, stands in the midst of the town. The branching
top resembles the palm, or rather more, the coconut tree. It produces no fruit, because
lacking a mate of the other sex." (Nicholson 1972:35)
Later in 1871, a more gushing account of the Mission, gardens and town was written by an
unidentified correspondent for the Overland Monthly. It too, spoke of the lone palm tree while
walking through the Mission Vineyard Tract.
"An Englishman, an educated gardener ... a character rarely met in this country... walked
with us through the neglected, but oh! So lovely, Mission garden. Through the olive, the
pear and fig trees could be seen, in the distance, a hedge of American agave or mescal
plant, and over the wall of the Mission enclosure waved the branches of a palm tree. Still,
you say that `tropical California' does not send its glow to ripen the fruits of the tropics as
far as San Luis Obispo County? I will admit that one must travel some forty or fifty miles
farther south to reach the belt that circles the acknowledged `tropics of California;' but
surely that palm tree, alone as it stands now, has been supported not only but its own kind,
but also by the golden orange and the cooling lemon." (Nicholson 1972:41)
1118 Palm St, San Luis Obispo - 3
People had already settled along Palm Street when the 1872 Act to reincorporate the
Town of San Luis Obispo was passed, one hundred years after the first Mission was constructed
here. This allowed the town to appoint a Town Attorney and Surveyor and finally address civic
improvements such as "the opening and grading of roads, addressing sanitation and caring for
the roads within the Town limits." (Carotenuti 2006:39) Finally, the first County Courthouse
was constructed in 1873 (Carotenuti 2006).
SIGNMCANCE CRITERIA
Effective in February 1999, changes made to the California Environmental Quality Act
of 1970 (CEQA) removed thresholds of significance from the main document and relied upon
criteria set forth in Public Resources Code, Section 5024.1 Title 14 CCR Section 4852. These
revisions to qualifying criteria for determining the significance of a resource include the
following;
1. Is associated with events that have made a significant contribution to the broad patterns
of California's history and cultural heritage.
2. Is associated with the lives of persons important in our past.
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 value.
4. Has yielded, or may be likely to yield, information important in prehistory or history.
Cultural resources displaying one or more of these criteria, may be considered significant
and thereby subject to special measures of avoidance or evaluation prior to any potential
impacts. If impacts cannot be avoided then a mitigation plan is normally developed. CEQA
directives regarding mitigation of cultural resources are also addressed in the Public Resources
Code.
In addition, the City of San Luis Obispo has produced The Historical Preservation
Guidelines which were adopted by the City Council, (resolution No. 6158) in 1987. This was
amended by the City Council resolution No. 6857 to incorporate U. S. Secretary of the Interior
standards for rehabilitation as informational guidelines. Standards for the Treatment ofHistoric
Properties have been developed for preservation, rehabilitation, restoration and reconstruction
projects and have been codified as 36 CFR Part 68 in the July 12, 1995 Federal Register (Vol 60,
No 133).
It was also stated in an additional Historic Resources Survey Completion Report
produced by the City of San Luis Obispo in 1992 that:
"The City of San Luis Obispo has adopted specific criteria for measuring the value of
1118 Palm St, San Luis Obispo - 4
•
0
individual structures and districts. These criteria complement those of the National
Register of Historic Places." (Lovell 1992:15)
These criteria will be applied in this report.
RESULTS
Property History - Pre 1894
The first recorded owner of the project parcel was Leonardo Lopez. His Petition for
Land in the newly formed City of San Luis Obispo was presented in February 21, 1870 and the
deed issued on February 3, 1872. The request states that on the property was a house and
fencing. The original parcel, Lot 4, formed the south corner of Block 32 at Santa Rosa and Palm
Streets. Block 32 was surrounded by Santa Rosa, Palm, Mill and Toro Streets and at the time
was divided into six lots (Figure 1). Lopez also petitioned for the east corner of Palm and
Chorro Street where he had a store next to the Sauer Adobe (Bertrando 1996).
Figure i -1874 Map with Lopez Properties Outlined in Red
Leonardo Lopez
Leonardo Lopez, was originally from Mexico, as stated when he filed for United States
citizenship in May 1862 (the 1870 Census gives his place of origin as Spain). In 1861, Leonardo
and his wife Rafaela Garcia de Lopez filed a Homestead Declaration for 160 acres (Book A of
Homestead Declarations pg 22) located in the San Jose District (Pozo). They had three sons and
five daughters listed in the 1870 Census. Naturalized in 1867, Leonardo was a merchant selling
groceries in San Luis Obispo. His store was next to the Sauer Adobe on Chorro Street. The
Lopez property on the east comer of Chorro and Palm Streets also included a house as well as
the market in 1872 (Bertrando 1996). Although Lopez had property in San Luis Obispo, he was
1118 Palm St, San Luis Obispo - 5
the San Jose District's representative at the Republican Convention. He continued to be
involved in the downtown through the early 1870s and was a signer on the Vigilance Committee
(Angel 1883).
