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BOARD OF San Luis Obispo and its surrounding areas are fortunate in that they
DIRECTORS still are home to many historic adobes.And while some adobes are
Dean Miller occupied and well maintained, many are not.They are threatened by
Ann Cruikshanks weathering,termites,neglect,vandalism,poor drainage, flooding, and
Augie Barre seismic hazards.Recognizing this,the City's Cultural Heritage Committee
Jeanne smith . set out, as its primary goal of 1995-96,to protect the City's threatened
Stephen Made adobes.
Diller Ryan Toward that end, on October 30, 1995 the Mayor and City staff met
Astrid Gallagher with representatives of the County Historical Society and Land
Carol McPhee Norton Conservancy to discuss the pending dedication of the Bowden-La Loma
Ann FitzGemld adobe to the City.Those.present were Mayor Settle, John Dunn,Arnold
Charles Silva Jonas,Dan Krieger,Astrid Gallagher, Ray Belknap,Valerie Endres, and Jeff
Jennifer Silva Hook.It was the consensus of the group that City ownership can assure
Jerry Snbol the continuing public benefit and long-term preservation of the La Loma
WeS Armstrong
Matthew Whittlesey and other adobes.With city leadership and the help of a new community
Robert vessely group,the preservation, restoration and development of reuse plans for {
Luther Berhnndo the adobes could proceed. i
Betsy Bermnndo The Mayor noted that the City already owned two adobes at that s
Carolyn Paige time(the Butron Adobe and the remaining portion of the Murray Adobe),
Roger Marshall and expected to own two more in the near.future-.the Rodriguez and .
Myron Graham Bowden-La Loma adobes-and that all bt the Murray Adobe were in
Priscilla Graham poor condition and in need of restoration.He emphasized the need for
Jim Fickes community members with interest or expertise in historical and
Mary Fickes architectural conservation to come forward to help the City preserve the
adobes since the City did not have the resources to do the job alone.A
1998 OFFICERS group from the community interested in the historic adobes met and
Astrid�agher formed with the help initially of the Land Conservancy until By-Laws
could be Created for the fledgling organization that finally became the
Matthew Whittlesey Friends of Las Casas de Adobe.
Vice-Chair The adobes need help in many ways: cleanup,repair,historical
Robert rtv�ly evaluation,fund-raising, publicity,construction/restoration,planning,
education and on-going operations.This is where the Friends come in. By
Luther reaty helping to preserve and reuse San Luis Obispo's adobes, Friends of Las
Jeanne smith Casas de unity to be shared by citizens
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Corresponding secretary and visit ..and by J
come. RECEIVE D
C�1lC�A0 p FIRE TTORNEY O PW DIf�CLERKIORIO O POLICFEB Z 3 1999
❑MONT 13 REC DalrrnSLO CITY CLERK
O O PE}i8
1998 Condition Assessment and Preliminary Rehabilitation Study
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RODRIGUEZ ADOBE
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RODRIGUEz ADOBE
South and West Elevations
INTRODUCTION 111/98 M.B.Whittlesey
The Rodriguez Adobe residence is located on land owned by the City of San Luis
Obispo which is slated to be developed as a city park. The historic residence, unin-
habited for several years,is listed on the City of San Luis Obispo's Historic Resources
List.The Friends of Los Casas de Adobe(FOCA),a community volunteer group foamed
to encourage the preservation and rehabilitation of three local adobe buildings,
cleaned the site and installed a temporary roof in 1997,which has contributed greatly
to the building's preservation.FOCA retained the firm of Gilbert Sanchez Architect to
assess the current condition of the Rodriguez Adobe, identify historic fabric, and rec-
ommend how the residence can best be rehabilitated and used. Necessary steps to-
ward realizing this goal are laid out in a five-year plan at the end of this report.
METHODS
On January 13, 1998,Gil Sanchez,architect,and Daryl Allen,associate,visually
examined and photographed the building.Observations were made from what was
visible without disturbing or removing historic fabric,as a measure to keep the build-
ing weathertight.The ceiling and roof framing were observed and framing members
were noted.Sanchez sketched a cross-section of the residence so that seismic strength-
ening strategies could be planned and Steve Duquette, structural engineer,reviewed
the strategies.A condition assessment of the residence was conducted,describing the
present condition of walls and finishes,roofing,ceilings,and floors.Drawings previ-
ously prepared by FOCA were used for reference, and the site sketches prepared by
the local chapter of the American Institute of Architects were reviewed.
