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Home My WebLink About01-26-2015 CHC Item 1 - 2881 Broad StreetMeeting Date: January 26, 2015 Item Number: 1 CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: Continued review of the historic status of a potentially contributing historic property in the Medium Residential / Special Considerations (R-2-S) zone. PROJECT ADDRESS: 2881 Broad St. BY: Erik Berg-Johansen, Assistant Planner FILE NUMBER: USE-0554-2014 FROM: Phil Dunsmore, Senior Planner SUMMARY RECOMMENDATION Review the historic significance of the property and recommend the City Council add the property to the contributing list of historic resources. SITE DATA Applicant Dustin Pires, Triad Real Estate Historic Status NA Zoning R-2-S General Plan Medium Density Residential Site Area ~17,000 square feet Environmental Status Exempt from CEQA under Section 15061(b)(3) because CEQA applies only to projects which have the potential for causing a significant effect on the environment. SUMMARY The applicant is proposing to redevelop the property and would like to demolish the existing residence to accommodate a new residential project. The historic status of the existing residence was reviewed at the Cultural Heritage Committee (CHC) meeting on November 24, 2014, and the item was continued to a date uncertain with specific direction for the applicant to provide additional historic background information. The applicant has hired Post/Hazeltine Associates to perform a historic analysis of the property. The analysis suggests the property is eligible to be added to the Contributing List of historic resources. If the CHC determines that the property is eligible for listing, a recommendation will be forwarded to City Council for final action. If designated, any future development project would be reviewed for consistency with the Historic Preservation Guidelines. If the CHC determines that the property is not eligible for listing, the determination would not be forwarded to City Council and the CHC1 - 1 2881 Broad Street Page 2 applicant’s residence would be eligible for demolition following completion of all demolition permit application requirements, including photo-documentation. Any subsequent development project at this site would not be subject to CHC review as the site is not within a historic district. PROJECT INFORMATION CHC Direction At the CHC meeting held on November 24, 2014, the Committee learned more information about the property through public comment. An individual who grew up at the property provided the Committee with photographs, details regarding the Yoakum and Sweeney families, and information about the property’s development in association with the historic poultry farm. Due to this new information, the Committee continued the project to a date uncertain to allow staff time to collect and analyze additional information. Staff requested that the applicant hire a Qualified Historian consultant to prepare a detailed report on the 2881 Broad Street property. Consultant Report/Evaluation The applicant hired a consultant from the City’s “List of Qualified Historians.” The con sultant, Post/Hazeltine Associates, prepared a report regarding the historical significance of the property located at 2881 Broad Street. The consultant highlighted the following points in the report:  The architectural style of the primary home structure is Craftsman (and not “Western Stick Bungaloid” as described in the City’s record).  The only notable alterations to the primary brick structure since its construction in circa- 1925 are as follows: replacement of some wood-framed windows with metal windows, construction of a concrete staircase to front door, and the wood-framed wing addition off the northwest corner.  The only notable alterations to the detached garage are as follows: replacement of garage doors and insertion of porches off north and west elevations. A. Architectural Criteria  The home is a rare example of a Craftsman style house because it incorporates brick walls instead of the more typical wood clapboard or shingles. This unique design makes the home eligible for listing under Criteria A1 (Style) and A2 (Design). The primary structure is not, however, eligible under Criterion A3 because it is not associated with a significant architect, designer, or contractor.  The garage does not represent a distinctive architectural style (A1) or building design (A2), and has no association with a significant architect, designer, or contractor (A3). Therefore, the garage structure is not eligible for listing as a contributing resource. CHC1 - 2 2881 Broad Street Page 3 B. Historic Criteria  The property is not eligible for listing under Criterion B1 (association with the lives of important persons) because Jesse Yoakum’s contribution to the development of San Luis Obispo does not rise to a sufficient level of significance.  The property is not eligible under Criterion B2 because no evidence suggests the property is linked to an important historic event. C. Integrity  The property is eligible for listing under Criterion C1 because the house and garage occupy their original footprint and foundations.  The property is eligible for listing under Criterion C2 because the original essential architectural features of the house and garage have remained intact.  With the exception of the setting (the vicinity has been developed with post-World War II development), the property is eligible for listing under Criterion C3 because the house and garage meet the criteria for design, materials, workmanship, feeling, and association. Summary Statement of Significance: “The Historic Structures/Sites Report prepared by Post/Hazeltine Associates has determined that the house at 2881 Broad Street in San Luis Obispo is potentially eligible for listing in the City of San Luis Obispo Master List of Historical Resources.” Project Description The applicant has requested that the CHC determine the historic status of the property so that a development plan can be completed for the property that either excludes or includes the existing residence. If the CHC determines the residence is eligible for listing any future development project will be required to be reviewed for consistency with the Historic Preservation Guidelines and would return to the CHC for review. Summary The CHC’s role is to determine if the property should be listed as a contributing historic resource. The review is based on Section 14.01.050 (Historic Resource Designation) of the Historic Preservation Ordinance.1 The CHC should consider the report prepared by Post/Hazeltine 1 Historic Preservation Ordinance, Section 14.01.050 B (Contributing List Resources or Properties): Buildings or other resources at least 50 years old that maintain their original or attained historic and architectural character, and contribute, either b y themselves or in conjunction with other structures, to the unique or historic character of the neighborhood, district, or to the City as a whole.” Historic Preservation Ordinance, Section 14.01.050 C (Non-Contributing): Buildings, properties and other features in historic districts which are less than 50 years old, have not retained their original architectural character, or which do not support the prevailing historic character of the district. CHC1 - 3 2881 Broad Street Page 4 Associates that recommends the property be listed as a historic resource based on architectural and integrity criteria. Staff still feels that that the integrity of the property is marginal due to lack of maintenance, window replacements, building additions, and an unmaintained site. Furthermore, no significant resources exist in the near vicinity and the site is not within a historic district. However, staff agrees with the consultant report in that the building has retained its original primary elevation and contains architectural features associated with the original date of construction and therefore contains sufficient integrity to convey its architectural significance. Staff also agrees with the consultant report regarding the rarity of a brick Craftsman style structure and believes this unique design makes the property eligible for listing as a Contributing historic resource under the Architectural Criteria. Recommendation Recommend the City Council add the property at 2881 Broad Street to the Contributing List of Historic Resources. ALTERNATIVES 1. Continue the item with direction to the applicant and staff on pertinent issues. 