Leonardo's wife, Rafaela, was the daughter of Ynocente Garcia. Ynocente Garcia was
interviewed at the request of H. H. Bancroft by Thomas Savage in 1878 as part of Bancroft's
effort to record California history (Bancroft Library collection at University of California,
Berkeley). Garcia was known as the founding father of Pozo (Teague et at 1983). Leonard's
daughter Adelaida married Vidal Garcia, Sr. from a different Garcia family in the San Jose
Valley. Adelaida and Vidal ran the Pozo Hotel and dining room.
Luis Zolezzi
After the death of Leonardo, the Lopez children sold their portions of Lot 4 to Luis
Zolezzi, the husband of one of the Lopez daughters, Basilisa. In 1893,the 160 acres near Pozo
and the project parcel (Lot 4 in Block 32) transferred from Leonardo C. Lopez et al to Luis
Zolezzi (Book 20/357-58). It should be noted that throughout the official documents there is a
wide variety of spellings for Basilisa and Luis Zolezzi. Luis Zolezzi, originally from Italy, was
naturalized in 1877 in San Luis Obispo. He was a merchant in Santa Margarita. Zolezzi married
Leonard Lopez's daughter Isabel in San Jose Valley in 1880 and later another daughter, Basilisa
in 1884 from the same district.
The first Sanborn Map produced with project area coverage was in 1891. On the
Sanborn Map, two small houses faced Santa Rosa Street and a small shed sat along the northeast
property line. It is doubtful that Luis Zolezzi ever lived on the property as in 1901 he and
Basilisa were living in Santa Margarita, where he was a merchant. At some time in the early
1890s, the Lot 4 was split giving the current address of 1104 for the corner of Santa Rosa and
Palm Streets and 1118 for the project parcel.
In 1893, the property was sold
briefly to William Graves (Deed Book
21/54). Judge William Graves settled
permanently in San Luis Obispo in 1865.
He was elected to both the State Assembly
and State Senate during his career in San
Luis Obispo (Angel 1883). Graves sold
the property to Ellen Morriss Rogers in
1894.
In 1895, Robert Shannon
purchased the corner portion (Deed Book
27/48). One of the small houses that faced
Santa Rosa Street on the Shannon property
was still depicted on the 1905 Sanborn
Map (Figure 2).
y .r
4 -,-L'
I:
!Q - --- - PALM
- r
Figure 2 - 1905 Sanborn Map Depicting Project Parcel
1118 Palm St, San Luis Obispo - 6
House History
Some of the information in the records concerning the current structure on the project
parcel seems to be in error. Dates of construction have varied between 1868 and 1907, neither
of which is correct. There are discrepancies in the original building permit and prior ownership
As well. Early references attribute the owner and resident as Virgil Gregg which is also
incorrect.
The original date of construction could not be exactly verified for this report. However,
certain documents and photographs give clues. From photographic evidence the building was
not in place in the early 1890s while the property was owned by Zolezzi. It was probably
constructed when, or just after, the lot was split when it was purchased by Ellen Rogers. A
photograph taken c. 1891 and the Sanborn Map for 1891 do not depict a structure at 1118 Palm
Street. However, it is clearly shown on a panorama photograph dated 1906 with fairly mature
landscaping and on the 1905 Sanborn Map. Both dates are prior to the Application for Building
Permit dated 1907 which was located in Cal Poly Special Collections. The permit stated a
dwelling was to be constructed that is 70' by100` which is the original size of the corner Lot 16
not the size of any of the houses. The permit continues that the house is to be constructed on
part of Lot 4 for Milo Tognazzini and constructed by Joe Maino & Sons. This is obviously not
the residence, although it has the same APN. The same incorrect permit information is copied in
the City Planning History file for the property. Included in the same file for 1118 Palm Street is
information on "1108 Palm Street." It was recorded incorrectly and applies to the corner lot
(1104 Palm Street), the original Robert Shannon property. That building permit is for Attorney
A. H. Nelson, with the construction date of 1911. The contractor is listed as Jms (James) Maino.
The results of the research conducted for this report indicate that the house was
constructed c. 1894 and probably for the E. P. and Ellen Morriss Rogers. It may have also been
constructed by Joe Maino & Sons as they built several of the homes in the area during that time
period. The following information was in the 1894 newspaper.
"The brick for the foundation of Mrs. Rogers proposed new residence on Santa Rosa
street is on the ground and work will commence at once." (Tognazzini 1994:96)
Although, it states that the new residence will be on Santa Rosa Street, the early directories list
E. P. and Ellen Rogers living on Palm Street between Santa Rosa and Toro Streets after they
acquired the property. There was no house between 1118 Palm Street and the comer until
sometime after 1905. The house at 1118 Palm Street has a brick foundation and has the
construction detailing that fits the period (Figure 3). During the same year, Ellen's husband,
Edmund P. Rogers was locating his business a couple of blocks away.
"The Andrews bank building is a beautiful structure and would be an ornament to any
city and very naturally Mr. Andrews regards it with great pride. Now we understand he is
about to commence immediately the finther construction of additions and extensions to it
which will make it the largest and finest structure in the city. On the Monterey street front
the addition to be built will have a front of 20 feet with a depth of 60 feet and the addition
1118 Palm St, San Luis Obispo - 7
0 0
on the Osos street will also be 20 feet face by 46 feet in depth. In other words, the
building when completed will be 46 x 80 feet.