Gil Sanchez,FAIR,and Daryl Allen-Sanchez Architect Inc.- Santa Cruz 3
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�i ROIDRIGU" 30BE
SUMMARY DESCRIPTION
AND CHRONOLOGY
" The residence comprises a 63 ft.long
by 23 ft.wide main section with a 12 ft.-
by-19 ft.kitchen attached.The building
walls are in fair-to-good condition except
for a section of kitchen wall which re-
cently collapsed as a result of vibration
from heavy grading equipment.Most of
the identified problems are associated
with modifications made by the many
renters over the years and later,vandals.
The building is not retrofitted to resist
earthquake forces.
The residence is believed built by
members of the Villa family in the early
1850s. The roof huming members are
RODRir,UEz ADOBE split and broad-axed, a type which pre-
South Elevation1932 C.VanHarraveld dates early pit(or sash-)sawn or circular-sawn members.Hand-hewn timber fram-
ing usually predates 1850. The use of 10-11 in. wide adobe bricks and 22 in.-thick
adobe walls—modules of the Spanish system of measurement, the vara system—is
also consistent with Mexican-period construction and suggests a construction date
earlier than 1850.The adobe structure could have been built at any time after 1841
(when the Conal de Fiedm was granted to Jose Maria V Uavicencia and his wife
Rafaela Rodriguez)by the grantees or the next generation of their family.
SIGNIFICANCE
The Rodriguez Adobe, a ranch house of modest size, is one of less than a dozen
historic adobes remaining in the county.It is typical of the hundreds of adobe build-
ings which once provided homes to the Californios and other early settlers.Several of
the inhabitants, such as Henry Amos Tefft and the daughter of William Dana, have
been from families which later influenced San Luis Obispo's history.
The residence retains a great deal of historic fabric which exemplifies the His-
panic method of building:elements such as adobe walls with soil plaster and a hewn
timber roof frame with lapped and pegged rafters.The early redwood exterior siding
may have been added at a later period than the original construction of the adobe
walls,along with the board partition walls.The lath-and lime-plastered ceiling was
probably added later(lime plaster came into use 1860s through 1890s).
There is no strict period of significance for this building,but rather a recommen-
dation to preserve it as an example of a ranch house during the late Mexican period
and early American period of history. The exterior of the residence will retain its
appearance during the early American period,using the one historic photograph as
evidence of doors and windows (which are now missing). The building can be re-
turned to a new use which will contribute to ensuring its rehabilitation, protection
and maintenance over the years.A great deal of historic fabric will be preserved even
in the adaptive reuse.
REHABILITATION RECOMMENDATION SUMMARY
It is possible to rehabilitate the residence for a new use as a neighborhood or
community meeting room while, at the same time, preserving the valuable mid-
19th-century historic fabric it contains.The ranch house can serve a new use for the
neighborhood as a gathering place while educating newcomers about a portion of
San Luis Obispo history. Interpretive panels, occupying only wall space, can tell the
story of the Mexican land grant lands,ranching and later agricultural pursuits in the
area.
A barbecue and picnic area will allow the surrounding area to be utilized for
family and-group gatherings, while preserving the ranch ambience of this adobe
and setting.Community gardens could be placed near the railroad track,continuing
the agricultural tradition of the property.
4 1998 Condition Assessment and Preliminary Rehabilitation Study
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ROL .GUEZ ADOBE
RODRIGUEZ ADOBE
IMPLEMENTATION PLAN
The following tasks are recommended during the next three years for the Rod-
riguez Adobe.See pages 32-33 for a combined five year plan comparing the rehabili-
tation phases of the Butron, Rodriguez and La Loma adobe buildings.
1998
1. Preliminary Condition Assessment and Use Study made.
2. Complete a hazardous materials survey and abatement program prior to any
work being conducted on the building.