2. Recommend addition of the property at 2881 Broad Street to the Master list of Historical Resources while finding that the residence illustrates significant architectural design features and maintains substantial integrity. 3. Decline to recommend addition of this property to the Contributing list of Historic Resources. ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Historic Resources Inventory 4. Consultant Report CHC1 - 4 Attachment 1 RESOLUTION NO. XXXX-14 A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE, RECOMMENDING THE CITY COUNCIL DETERMINE 2881 BROAD IS ELIGIBLE FOR THE CITY’S LIST OF CONTRIBUTING HISTORIC RESOURCES, R-2 ZONE, USE-0554-2014 WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on January 26, 2015, pursuant to a proceeding instituted under USE-0554-2014, Dustin Pires, applicant; and WHEREAS, notices of said public hearing 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 applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. BE IT RESOLVED, by the Cultural Heritage Committee of the City of San Luis Obispo as follows: Section 1. Findings. 1. The architectural character of the building is historically significant because it is a rare example of Craftsman style that incorporates locally manufactured brick. 2. The property conveys sufficient integrity to reflect the original historic style. 3. The designation of the existing structure to the list of Contributing Historic Structures is consistent with the Historic Preservation Ordinance because the structure meets the definition of “Contributing List Resource or Property”, in that the structure is of at least 50 years old and maintains its original historic architectural character. Section 2. Environmental Review. Categorically exempt from environmental review under Class 31, Historical Resource Restoration/Rehabilitation, Section 15331 of the CEQA Guidelines because the project consists of preservation of a historical resource that will not have a significant effect on the environment. Section 3. Action. The Committee hereby recommends the City Council add 2881 Broad Street to the City’s list of contributing historic properties. CHC1 - 5 Resolution No.XXXX-14 Attachment 1 2881 Broad Street (USE-0554-2014) Page 2 On motion by Committee member, _______, seconded by Committee member _______, and on the following roll call vote: AYES: Commrs. NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 26th day of January 2015. _____________________________ Phil Dunsmore, Secretary Cultural Heritage Committee CHC1 - 6 C-S R-2-S C-S R-1 C-S-S R-1 R-2-S R-2-S R-2 C-S C-S-S R-2 R-1-PD M R-3-PD C-S-PD R-1-PD R-3-PD R-2-S R-2-S C-S-PD R-1-PD B R O A D PERKIN S R O C K V I E W SWEEN E Y STONE R I D G E LAWRENCE LAWRE N C E VICINITY MAP File No. 0554-20142881 BROAD ¯ Attachment 2 CHC1 - 7 Attachment 3 CHC1 - 8 Attachment 3 CHC1 - 9 Attachment 3 CHC1 - 10 Attachment 3 CHC1 - 11 Attachment 3 CHC1 - 12 Attachment 3 CHC1 - 13 HISTORICSITES/STRUCTURESREPORT for 2881BroadStreet,SanLuisObispo,CA (APN004-581-001) Preparedfor DustinPires,TriadRealEstate Preparedby POST/HAZELTINEASSOCIATES 2607OrellaStreet SantaBarbara,CA93105 (805)682-5751 (email:posthazeltine@cox.net) January13,2014 CHC1 - 14 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 1 1.0INTRODUCTIONANDREGULATORYFRAMEWORK ThisHistoricSites/StructuresReport(HSR)isforthepropertyat2881BroadStreet.Theparcel islocatedonthewestsideofBroadStreetbetweenStoneridgeDriveandPerkinsLane,in theCityofSanLuisObispo,California(Figure1).ThisHSR,preparedbyPost/Hazeltine Associates,evaluatesthehistoricalsignificanceofthepropertyusingtheguidelinessetforth intheCityofSanLuisObispo’sHistoricPreservationProgramGuidelines(2008). 2.0PROJECTDESCRIPTION Theapplicantisproposingtodemolishtheparcel’sexistingimprovements,includingaone- storyhouseandadetachedgarageandreplacethemwithaseven-unitresidential condominiumdevelopment. 3.0DOCUMENTSREVIEW Thefollowingresourcesandinformationsourceswereconsultedduringthepreparationof thisreport(BibliographicalresourcesarelistedinSection14ofthisreport): CityofSanLuisObispo CityofSanLuisObispo,HistoricPreservationPlanGuidelines(1987,updatedApril2008): TheHistoricalPreservationProgramGuidelineswereadoptedbyCityCouncil ResolutionNo.6158(1987Series)andbecameeffectiveFebruary3,1987. SanLuisObispoCountyHistoricalMuseumLibrary CityDirectories Biographicalfiles HistoricmapsincludingSanbornFireInsuranceMaps Historicphotographcollection 4.0ENVIRONMENTALSETTING Thetopographicelementsthatdefinetheneighborhoodinwhichtheprojectparcelis locatedareaseriesofterracesandhillsthatextendeastalongJohnsonDriveandtothe westofBroadStreet.TothewestofthedistrictlevelterracesextendtoSanLuisObispo Creek.TothenorthSanLuisObispoCreekbisectsthecoreoftheCity’sdowntown.Tothe southamixofresidentialandcommercialdevelopmentextendstothesouthernendofthe City’scorporateboundary.AtthetimethatMissionSanLuisObispowasfoundedin1772 thenaturalvegetationoftheareawascharacterizedbyriparianplantcommunitiesalong thecreeksandoakwoodlandsonhillsandterraces.Sincethefoundingofthemission243 yearsagothenaturalenvironmentofthestudyareahasbeenmodifiedbyavarietyof humanactivities;stockgrazing,agriculture,industry,commercialandresidential developmenthavehadaroleinthisprocess.Today,theneighborhoodsurroundingthe projectparcelischaracterizedbyamixofurbanized,semi-urbanizedandquasi-suburban development. CHC1 - 15 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 2 5.0NEIGHBORHOODCONTEXT Theneighborhoodsurroundingtheprojectparcelischaracterizedbyamixofcommercial andresidentialdevelopment.Duringtheearly20th centurythisareawasoutsideofthe city’scorporateboundariesandlargelyagriculturalinnature.Itsmostnotablefeatures wereExpositionPark,locatedsomedistancetothenorthoftheprojectparcelonthesouth sideofSouthStreet,aswellastheSouthernPacificRailroadCompanyrailyard,locatedto theeastofBroadStreet.Bythemid-20th centurytheareahadbeentransformedintoa low-densitymixofhousesandsmallcommercialbuildingssurroundedbyagriculturalland. Later,beginninginthe1970s,urbangrowthledincreasinglytothedevelopmentof commercialcomplexesandmulti-unitresidentialbuildings,atrendthathascontinuedto thepresent. 