HomeMy WebLinkAbout09-16-2014 C4 Master List Request 1152 Buchon
September 16, 2014
C4
FROM: Derek Johnson, Community Development Director
Prepared By: Walter Oetzell, Assistant Planner
SUBJECT: A REQUEST TO ADD THE CONTRIBUTING HISTORIC RESIDENCE AT
1152 BUCHON TO THE MASTER LIST OF HISTORIC RESOURCES AS
THE HISTORIC “CHARLES E. STRICKLAND HOUSE”
(APPLICATION CHC 51-14)
RECOMMENDATION
Adopt a resolution (Attachment 5), adding the contributing historic residence at 1152 Buchon to
the Master List of Historic Resources, based on findings, and subject to conditions.
SITE DATA
Applicant Ann Robinson
Zoning Medium-Density Residential (R-2)
Historical Preservation (H)
General Plan Medium Density Residential
Site Area 7,000 sq ft
Site Description The site is developed with the
main residence fronting Buchon
Street and an accessory garage
and studio at the rear of the lot.
Historic District Located within the Old Town
Historic District
DISCUSSION
Background
The property owner has submitted an application requesting the contributing historic residence at
1152 Buchon Street be added to the City’s Master List of Historic Resources. The residence was
constructed in 1905 1 by Charles E. Strickland, a craftsman and contractor, and builder of three of
the homes on the Master List of Historic Properties. Bertrando & Bertrando Research
Consultants (“Bertrando Report”) prepared a Historic Resource Evaluation report that
recommends adding this house to the Master List of Historic Resources as the “Charles E.
Strickland House”.
1 Bertrando Report, page 6
C4 - 1
Request to add a contributing historic residence to the Master List of Historic Resources
(CHC 51-14: 1152 Buchon Street) Page 2
The property is located in a Medium-Density Residential (R-2-H) Zone and is within the Old
Town Historic District. Nearly every house along the street front in this block is on the List of
Contributing Historic Resources. The neighboring house to the west, at 1144 Buchon was
classified as a Master List Resource in December, 2013.
Architectural and Historical Background
As discussed in the Bertrando report
(page 14), this home is an eclectic and
unique example of a turn-of-the century
owner-built residence. Its style exhibits
features of the Neoclassic Rowhouse
style popular in the City during the early
20th Century. Its plan is simple and
square, one and a half stories on a raised
foundation, with a symmetrical façade
framing a central recessed porch reached
by a substantial and solid set of concrete
entry stairs. Decoration is subdued, with
simple door and window surrounds,
square support posts, Fleur-de-Lys gable
trim, and notched corner windows.
However, the distinctive roofline and exterior finish set this particular residence apart from the
typical Rowhouse or Bungalow. A set of intersecting Dutch gables reinforces its symmetrical
form. The ridges of the gables project slightly, which in concert with a gently flattening roof
slope provides a subtly dynamic transition downward to the flared soffits that ring the house.
These lively elements are brought together and grounded by the plaster exterior finish to form an
attractive, appealing, and eclectic design.
Remodeling completed in 2012 extended a small 1920’s addition at the rear of the house to
accommodate a kitchen, and a gable was added to the addition’s roof, echoing the gables on the
house roof. With the remodeling project a garage and guest house, designed to be architecturally
Figure 2: Gable decoration and curved soffits
Figure 1: 1152 Buchon Street; Charles E. Strickland House
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Request to add a contributing historic residence to the Master List of Historic Resources
(CHC 51-14: 1152 Buchon Street) Page 3
compatible with the residence, were constructed at the rear of the property. These additions are
mostly out of public view from the street and do not detract from the integrity of the primary
building’s identity.
The residence was recognized in 1987 as a building contributing to the historical character of the
newly-established Old Town historic district. At that time, the house was covered with wood
shiplap siding and had an enclosed porch with an awning over the entry stairs. Recent work
restored the important character-defining features, particularly the porch and stairway. The
original plaster walls were found under the wood siding and the remodel included the
replacement of the exterior finish. Since the original plaster was somewhat deteriorated and no
longer weatherproof, it needed to be removed and replaced with a new plaster finish. It was
likely that the original plaster failed early in the residence’s life, therefore requiring the wood
clad exterior to be installed over the early plaster.