The Monterey street store is, we learn, to be occupied by Mr. George W. Robbins as a
saloon and that on Osos street by Mr. E. P. Rogers for his business of searching and
abstracting titles, etc." (Tognazzini 1994:48)
Figure 3 - This historic photograph of the Rogers Residence corresponds to
the 1905 Sanborn Map footprint (Figure 2). It was taken prior to the
Gregg Additions that are depicted on the cover of this report.
Ellen Morriss Rogers
Ellen Morriss Rogers was the daughter of San Luis Obispo pioneer, E. B. Morriss who
served the community as Deputy Sheriff and was elected Constable in 1861. Morriss was also
Blackburn's partner as the first proprietors of the Cosmopolitan Hotel (Angel 1883). Ellen's
husband Edmund P. Rodgers was elected County Assessor in 1881. He later he devoted his
energy to his Title Search business. Ellen sold the property to Clelia M. Muscio in 1901(Deed
Book 401557).
1900s Ownership
The property changed hands quickly from Clelia Muscio to R. H. Goodchild the
following year (Deed Book 54/214). Finally, in 1905 the property was purchased by Paul M.
Gregg (Deed Book 66/431). Paul had been living there already as his name is listed at that
location in the 1904 City Directory. In 1901 two years after the death of his father, Paul, and his
mother Adelia, were living in the Call Building at 888-894 Monterey Street.
1118 Palm St, San Luis Obispo - 8
0 •
Paul Gregg
Paul Gregg was the only son of the Hon. Virgil A. Gregg. Virgil had been appointed
Superior Judge for the County of San Luis Obispo in 1889 (Starke 1891). Some confusion exists
regarding the Gregg family connection to the property as it pertains to Judge Virgil Gregg who
was the father of Paul, Florence, Josephine and Gethel Gregg. It appears to stem from an
unpublished memoir written by Paul's sister Gethel Gregg Hatch that was recounted in a
newspaper article in the 1981Telegram-Tribune. In the original memoir she describes her early
years growing up in San Luis Obispo as the daughter of Judge Virgil and Adelia Mills Gregg. It
was apparently assumed that the house at 1118 Palm Street was the residence of Judge Virgil
Gregg, but it was a different house entirely. The memoir also stated the construction date of
1868 which was incorrectly assumed to be referring to 1118 Palm Street. Several facts point
otherwise. The 1868 house Gethel was referring to was located on upper Monterey Street. It
was described as a two-story residence, whereas the project parcel is one-story. Judge Virgil
Gregg death at age 54 in 1899 was described as follows.
"Judge V. A. Gregg Dies Suddenly
A Stroke of Apoplexy the Cause
He Was in Good Spirits all Day and Dropped Suddenly Dead at His Home Last Evening"
"Virgil Augustus Gregg, ex -Superior Judge of San Luis Obispo County, died suddenly
at his home on northern Monterey street last evening. No members of his family were at
home when the sad event occurred and he was found by his neighbor, N. S. Robinson, at
about half past seven o'clock. He was lying face downward at the corner of the cypress
house near the rear entrance to the house and life was extinct when he was discovered.
No unusual marks, save discoloration behind the ears, appeared on the body." (San Luis
Obispo Breeze July 15, 1899)
Judge Virgil Gregg had visited and had dinner with his married daughter remarking that he
intended to do away with the troublesome cat just before he left for home. The article
continued.
"He then drove to his residence and into the barn yard and proceeded to unhitch his
horse.
He had just stabled the animal when he spied the troublesome cat. Without stopping to
close the barn -yard gate, Mr. Gregg hurried to the house where he picked up his shot -gun
- a repeating Winchester - and going by the front way rounded the cypress hedge to the
left side of the house and fired a shot at the cat, killing it instantly.
The excitement of the moment and the concussion caused by the gun reacted. An old
injury behind the ear at the base of the brain, received during the Civil War, had caused an
abscess to form and this was affected. It is believed that the blood vessels located at the
base of the brain were severed by the shock." (San Luis Obispo Breeze 1899)
The will stated that all of his property was left to his wife Adelia. "I leave nothing to
either of my children, Florence, Josephine, Paul M. and Gethel Gregg by this will knowing that
they will each receive every care from their mother better that if I bequeath them a share
therein." (San Luis Obispo Breeze July 27, 1899)
1118 Palm St, San Luis Obispo - 9
•
9
Three years after the death of Judge Gregg, the house on Monterey Street changed hands.
'The residence of Mrs. Gregg on east Monterey Street has been sold to F. L. Moody, a new
arrival from the east. It is stated that the price paid was $4500." (Tognazzini 2002:175)
In 1898, Judge Virgil's son Paul Gregg was a practicing Attorney living in San Luis
Obispo. A 1910 photograph used in the newspaper article of 1981 and found in the files at the
San Luis Obispo County Historical Society archives has misidentified the woman and child in
front of the house. It is not a photograph of Virgil's wife and son (Douglass), because by that
time Virgil had been dead for several years. It is of Paul's wife Charlotte with their child
Douglass. After the Judge Virgil's house on Monterey was sold, his widow came to live with
Paul and his family. The photograph depicts the additions that were made by the Gregg family
to the front and side of the residence. All of the additions to the home were made when it was
the Gregg residence (Figure 4).