3. Consultant Architect or FOCA Architect/Engineer prepares Preliminary
Drawings sufficient for Architecture Site Review and CHC Review process and
initiates process.Prepare a Cost Budget
4. Plan/Assign Workday Projects
• Cut and carefully remove overhanging limbs.
•Reconstruct collapsed wall at Kitchen(Architect and Volunteers).
•Architect investigates and prepares simple drawings of east wall repair
project.Contractor straightens wall and strengthens comer connections,
applies netting over comers and replasters with soil plaster and whitewashes.
5. Work with City toward an Owner/User contract with neighborhood group.
6. Consider hiring a professional fund-raiser to draw up a Master Fund-raising
Plan for all three adobe projects.
7. Architect conducts a detailed building investigation and prepares working
drawings for City to put out to bid.
1999
8. FOCA plans archeology work prior to construction and during.
9. When working drawings are completed,begin bidding process, select general
contractor and prepare contract Acquire building permits.
10. Construction begins in June and continues for seven months.
2000
11. Open doors for neighborhood meetings in the Adobe.
12. Landscape Architect begins preparation of site improvements drawings.
13. Site improvements go out to bid,and rehabilitation construction begins.
14. Historic Architect writes maintenance plan for building and immediate site.
15. Interpretive Designer plans panels and installs them during summer.
Gil SanchPs. FAIA.and nar i Allen-Sanchez Architect Inc.- Santa Cruz 19
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BUTRON ADOBE
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Front, East Side
1/7/98 M.B.Whittlesey
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SUMMARY OF DESCRIPTION
AND CHRONOLOGY
The residence comprises a 30 ft. by
17 ft.adobe section which is surrounded
T
by very old wood additions The adobe
portion of the building is basically in
good condition. Most of the identified
problems are associated with contact
with ground moisture,both in the adobe
walls at the bases and in the wooden sill
plates and floor joists of the board wall
addition. Over the years the grade has
built up around the building so that
groundwater Collects at the building base,
the moisture encouraging deterioration
from rot and insects at the floor level of
the east and west frame additions. The
building is not retrofitted to resist earth-
• • • : quake forces.
• The adobe-walled section of the resi-
dence was probably built during Canet's period of ownership in the 1840s. It is as-
sumed that Rosa Butr6n de Canet and J. J. Simmler improved the adobe house by
adding wood walls and a fireplace after their purchase of the property in 1865 be-
cause the building materials and methods are consistent with this period.At some
time after the turn of the century, a room was added onto the northeast comer,
possibly by Simmler's second wife or by new owner J. W. McMillan. The other two
apartments were added in the late 1940s or 1950s and are architecturally undistin-
guished.
SIGNIFICANCE
The years from 1840 to 1870 were years of transition from Mexican legal and
social traditions to the American system. The small residence reflects the changes
undergone in the San Luis Obispo area from the time the adobe was built in the
Hispanic tradition, to the role it played in the early downtown area after it was re-
modeled by Yankee methods and materials.Later owners valued and preserved the
house through the years.
The period of significance,during which the residence evolved to reflect the above
changes, is from 1865 to 1906, the beginning of Simmler and Butr6n's occupancy
and ending with his death.
It is not yet known exactly when the back bedroom and barn were added,but it
was there by 1926.The main portion of the residence is little altered and retains a
great deal of historic fabric such as adobe walls with soil plaster, historic wallpaper,
early redwood siding, an original front door with a parlor doorbell and many other
intact original doors and windows.The additions made to the rear of the building,
whether removed or rehabilitated,do not obscure the appearance of the front view of
the adobe house.
REHABILITATION RECOMMENDATION SUMMARY
It is possible to rehabilitate the residence for a new use as a community meeting
room while, at the same time, preserving the valuable mid-19th century historic
fabric it contains. It is recommended to remove the additions to the rear which are
less than fifty years old,because they do not contribute to the period of significance
and are in very poor condition
The charming residence can serve a new use for the community as a meeting
room while educating newcomers about a portion of San Luis Obispo history.Inter-
pretive panels,occupying only wall space,can tell the stories to visitors of Rosa Butr6n
de Canet, Judge Simmler, the Waterman and Miss Mary Gail Black. An annual
event with costumed persons using story-telling methods can dramatize the changes
the town has undergone during this house's existence (one of many fund-raising
events, of course).