6.0HISTORICALOVERVIEW 6.1GeneralHistoricalOverview ThehistoryofEuro-AmericansettlementinSanLuisObispobeginswiththeSpanish establishmentofMissionSanLuisObispodeTolosain1782.FoundedbyFatherJunipero SerrathemissionwasintendedtoChristianizetheNorthernChumashandYokutstribes,who inhabitedthissectionofCalifornia’scentralcoast.MissionSanLuisObispowasthefirst permanentEuropeansettlementinthearea,oneofachainof21missionsunderthe authorityoftheFranciscanorderthatwerelocatedbetweenSanDiegoandSanFrancisco. Eventuallythemissionencompassedachurch,convento,dormitories,barracks,and workshops.Themissionwassurroundedbyextensivecultivatedfields,vineyards,grazing land,andwaterworks.Bytheearly1820sthemission’spopulationofNativeAmerican convertshadbeensignificantlyreducedbydisease. WhenSpanishcontroloverCaliforniaendedin1821,theterritorywastransferredtoMexico; thiswouldhavefarreachingconsequencesforMissionSanLuisObispoandtheother Californiamissions.Twelveyearslater,in1834,theMexicangovernmentsecularizedthe missionsandbegantotransfertheirlandstoprivateownership.In1845,aportionofmission lands,includingMissionSanLuisObispoanditssurroundingacreage,waspurchasedby JasonScott,JohnWilsonandJasonMcKinleyfor$540.00(Cowan1956:85).Otherportions ofthemission’slandswereincludedwithintheboundariesofseveralotherMexicanera landgrants,including RanchoPotrerodeSanLuisObispo,RanchoSantaMargarita and RanchoSanMiguelito.WiththesecularizationofthemissiontheeconomyoftheSanLuis Obispo,likemuchofCalifornia,begantofocusalmostentirelyonstock-raisingasapartof thelucrativehideandtallowtrade. ClusteredaroundtheremnantsofMissionSanLuisObispoSanLuisObispowasincorporated asanAmericantownin1856.Duringthe1850sSanLuisObispo,likemanyother communitiesinCalifornia,experiencedaperiodofvirtuallawlessnessbroughtaboutbythe profoundeconomic,socialandpoliticalchangesengenderedbytheGoldRushandthe transformationofCaliforniafromaMexicanterritorywithanoverwhelminglyHispanic populationtoanAmericanstatedominatedbytheemergingAnglopoliticaland economicelite.InSanLuisObispoaCommitteeofVigilanceheadedbyWalterMurray wasformedtoreduceviolenceandlawlessnessinthecommunity.Inmid-1858,Walter Murray,wholaterbecameCountyjudge,wroteavividseriesofletterstothe SanFrancisco CHC1 - 16 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 3 Bulletin,thatdescribedthegeneralstateoflawlessnessthatSanLuisObispowasenduring duringthisperiod.ThetransitiontoanAmericantownwashastenedbyaseveredroughtin theearly1860sthatdestroyedtheviabilityofthelargeMexicaneraranchos.Subsequently, mostoftheownersoftheranchoswereforcedtosubdivideorsell.In1861theinitiationofa stagecoachlinelinkingSanFranciscoandLosAngelespassedthroughSanLuisObispo therebyprovidingthecommunitywithitsfirstreliablelinkwiththerestofthestate. Throughoutthe1860sthepopulationofSanLuisObispograduallyincreasedasmore farmersandranchersmovedintothesurroundingcounty.Bythelate1860sSanLuisObispo haddevelopedenoughtoformasmallbusinessdistrict,churches,anumberofhouses,and aschool;butitsabilitytomovegoodsandpeopletoandfromthecommunitycontinued tobehamperedbyvirtuallynonexistentroadsandthelackofadirectlinktothecoast.To amelioratethissituation,agroupofSanLuisObispobusinessmenjoinedtogethertobuilda wharfatAvila.Thiswasfollowed,anumberofyearslater,byanotherwharfbuiltbyJohn HarfordatPortSanLuis(Madson2001:1). Completedin1873,thewharfwaslinkedtonearbyAvilabyahorse-drawnnarrowgauge railway(tramway)(Madson2001:1-2).In1876,afterpassageofastateactauthorizingits construction,theSanLuisObispoRailroad&SantaMariaValleyRailroad(SLO&SMVR) completedanarrowgaugerailroadbetweenHarford’sWharfandSanLuisObispo.Laterin 1882thelinewasextendedsoutheasttoSantaMariaandeventuallyeasttoLosAlamos.In 1882,therailroadwasreorganizedasasubsidiaryoftheOregonImprovementCompany. Thatsameyeartherailroad,nowre-organizedandrenamedthePacificCoastRailway (PCRy),wasextendedeasttoSantaMariaandLosAlamosinSantaBarbaraCounty. (Madson2001:2). WhilethePCRylinewasaboontolocalcommerce,thecommunitystilllackedaraillinkto therestofthestateviatheSouthernPacificRailroadCompany’s(SPRR)stilluncompleted CoastLinewhichwasintendedtoextendfromWatsonvilletoLosAngeles.In1873 constructionofthelinedead-endedatSoledadastheSPRRtransferreditseffortsto completingaraillinethroughtheCentralValleytoLosAngeles.Asaresult,theCoastLine fromWatsonvillesouthtoSanLuisObispowouldnotbecompletedforanother20years. Dissatisfiedwiththelackofprogressincompletingtheline,businessmenfromSantaBarbara CountyandSanLuisObispoCounty,includingC.H.PhillipstheleadingdeveloperinSan LuisObispo,D.W.James,ownerofElPasodeRoblesRanchoandL.M.Wardenalocal landowner,formedadelegationin1890tomeetwithCharlesCrocker,oneofthe“Big Four”ownersthatcontrolledtheSPRR.ToencouragethecompanytocompletetheCoast Linethedelegationpromisedtofundandobtainright-of-waysforthenewlinethroughSan LuisObispoandSantaBarbaracounties(Nicholson1993:117-118).Finally,inMayof1894, thefirstpassengertrainarrivedinSanLuisObispotoagrandcelebrationorganizedbythe City’sbusinesscommunity.Sixyearslater,in1901,SPRRclosedthefinalgapinitscoastal linelinkingthecoastofSouthernCaliforniatoNorthernCaliforniabycompletingtheline betweenSurf,astationlocatedsouthwestofGuadalupeandSantaBarbara.Withits completion,passengersandfreightcouldtravelbyrailbetweenLosAngelesandSan Francisco.NolongerwouldtravelersfromSanLuisObispobesubjecttotakinga stagecoachfromtheterminusofthenarrowgaugeraillineatLosOlivostoreachSanta BarbaraandLosAngeles.OncetheCoastLinewasinoperationthePCRygradually terminateditspassengerserviceandconcentratedonmovingfreight. CHC1 - 17 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 4 SanLuisObispofinallypossessedaraillinkwithbothnorthernandsouthernCalifornia,which mayhaveaidedintheselectionofSanLuisObispoasthesiteforacampusforthe CaliforniaPolytechnicSchool.Thecampusopeneditsdoorsin1903(foundedin1901the schoolopeneditsdoorsin1903).IncontrasttotheUniversityofCaliforniathePolytechnic wasintendedtobevocationally-oriented.Thetownalsobecamethesiteofaregionalrail yardfortheSPRRCompany.Bythe1920sSanLuisObispo,nowthesiteofastatecollege, thecountyseatandtheUnionPacificrailyard,wasthemostimportantcommercial, politicalandsocialcenteronthecentralcoast.TheextensionofHighway101throughSan LuisObispoledtotheestablishmentofthenation’sfirstmotel.OpenedinDecemberof 1925,themissionstyleaccommodationcalledMile-StoneMo-telwaslocatedonHighway1 ontheoutskirtsofSanLuisObispo.Theopeningofmotelstyleaccommodations,suchas theMile-StoneMo-tel,wasanindicationoftheincreasingimportanceoftheautomobileas thenation’sprimarytransportationmode.In 1928CampMerriam,atrainingfacilityforthe CaliforniaNationalGuardwasestablishednorthwestofSanLuisObispo,onHighway1 (adjacenttopresentdayCuestaCommunityCollege).Coveringseveralthousandacres thecampwasconvertedintoanArmycampin 1940.Thefacilitywhichwasreturnedtothe stateinthemid-1950sstilloperatestodayasaNationalGuardtrainingfacility.Withthe onsetoftheGreatDepressionin1929,SanLuisObispoexperiencedasignificantdownturn, whichincreasedthelocaleconomy’sdependenceonagricultureandranching.The PCRy,whosebusinesshaddeclinedafterthearrivaloftheSPRR,graduallyceased operationsbeginningwiththeabandonmentoftheraillinebetweenLosAlamosandLos Olivosin1936.ThiswasfollowedbytheclosureofthebranchlinesfromSantaMariain1937 andacompletecessationofservicein1941,leavingSouthernPacificasthetown’sonly railroad.Significantimprovementtothelocaleconomywouldnotcomeuntiltheonsetof WorldWarII,whenCampMerriambecameaFederalinstallation,andCampCookwas establishedinnorthernSantaBarbaraCounty.Bothbecamesignificantlocalemployers. AfterthewarendedinAugustof1945,CampCookwasdecommissionedandCampSan LuisObispowaseventuallyreturnedtotheState. AfterWorldWarII,CaliforniaPolytechnicStateUniversity,whoseenrollmentwouldreach almost20,000bytheendofthecentury,becameamainstayofthelocaleconomy. Agricultureremainedimportant;morerecently,theregionhasbecomeoneofthemajor winegrapegrowingareasinthestate.Tourismhasalsobecomeamoreimportant elementofthelocaleconomy.Thedowntownhasretaineditsimportanceasthe economicandsocialhubofthecommunity.Withinthelastseveraldecades,threehistoric districts,includingoneencompassingtheformerlocationoftheSouthernPacificrailyard havebeencreatedtopreserveandenhancethehistoriccharacteroftheCity’s downtown. 