Previous Review
On June 23, 2014, the Cultural Heritage Committee reviewed the request to add the residence to
the Master List of Historic Resources. Staff evaluated the property against the criteria set forth in
the Historic Preservation for placement on the Master List. The Committee found the home to be
eligible for designation as a Master List Historic Resource due to its rare style, eclectic design,
and retention of historic integrity. By unanimous vote they adopted a resolution recommending
that the City Council add the property to Master List as the “Charles E. Strickland House”. The
staff report and the adopted resolution are attached to this report (Attachments 2 and 3).
Eligibility for Listing
Master List Resources are the most unique and important resources and properties in terms of
age, architectural or historical significance, rarity, or association with important persons or
events in the City’s past. A resource must be at least 50 years old and exhibit a high level of
historical integrity in order to be eligible for designation as a Master List Resource. The resource
must also meet one or more criteria related to architecture, history, or integrity, outlined in
§14.01.070 of the Historic Preservation Ordinance. This residence satisfies the Architectural
Criteria and Integrity criteria for historic resource listing, as discussed below.
Architectural Criteria (§14.01.070 A)
Embodies the distinctive characteristics of a type, period, region, or method of construction, or
represents the work of a master, or possesses high artistic values.
Style: A building may satisfy architectural criteria related to style. Of the available criteria, the
following is the most appropriate measure by which to evaluate the style of this residence:
c. 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
those styles are put together.
The style of the house represents an early-20th Century departure from a more decorative
Victorian style, in a transitional period before Neoclassic and Craftsman influences gained a
C4 - 3
Request to add a contributing historic residence to the Master List of Historic Resources
(CHC 51-14: 1152 Buchon Street) Page 4
strong influence. In addition, it is an eclectic and unique result of the deliberate stylistic choices
made by its builder, who was also its first owner and occupant.
Design: Architectural criteria related to design describe the architectural concept of a structure
and the quality of artistic merit and craftsmanship of the individual parts. They also reflect how
well a style or combination of styles are expressed, through compatibility and detailing of
elements. The design of this residence clearly satisfies these criteria, evaluated as a measure of:
a. Notable attractiveness with aesthetic appeal because of its artistic merit, details, and
craftsmanship […];
b. An expression of interesting details and eclecticism among carpenter-builders […].
The residence is clearly attractive and aesthetically appealing due to the successful blending of
lively, yet restrained, stylistic and decorative elements. The roofline, notched corner windows,
curved soffits, and plaster siding are interesting, eclectic details that Charles Strickland, a
carpenter, craftsman, and contractor, selected for this unique residence, and these details were
executed with a high level of craftsmanship.
Integrity (§14.01.070 C)
The residence satisfies criteria related to integrity:
(1) Whether or not a structure occupies its original site and
whether or not the original foundation has been
changed;
(2) The degree to which the structure has maintained
enough of its historic character or appearance to be
recognizable as an historic resource and to convey the
reasons for its significance;
(3) The degree to which the resource has retained its design,
setting, materials, workmanship, feeling, and
association.
The house is at least 50 years old and has largely retained its historical integrity. The Bertrando
Report cites the San Luis Obispo Tribune as the source of a news article mentioning the
construction of the house in 1905, and the house appears on the July, 1909 Sanborn Map. On that
map, the distinctive plaster siding is noted: “PLAST’D OUTSIDE”.
The house occupies its original site and the extent of its original foundation. An addition from
the 1920’s, at the rear of the residence, was extended for a kitchen. A small portion of the
addition is visible at the east side of the property, but as it gently echoes the soffit and gable
features of the original portion of the residence, it does not impair recognition of the house as an
historic resource.