Figure 4 - Photograph c.1910 Depicting House After Gregg Additions
Edward Charles and Grace Rodgers
Sometime in the 1920s, the property was sold to Edward Charles and Grace Rodgers.
This was the only deed transaction for the property that was not located. E. C. Rodgers was born
in 1878 and died in 1936. In 1930, E.C. Rodgers sold the property to Abram and Julia Green
(OR 96/100).
Abram and Julia Green
Abram was one of the pioneer Green Brothers who did not run the long lasting Green
Brothers Clothing Store. He worked as a court reporter. His wife Julia, was the daughter of
John Bonham Kester who came to San Luis Obispo in 1867 and settled near Old Creek in
1118 Palm St, San Luis Obispo -10
Cayucos. Both Abram and Julia died the same year in 1961. The executor for the Green estate,
Nellouise Willmirth sold the property to Walter and Marie Ramage in 1962 (OR 1188/643).
Walter and Marie Ramage
Walter Ramage was the longest serving San Luis Obispo County Clerk/Recorder,
working in that post from 1922 to 1955. He was the son of Adelaida pioneers Sylvester and
Elizabeth Ramage, both from Kentucky (MacGillivray 1992). During the 1960s, Walter and
Marie Ramage were retired and living at the 1118 Palm Street address. In 1978 they moved to
Santa Barbara and in 1979 the property was purchased by Richard and Marion Carsel (OR
2143/828).
Richard and Jan Carsel
Attorney Richard and Jan Carsel are the current owners of 1118 Palm Street. Carsel kept
the long tradition of court associated residents at that address. In 1980 Carsel, Maguire,
Asbaugh and Umhofer were Attorneys at that address. Later in 1989 it was Carsel and Lulesian
who had a practice there.
Building History
A photograph of the original Rogers home was Iocated and identified at the San Luis
Obispo County Museum archives (Figure 3). The Sanborn Fire Insurance Map of 1905 follows
the footprint of the photograph (Figure 2). Soon after Paul Gregg acquired the property the
original four room home was expanded. The earliest addition, c. 1906, may have been the
bedroom constructed for Paul's son soon after the property was purchased (Carsel pens. comm.).
The 1926 Sanborn Map depicts the results
of additions while the Gregg family owned
a L the property (Figure 5). That also is
confirmed by the historic photograph c.
I 114— 1910 (Figure 4). The major changes to the
` front of the house were undertaken without
a building permit record. Few Building
96
o Permits are available for the early 1900s in
a ` the files located in Special Collections at
Cal Poly Library. However, two later
Er —_ r`1 "Application for Building Permit" forms
y l I� a for 1118 Palm Street were located while
the owner was Paul Gregg. The first was
dated February 4, 1913 for a 9' by 25'
addition. The contractor Thurlow was to
PALM ST. _ 9a"e -3 fie=
�. _ _
- " build a porch and a bathroom. The second
permit was for a 9' by 18' addition to the
residence dated June 20 1918 with Thomas
Figure 5 -1926 Sanborn Map Depicting Gregg Additions
M. Maino as contractor. This may have
1118 Palm St, San Luis Obispo -11
been for the garage that is depicted along the fence line at the rear of the lot at the end of the
current driveway. The garage and additions are illustrated on the 1926 Sanborn Map (Figure 5).
The current owner; Richard Carsel, had the opportunity to briefly meet both Walter
Ramage and Douglass Gregg. Carsel shared what was told to him regarding the property. The
kitchen for the original four room house was outside according to Ramage. The fireplace was
on the original rear wall and later the area behind the fireplace was enclosed for the kitchen by
the Gregg's. Carsel extended the rear wall a little further for office space and the main entrance.
When questioned about the gable cresting on the historic photographs, Carsel responded that
they were gone by the time he purchased the property (Carsel pers. comma).
Other building records are in the City of San Luis Obispo Planning Building and History
Files. The earliest reference is in 1979 when the house was converted to office for the new
owner Carsel. A Sign Permit Application for the Attorneys Carsel, Maguire, Ashbaugh and
Umhofer was filed later the same year. Repair to an existing garage was made in 1992. In 1996,
a new business shared space with Carsel, known as, - `Be My Guest" and was filed by Patrick
Gerety. The last permit on file was for a commercial alteration, shower/laundry room.
Field Investigation
The former home is in an area of mixed use properties. A twelve unit "modern"
apartment sits between the project parcel and the Payne House at 1144 Palm Street, a designated
Master List property. The rear of the lot is adjacent to the Ludwick Community Center. Next to
the project parcel at the corner of Santa Rosa and Palm Streets is a well kept 1907 home
converted to office use. The Mill Street Historic District begins at the end of the block at Toro
Street so the properties in the 1100 block of Palm Street have not been previously evaluated.
Remaining Features
The property has been kept in excellent condition both inside and out. Most of the
exterior from the time of the Gregg family has not been modified. Great care has been taken
over the years to keep the integrity of design and materials as close to the original appearance of
the home. The redwood shiplap siding with areas of fish scale shingles rests on a brick
foundation. The roof extension on the southwest side sits below the level of the original roof
line allowing the clipped gable end to be visible. The high gable roof cresting on the old
photographs is gone and the finial over the entry tower cupola has been replaced by a
weathervane, but most everything else remains.