6.2ParcelHistoryofthePropertyat2881BroadStreet(Circa-1860s-2015) Duringthe1860sandthroughtheearly-1870stheprojectparcelappearstohavebeenpart ofthelandholdingsofPatrickWashingtonMurphyoneofSanLuisObispoCounty’slargest landowners.Bytheearly1870sMurphyappearstohavesoldthetractalongBroadStreet (thenEdnaRoad)toW.L.BeebeeandC.H.Phillipswhosubdividedthepropertyin1874 into31lots(Figure2,MapoftheSubdivisionofaTractofLandAdjoiningtheTownofSan LuisObispo,thePropertyofW.L.BeebeeandC.H.Phillips,surveyedbyR.R.Harris, November,1874).Onthe1874tractmapthefuturelocationof2881BroadStreetisnoted asLot30.Afteritscreationin1874,aspartoftheBeebeeandPhillipsTract,theownership CHC1 - 18 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 5 ofLot30issomewhatunclearandappearstohaveincludedJ.P.Andrewsin1904and later,in1905,MaryS.Spauldingwhosoldwaterfromaspringonheracreagetolocal farmers(http://www.crystalspringswaterslo.com/history.html).Thespringislocatedonwhat isnowtheparcelat3215RockviewPlace,locatedtothesouthwestoftheprojectparcel. Noneoftheindividualswhoownedthepropertyuptothemid-1920sdevelopedthelot(at whatisnow2881BroadStreet)whichremainedunimproved.In1925Spauldingsoldher propertytoJesseYoakumwhosettledinSanLuisObispothatsameyear.Yoakumdivided the63-acreparcelintoasubdivisionof41lotsranginginsizefromlessthananacreto almost21-acresinsize(Figure2a).NamedtheYoakumPoultryUnittractthesubdivision ownersandinvestorsincluded,inadditiontoJesseandEmelieYoakum,theirdaughter JessieYoakumSweeneyandherhusbandFrank,aswellasotherinvestors,includingbutnot limitedtoFrankandCharlotteHeller,CharlesandBerthaFosterandWilliamandIdaWyatt. IncludingthemembersoftheYoakumfamily36individualsotherarelistedonthemap approvedforthetractinFebruaryof1927.Itwasatthistime,aroundcirca-1926,thatthe projectparcelatwhatisnow2881BroadStreet,wasdeveloped.In1928Yoakumsold parcel21ofthetracttoWalterR.HudsonwhoformedtheCrystalSpringsWaterCompany. JesseYoakum JesseYoakumwasbornnearDecatur,MissourionMarch15,1871,butspentmostofhis childhoodinNebraskabeforemovingtoSanFranciscoin1885whereheworkedforthe SouthernPacificRailroadCompany(newspaperobituarydatedApril17,1964archivedat theSanLuisObispoHistorycenter).Bytheearly-to-mid1890shehadrelocatedtoSanta MonicawherehemarriedEmelieVachein1894.By1900hewasasaloonkeeperinSanta Monica.Accordingtothe1900censustheYoakum’shouseholdincludedtheirdaughter Jessie,agefive,son,Emile,agefour,andtwoofJesse’ssisters-in-law,MarcelinaV.Vache, age16andMedeliseVache,age13.By1906theYoakumshadmovedtoBisbee,Arizona whereJesseservedassuperintendentoftheWarren-BisbeeRailway.In1914Yoakumleft thatpositionandpresumablyreturnedtoCalifornia(ElectricRailwayJournal,Volume44, August8,1914,page279).In1925hesettledinSanLuisObispowhereheworkedasareal estateagentandpoultryfarmer.ForanumberofyearsYoakumservedasgeneral chairmanofMissionSanLuisObispo’sFiestadelosFlores.Thefiestawasstartedin1925by theFatherDanielKeenen,pastorofMissionSanLuisObispotoraisefundsfortherestoration ofthemission.The1940censusliststwohouseholdsontheprojectparcel,oneforJesse Yoakum,hiswifeEmilia,granddaughtersMedeliaSweeney,age24andEleanorSweeney age15,andgrandson,JohnSweeney,age21.JesseYoakum’soccupationatthistimeis listedasrealestatesalesmanandhisrealpropertyisvaluedat$4,000.00.Theother householdontheprojectpropertywasheadedbyhisdaughterJessie,thewidowofFrank Sweeney,adairyman,andhersons,Frankage19andFred,age15.Nooccupationislisted forJessieSweeneywhoserealpropertyisvaluedat$1,500.00.By1953theoccupantsof thepropertyarelistedasFrankSweeneyat2881BroadStreetandhisgrandfather,Jesse Yoakumat2881½BroadStreet.AfterJesseYoakum’sdeathin1964theproperty continuedtobeoccupiedbymembersoftheSweeneyfamilyuntilsometimewithinthelast decade.Thehouseiscurrentlyvacant. CHC1 - 19 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 6 6.3ResourceTheme ThehouseandgaragearereductiveexamplesoftheCraftsmanstyleandthepropertyhas anassociationwiththeYoakum-Sweeneyfamily.Therefore,theresourcethemesforthe propertyarearchitectureandsettlement. 7.0FIELDMETHODS Thefieldsurveyandstudyareaisconfinedtothesubjectpropertyat2881BroadStreetand itsimmediatesurroundings.ThepropertywassurveyedbyTimothyHazeltineof Post/HazeltineAssociatesinJanuary2015.Allbuildingsandfeaturesonthepropertyandits settingwererecordedwithdigitalphotography. 8.0SITEDESCRIPTION GeneralDescriptionofthePropertyat2881BroadStreet LocatedwithintheCityofSanLuisObispo,theprojectparcelisdelineatedbyStoneridge Driveonthenorth,PerkinsLaneonthesouthbyBroadStreetontheeastandprivate parcelsonthewest.ThelotslopesdownfromitswesternboundarytoBroadStreet(Figures3 &4).Thelotisdevelopedwithaone-storybrickhousesetonaraisedfoundationfacing southtowardBroadStreet(Figures5–10andseeFigures3&4).Aone-storywood-framed wingextendsoffthehouse’snorthwestcorner.Becauseoftheslopingterrainthehouse’s southelevationiselevated,whiletherearofthehouseislevelwiththerearyard.Tothe westofthehouseisaone-storybrickgarage,cappedbyflatroof.Woodporchesextend offthegarage’ssouthandwestelevations(Figures11&12).Aslopingdriveway,partially pavedinbrick,extendsfromBroadStreettothegarage’seastelevation.Totherearofthe houseareremnantsoflandscaping,includingadecorativeconcrete-linedpooland fragmentsofpavinginsetwithpolychromatictiles(Figures13&14).Aninformalseriesof landscapedbedsextendalongthenorthandeastsidesofthehouse.Aretainingwall, composedoffragmentsofconcretepaving,extendsalongBroadStreetfrontage. 8.1TheHouse Cappedbyafront-facinggablerooftheCraftsmanstylehouseisrectangularin configurationwithaone-storywood-framedwingwithasidegableroofprojectingoffits northwestcorner.Therooffeaturesshalloweaveswithexposedraftersandasimpleboard fascia.Aprojectingfrontporch,cappedbyasubsidiaryfront-facinggable,extendsoffthe northendoftheeastelevation.Theexteriorwallsofthehouseareofredbricksetina runningbondpattern.Asinglerowofclinkerbricksdelineatethetopoftheraised foundation.Clinkerbricksalsoareusedforthebaseofthewindowreveals.Fenestrationis primarilywood-framedone-over-onewoodsashwindows,afewofthewindowshavebeen replacedwithmetal-framedtype.Rectangularventsaresetnearthetopoftheexterior wallsandalongtheraisedfoundation.Theeastelevation’sfrontporchiscappedbya subsidiaryfrontgableroofsupportedbypairsofnarrowwoodposts.Asetofpoured-in- placeconcretestepsextendingalongthewestsideofthestreetfaçadeprovideaccessto theporch,whichfeaturesapostandpicketstylewoodrailingonitsnorthandeastsides. Theporchshelterstheentrancedoor,whichisflankedonitswestsidebyapairof rectangularwindows. CHC1 - 20 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 7 Thefenestrationofthenorthandsouthelevationfeaturesaseriesofrectangularwindow openingsofvaryingdimension.Onthewestelevationashallowshedroofsheltersthe house’sreardoor.Thewood-framedwingprojectingoffthenorthwestcornerofthehouse issheathedinwidewoodsidingonitsnorth,south,andeastelevationsandcorrugated metalonitswestelevation.Visiblefenestrationiscomposedofrectangularone-over-one woodframewindows.Thiswingiscappedbyamoderately-pitchedshedroof.Aporch, supportedbynarrowwoodpostsextendsalongthelengthofthewestelevation.Thearea betweenthewingandthehouseispavedwithredbrick. AlterationsandModificationstotheHouse Thehousewasbuiltincirca-1925.Withtheexceptionofthereplacementofsomeofthe originalwood-framedwindowswithmetalwindowsandthereplacementofwhatwaslikely aflightofwoodstepsontheeastelevationwithconcretesteps,theexteriorofthebrick wingofthehousehasunderfewsubstantialalterationssinceitsconstruction.Thewood framed-wingoffthenorthwestcornerofthehousewouldappeartohavebeenbuilt sometimebetweenthelate1920sandsometimeintheearly1940sbasedonitsconstruction andincorporationofwood-framedwindows.Themostnotablechangetothiswingwasthe sheathingofthewestelevationincorrugatedmetal(dateunknown). 8.2TheGarage Theone-storygarageislocatedadjacenttoPerkinsLane.Itsexteriorwalls,whichare buttressed,areofredbricksetinarunningbondpattern.Ontheeastelevationtwosetsof plywooddoublegaragedoors,separatedbyanarrowbrickpier,provideaccesstothe garage’stwobays.Abovethegaragedoorsadecorativepatternofdarkandpalered bricksextendsthelengthoftheelevation.Shed-roofedporchesextendalongthegarage’s northandwestelevations. AlterationsandModificationstotheGarage Thegaragewaslikelyconstructedincirca-1925whenthehousewasbuilt.Alterationsand modificationsincludethereplacementofthegaragedoorsandtheinsertionofporchesoff thebuilding’snorthandwestelevations. 