22 1998 Condition Assessment and Preliminary Rehabilitation Study
BUTA T ADOBE
HISTORICAL CHRONOLOGY
(The following information is based on research material from FOCA's files.)
1861 Blas Castro takes ownership of subject property which was on land previ-
ously owned by the mission.
The most likely scenario is that the adobe-walled portion was built during the
Canet period of ownership or possibly by Blas Castro,as a simple,utilitarian
dwelling (Configuration 1). See Contraction Chronology Configurations,
page 24.
1859 j. j.Simmler marries Rosa Butr6n de Canet, now widow of Vicente Canet.
1865 j.J.(judge)Simmler purchases Dana Street property,and presumably he and
Rosa move to subject residence.
Based on dating of building materials and common practices of the day,the
most likely scenario is that J. J.Simmler and Rosa Butr6n de Canet built the
present earliest structure over existing adobe walls(Configuration 2).
1890 Rosa dies at age of 81 and judge Simmler marries Mary Lafranchi a few years
later.
c.1903 As recorded in a 1903 Sanborn map, frame additions on three sides are in
place, but an extension has not yet been added. A small carriage house or
garage has been built to the west of the residence(same location as the present
3 car garage/apartment).
1907 J. J.Simmler dies in 1906 and Mary Simmler, second wife of judge Simmler,
inherits property.
1926 j.W.McMillan is now owner.Sanborn map dated 1926 records the bedroom
addition to the northeast corner and a shed or barn to the north of it. See
Contruction Chronology Configurations,page 24.
Likely scenarios are that Mary Simmler built the north bedroom and bam,or
possibly j.W. McMillan built it. Physical examination of roof framing (now
hidden) may shed light on the date of this addition.
1927 W.F.and Emma Waterman take ownership.Their daughter Mildred Waterman
inherits the property in 1935.
1948 A building permit is acquired from the City,but it is not clear for which addi-
tion it was issued. Most likely it was for the northeast bam/apartment addi-
tion which was reportedly completed in 1950(Letter from Ron Hanson,Build-
ing Inspector, dated 8/20/90).
c.1950 According to an oral history source,the bam was moved a few feet south and
connected with an atrium to form an apartment by Mary Gail Black.
(telephone communication with Edna Simpson, niece of M.G. Black).
c.1952 Existing garage/carriage house expanded and apartment was built over it
(telephone communication with Edna Simpson, niece of M. G. Black). See
Contruction Chronology Configurations,page 25.
A likely scenario is that the apartment(now Laundry Room) addition to the
northwest comer was built at this time as the building materials are similar.
The brick barbecue and paved patio were probably installed during 1950s.
The patio was originally open to the elements and was later closed in with a
roof and walls(telephone communication with Edna Simpson,niece of M.G.
Black).
c.1957 Sanborn map records the presence of the Apartment/Laundry Room addi-
tion and expansion of present apartment over three-car garage. Patio is not
yet roofed over.
1958 Mary Gail Black becomes legal owner upon Mildred Waterman's death.
1989 Mary Gail Black dies and leaves residence to City of San Luis Obispo.
1997 Friends of Las Casas de Adobe sponsor an Open House and dedicate the resi-
dence to Rosa Butr6n de Canet.
1998 FOCA retains Gil Sanchez Architect to conduct first Preliminary Study and
cost estimates for rehabilitation.
Gil Sanchez,FAIR,and Daryl Allen-Sanchez Architect Inc.- Santa Cruz 23
. _ BUTR45N
BUTRON ADOBE
IMPLEMENTATION PLAN
The following tasks are recommended during the next four years for the Butr6n
Adobe.See pages 32-33 for a combined five year plan comparing the rehabilitation
phases of the Butr6n, Rodriguez and La Loma adobe buildings.
1998
1._ Preliminary Condition Assessment and Use Study.
2. Complete a hazardous materials survey and abatement program prior to any
work being conducted on the building.
3. Plan/Assign Workday Projects.
•Temporary gutters and downspouts.
