HomeMy WebLinkAbout02-23-2015 CHC Item 1 - 2881 Broad StreetMeeting Date: February 23, 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- Density Residential Zone with Special Considerations Overlay (R-2-S).
PROJECT ADDRESS: 2881 Broad St. BY: Erik Berg-Johansen, Assistant Planner
FILE NUMBER: HIST-0554-2014 FROM: Phil Dunsmore, Senior Planner
SUMMARY
The historic status of the subject property was reviewed at the Cultural Heritage Committee (CHC)
meeting on November 24, 2014, and the item was continued to a date uncertain. The project was
reviewed for the second time at the January 26, 2015 CHC meeting where committee members
could not move the project forward due a 3-3 tie vote on proposed motions. Attachments 2 and 3
provide the previous staff report and draft minutes from the January meeting respectively. This item
is returning to the CHC for a determination of whether the property should be added to the City’s
list of historic properties. If the CHC takes action, the recommendation will be forwarded to the
City Council for review and action.
Recommendation
Recommend the City Council add the property at 2881 Broad Street to the Contributing List of
Historic Resources.
ALTERNATIVES
1. Recommend addition of the property at 2881 Broad Street to the Master list of Historical
Resources with findings that the residence illustrates significant architectural design features
and maintains substantial integrity.
2. Decline to recommend addition of this property to the Contributing list of Historic Resources.
ATTACHMENTS
1. Draft Resolution
2. Staff Report – January 26, 2015
3. Draft CHC Minutes, January 26, 2015
4. Consultant Report
PJD
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Attachment 1
RESOLUTION NO. XXXX-15
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,
HIST-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 February 23, 2015, pursuant to a proceeding instituted under HIST-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.
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Resolution No.XXXX-15 Attachment 1
2881 Broad Street (HIST-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 23rd day of February 2015.
_____________________________
Brian Leveille, Secretary
Cultural Heritage Committee
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Meeting 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
Attachment 2
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2881 Broad Street
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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.
Attachment 2
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2881 Broad Street
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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.
Attachment 2
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2881 Broad Street
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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
Attachment 2
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Attachment 3
DRAFT
SAN LUIS OBISPO
CULTURAL HERITAGE COMMITTEE MINUTES
January 26, 2015
ROLL CALL:
Present: Committee Members Sandy Baer, Thom Brajkovich, Hugh Platt, Victoria
Wood, Vice-Chair Jaime Hill, and Chair Bob Pavlik
Absent: Committee Member Patti Taylor
Staff: Senior Planner Phil Dunsmore, Senior Planner Brian Leveille, Assistant
Planner Erik Berg-Johansen, Assistant Planner Walter Oetzell, and
Recording Secretary Diane Clement
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES: Minutes of December 15, 2015, were approved as presented.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARING ITEMS:
1. 2881 Broad Street. HIST-0554-2014; Review historic status of a potentially
contributing historic property; R-2-S zone; Dustin Pires, applicant. (Erik Berg-
Johansen)
Assistant Planner Erik Berg-Johansen presented the staff report, recommending review
of the historic significance of the property and recommending the City Council add the
property to the contributing list of historic resources.
Eric Newsom, representing the applicant, stated he disagrees with the staff
interpretation of the Historic Sites/Structures Report on the house. He added that the
report referred to the house as a poor example of brick Craftsman style that is only
potentially eligible for the Contributing List of Historic Resources. He stated that it is not
economically feasible to move it and noted that engineers and insurance companies
would not touch it because it is in such bad shape. He called it a hazard and stated the
area does not warrant a structure like this with modern development going on all around
it. He requested that it be designated as a non-contributing property.
Dustin Pires, applicant, discussed the poor condition of the property and noted the
difficulty of developing the property if the structure is designated as contributing due to
its location at the center of the lot.
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January 26, 2015
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PUBLIC COMMENTS:
Paula Carr, SLO, supported the inclusion of the property as a Contributing Historic
Resource and stated that she does not think the consultant's report went far enough.
She noted that the larger historic context is the highway itself and the area surrounding
it just outside city limits, which she called the “noxious zone” where things were dumped
and businesses not appropriate in the City were located, such as the slaughterhouse,
the brickyard, a roadhouse, Crystal Springs Water, and the poultry industry. She added
that the transition from family farms to more corporate farming started in the 1920s
when the county was interested in growing the local poultry industry. She noted that
Cal Poly was involved in this effort, there was a local poultry association, and the
Grange was located across the street from this house. She stated that it is not the
building’s fault that all the surrounding historic structures have been lost and there is a
need to try to keep the invisible history in the City’s memory. She added that the house
was built with bricks made across the street and there was a huge interrelated mix of
families and corporate links at that time. She stated that just today she found an historic
photo of chickens running around outside this building. She noted that this is another
local building with clinker bricks from that brickyard. She requested consultation with
the Grange and the Farm Bureau because there is more to know about this house.
There were no further comments made from the public.