8.3TheLandscapeandHardscape Theexistinglandscapingiscomposedofplantingsoftrees,shrubsandsucculentplantsset ininformalbedslinedwithbricksandbrokenconcrete.Retainingwallscomposedof chunksofbrokenconcreteandstonecobblesextendsalongtheBroadStreetfrontageand alongthenorthsideofthedriveway.Adriveway,pavedinconcreteandbrickextends fromtheretainingwalltoPerkinsLane.Therearyardfeaturesremnantsofdecorative polychromatictileworksetinconcrete.Survivingelementsoftilework,featuringnaïve depictionsofflowersandadragon,aresetalongtherearoftheproperty;thedecorative pool,locatedoffthewestelevationofthehouse,appearstohavebeenpartofthistilework scheme.Otherremnantsoftileworkarepresentalongthenorthandeastsidesofthe property.Aconcretepatioextendsoffthe westendofthehouse’snorthelevation. CHC1 - 21 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 8 AlterationsandModificationstotheLandscapeandHardscape Thedecorativetileworkwouldappeartodatetosometimebetweencirca-1955andcirca- 1965,basedonthecolorandtypeofglazedtilesusedinitsconstruction.Theremovalof muchofthetileworkappearstohaveoccurredwithinthelastyear. 9.0EVALUATIONANDANALYSIS Thissectionofthereportwilldeterminethehistoricsignificanceofthepropertyat2881 BroadStreet,aswellasitsphysicalandvisualintegrityincontexttohistoricpreservation.The historicsignificanceofthepropertywillbeevaluatedusingthecriteriasetforthintheCityof SanLuisObispo:HistoricalPreservationProgramGuidelines:AppendixC.Theevaluationwill summarizetheresource’seligibilityforlistingattheCityofSanLuisObispolevelandits eligibilityforlistingintheCaliforniaRegisterofHistoricalResourcesandNationalRegisterof HistoricPlaces.Theintegrityoftheresourcewillbeevaluatedthroughtheapplicationof theintegritycriteriadevelopedbytheNationalParkService. Theparcelat2881BroadStreetwassurveyedinJulyof1989byGrahamandNellPatton (Surveyformfor2881BroadStreet,July1989).The1989surveyformprovidedonlyminimal informationabouttheproperty,includingabriefdescriptionofthestyleandconditionof thebuiltimprovements.In1992thepropertyat2881BroadStreetwasevaluatedby MargaretLovell,HistoricalResearcheraspartofa400-parcelsurveyfortheCityofSanLuis ObispooriginallyinitiatedbyCityofSanLuisObispoCulturalHeritageCommittee(Lovell 1992).The1992studydeterminedthatthepropertyat2881BroadStreetwaseligiblefor listingasacontributingpropertytoaproposedLittleItaly/RailroadDistrict(Lovell1992:12-13 andAppendixD:37).ThepropertyisnotlistedintheCaliforniaRegisterofHistorical ResourcesortheNationalRegisterofHistoricPlaces.AsproposedbyLovell,theLittle Italy/RailroadDistrictdoesnotappeartohavebeenformallydesignated,althougha portionoftheproposeddistrictoneithersideofBroadStreetwaseventuallyincludedinthe boundariesoftheSouthBroadStreetPlanning Area.ACityofSanLuisObispostaffreport providinganassessmentoftheproperty’spotentialsignificancewaspresentedtothe CulturalHeritageBoardinNovemberof2014.ThestaffreportstatedthattheCultural HeritageBoardcouldmakethedeterminationastowhetherthepropertywouldbelisted asasignificantculturalresourceornot. 9.1EstablishingtheResource’sPeriodofHistoricSignificanceandHistoricThemes ItshouldbenotedthattheperiodofsignificancefortheproposedLittleItaly/Railroad Districtwasneveridentifiedinthe1992400-parcelstudy.Basedonresearchconductedby Post/HazeltineAssociatestheperiodofsignificancefortheprojectparcelwasdetermined tobebetween1926andcirca-1945whentheYoakumPoultryUnittractwasfirstinitiated andthesubsequentdevelopmentoftheareabytheYoakum/Sweeneyfamily.The followingevaluationwillfocusontheresourcesthatareassociatedwiththehistoricthemes identifiedinSection8.1ofthisreport.ThecriteriausedbytheNationalParkServicefor determiningeligibilityforlistingintheNationalRegisterofHistoricPlaceswillbeusedto assessthepotentialhistoricandarchitecturalsignificanceofthebridge. CHC1 - 22 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 9 9.2EligibilityattheLocalLevel GuidelinesforevaluatingthehistoricalsignificanceofpropertiesarefoundintheCityofSan LuisObispoHistoricPreservationOrdinanceasfollows: HistoricPreservationOrdinanceDecember7,2010:MunicipalCodeChapter14.01Historic PreservationOrdinance,Section14.01.070.EvaluationCriteriaforHistoricResourceListing WhendeterminingifapropertyshouldbedesignatedasalistedHistoricorCultural Resource,theCHCandCityCouncilshallconsiderthisordinanceandStateHistoric PreservationOffice(“SHPO”)standards.Inordertobeeligiblefordesignation,theresource shallexhibitahighlevelofhistoricintegrity,beatleastfifty(50)yearsold(lessthan50ifit canbedemonstratedthatenoughtimehaspassedtounderstanditshistoricalimportance) andsatisfyatleastoneofthe followingcriteria: A.ArchitecturalCriteria Embodiesthedistinctivecharacteristicsofatype,period,region,ormethodofconstruction, orrepresentstheworkofamaster,orpossesseshighartisticvalues. (1)Style:Describestheformofabuilding,suchassize,structuralshapeanddetails withinthatform(e.g.arrangementofwindowsanddoors,ornamentation,etc.).Building stylewillbeevaluatedasameasureof: a.Therelativepurityofatraditionalstyle;b.Rarityofexistenceatanytimeinthelocale; and/orcurrentrarityalthoughthestructurereflectsaoncepopularstyle;c.Traditional, vernacularand/oreclecticinfluencesthatrepresentaparticularsocialmilieuandperiodof thecommunity;and/ortheuniquenessofhybridstylesandhowthesestylesareput together. (2)Design:Describesthearchitecturalconceptofastructureandthequalityofartistic meritandcraftsmanshipoftheindividualparts.Reflectshowwellaparticularstyleor combinationofstylesareexpressedthroughcompatibilityanddetailingofelements. Also,suggestsdegreetowhichthedesigner(e.g.,carpenter-builder)accurately interpretedandconveyedthestyle(s).Buildingdesignwillbeevaluatedasameasureof: a.Notableattractivenesswithaestheticappealbecauseofitsartisticmerit,detailsand craftsmanship(evenifnotnecessarilyunique);b.Anexpressionofinterestingdetailsand eclecticismamongcarpenter-builders,althoughthecraftsmanshipandartisticqualitymay notbesuperior. (3)Architect:Describestheprofessional(anindividualorfirm)directlyresponsibleforthe buildingdesignandplansofthestructure.Thearchitectwillbeevaluatedasareferenceto: a.Anotablearchitect(e.g.,Wright,Morgan),includingarchitectswhomade significantcontributionstothestateorregion,oranarchitectwhoseworkinfluenced developmentofthecity,stateornation.b.Anarchitectwho,intermsof craftsmanship,madesignificantcontributionstoSanLuisObispo(e.g.,Abrahams who,accordingtolocalsources,designedthehouseat810Osos-FrankAvila's father'shome-builtbetween1927–30). CHC1 - 23 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 10 TheHouse ApplicationofCriteriaA1andA2 CriteriaA1andA2(House):Thehouseat2881BroadStreet,whichisnotassociatedwitha knownarchitect,designerorcontractor,isarelativelyrareexampleoftheCraftsmanstyle inwhichitsexteriorwallsaremadeofbrick,ratherthanthemoretypicalwallcladdingof woodclapboardorshingles.CharacteristicscommontotheCraftsmanstylecanbefound, however,inthehouse’srooftype,porchandfenestration,aswellasitsoverallemphasison horizontality,theuseofvernacularbuildingmaterialsandthelackofornamentation.The incorporationofbrickwallswithatraditional,ifreductiveinterpretationoftheCraftsman stylerepresentsanuncommonexpressionoftheCraftsmanstyleusingamaterialnotusually foundonCraftsmanstylehousesinCalifornia. Theuseofbrickforthehouse’sexteriorwallswaslikelyduetotheproperty’sproximitytothe SanLuisObispoBrickyardoncelocatedacrossBroadStreet(Today,theformerbrickyardis thelocationofaretailcomplexnamed“TheBrickyard”).Whileamodestexampleofthe Craftsmanstyleinregardtoitsdecorativeornamentation,thehouseachievesits significancefromitsstatusasarareexampleinSanLuisObispoofabrick-walledCraftsman stylehouse.Therefore,thehouseat2881BroadStreetmeetsthecriteriamakingiteligible