The Queen Anne Cottage has some Stick Style elements. The spindle and spool trim
that frames the small entry porch was slightly modified when the sun porch addition was
constructed so that the circular original was truncated on the bottom half. The decorative Stick
Style strut on the front facing gable rests on a bulls -eye and square horizontal decorative frieze.
Windows are two -over -two double -sash in the front additions and one -over -one double -hung
sash elsewhere.
The interior has one fireplace, a pocket door and some original board flooring in the
1118 Palm St, San Luis Obispo -12
Rogers period four rooms. The four rooms have twelve foot ceilings. When the interior was
reconfigured to adapt to office space requirements, the original molding and baseboard was
replicated throughout. A stairway to attic space was added by Carsel.
The two strips leading to the original site of the garage can still be seen within the
asphalt. A rectangle patch outside of the rear entrance was a fix to take care of a sinkhole. The
Sanborn Fire Insurance Map for 1905 clearly outlines and labels an outhouse at that precise
location.
SIGNIFICANCE DETERMINATION
The following three criteria (Architectural, Building Evaluations and Historic) come
from the City of San Luis Obispo Historical Preservation Guidelines and have been applied to
the property at 1118 Palm Street (City of San Luis Obispo 2007). Quotes are taken from the text
of that document.
Architectural Criteria
The Architectural Criteria is based on an evaluation of style and form of the building.
This includes the "relative purity" of a traditional style, and "rarity." "Traditional, vernacular
and/or eclectic influences" representing a social group or period, and the integrity of the
structure. The criteria also includes evaluation of the architecture, artistic merit and
craftsmanship of a structure. This includes the "aesthetic appeal" and "overall attractiveness",
as well as, an "expression of interesting details and eclecticism" even if the workmanship is not
superior. Age in the context of the history of San Luis Obispo is also a consideration.
The Queen Anne Cottage exhibits excellent craftsmanship that is evident to those passing
by. It is a good representation of a traditional style of construction enjoyed by those who were
committed to their community and served the county courts at a time when San Luis Obispo was
developing as a county seat. At the same time no expense was spared on the quality of the
detailing produced for the home. It meets the City of San Luis Obispo Guidelines as an historic
property under this criterion.
Criteria for Building Evaluations
This criteria is based on evaluating the architect, if known. It also includes evaluation
the "common environment" and `visual character" of the area in relationship to the subject
structure. "Symbolic importance" and "serving as a pivotal landmark" in the community and
"compatibility" with the neighborhood are important considerations for evaluation. This
includes being a part of a "geographically definable area with its own distinctive character."
The architect for the home cannot be determined although it may have been built by an
important builder during 1894, Joseph Maino and Sons. Some of the more important buildings
erected by Joseph Maino are the Carnegie Library, city schools, lighthouses, the first Cal Poly
buildings and the county hospital as well as the house next door on the corner of Santa Rosa and
1118 Palm St, San Luis Obispo -13
0
Palm Streets (Main n.d.). The company is still in existence. Maino built several of the homes
around the Courthouse and on Palm and Mill Streets and may have built this house as well. The
area once supported an upscale residential community closely associated with county workers
and downtown business people but the block's demographics have changed with construction of
the neighboring apartment building. Several of the old homes have been converted into office
space but have fortunately left the original fagade intact.
Historic Criteria
History- Person
This criteria is based on a person, event or context. Whether or not a "person, group or
organization" has been connected with the structure for at least forty years. Whether any of the
three had a degree of fame and/or were significant to the community. Listed as No. 3 under that
criteria as an example, the following is stated:
Contribution which, though minor, directly or indirectly, had a beneficial effect on the
community (i.e. firemen, law enforcement officers, postal workers,
businessmen/shopkeepers, city employees, etc.). (City of San Luis Obispo 2007
Appendix Q.
It meets the City of San Luis Obispo Guidelines as an historic property under this
criterion. Since it was first constructed c. 1894, the building was home to those who made an
important contribution to the court system in San Luis Obispo.
Occupant Title VParc ;,, Tza�;Ao, -
E. P. Rogers
County Assessor, Title Researcher
111 1tV J111V11V V
1894 to1901
Paul Gregg
Attorney
1905 to c. 1920
Abram Green
Court Reporter
1930 to 1961
Walter Ramage
County Clerk/Recorder
1962 to 1979
History- Event
The historical event evaluated within the context of the City of San Luis Obispo
Guidelines has to do with "social, political, economic, governmental, educational or other
institutional event that has been important to the community." "Landmark, famous, or first -of -
its -kind" historical events within the community and "unique or interesting" contributions are
important. "A contribution which, though minor, nonetheless was important to the community
(i.e. local interest groups); or, alternatively, a unique or interesting contribution only loosely
connected with the structure" is also a consideration.
The unique contributions of the legal community to the growth of the city and county are
1118 Palm St, San Luis Obispo -14
many. As a group, their visual history remains in residences that were convenient to the
courthouse.