Figure 3: 1909 Sanborn Map
House labeled “PLAST’D OUTSIDE”
C4 - 4
Request to add a contributing historic residence to the Master List of Historic Resources
(CHC 51-14: 1152 Buchon Street) Page 5
Windows enclosing the porch were removed, and
the walls of the house were restored to an earlier
lath and plaster. The removal of the porch
enclosure and wood siding, along with some
small restorative changes like replacement of
gable decoration, has restored the house’s
original design, materials, and workmanship.
These are the architectural elements that give the
house its historic feeling, make it recognizable as
a significant historic resource, and satisfy the
criteria that qualify it for designation as a Master
List Resource.
CONCLUSION
This home is a unique example of a turn-of-the century owner-built residence, representing a
transition away from highly decorative Victorian styles toward simpler, less ornate, features of
the Neoclassic Rowhouse style that had yet to take hold. It is a very early form of a plaster
exterior residence, constructed at a time when other residences were clad in wood. Additionally,
the exterior treatment with curved soffits make this a unique example, different from other
residences of this era.2 Its distinctive roofline and siding lend it an eclectic character, and its
current owners, Louis and Ann Robinson have restored the integrity of these features. As a
result, it satisfies the architectural criteria related to style and design, and the criteria related to
integrity, that are described in the Historic Preservation Ordinance, and eligible for designation
as a Master List Resource.
2 The Bertrando Report identifies only one other house known to employ curved soffits: the Master-Listed Regan
Home located at 1306 Chorro Street
Figure 4: Addition, seen from east side of property
Figure 5: Porch – before (enclosed) and after (restored)
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Request to add a contributing historic residence to the Master List of Historic Resources
(CHC 51-14: 1152 Buchon Street) Page 6
FISCAL IMPACT
Adding the property to the Master List will have no fiscal impact on the City.
Owners of Master List properties are eligible, however, to enter into a Mills Act Historic
Preservation Contract with the City. Such a contract would provide the property owner with tax
relief in exchange for an agreement to actively participate in the restoration and maintenance of
an historic resource. The tax relief would reduce the tax revenue received by the City,
constituting a fiscal impact to the City. Such an agreement would require Council approval, and
the fiscal impact would be reviewed and estimated at that time.
ALTERNATIVES
1. Continue review of this request to a future date for additional analysis or research; or
2. Deny the request to add the residence at 1152 Buchon Street to the Master List of Historic
Resources. This alternative is not recommended. The property meets the eligibility criteria
for designation as a Master List Resource.
ATTACHMENTS
1. Vicinity Map
2. Cultural Heritage Committee Agenda Report (June 23, 2014)
3. Cultural Heritage Committee Resolution (Adopted June 23, 2014)
4. Excerpt from Minutes of the June 23, 2014 CHC Hearing
5. Draft City Council Resolution
Council Reading File: Historic Resource Evaluation (Bertrando & Bertrando, March 2013)
T:\Council Agenda Reports\2014\2014-09-16\Master List Request 1152 Buchon (Johnson-Oetzell)\CouncilAgendaReport.docx
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VICINITY MAP File No. 51-141152 Buchon St.¯
ATTACHMENT 1
C4 - 7
Meeting Date: June 23, 2014
Item Number: 2
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Review of a request to designate the contributing historic residence at 1152 Buchon
to the Master List of Historic Resources.
PROJECT ADDRESS: 1152 Buchon Street BY: Walter Oetzell
Assistant Planner
FILE NUMBER: CHC 51-14 FROM: Phil Dunsmore, Senior Planner
SUMMARY RECOMMENDATION
Staff recommends that the CHC forward a recommendation to the City Council supporting the
addition of the property to the City’s Master List of Historic Resources.
BACKGROUND
The property owner has submitted an
application requesting the contributing
historic residence at 1152 Buchon Street
be added to the City’s Master List of
Historic Resources. Bertrando &
Bertrando Research Consultants
(“Bertrando Report”) prepared a Historic
Resource Evaluation report that
recommends adding this house to the
Master List of Historic Resources as the
Charles E. Strickland House.