forlistingintheCityofSanLuisObispoContributingListofHistoricResourcesunderCriteria A1(Style)andA2(Design).Pleasenotethattheone-storywoodframewingofftherearof thehouseisnotacontributortothebuilding’spotentialarchitecturalsignificance. Wewouldliketonotethatwhilethe1989surveyofthepropertydefinedthehouseasan exampleoftheWesternSticksubtypeoftheCraftsmanstyle(whichischaracterizedbyan emphasisonextendedrafters,beamsandtrimworkwithroundedoffendsandpegjoinery), thehouse’sminimaluseofstickstylewoodworkindicatesitshouldmorecorrectlybe definedasamodestexampleoftheCraftsmanstyle. ApplicationofA3: CriterionA3(House):Thehouseat2881BroadStreetisnoteligibleforlistingunderCriterion A3sinceitisnottheworkofahistoricallysignificantarchitect,designerorcontractor. TheGarage Thegarage,whichisutilitarianindesign,doesnotembodycharacteristicsoftheCraftsman style.Inaddition,itisnottheworkofahistoricallysignificantarchitect,designeror contractor.Unlikethehouse,thegaragedoesnotrepresentadistinctivearchitecturalstyle oradistinctivebuildingtype.Therefore,thegarageat2881Broaddoesnotmeetthe criteriamakingiteligibleforlistingasacontributingpropertyunderCriteriaA1(Style), A2(Design),orA3(associationwithasignificantarchitect,designer,orcontractor). B.HistoricCriteria (1)History–Person:Associatedwiththelivesofpersonsimportanttolocal,California,or nationalhistory.Historicpersonwillbeevaluatedasameasureofthedegreetowhicha personorgroupwas: CHC1 - 24 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 11 a.Significanttothecommunityasapublicleader(e.g.,mayor,congressmember, etc.)orforhisorherfameandoutstandingrecognition-locally,regionally,ornationally. b.Significanttothecommunityasapublicservantorpersonwhomadeearly,unique,or outstandingcontributionstothecommunity,importantlocalaffairsorinstitutions(e.g., councilmembers,educators,medicalprofessionals,clergymen,railroadofficials). ApplicationofCriterionB1: CriterionB1:Theassociationofthepropertywithearlierowners,suchasW.L.Beebee,C.H. PhillipsorMaryS.Spauldingisnotconsideredtobesignificantsincethestudyparcelwas partoflargerlandholdingsandhadnodirectassociationwiththeseindividuals’ contributionstothepolitical,culturalorcommercialdevelopmentofSanLuisObispo.The propertyat2881BroadStreetonlyhasadistantassociationwiththehistoryoftheCrystal SpringsWaterCompanyanditspredecessorssincethespringswerenotlocatedonthe projectparcelbutonanother,nearbyparcelonRockviewStreet.Thepropertyat2881 BroadStreetismostdirectlyassociatedwithJesseYoakumwhopurchasedthelandfrom MarySpauldingincirca-1925.WhileYoakumwasinvolvedinvariousbusinessventuresin SanLuisObispo,hismostimportantcontributiontothecommunity’sdevelopmentwashis participationin1927,alongwith36otherinvestors,inthesubdivisionofLot30ofthePhillips andBeebeeTractintoa41-lotsubdivisionknownastheYoakumPoultryUnittract.This subdivisionwascomposedoflongnarrowresidentiallotsandsevenlargerlots.This subdivisionwasoneofanumberofsubdivisionscreatedinSanLuisObispoduringthe periodbetween1900and1950.Lot1ofthesubdivisionwastheexistingprojectparcelat 2881BroadStreet.ThehousecontinuedtobeoccupiedbyJesseYoakumuntilhisdeathin 1963.WhileYoakumdidmakeamodestcontributiontothegrowthofthecommunity throughthesubdivisionandsaleoflotsintheYoakumPoultryUnitstract,thetractwasnot unlikeotherscreatedinSanLuisObispoCountyduringthemid–to-late-1920sinresponseto theeconomicboomofthatperiod.Consequently,JesseYoakum’scontributiontothe developmentofSanLuisObispo,whichwasmodestinscope,doesnotrisetothelevelof significancethatwouldmakethepropertyhistoricallysignificantinregardtoformer owners/occupantsandthereforethepropertyat2881BroadStreet isnoteligible forlisting underCriterionB1. (2)History–Event:Associatedwitheventsthathavemadeasignificantcontributiontothe broadpatternsoflocalorregionalhistoryortheculturalheritageofCaliforniaortheUnited States.Historiceventwillbeevaluatedasameasureof:(i)Alandmark,famous,orfirst-of-its- kindeventforthecity-regardlessofwhethertheimpactoftheeventspreadbeyondthe city.(ii)Arelativelyunique,importantorinterestingcontributiontothecity(e.g.,theAh LouisStoreasthecenterforChinese-AmericanculturalactivitiesinearlySanLuis Obispohistory). ApplicationofCriterionB2: CriterionB2:AreviewofrecordsonfileattheSanLuisObispoHistoryCenter,theSanLuis ObispoLibraryandtheRobertKennedyLibraryatCalStateSanLuisObispo,didnotreveal anyinformationlinkingthepropertytoanimportanthistoricevent.Moreover,asnoted above,undertheevaluationforlistingunderCriterionB1,JesseYoakum’screationofthe YoakumPoultryUnittractdidnotconstitutethefirstormostnotablesubdivisionintheCity. CHC1 - 25 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 12 Consequently,thecreationoftheresidentialsubdivisionknownastheYoakumPoultryUnit tractdoesnotrisetothelevelofsignificancethatwouldmakethepropertysignificantin regardtoanimportanthistoricorculturalevent.Therefore,thepropertyat2881Broad Street isnoteligible forlistingunderCriterionB2. (3)History-Context:Associatedwithandalsoaprimeillustrationofpredominantpatternsof political,social,economic,cultural,medical,educational,governmental,military,industrial, orreligioushistory.Historiccontextwillbeevaluatedasameasureofthedegreetowhichit reflects:a.Early,first,ormajorpatternsoflocalhistory,regardlessofwhetherthehistoric effectsgobeyondthecitylevel,thatareintimatelyconnectedwiththebuilding(e.g., CountyMuseum).b.Secondarypatternsoflocalhistory,butcloselyassociatedwiththe building(e.g.,ParkHotel). ApplicationofCriterionB3: CriterionB3:Thepropertyat2881BroadStreetwasthehomeofJesseYoakumalocal poultryfarmerandrealestatesalesmanbetweencirca-1925andhisdeathin1963. Yoakum’sroleinlocalhistoryisprimarilyassociatedwiththeroleheplayedinthe developmentoftheYoakumPoultryUnittractin1926.Thepropertycontinuedtobe occupiedbyJesseYoakumandothermembersofhisfamilyuntilhisdeathin1963. Yoakumonlymadeaminorcontributiontothegrowthofthecommunitythroughthe creationoftheYoakumPoultryUnittractandhischairmanshipoftheFiestadelosFlores.His participationinthecommercialandciviclifeofthecommunitywhilelaudable,donot indicateheplayedaleadingroleinthedevelopmentofthecivicorcommerciallifeofSan LuisObispoandwhilethehouseat2881BroadStreetwashishomeandLot1ofthe subdivision,theassociationbetweenthepropertyandpredominantandsecondary patternsoflocalhistory,namelythegrowthofSanLuisObispoduringthemid-to-late1920s, doesnotrisetothelevelthatwouldmakethehouseat2881BroadStreethistorically significant.Therefore,thepropertyat2881BroadStreet isnoteligible forlistingintheCityof SanLuisObispoContributingListofHistoricalResourcesunderCriterionB3. C.Integrity:Authenticityofanhistoricalresource’sphysicalidentityevidencedbythe survivalofcharacteristicsthatexistedduringtheresource’speriodofsignificance. Integritywillbeevaluatedbyameasureof:(1)Whetherornotastructureoccupiesits originalsiteand/orwhetherornottheoriginalfoundationhasbeenchanged,ifknown.(2) Thedegreetowhichthestructurehasmaintainedenoughofitshistoriccharacteror appearancetoberecognizableasanhistoricresourceandtoconveythereason(s)forits significance.