COMMITTEE COMMENTS:
Comm. Member Hill stated that she feels this is not an example of a unique Craftsman
building and that the house is being held hostage because the brickyard was lost. She
thanked Paula Carr for her comments but she does not think this house “talks” about
the poultry industry. She added that if it is determined not to be historic, she hopes the
applicant will incorporate the brickwork into the project.
Comm. Member Platt stated he does not support staff’s recommendation that the house
is eligible for the contributing list, noting that the house is not worth saving because it is
dilapidated. He added that if the house is demolished, there should be some kind of
recognition for the family, their Swedish heritage, and the style. He stated he does not
favor having it be designated a Contributing Resource.
Comm. Member Brajkovich noted that the house is in an historical setting, one of the
only left in the area, but also noted there are not very many brick buildings in the City.
He added that he has restored old brick buildings, including one worse than this. He
noted that while it might be financially infeasible to fully restore the home, it could be
possible. He supported the staff recommendation.
Comm. Member Baer stated that this is a tough decision and while the house is unique,
especially the clinker bricks, there are very few historic structures left in that corridor.
She thanked Paula Carr for the reference to civic memory. She added that she knows it
can be restored and thinks the Yoakum family was important in the community. She
supported the staff recommendation.
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January 26, 2015
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Comm. Member Wood stated that while she is frequently the one who wants to save an
old building, this one is in incredible disrepair, and she would like to see something
better at that location. She added that she does not feel the building is unique and she
does not recommend it be on the Contributing List.
Comm. Member Pavlik stated the preparers of the consultant report did miss some
things about the context and associations with this particular property. He added that
the idea of a discontinuous district for buildings that have bricks from the brickyard
should perhaps be considered but that the Committee's purview is narrow—to make a
determination if this property should be listed as a contributing property. He noted that
things embodied in these properties that sometimes transcend time, place, and
ownership are reflective of local history. He added that he thought the Frank Campbell
Mitchell House across the street from Mitchell Park on Osos Street was handled well
when it was redeveloped and restored. He noted that while the condition of the property
is poor, the integrity and the physical nature of the historic elements are all there
because it is on its original site with its original materials. He stated there is enough
information in the report to list the house as a contributing property.
There were no further comments made from the Committee.
On motion by Committee Member Platt, seconded by Committee Member Wood, to
decline to recommend addition of this property to the Contributing List of Historic
Resources.
AYES: Committee Members Hill, Platt, and Wood
NOES: Committee Members Baer, Brajkovich, and Pavlik
RECUSED: None
ABSENT: Committee Member Taylor
The motion failed on a 3:3 vote, resulting in no action.
Comm. Member Hill asked if the Committee could hear this item again when Comm.
Member Taylor is here, in order to expedite the process for the applicant.
Comm. Member Pavlik stated the item will go on to City Council with the vote just taken.
At the request of Senior Planner Dunsmore, a five-minute break was taken to consult
legal counsel, after which he stated that action from the CHC in the form of a
recommendation is required in order to move the item on to Council, and that a 3:3 vote
is a “no action”. He recommended a motion to continue the item to the next meeting on
February 23, 2015, or to another date.
At this point Comm. Member Pavlik made a motion to add the property to the
Contributing List and stated that his motion was in response to a resident of an adjacent
property who told him, during the five-minute break, that she wanted to see something
done with the property due to problems with transients occupying it. He noted that the
1991 historic resource surveys were done quickly with hurried judgment calls made on
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Draft CHC Minutes Attachment 3
January 26, 2015
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style. He stated this is really about the history, architecture, and events, and there are
probably other unidentified properties in the City with historic value similar to this one.
Comm. Member Baer stated she seconded the motion because if this house was in any
other part of town, it would be right up there with houses that have met the criteria and,
on the flip side, the location also makes it significant.
On motion by Comm. Member Pavlik, seconded by Comm. Member Baer, to
recommend the City Council add the property to the Contributing List of Historic
Resources.
AYES: Committee Members Baer, Brajkovich, and Pavlik
NOES: Committee Members Hill, Platt, and Wood
RECUSED: None
ABSENT: Committee Member Taylor
The motion failed on a 3:3 vote, resulting in no action.
On motion by Comm. Member Hill, seconded by Comm. Member Wood, to continue the
item to the next meeting on February 23, 2015.
AYES: Committee Members Brajkovich, Hill, Pavlik, Platt, and Wood
NOES: Committee Member Baer
RECUSED: None
ABSENT: Committee Member Taylor
The motion passed on a 5:1 vote.
2. 1128 Morro Street. ARCH-0549-2014; Conceptual review of request to construct
a four-story hotel addition over the existing parking lot at the rear of the Granada
Hotel; C-D-H zone; Lunacy Club, LLC, applicant. (Erik Berg-Johansen)
Assistant Planner Berg-Johansen presented the staff report, recommending that the
conceptual review directional items be forwarded to the Architectural Review
Commission (ARC) for incorporation into the formal project submittal.
Kimberly Walker, an owner of the Granada Hotel and Bistro, stated that not being able
to offer certain amenities puts the hotel in the bed-and-breakfast category. She noted
that the addition is located in the center of the block adjacent to three parking lots that
will likely be developed with 50-foot tall buildings. She added that the band across the
fourth floor ties it in with the bricks of the original hotel.