History- Context
This criteria deals with the associations and illustrates "predominant patterns of political,
social, economic, cultural, medical, educational, governmental, military, industrial, or religious
history." (City of San Luis Obispo 2007: Appendix C). The context will also be evaluated on
whether the structure retains an original footprint or has been moved.
The home has associations with political and governmental history, housing people
directly involved with the County Courthouse. The residence has an intact original brick
foundation. The very early Gregg additions remain intact as well. These include kitchen,
bathroom, sun porch and bedroom.
RECOMMENDATIONS
As result of the research required for this report, it is recommended that the residence at
1118 Palm Street be added to the City Master List of Historic Properties for the following
reasons as applied to the city guidelines and California Public Resources Code criteria:
Is associated with events that have made a significant contribution to the broad patterns
of California's history and cultural heritage.
The residents of the house included County Assessors, Attorneys, Court Reporter and a
County Clerk. All played a part in the government court system and have processed or been
involved in the major activities and business of the County of San Luis Obispo. Their role as
participants in the development and growth of San Luis Obispo County is an important
contribution to our history.
2. Is associated with the lives of persons important to our past.
The names, Rogers, Gregg, Green and Ramage associated with the home, are well known
in our history and have been detailed previously in this report. It is unusual to find a house tied
to so many names that have made such a large contribution to the county court system.
3. 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 value.
The high level of craftsmanship and quality of materials used in the construction of the
home has allowed the building to sustain for over one hundred years. The Queen Anne Cottage
with Stick Style elements remains in excellent condition.
1118 Palm St, San Luis Obispo -15
Review of the Proposed Plans
The proposed project is for an addition of twelve rooms to the rear corner of the house
and the return of a residential use to the historic residence. As a significant property, it is
recommended that the public access in the rear be continued so as not to impact the street facade
of the original building. The interior changes that are proposed are also recommended as they
will more reflect its original use as a home. The proposed addition at the rear will not affect the
property as it is viewed today (Appendix B).
CONCLUSION
The former residence at 1118 Palm Street is found to be significant under Criteria 1, 2,
and 3 of the California Public Resources Code. The building was recorded as P40-041196 and
the DPR records have been submitted to the Central Coast Information Center, the acting
clearinghouse for the California Office of Historic Preservation and the State Historic
Preservation Officer for San Luis Obispo and Santa Barbara Counties. It is also strongly
recommended that the residence be added to the City of San Luis Obispo's Master List of
Historic Properties.
1118 Palm St, San Luis Obispo -16
REFERENCES CITED
Bibliography
Angel, Myron
1883 History of San Luis Obispo County. Facsmile Reprint 1979 by Fresno Valley Publishers, CA,
Bertrando, Betsy
1996 Annotated Index to the Historic Documents "Petitions for Land in the City of San Luis Obispo. "
Prepared by Betsy Bertrando for the City of San Luis Obispo.
Carotenuti, Joseph A.
2006 San Luis Obispo 1850-1876. Produced by Joseph A. Carotenuti.
City of San Luis Obispo
1987 Historic Preservation Program Guidelines. Community Development Department.
Engelhardt
1933 Mission San Luis Obispo in the Valley of the Bears. Mission Santa Barbara, CA.
Hall -Patton, Mark P.
1994 Memories of the Land. EZ Nature Books, San Luis Obispo, CA.
Kocher, Paul H.
1972 Mission San Luis Obispo de Tolosa 1772-1972. Blake Printing & Publishing, Inc., San Luis
Obispo, CA.
Lovell, Margaret
1992 Historical Resources Survey 11 Completion Report. Prepared for the City of San Luis Obispo,
CA.
MacGillivray, J. Fraser
1992 Adelaida. Published in cooperation with: El Paso de Robles Area Pioneer Museum, El Paso De
Robles Area Historical Society and the San Luis Obispo County Historical Society.
Maino, Charles A.
n.d. Old Times - Memories of San Luis Obispo. Unpublished manuscript edited by the Maino family.
Nicholson, Loren L., Editor
1972 Daily Life Around Town: Eye -witness accounts by early pioneers and writers in La Vista -
Volume 2, Issue Number 4. Published by the San Luis Obispo County Historical Society, San
Luis Obispo, CA.
Storke, Mrs. Yda Addis
1891 Biographical History of the Counties Santa Barbara San Luis Obispo and Ventura, California.
The Lewis Publishing Company, Chicago, Ill.
Teague, Peggy and the Folklore Committee
1983 The Pozo Diary, Et Cetera. Printed by the South County Historical Society, Arroyo Grande, CA.
1118 Palm St, San Luis Obispo -17
Tognazzini, Wilmar N.
1994 100 Years Ago 1894 Excerpts from the San Luis Obispo Morning Tribune. Compiled by Wilmar
N. Tognazzini.
2002 100 Years Ago January 1, 1902 through December 31, 1902. Compiled by Wilmar N.
Tognazzini.