• Lower grade at base of walls. Relocate plants.
•Trim overhanging branches.
•Temporary patches to roof and southeast comer.
4. Continue research and begin Historical Context.
5. Begin preparation of National Register Nomination Form including
photographs.
1999
6. Preliminary Drawings for Rehabilitation.
7. Prepare application and present for Cultural Heritage Commission.
8. Apply for Architectural Site Approval.
9. Compile detailed building investigation
and begin preparation of Working Drawings.
10. Archeological studies as needed.
2000
11. Bidding and permits process should begin.
12. Begin preparation of Use Plan and Operational Plan for Garden.
13. Rehabilitation construction should begin.
2001
14. Move in.
15. Prepare Maintenance Plan.
16. Plan and install Interpretive Panels.
42 1998 Condition Assessment and Preliminary Rehabilitation Study
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LA LOMA ADOBE
North and West Elevations
1/98 M.B.Whittlesey
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LA LOMA ADOBE ' ” ' " ' I ' • '
West Elevation
0.1890 unknown " ' • • • • 1 • 1 '/ • /" 1 /••. • 1 I
• / 1 1 1 • 1 1 • • I I I I I • -I 1 • I
I I I • •• / I -I I I / 1 / 1 1 / • • I I
• I • • • 1 I • /• / I / / • 1 I• 1 •
MUM-Mr-c . :;:•
LA SMA ADOBE "x ` D
i
I
! SIGNIFICANCE
This two-story adobe residence with porches at two levels recessed under the roof
is architecturally significant as a unique adaptation of the Spanish Colonial style.
Most likely,the major portions of the building were constructed in the 1850s;further
research may conclude that certain first-floor moms were built earlier.The residence
contains a great deal of historic fabric from the 185Os, including doors, windows,
moldings, possibly hardware and a certain amount of wallpapered lath-and-plaster
walls from the latter part of the 19th century.
Some work has been done on the chain of title for the land grant"La Vma,"but
all the owners of the parcel on which the residence is located are not yet clearly
identified. It will be important to clarify the chain of title for the lot on which the
house sits and then identify the various residents of the house through the years.It is
known that Maria Concepcion Boronda lived here with her families and may have
built the house, but dates of tenancy have not yet been identified. Further research
may yield information about the uses of the site and building during the early 20th
century, such as dairy fanning. The site is impressive and possesses integrity in its
setting as a grand 19th century residence. Family tradition holds that many people
important in the community of San Luis Obispo lived in and visited the residence.As
the residents of the building are known,the individuals can be researched to describe . 1 •
the persons and gain an understanding of the role they(and possibly the residence)
played in the community and how they related to the contextual themes of the area.
When this is done it will be possible to
write a statement about the site's cultural
significance.
k
USE RECOMMENDATIONS ,.
Itis recommended to rehabilitate the
_. ri• � ;' .
first floor for historical exhibits if there is
an organization with the resources to `
develop it, staff it and utilize it as a mu-
seum.If not,it is recommended to adapt
the building as offices for non-profit cul-
tural groups. The second floor can be
adapted as a living unit so there will be
someone at the site for security reasons.
^`
V,
eY
GH Sanchez, FAIR,and Daryl Allen-Sanchez Architect Inc.- Santa Cruz 47
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LA LOMA ADOBE .. . . .. /. •/
East Elevation • / . /
1/98 G.Sanchez • / •• • • • 1 /
� x 4 a b
t�'tx 3;y. x 1
•.» a 41'
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t y yk
L'
LA LOMA ADOBE
North Elevation ' ' " ' • ' ' '
1/98 G.Sanchez
LA .,JMA BE _ 030�
...
1851 According to the 1948 newspaper account,judge Munoz and Senora Boronda
homesteaded a quarter section of land surrounding La Loma and received a
government patent from the United States in 1870. It should be possible to
locate a record of this transaction.
It is said five of the nine children were married in ceremonies at the residence.
Records of these marriages should be available in the County records.
1874 judge Munoz dies in a shipwreck off Cabo San Lucas, Mexico(Genealogical
records from Monterey County Historical Society Archives).According to the
newspaper article, Maria Concepci6n's son began subdividing the property
after the untimely death of judge Munoz and opened up Lizzie Street.