DISCUSSION
Site Description: The property is located in a Medium-Density Residential (R-2-H) Zone and is
within the Old Town Historic District. The residence was constructed in 19051 on a lot
measuring just over 7,000 square feet in area. Nearly every house along the street front in this
block is on the List of Contributing Historic Resources. The neighboring house to the west, at
1144 Buchon was classified as a Master List Resource in December, 2013.
Architectural Description: As discussed in the Bertrando report (page 14), this home is an
eclectic and unique example of a turn-of-the century owner-built residence. Its style exhibits
features of the Neoclassic Rowhouse style popular in the City during the early 20 th Century. Its
plan is simple and square, one and a half stories on a raised foundation, with a symmetrical
façade framing a central recessed porch reached by a substantial and solid set of concrete entry
stairs. Decoration is subdued, with simple door and window surrounds, square support posts,
Fleur-de-Lys gable trim, and notched corner windows.
1 Bertrando Report, page 6
Figure 1: 1152 Buchon Street; Charles E. Strickland House
CHC2 - 1
ATTACHMENT 2
C4 - 8
CHC 51-13 (1152 Buchon St)
Page 2
However, the distinctive roofline and exterior finish set this particular residence apart from the
typical Rowhouse or Bungalow. A set of intersecting Dutch gables reinforces its symmetrical
form. The ridges of the gables project slightly, which in concert with a gently flattening roof
slope provides a subtly dynamic transition downward to the flared soffits that ring the house.
These lively elements are brought together and grounded by the plaster exterior finish to form an
attractive, appealing, and eclectic design.
Remodeling completed in 2012 extended a small 1920’s addition at the rear of the house to
accommodate a kitchen, and a gable was added to the addition’s roof, echoing the gables on the
house roof. With the remodeling project a garage and guest house, designed to be architecturally
compatible with the residence, were constructed at the rear of the property. These additions are
mostly out of public view from the street and do not detract from the integrity of the primary
building’s identity.
The residence was recognized in 1987 as a building contributing to the historical character of the
newly-established Old Town historic district. At that time, the house was covered with wood
shiplap siding and had an enclosed porch with an awning over the entry stairs. Recent work
restored the porch and stairway, important character-defining features. The original plaster walls
were found under the wood siding and the remodel included the replacement of the exterior
finish. Since the original plaster was somewhat deteriorated and no longer weatherproof, it
needed to be removed and replaced with a new plaster finish. It was likely that the original
plaster failed early in the residence’s life, therefore requiring the wood clad exterior to be
installed over the early plaster.
EVALUATION
The Cultural Heritage Committee (CHC), pursuant to the Historic Preservation Ordinance
(SLOMC §14.01.060), will determine if the property meets eligibility criteria for placement on
the Master List and, if it is eligible, forward a recommendation to the City Council, who will take
action on the application. Master List Resources are the most unique and important resources and
properties in terms of age, architectural or historical significance, rarity, or association with
important persons or events in the City’s past. A resource must be at least 50 years old and
Figure 2: Gable decoration and curved soffits
CHC2 - 2C4 - 9
CHC 51-13 (1152 Buchon St)
Page 3
exhibit a high level of historical integrity in order to be eligible for designation as a Master List
Resource. The resource must also satisfy criteria related to architecture, history, or integrity.
The following evaluation highlights the significance criteria. Most notably, this residence is
unique for its architecture in terms of its style and design. In particular it is a very early form of a
plaster exterior residence, constructed at a time when other residences were clad in wood.
Additionally, the exterior treatment with curved soffits make this a unique example, different
from other residences of this era. The Bertrando Report identifies only one other house known to
employ curved soffits: the Master-Listed Regan Home located at 1306 Chorro Street.
Architectural Criteria (§14.01.070 A)
Embodies the distinctive characteristics of a type, period, region, or method of construction, or
represents the work of a master, or possesses high artistic values.