(3)Thedegreetowhichtheresourcehasretaineditsdesign,setting,materials, workmanship,feelingandassociation. ApplicationofCriterionC1: Pleasenotethatthefollowingevaluationisconfinedtodeterminingifthehouseand garageretaintheirabilitytoconveytheiroriginalarchitecturalstyleandtypeanddoesnot representanevaluationofthebuildings’conditioninregardstomeetingtheapplicable buildingcodes. CHC1 - 26 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 13 CriterionC1:Thehouseandgarageoccupytheiroriginalsiteandretaintheiroriginal foundations.ThereforethehouseandgaragemeettheintegritycriterionunderCriterion C1. ApplicationofCriterionC2: CriterionC2:Somedeteriorationandweatheringofexteriorbuildingmaterialshastaken placeonthehouseduetodeferredmaintenanceincluding,onthehouse,alargecrackin thefrontporch’sbrickworkandweatheringoftheroofanditsexposedraftersandfascia. Remainingelementsoftheoriginalfenestrationarealsoweatheredandthewood-framed wingofftherearofthehouseisinpoorphysicalcondition. Thisdeteriorationhasnotsubstantiallyaffectedtheabilityofthehousetoconveyitsoriginal architecturalschemesincethebuilding’sexteriorarchitecturalfeaturesremaininplaceand canstillconveythecharacteroftheiroriginalappearance.Likethehouse,thegaragehas retainedmostofitsoriginalfabricincludingitsbrickwallsandpiers.Thehouse,whichhas retainedtheessentialfeaturesofitsCraftsmanstylearchitecture,canstilleffectivelyconvey thosequalitiesthatmakeithistoricallysignificant,therebymeetingCriterionC2. Whilethegarageretainstheessentialfeaturesofitsutilitariandesignthatallowsittomeet CriterionC2,itdoesembodythelevelofarchitecturalorhistoricassociationsthatwould makeitapotentiallysignificanthistoricresource. ApplicationofCriterionC3: CriterionC3.Thehouseandgaragehaveremainedattheiroriginallocationsincetheir constructionincirca1926-1930.Therefore,thepropertyhasretaineditsintegrityoflocation. Alterationstothehouseareconfinedtomodestchangestosomeofthefenestrationand theinsertionofaone-storywingofftherearofthebuilding.Thehousehasretainedthe remainderofitshistoricfabric,includingitsbrickwalls,manyofitsoriginalwoodwindow framesanditsporchandfrontgableroof.Thegarage,whileencumberedbytheaddition ofporchesontwoofitselevationsretainsitsoriginalbrickwallsandoverallconfiguration. Replacementmaterials,suchasthereplacementofthegarage’soriginalbaydoorsand theinsertionofanadditionofftherearofthehousehavenotsignificantlydetractedfrom theresource’sintegrityofdesign.Therefore,thehouseandgarageat2881BroadStreet haveretainedtheirintegrityofdesign. Itshouldbenotedthatthesettingofthestudyparcelhasbeensubstantiallyalteredby post-WorldWarIIdevelopment.ChangesincludewideningBroadStreettoafourlane thoroughfareandthedevelopmentofsurroundingparcelsonthewestsideofBroadStreet withmulti-unitresidentialdevelopment.Inaddition,theeastsideofBroadStreethasbeen developedwithavarietyofcommercialandretaildevelopment,includingmulti-tenant shoppingcenters,mostofthemconstructedsincethelate1970s.Becauseofthese changestheareasurroundingtheprojectparcelnolongerretainsitsintegrityofsetting. Theprojectparcel,inwhichitsbuiltimprovementshaveretainedmostoftheiroriginal buildingmaterials,includingitsbrickwallsandalmostalloftheoriginalroofandporch assemblies,aswellmostoftheoriginalwindowframes,canstillconveytheessential characteroftheiroriginalbuildingmaterials.Thedeteriorationofthebuildings’fabricisnot CHC1 - 27 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 14 soextensivethattheycannotconveytheiroriginalqualityofconstruction.Therefore,the houseandgarageat2881BroadStreetretaintheirintegrityofworkmanship.Thehouseand garage,notwithstandingtheirsomewhatdeterioratedcondition,retainsufficientintegrityto conveytheirappearanceduringthemid-to-late1920swhenthehousewasbuilt.Therefore, thehouseandgarageretaintheirintegrityoffeelingandassociation. Withtheexceptionofsetting,thehouseandgaragemeettheintegritycriterionunder CriterionC3fordesign,materials,workmanship,feeling,andassociation. SummaryStatementofEligibilityforListingattheLocalLevel Thehouseat2881BroadStreetwhichretainsitsoverallintegrityunderCriterion3iseligible forlistingintheCityofSanLuisObispoMasterListofHistoricalResourcesunderCriteriaA1 andA2. Whilethegarageretainsitsoverallintegrity,itdoesnotembodysignificanthistoric associationsorarchitecturalsignificancetobeeligibleforlistingintheCityofSanLuis ObispoMasterListofHistoricalResources. 9.3EligibilityforlistingintheCaliforniaRegisterofHistoricalResources Thissectionofthereportprovidesareviewoftheproperty’seligibilityforlistingasasignificant historicresourceatthestatelevel. StateCriteria (a)Forpurposesofthissection,theterm“historicalresources”shallincludethefollowing: 1.)Aresourcelistedin,ordeterminedtobeeligiblebytheStateHistoricalResourcesCommission, forlistingintheCaliforniaRegisterofHistoricalResources(Pub.Res.CodeSS5024.1,Title14CCR, Section4850etseq.). 2.)Aresourceincludedinalocalregisterofhistoricalresources,asdefinedinsection5020.1(k)of thePublicResourcesCodeoridentifiedassignificantinanhistoricalresourcesurveymeetingthe requirementssection5024.1(g)ofthePublicResourcesCode,shallbepresumedtobehistorically orculturallysignificant.Publicagenciesmusttreatanysuchresourceassignificantunlessthe preponderanceofevidencedemonstratesthatitisnothistoricallyorculturallysignificant. 3.)Anyobject,building,structure,site,area,place,record,ormanuscriptwhichaleadagency determinestobehistoricallysignificantorsignificantinthearchitecturally,engineering,scientific, economic,agricultural,educational,social,political,military,orculturalannalsofCaliforniamay beconsideredtobeanhistoricalresource,providedtheleadagency’sdeterminationis supportedbysubstantialevidenceinlightofthewholerecord.Generally,aresourceshallbe consideredbytheleadagencytobe“historicallysignificant”iftheresourcemeetsthecriteriafor listingontheCaliforniaRegisterofHistoricalResources(Pub.Res.CodeSS5024.1,Title14CCR, Section4852)includingthefollowing: a)Isassociatedwitheventsthathavemadeasignificantcontributiontothebroadpatternsof California’shistoryandculturalheritage; b)Isassociatedwiththelivesofpersonsimportantinourpast; c)Embodiesthedistinctivecharacteristicsofatype,period,region,ormethodofconstruction,or representstheworkofanimportantcreativeindividual,orpossesseshighartisticvalues;or d)Hasyielded,ormaybelikelytoyield,informationimportantinprehistoryorhistory. CHC1 - 28 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 15 Applicationofthecriteria: Criterion1 ThepropertyisnotlistedintheCaliforniaRegisterofHistoricalResourcesandhasnotbeen previouslydeterminedeligibleforlistingbytheStateHistoricalResourcesCommission. Therefore,thepropertyat2881BroadStreetdoesnotmeetCriterion1. Criterion2 Thepropertywasincludedina1992studyof400propertiesasacontributingpropertytothe LittleItaly/RailroadDistrict(Lovell1992:37).Therecommendationsofthe1992reportwere notactedonbytheCityofSanLuisObispoCulturalHeritageCommittee(StaffReportfor 2881BroadStreetpresentedtotheCulturalHeritageCommission,November24,2014). Moreover,thesupportingdocumentationforthepropertyinthe1992didnotdetailwhythe propertyat2881BroadStreetwaseligibleforlistingasacontributingpropertytothe proposedLittleItaly/RailroadDistrict.Therefore,thepropertyat2881BroadStreetdoesnot meetCriterion2. Criterion3 JesseYoakumcontributionstothedevelopmentofthehistoryofSanLuisObispowere confinedtohisdevelopmentoftheYoakumPoultryUnittractin1926andservingforseveral yearsasthechairmanoftheFiestadelosFlores.Yoakum’sresidentialtractwasnotunique inthehistoryofthecommunitynordiditrepresentanimportantmomentinlocalhistory. Yoakum’schairmanshipoftheMissionSanLuisObispo’sannualfestivaldoesnotrisetothe levelofbeinghistoricallysignificantsincehewasoneofseveralpeoplewhoservedinthat roleovertheyears.Therefore,thepropertyat2881BroadStreetisnoteligibleforlistinginthe CaliforniaRegisterofHistoricalResourcesunderCriterion3aor3c.Whilethehouseat2881 BroadStreetisanuncommonexampleofabrickCraftsmanstylehouseinSanLuisObispo, thearchitecturalsignificanceofthebuildingdoesnotrisetothelevelthatwouldmakeit eligibleforlistingintheCaliforniaRegisterofHistoricalResourcesunderCriterion3c.The applicationofCriterion3d,whichappliestoarchaeologicaldeposits,isbeyondthepurview ofthisreport. SummaryStatementofEligibilityforListingintheCaliforniaRegisterofHistoricalResources Thehouseat2881BroadStreetisnoteligibleforlistingintheCaliforniaRegisterofHistorical Resources. 