Here the chain of title needs work because, as the larger property is subdi-
vided,it is difficult to keep truck of the La Loma property lot.
1902 Thepropertypasses to Charles Bowden and stays in their family until re-
y.
1953 Building becomes vacant.
The land-title search shows that Isabel Bowden sold off several lots, but it is
not clear on which lot the La
Loma Adobe sits. LA LoMA ATOB�E
West Elevation
1995 Property with house on it is Deteriorated
deeded to City of San Luis Obispo
and City of San Luis Obispo purat Dairy Addition
-
chases the lot to the east of the 1/98 G.Sanchez
residence. 75 .�
1998 FOCA retains Gil Sanchez Archi-
tect to conduct first preliminary
study and cost estimates for re-
habilitation.
SUMMARY
The accounts(secondary sources) of
the important people who visited the resi-
dence, the age of the building, and the
events which occurred at La Loma must
be supported by documentary evidence
or more direct means such as letters or
diaries.The local newspaper reporting an
actual event such as a wedding would
accurately report the date the event oc-
curred and the names of bride's and
groom's families and of important guests,
but articles which run in newspapers are
often quickly researched and notoriously
inaccurate.As historical research contin-
ues,it is hoped owners and residents can
be verified. If the residence was indeed
used as an inn and a trading post (as `
stated in Helen Giffen's Casas and Court-
Yards),there must be a record of it some-
where. The interesting stories of visitors
and of the building's mission-period ori-
gins can be passed on as part of the folk-
lore of the place until they can be veri-
fied.
Gil Sanchez. FArA n"A n.,..,i An— c__ � _ ■_�:._ . . _ _
LA , MA ADOBE aw-----------------
'
LA LOMA ADOBE
IMPLEMENTATION PLAN
The following tasks are recommended during the next five years for La Loma
Adobe.See pages 32-33 for a combined five-year plan comparing the rehabilitation
phases of the Butr6n, Rodriguez and La Loma adobe buildings.
1998
1. Preliminary Condition Assessment and Use Study is completed.
2. Plan/Assign Workday Projects:
• Remove adjacent tree stumps and roots.
• Regrade site on the north and east sides of the building and install an
underground drainage system.
• Repair bases of adobe walls and fill cracks over 1/4 in.where they occur:
Northwest comer at base will need slowly building up in addition to filling.
• Restore/reconstruct adobe wall at kitchen comer where it is collapsed.
• Dismantle and reconstruct two adobe walls at the southwest corner
(Dairy addition).
• Install netting at the exterior and interior of the walls where the repairs occur.
Plaster over with a modified mud plaster and whitewash.
• Optional:Fill cracks in all building walls up to roofline and replaster
complete building with mud plaster(if funds are available).This would protect
the building walls until further rehabilitation is completed.The cost for this is
not included in the budget cost plans.
3. Work toward identifying a building user or have City issue a Request for
Proposals for an agency or group to use building.
4. Identify funding agencies which are appropriate for this type of project and
begin preparing grant applications.
5. Begin with fundraising plans by hiring a fundraiser consultant.
1999
6. Complete historical research and a written background history. Complete a
detailed building investigation including Existing Conditions drawings so that
the building chronology can be established.
7. Complete National Register nomination form and apply to State Office of
Historic Preservation.
8. Prepare a Maintenance Plan to maintain building and site in its present state.
2000
9. Prepare Preliminary Drawings for Structural Upgrading.
10. Submit to Cultural Heritage Commission and Architectural Site Approval.
11. Refine the Construction Budget based on Preliminary Drawings.
2001
12. Prepare Construction Drawings and specifications(working drawings) for
Structural Upgrading and put drawings out to bid.
13. Begin Preliminary Planning for Interpretive displays.
2002
14. Begin construction for Structural Upgrading.
15. Begin Construction Drawings and specifications for Rehabilitation and Site
Work which will be let out to bid, with construction to begin
in the summer of 2003.
Gil Sanchez, FAIL,and Daryl Allen-Sanchez Architect Inc.- Santa Cruz 63
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