Style: A building may satisfy architectural criteria related to style. Of the available criteria, the
following is the most appropriate measure by which to evaluate the style of this residence:
c. 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
those styles are put together.
The style of the house represents an early-20th Century departure from a more decorative
Victorian style, in a transitional period before Neoclassic and Craftsman influences gained a
strong influence. In addition, it is an eclectic and unique result of the deliberate stylistic choices
made by its builder, who was also its first owner and occupant.
Design: Architectural criteria related to design describe the architectural concept of a structure
and the quality of artistic merit and craftsmanship of the individual parts. They also reflect how
well a style or combination of styles are expressed, through compatibility and detailing of
elements. The design of this residence clearly satisfies these criteria, evaluated as a measure of:
a. Notable attractiveness with aesthetic appeal because of its artistic merit, details, and
craftsmanship […];
b. An expression of interesting details and eclecticism among carpenter-builders […].
The residence is clearly attractive and aesthetically appealing due to the successful blending of
lively, yet restrained, stylistic and decorative elements. The roofline, notched corner windows,
curved soffits, and plaster siding are interesting, eclectic details that Charles Strickland, a
carpenter, craftsman, and contractor, selected for this unique residence, and these details were
executed with a high level of craftsmanship.
Architect: The architect of this house is not definitively known. The builder is of the house is
identified as Charles E. Strickland, from Michigan, by way of Kansas, who worked under
notable architects (such as E. H. Weeks) and was involved in the construction of several
significant homes during his time in San Luis Obispo. But, as the architect is not known, it
cannot be determined whether the house meets architectural criteria related to the architect.
CHC2 - 3C4 - 10
CHC 51-13 (1152 Buchon St)
Page 4
Historic Criteria (§14.01.070 B)
Person, Event, Context: A portion of Mission land granted to Miguel Marquez in 1844 was
eventually inherited by Pierre Dallidet through his wife Maria Asencion Salazar. Formerly part
of farm and vineyard acreage, the La Vina Homestead Tract was laid out in 1903 under the
direction of the Commercial Bank and sold for residential development. Charles E. Strickland, a
craftsman and contractor, and builder of three of the homes on the Master List of Historic
Properties, constructed the subject residence for himself in approximately 1905 on Lot 18 of the
tract. The Stricklands later moved to San Jose, and the home has since hosted a variety of owners
and occupants. Louis and Ann Robinson purchased the property in 2009.
As discussed in the Bertrando Report, the home was built and
occupied by industrious, interesting people, many of whom were
highly successful and involved in their community. Criteria
associated with historic persons, however, require satisfaction of
a very high level of significance, fame, or outstanding
contributions to warrant listing of structures associated with them.
No landmark, famous, or first-of-its kind events are known to
have occurred at the residence, nor did its function as a residence
represent a unique, important, interesting contribution to the City.
Likewise it does not satisfy historic criteria solely on the basis of
its association with early 20th Century residential development in
the City.
Integrity (§14.01.070 C)
The residence satisfies criteria related to integrity:
(1) Whether or not a structure occupies its original site and whether or not the original
foundation has been changed;
(2) The degree to which the structure has maintained enough of its historic character or
appearance to be recognizable as an historic resource and to convey the reasons for its
significance;
(3) The degree to which the resource has retained its design, setting, materials,
workmanship, feeling, and association.
The house is at least 50 years old and has largely retained its historical integrity. The Bertrando
Report cites the San Luis Obispo Tribune as the source of a news article mentioning the
construction of the house in 1905, and the house appears on the July, 1909 Sanborn Map. On that
map, the distinctive plaster siding is noted: “PLAST’D OUTSIDE”.
The house occupies its original site and the extent of its original foundation. An addition from
the 1920’s, at the rear of the residence, was extended for a kitchen. A small portion of the
addition is visible at the east side of the property, but as it gently echoes the soffit and gable
features of the original portion of the residence, it does not impair recognition of the house as an
historic resource.