Documents
1870 Petition for Land - Leonardo Lopez - Issued February 3, 1872
"Has house and fencing"
Records
1860 Census
1870 Census
1892 Great Register
1979 Homestead Declarations in San Luis Obispo County, CA. 1860-1884.
Newspaper Articles
1899 San Luis Obispo Breeze July 15 - Judge V. A. Gregg Dies Suddenly.
1899 San Luis Obispo Breeze July 27 - Judge Gregg's Will
1981 San Luis Obispo Telegram -Tribune, January 30s`. Thoroughly Un-modern Offices by Kristiana
Gregory
Unpublished Manuscript
1945 Childhood Recollections written by Gethel Gregg Hatch, daughter of Adelia Mills Gregg and
Judge Virgil A Gregg.
Directories
1901 San Luis Obispo City and County Directory
1904 San Luis Obispo City Directory
Deeds
1893 Lopez to Zolezzi - Book 20/357-58
1893 Basilisa et al to William Graves - Book 21/54
1894 Indenture between William Graves and Ellen Morriss Rogers
Quitclaim between Nathan Goldtree and E. M. Rogers
1895 Robert Shannon got the comer split - Book 27/48
1901 Ellen M. Rogers to Clelia M. Muscio - Book 49/557
1902 Clelia M. Muscio to R. H. Goodchild - Book 54/214
1905 R. H. Goodchild and Adelaide (wife) to Paul M. Gregg - Book 66/431
1930 E. C. and Grace Rodgers to Abram Green - Book 96/100
1962 Nellouise Wilhnirth to Walter and Marie Ramage - OR 1188/643
1979 Ramage to Richard Carsel - OR 2143/828
1118 Palm St, San Luis Obispo -18
Historical Maps Consulted
1870 Map of the Town of San Luis Obispo. Surveyed by R, R. Harris and H, D. Ward.
1874 Map of the County of San Luis Obispo. Surveyed by R R. Harris.
1891 Sanborn Fire .Insurance Map.
1905 San born Fire Insurance Map
1926 Sanborn Fire Insurance Map
1957 Sanborn Fire Insurance Map
1118 Palm St, San Luis Obispo -19
APPENDIX A: Project Location Maps
A
0 0
1995 San Luis Obispo 7.5 USGS Quadrangle Topographic Map
ov
002-32
g
MILL
J
-----�
L
%
C! �+Exs 8usDrv121
ST
p 2f
r 0GOVi4
� 6a
w
r a
a r 111
GO
t322
"
I
is
x
�$
O
g
a,'
-
-1 A
1
Oi
--"--"--
3
14
13
i2 w
it
97
y
1
Y
t j
Q
3 1
14 PYfi.B
1 '
Iso
,raaae
�
3
a
171, i8119
S13 I 1
et
4it241IIft 4tt�T1?A
Y813R
Dt �74
'J:
8 9�
10
}18
L:/
SW CITY HALL
j
t i
/�1 29
I� �. !
18
.1
9r
7
_ _
�(D
.
1
a
I 1
t 1
its it
Cq �16 1 1
1
1
t
1
I
Y
Y
X
.�111-0C
a
S
PALM
f ••z
S MeQ GAL s 8
1
TYISTQN °
1
g
Ptt3a
f i1
iSgiir
L$ BiTTl,
22
`�
1 1 1
eouxsY , 1.__-_-__
.
I Cf)ItRTNOUSE ;
.,. . I• ,� ip 3 t1
,
I 1 2 I f ___—_
3
• •� Q T F, t
10 i Isq,
G
It I ,i IR I3 +
lO
I I
O is1is' ;tTils17
A it
�� ��
c
o
p i0 �' t I t 1YIe 1 I
TRMFOMR MQNTEREY fa
�10.�� N •Ai' je S M
ae . Im rro `3J
eH'ia THIASS S rs Pftt:PARM FM
ONL CITY OF SW Luis O&Spo
+ "aSAIb,T P(M7PpS[5 GIL7 A�SSESSORS AMP COWRY OF
800K uD,0S2 PA JF
E
E
:7
APPENDIX B: Proposed Project
12 Room Addition
118 Palm Street
San Luis Obispo, Ca
DIRECTORY
..............
A nft&'�, 4
W-11 I
/*
All SCOPE OF WORK
PROJECT DATA
7,
X
MV
H
MCONDMONED . . . . . . .
STORAGE ROOM A.
FLOOR PLAN
j
'at I/W V,7
L It
Jfll
ILL JW.ft-jA. M M
FAMM
Li
f
vTriT*jnv MAP
1b;
110 , 1100
----------
MTTOWALE
SHM MDEX
Sff E AND FLOOR PLAN
0 !
APPENDIX C: DPR Forms
• 9
State of California — The Resources Agency
DEPARTMENT OF PARKS. AND RECREATION
PRIMARY RECORD
Primary # 40-041196
HRI #
Tiinomial
NRHP Status Code 3s
Other Listings
Review Code Reviewer
Date
Page 1 of 3 *Resource Name or* (Assigned by recorder) APN 002-325-002
Pi. Other Identifier: Paul Greaa House
*P2. Location: ❑ Not for Publication ® Unrestricted *a. County San Luis Obispo
and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.)