9.4NationalRegisterCriteriaforEvaluation ThefollowingCriteriaareusedtodetermineapotentialresource’seligibilityforlistinginthe NationalRegisterofHistoricPlaces(NationalRegisterFederalProgramRegulations: 36CFR60.4). ThequalityofsignificanceinAmericanhistory,architecture,archaeology,andcultureis presentindistricts,sites,buildings,structures,andobjectsofStateandlocalimportancethat CHC1 - 29 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 16 possessintegrityoflocation,design,setting,materials,workmanship,feelingand association,and: (a)Thatareassociatedwitheventsthathavemadeasignificantcontributiontothebroad patternsofourhistory;or (b)Thatareassociatedwiththelivesofpersonssignificantinourpast;or (c)Thatembodythedistinctivecharacteristicsofatype,periodormethodofconstruction, orthatrepresenttheworkofamaster,orthatpossesshighartisticvalues,orthatrepresent asignificantanddistinguishableentitywhosecomponentsmaylackindividualdistinction;or (d)Thathasyielded,ormaybelikelytoyield,informationimportantinprehistoryorhistory. ApplicationoftheCriteria (a)Thatisassociatedwitheventsthathavemadeasignificantcontributiontothebroad patternsofourhistory Theproperty’sassociationwithbroadpatternsoflocal,stateornationalhistoryis consideredindirect.Therefore,thestudyparcelat2881BroadStreetisnoteligibleforlisting intheNationalRegisterofHistoricPlacesunderCriteriona. (b)Thatisassociatedwiththelivesofpersonssignificantinourpast Asnotedaboveundertheevaluationofeligibilityforlistingatthestatelevel,Jesse Yoakum’scontributionstothehistoryofSanLuisObispoarenotsubstantialenoughtomake thepropertyeligibleforlistingtotheNationalRegisterofHistoricPlaces.Therefore,the propertyat2881BroadStreetisnoteligibleforlistingintheNationalRegisterofHistoric PlacesunderCriterionb (c)Thatembodythedistinctivecharacteristicsofatype,periodormethodofconstruction, orthatrepresenttheworkofamaster,orthatpossesshighartisticvalues,orthatrepresent asignificantanddistinguishableentitywhosecomponentsmaylackindividualdistinction ; Whilethehouseat2881BroadStreetisanuncommonexampleofabrickCraftsmanstyle houseinSanLuisObispo,thearchitecturalsignificanceofthebuildingdoesnotrisetothe levelthatwouldmakeiteligibleforlistingintheNationalRegisterofHistoricPlacesunder Criterionc. (d)Thathasyielded,ormaybelikelytoyield,informationimportantinprehistoryorhistory. Theapplicationofthiscriteriontopotentialarchaeologicaldepositsisbeyondthescopeof thisreport. SummaryStatementofEligibilityforListingintheNationalRegisterofHistoricPlaces Thehouseat2881BroadStreetisnoteligibleforlistingintheNationalRegisterofHistoric Places. CHC1 - 30 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 17 9.5SummaryStatementofSignificance TheHistoricStructures/SitesReportpreparedby Post/HazeltineAssociates hasdetermined thatthehouseat2881BroadStreetinSanLuisObispo ispotentiallyeligible forlistinginthe CityofSanLuisObispoMasterListofHistoricalResources. 10.0PROJECTIMPACTS Theapplicantproposesdemolitionoftheproperty’sexistingimprovements,includingthe house,whichispotentiallyeligibleforlistingasahistoricresourceatthelocallevel. Guidelinesforevaluatingprojectimpactstosignificanthistoricresourcesarefoundin Section14.01.100 DemolitionofHistoricResources oftheHistoricPreservationOrdinance.If thehousecannotbefeasiblyincorporatedintotheproject,thefollowingmeasuresshould beincorporatedintotheprojecttopreserveandcommemoratethehouseandthe associationofthepropertywiththeJesseYoakumandhisfamily:1)Photographic documentationofthepropertyanditsbuiltimprovements;2)Onsitecommemorationofthe houseandYoakumfamilyintheformofacommemorativeplaque;and3)Incorporationof bricksfromthepropertyintotheproject.Thesemeasureswouldpreservearecordand interpretationofthepropertyanditshistoryforthecommunity.Furtherreviewoftheproject anditsimpactstopotentiallysignificantresourcesmayberequiredbytheCityofSanLuis ObispofollowingtheguidelinesinSection14.01.100oftheHistoricPreservationOrdinance. 11.0CONCLUSIONS Thehouseat2881BroadStreetispotentiallyeligibleforlistingintheCityofSanLuisObispo ContributingListofHistoricResources.However,theproperty’sgarageandlandscaping, neitherofwhichrepresentsasignificantexampleoftheirtype,arenoteligibleforlistingin theCityofSanLuisObispoContributingListofHistoricResources. 12.0LISTOFSOURCESCONSULTEDANDBIBLIOGRAPHY Thefollowingsourceswereconsultedinpreparingthereport: Beebe,Lucius 1963TheCentralPacific&TheSouthernPacificRailroad.Howell-North,Berkeley, California. Daggett,Stuart 1922ChaptersontheHistoryoftheSouthernPacific.TheRonaldPressCompany,New York. Deverell.William 1994RailroadCrossing:CaliforniansandtheRailroad1850-1910.UniversityofCalifornia Press,Berkeley,California. Gidney,CharlesMontville,BenjaminBrooksandEdwinM.Sheridan 1917HistoryofSantaBarbara,SanLuisObispoandVenturaCounties.Chicago:Lewis PublishingCompany,1917. CHC1 - 31 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 18 Hofsommer,Don,L. 1986TheSouthernPacific,1901-1985.TexasA&MUniversityPress.CollegeStation,Texas. 1933HistoricalSketchoftheOriginandDevelopmentoftheTransportationProperties OperatedasaPartoftheSouthernPacificSystem.TypescriptonfileattheVentura CountyMuseumofHistoryandArt. Lovell,Margaret 1992HistoricalResourcesSurveyII,CompletionReport.PreparedfortheCityofSanLuis Obispo,January,1992. McWilliams,Carey 1979SouthernCalifornia:AnIslandinTime.PeregrineSmith,Inc.SantaBarbara,California andSaltLakeCity,Utah. Nicholson,Loren 1993RailsacrosstheRanchos:CentennialEditionCelebratingtheSouthernPacific RailroadCoastalLine.CaliforniaHeritagePublishingAssociates.SanLuisObispo, California. Norris,Frank 1901TheOctopus.NewYork,NewYork. SanLuisObispo,Cityof: 2010CityofSanLuisObispo,HistoricPreservationPlanGuidelines 2014CulturalHeritageCommitteeAgendaReport,presentedNovember24,2014. Signor,John,R. 1993SouthernPacific’sCoastLine.SignaturePress.Wilton,Press. SouthernPacificRailroadCompany 1955SouthernPacific’sFirstCentury.SouthernPacificRailroadPublicRelations Department.SanFrancisco,California Starr,Kevin, 1985InventingtheDream:CaliforniathroughtheProgressiveEra.OxfordUniversityPress, NewYork,Oxford. 1990MaterialDreams:SouthernCaliforniaThroughthe1920s.OxfordUniversityPress,New York,Oxford. 1996EndangeredDreams:TheGreatDepressioninCalifornia.OxfordUniversityPress,New York,Oxford. CHC1 - 32 Post/HazeltineAssociates HistoricSites/StructuresReport 2881S.BroadStreet,SanLuisObispo January13,2015,Final 19 NewspaperSources TheSanLuisObispoTribune,ascited. Thefollowingmapsandaerialphotographswereconsultedforthisreport: SanbornFireInsuranceCompanymaps.OnfileattheHistoryCenterofSanLuisObispo County SanLuisObispoCountySurveyor’sOffice.Mapsascitedinreport. Thefollowingarchiveswereusedinthepreparationofthisreport: CityofSanLuisObispoCommunityDevelopmentDepartment CaliforniaStatePolytechnic,SanLuisObispo,RobertKennedyLibrary CHC1 - 33 ProjectParcel Figure1 LocationMapfor2881BroadStreet (fromCityofSanLuisObispostaffreportfor2881SouthBroadStreet) CHC1 - 34 Figure2 1874MapoftheSubdivisionoftheBeebeeandPhillipstract(SanLuis ObispoCountySurveyor’sOffice) Lot30 CHC1 - 35 Figure2a 1927MapoftheYoakumPoultryUnitstract(SanLuisObispoCounty Surveyor’sOffice) Lot1,288BroadStreet CHC1 - 36 Figure3 2881BroadStreet,lookingnorthwest (houseandlandscaping) Figure3 2881BroadStreet,lookingnorthwest (house,garageandlandscapingfromPerkinsLane) CHC1 - 37 Figure5 2881BroadStreet,lookingwest (EastElevationofHouse) CHC1 - 38 Figure6 2881BroadStreet,lookingnorth (House,eastelevationdetailofporch)CHC1 - 39 Figure7 2881BroadStreet,lookingeast (southelevationofhouse) Figure8 2881BroadStreet,lookingnortheast (House,southelevationofwoodframewingandwestelevation) CHC1 - 40 Figure9 2881BroadStreet,lookingwest (eastendofthehouse’snorthelevation) Figure10 2881BroadStreet,lookingnortheast (westendofthehouse’snorthelevation) CHC1 - 41 Figure11 2881BroadStreet,lookingwest (Garage,eastelevation) Figure12 2881BroadStreet,lookingeast (Garage,northandwestelevations) CHC1 - 42 Figure13 2881BroadStreet,lookingwest (Detailoftilework) Figure14 2881BroadStreet,lookingnorth (Ornamentalpoolbehindhouse)CHC1 - 43