Figure 3: 1909 Sanborn Map
House labeled “PLAST’D OUTSIDE”
CHC2 - 4C4 - 11
CHC 51-13 (1152 Buchon St)
Page 5
Windows enclosing the porch were removed,
and the walls of the house were restored to an
earlier lath and plaster. The removal of the
porch enclosure and wood siding, along with
some small restorative changes like replacement
of gable decoration, has restored the house’s
original design, materials, and workmanship.
These are the architectural elements that give
the house its historic feeling, make it
recognizable as a significant historic resource,
and satisfy the criteria that qualify it for
designation as a Master List Resource.
SUMMARY
This home is a unique example of a turn-of-the century owner-built residence, representing a
transition away from highly decorative Victorian styles toward simpler, less ornate, features of
the Neoclassic Rowhouse style that had yet to take hold. Its distinctive roofline and siding lend it
an eclectic character, and its current owners, Louis and Ann Robinson have restored the integrity
of these features. As a result, it satisfies the architectural criteria related to style and design, and
the criteria related to integrity, that are described in the Historic Preservation Ordinance.
RECOMMENDATION
Staff recommends that the Committee finds the home at 1152 Buchon to be eligible for
designation as a Master List Resource due to its rare style, eclectic design, and retention of
historic integrity, and that the Committee forwards a recommendation to the City Council that
they designate the home as a Master List Historic Resource.
Figure 4: Addition, seen from east side of property
Figure 5: Porch – before (enclosed) and after (restored)
CHC2 - 5C4 - 12
CHC 51-13 (1152 Buchon St)
Page 6
ALTERNATIVES
1. Find that the property does not satisfy eligibility criteria for designation as a Master List
Resource and recommend to the City Council that it not be added to the Master List of
Historic Resources.
2. Review and consider the Historic Resource Evaluation and continue the item to provide
additional time for collecting additional information that may be useful in determining
whether the property is eligible for designation as a Master List Resource.
ATTACHMENTS
1. Vicinity Map
2. Historic Resource Evaluation
3. Draft Resolution
CHC2 - 6C4 - 13
CULTURAL HERITAGE COMMITTEE
RESOLUTION NO. XXXX-14
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE
RECOMMENDING THE CITY COUNCIL ADD THE PROPERTY LOCATED AT
1152 BUCHON STREET TO THE MASTER LIST OF HISTORIC RESOURCES
CHC 51-14
WHEREAS, applicant Ann Robinson, on March 19, 2014, submitted an
application to add their property to the Master List of Historic Resources; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo
conducted a public hearing in the Council Meeting Room of City Hall, 990 Palm Street,
San Luis Obispo, California, on June 23, 2014, for the purpose of considering adding
property located at 1152 Buchon Street to the Master List of Historic Resources; and
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law; and
WHEREAS, the Cultural Heritage Committee has duly considered all evidence,
including the testimony of the applicants, interested parties, and the evaluation and
recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Cultural Heritage Committee of
the City of San Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Cultural Heritage Committee
makes the following findings:
Findings
1. The house is eligible for the Master List of Historic Resources because it
satisfies more than one of the evaluation criteria for historic resource listing
described in the Historic Preservation Ordinance, exhibits a high level of
historic integrity, and is more than 50 years old.
2. The house satisfies evaluation criteria for historic resources listing, related to
architectural style and design (§14.01.070 A). It is a rare and unique example
of an early 20th Century owner-built residence that exhibits a transitional style,
away from the ornate decoration of Victorian styles and toward a more simple
and restrained style that would later be employed in the Neoclassical and
Craftsman styles. Its eclectic detailing and craftsmanship is notably attractive
and aesthetically appealing.
3. The house exhibits a high level of historic integrity, and satisfies evaluation
criteria for historic resources listing related to historic integrity (§14.01.070 C).
ATTACHMENT 3
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Resolution No. XXX-14
Page 2
The structure occupies its original site and the extent of its original foundation.