*b. USGS 7.5' Quad San Luis Obispo Date 1995 T 30S ; R 12E '/4 of SW'/4 of Sec 56; B.M.
c. Address 1118 Palm Street City San Luis Obispo Zip 93401
d. UTM: (Give more than one for large and/or linear resources) Zone _, ME/ MN
e. Other Locational Data: (e.g_, parcel #, directions to resource, elevation, etc., as appropriate)
APN 002-325-002
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The one-story Queen Anne Cottage is in excellent condition. The redwood shiplap siding
with areas of fish scale shingles rests on a brick foundation. Spindle and spool trim
frames the centered entry way under a tower cupola. The high gable roof with a offset
cross gable has a clipped gable on the southwest side. Windows are two -over -two double -
sash in the front additions and one -over -one double -hung sash elsewhere.
The original four room house had a serious of additions to expand space and allow for
interior kitchen and bathroom. The additions were completed within 10 to 15 years of the
initial construction using the same materials and same design. The house is near the
county court house in an area that was residential for the legal system workers. It now
is in a mixed use area of office/house conversions and apartments.
*P3b.Resource Attributes: (List attributes and codes) (HP2) Sincile family property
*P4.Resources Present: o Building ❑ Structure ❑ Object ❑ Site ❑ District ❑ Rement of District ❑ Other (Isolates, etc.)
P5b. Description of Photo: (view, date, accession
#) View Northwest, c. 1-910
*P6. Date Constructed/Age and Source:
N Historic
❑ Prehistoric ❑ Both
est.1894
"San Luis Obispo Tribune"
*P7. Owner and Address:
Richard and Jan Carsel
1118 Palm St
San Luis Obispo CA
*PS.Recorded by: (Name, affiliation, and address)
Betsy Bertrando
' Bertrando & Bertrando Research
�+ "µ Consultants, 267 Foothill
? Blvd., San Luis Obispo CA
93405
*P9.Date Recorded:_June/July 2008
== *P1Q.Survey Type: (Describe)
Intensive survey to place
Property of the City Master
List of Historic Properties if
appropriate.
*P11. Report Citation: (Cite survey report and other sources, or enter"none.") "Historic Resource Evaluation for 1118
Palm Street, Citv of San Luis Obispo CA" Prepared by Betsy Bertrando for Kim Prater.
*Attachments: ❑NONE ®Location Map ❑Continuation Sheet VIBuilding, Structure, and Object Record
❑Archaeological Record ❑District Record ❑Linear Feature Record ❑Milling Station Record ❑Rock Art Record
❑Artifact Record ❑Photograph Record ❑ Other (List):
DPR 523A (1195) *Required information
0 •
State of California — The Resources Agency Primary # 4 0-041196
DEPARTMENT OF PARKS AND RECREATION HRI#
BUILDING, STRUCTURE, AND OBJECT RECORD
*NRHP Status Code 3S
Page 2 of 3 *Resource Name or # (Assigned by recorder) APN 002-325-002
B1. Historic Name: Paul Greaa House
B2. Common Name. same
B3. Original Use: residence 84. Present Use: Office/converting o residential care
*B5. Architectural Style: Queen Anne Cottage
*136. Construction History: (Construction date, alterations, and date of alterations)
Estimated 1894. Additions made c. 1905 to 1913 expanded the house while under Paul Gregg
ownership. The various additions included bedroom, sunrooms, and interior kitchen and
bathroom.
*BT. Moved? ®No Dyes ❑Unknown Date. Original Location:
*B8. Related Features:
None
B9a. Architect: unknown b. Builder. unknown
*1310. Significance: Theme Legal Community Housing Area San Luis Obispo Court House neighborhood
Period of Significance 1894-1979 Property Type Residence Applicable Criteria CEOA {
Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)
Within the two blocks surrounding the County Seat for San Luis Obispo, a neighborhood for
the legal community developed. This home represents housing for workers that supported
early county court activities and development. It continued to serve as a residence until
converted to law offices in 1979. Most of the names that owned and lived in the house are
still remembered as an important part of the history of San Luis Obispo. The Gregg family
produced three generations from Superior Court Judge to lawyers. Abram Green was Court
Reporter. E. P. Rogers was County Assessor in 1881 and later had an Abstract Bureau across
from the Court House. Walter Ramage was County Clerk/Recorder for thirty-three years.
The residence is currently owned by a lawyer and is in very good condition. Additions
made early in the 1900s kept the integrity of material and design that is unchanged today.
B11. Additional Resource Attributes: (List attributes and codes) (HP2) Single family property
*1312. References:
Complete listing in "Historic Resource Evaluation
for 1118 Palm Street, City of San Luis Obispo, CA." BBRC 2008
B13. Remarks:
The residence is in the process of applying for permits to add a row of residential care
rooms along the rear of the property and attaching and redesigning the interior of the
house from office to residential home environment for clients.
*B14.Evaluator: _Betsy Bertrando
*Date of Evaluation: June/July 2008
(This space reserved for official comments.)
(Sketch Map with north arrow required.)
9
` a P� a�
DPR 523E (1195)
*Required information
f
State of California — The Resources Agency
DEPARTMENT OF PARKS AND RECREATION
LOCATION MAP
Primary 40-041196
HRI*
Trinomial
Page 3 of 3 *Resource Name or # (Assigned by recorder) APN 002-325-002
*Map Name: San Luis Obispo *Scale: 7.5' * Date of map: 199_ 5
DPR 523J (1/95)
*Required information