Its historic character and appearance have been maintained, and materials
and workmanship retained, as expressed by decorated Dutch gables, flared
soffits, plaster siding, notched corner windows, and a centered, recessed
front porch. Only one addition to the house has been constructed, at the rear
of the structure. Only a small portion of the addition is visible, from the east
side of the property, and this portion echoes the historic character of the
original residence.
4. The house is more than 50 years old. A news article printed in the San Luis
Obispo Tribune on March 10, 1905 notes the beginning of the construction of
the residence. The residence is depicted on a Sanborn Map prepared in
1909, with the note “PLAST’D OUTSIDE”, indicating that the house originally had
plaster exterior siding, which is a rare and unique feature for this era.
5. The project is categorically exempt from the provisions of the California
Environmental Quality Act (CEQA), as it is the designation of a historical
resource, an action taken to assure the protection of the environment, as
described in §15308 of the CEQA Guidelines (Actions by Regulatory
Agencies for Protection of the Environment).
Section 2. Action. The Cultural Heritage Committee does hereby recommend the
City Council add the property located at 1156 Buchon Street to the Master List of
Historic Resources as the historic “Charles E. Strickland House”.
On motion by Committee Member , seconded by Committee Member ,
and on the following roll call vote
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 23 rd day of June, 2014.
_____________________________
Phil Dunsmore, Senior Planner
Community Development Department
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SAN LUIS OBISPO
CULTURAL HERITAGE COMMITTEE MINUTES
June 23, 2014
ROLL CALL:
Present: Committee Members Sandy Baer, Thom Brajkovich, Hugh Platt, Patti
Taylor, Victoria Wood, and Chair Bob Pavlik
Absent: Vice-Chair Jaime Hill
Staff: Senior Planner Phil Dunsmore, Senior Planner Pam Ricci, Assistant Planner
Walter Oetzell, Planning Technician Kyle Bell, and Recording Secretary
Diane Clement
[…]
PUBLIC HEARING ITEMS:
[…]
2. 1152 Buchon Street. CHC 51-14; Request to add a Contributing property to the
Master List of Historic Resources; R-2-H zone; Ann Robinson, applicant. (Walter
Oetzell)
Assistant Planner Oetzell presented the staff report, recommending the CHC forward a
recommendation to the City Council supporting the addition of the property to the City’s
Master List of Historic Resources.
PUBLIC COMMENTS:
Bob Vessely, SLO, stated he looked at the siding and that the plaster was the original
material. He noted the concept in city planning referred to as “gift to the street” and
stated that the work the owners did was courageous and more than a gift to the street.
Dean Miller, SLO, stated that the two corner windows on the front elevation magically
light up the rooms inside and are the most impressive features of this house and should
be seen by everyone.
Lou Robinson, SLO, owner of the house, invited everyone to knock on his door and
come inside to see what has been done.
Stew Jenkins, SLO, stated he watched the rehabilitation of this house by the Robinsons.
He noted that the previous houses they have renovated show that they do everything
right and this house will last for generations.
There were no further comments made from the public.
COMMITTEE COMMENTS:
Member Brajkovich stated that this is a great restoration job and supports the
recommendation.
ATTACHMENT 4
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Extract from CHC Minutes
June 23, 2014
Page 2
Mr. Robinson noted that people love the mailbox which is a replica of the house.
Member Wood stated that, when a property is added to the Master List of Historic
Resources, it gets added almost automatically to the Mills Act Preservation Program
and that she does not think the City wants or can support the continuing expansion of
the Mills Act Preservation Program, because it is a huge tax burden.
Senior Planner Dunsmore stated that the City encourages the program but that Staff is
taking a much closer look at properties and providing a much more detailed financial
report. He noted that the State and the County also encourage additions to the Mills Act
Preservation Program. He stated that the State has noted that the City might be
discouraging the addition of properties because it has one of the highest Mills Act fees
in the State.
There were no further comments made from the Committee.
On motion by Committee Member Platt, seconded by Committee Member Taylor, to
forward a recommendation to the City Council supporting the addition of the property to
the City’s Master List of Historic Resources.
AYES: Committee Members Baer, Brajkovich, Pavlik, Platt, and Taylor
NOES: Committee Member Wood
RECUSED: None
ABSENT: Vice-Chair Jaime Hill
The motion passed on a 5:1 vote.
[…]
ADJOURNMENT: The meeting was adjourned at 8:29 p.m.
Respectfully submitted by,
Diane Clement
Recording Secretary
Approved by the Cultural Heritage Committee on July 28, 2014
Laurie Thomas
Administrative Assistant III
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ATTACHMENT 5
RESOLUTION NO. _____ (2014 Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO
ADDING THE PROPERTY AT 1152 BUCHON STREET TO THE MASTER LIST OF
HISTORIC RESOURCES AS THE "CHARLES E. STRICKLAND HOUSE"
(CHC 51-13)
WHEREAS, applicant Ann Robinson, on March 19, 2014, submitted an application to
add her property to the Master List of Historic Resources; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted
a public hearing in the Council Meeting Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on June 23, 2014, and recommended that the Council add the property located at
1152 Buchon Street to the Master List of Historic Resources; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
September 16th, 2014, for the purpose of considering the addition of the property located at 1152
Buchon Street to the Master List of Historic Resources; and
WHEREAS, the Council has duly considered all evidence, including the record of the
Cultural Heritage Committee hearing and recommendation, testimony of interested parties, and
the evaluation and recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the City Council makes the
following findings:
1. The house is eligible for the Master List of Historic Resources because it satisfies
more than one of the evaluation criteria for historic resource listing described in the
Historic Preservation Ordinance, exhibits a high level of historic integrity, and is
more than 50 years old.
2. The house satisfies evaluation criteria for historic resources listing, related to
architectural style and design (§14.01.070 A). It is a rare and unique example of an
early 20th Century owner-built residence that exhibits a transitional style, away from
the ornate decoration of Victorian styles and toward a more simple and restrained
style that would later be employed in the Neoclassical and Craftsman styles. Its
eclectic detailing and craftsmanship is notably attractive and aesthetically appealing.
3. The house exhibits a high level of historic integrity, and satisfies evaluation criteria
for historic resources listing related to historic integrity (§14.01.070 C). The structure
occupies its original site and the extent of its original foundation. Its historic character
and appearance have been maintained, and materials and workmanship retained, as
C4 - 18
Resolution No. _____ (2014 Series)
Page 2
expressed by decorated Dutch gables, flared soffits, plaster siding, notched corner
windows, and a centered, recessed front porch. Only one addition to the house has
been constructed, at the rear of the structure. Only a small portion of the addition is
visible, from the east side of the property, and this portion echoes the historic
character of the original residence.
4. The house is more than 50 years old. A news article printed in the San Luis Obispo
Tribune on March 10, 1905 notes the beginning of the construction of the residence.
The residence is depicted on a Sanborn Map prepared in 1909, with the note
“PLAST’D OUTSIDE”, indicating that the house originally had plaster exterior
siding, which is a rare and unique feature for this era.
5. The project is categorically exempt from the provisions of the California
Environmental Quality Act (CEQA), as it is the designation of a historical resource,
an action taken to assure the protection of the environment, as described in §15308 of
the CEQA Guidelines (Actions by Regulatory Agencies for Protection of the
Environment).
SECTION 2. Action. The City Council of the City of San Luis Obispo does hereby add
the property located at 1152 Buchon Street to the Master List of Historic Resources as the
historic “Charles E. Strickland House”.
SECTION 3.. Environmental Determination. The City Council has determined that the
project is categorically exempt from the provisions of the California Environmental Quality Act
(CEQA), as it is the designation of a historical resource, an action taken to assure the protection
of the environment, as described in §15308 of the CEQA Guidelines (Actions by Regulatory
Agencies for Protection of the Environment).
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this _____ day of _____________________ 20xx.
____________________________________
Mayor Jan Marx
ATTEST:
____________________________________
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Resolution No. _____ (2014 Series)
Page 3
Anthony Mejia
City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
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