Jeff Bague, architect, stated that the downtown is made up of short buildings next to tall
buildings. He stated he used materials to make the original building stand out and
chose the 12” tall siding system as a band instead of using fake brick.
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PUBLIC COMMENTS:
Elizabeth Thyne, SLO, supported the project and stated that it is one of the best plans
to come before the City in a long time.
David Brodie, SLO, stated he is pleased the addition is isolated in the back and does
not impose on the historical nature of the front building nor make the already dark Morro
Street darker. In reference to color, he stated that black-and-white, the strongest
contrast you can ask for, requires care in order that it not become dominant. He added
that all City commissions need to focus on colors and, if colors are wrong, design does
not matter and, unless a building is significant, such as a church or government
building, it should not overwhelm the rest of the town.
Landy Fike, SLO, supported the project. She stated it continues the vibrancy of the
Granada Hotel and looks in-scale in the video presented.
Amy Kardel supported the project, stating she likes how it steps back and gradually
goes up, and she also liked the greenery in the narrow space between the structures.
Assistant Planner Berg-Johansen clarified that the applicant had proposed colors for the
building and it would not be black-and-white.
Dixie Cliff, SLO, supported the project, and stated she was excited to see quality
investment downtown that uses local materials and the rhythm speaks to the warehouse
vernacular style. She added she likes having housing downtown, even hotel housing.
There were no further comments made from the public.
COMMITTEE COMMENTS:
Comm. Member Wood stated she likes the building but has a problem with the height.
Comm. Member Baer stated she thinks the warehouse vernacular is appropriate and
agrees there are different building heights downtown but has a problem with the 65-foot
height. She asked if there are plans for those parking lots to have 4-5 story buildings.
Senior Planner Dunsmore stated that the General Plan promotes infill, the City is
planning more parking structures, many parking lots will eventually disappear in the
downtown core, and there will be valet parking for hotel guests in parking structures.
Comm. Member Brajkovich stated that the project fits into the fabric of downtown and, if
the parking lots are ever built on, it would not result in one-story projects. He added that
the scale needs a little more articulation and consideration of the context is important.
He expressed concern about overshadowing and shading the front building. He called it
a great addition that just needs some tweaking.
Comm. Member Hill asked staff to clarify what the allowed heights are in the downtown.
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Senior Planner Dunsmore listed the heights and stated staff would have to look at the
towers to see if they meet the guidelines.
Comm. Member Hill stated she was glad not to see a four-story faux brick building. She
encouraged further refinement and noted that there is not have enough information
about the materials and asked for clarification that windows are not mirrored. She
stated the design would be better if it integrated the elevator shaft and stairwell.
Comm. Member Platt stated it is wonderfully proportioned but suggested making the
corners, elevator towers and stairwells less blocky. He stated it is a good addition and
good use of space that is not in contrast with the downtown or old town.
Comm. Member Pavlik stated the height issue is something that needs to be further
evaluated and worked out. He added that it is a lot of building on a small piece of land
which is very impressive. He agreed with Comm. Member Hill about the materials.
There were no further comments made from the Committee.
On motion by Committee Member Hill, seconded by Committee Member Baer, to
forward the recommended conceptual review directional items to the Architectural
Review Commission for incorporation into the formal project submittal with the following
changes: Directional Item 1 to read “Explore design alternatives to integrate the stair
and elevator towers into the structure”; Directional Item 2 to read “The revised project
shall include the use of architectural finish materials and architectural elements
consistent with the prevailing architectural character of the district. The building does
not need to imitate a historic structure, but should include materials and architectural
details consistent and complementary with nearby buildings and the prevailing
architecture of the downtown as called for in the Community Design Guidelines for the
Downtown;” and Directional Item 3 to remain as presented in the Resolution.
AYES: Committee Members Baer, Brajkovich, Hill, Pavlik, Platt, and Wood
NOES: None
RECUSED: None
ABSENT: Committee Member Taylor
The motion passed on a 6:0 vote.
3. 1921 Santa Barbara Avenue. ARCH-0521-2014; Review of four proposed
live/work units and commercial space within the Railroad Historic District; C-S-H
zone; Garcia Family Trust, applicant. (Walter Oetzell)
Assistant Planner Oetzell presented the staff report, recommending adoption of the draft
resolution finding the project consistent with the Historical Preservation Ordinance and
with the Railroad District Plan, and forwarding a recommendation to the Architectural
Review Commission to approve the project.
Assistant Planner Oetzell noted that last minute communications were received; he
passed out copies to the Committee Members and also distributed revised plans.
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January 26, 2015
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PUBLIC COMMENTS:
Leslie Terry, SLO, stated that she read the historic guidelines and learned that the
project does not follow the guidelines for compatibility with historically designated
structures, such as the nearby Master-Listed Chapek home and her home which is the
Bittick house, and the adjacent Del Monte Cafe which is on the Contributing List. She
described the project as a gigantic thing next to residential historic homes that looks
down into backyards. She noted that the height of a pitched roof home cannot be
compared to a flat-roofed building. She stated that an industrial look is being
encouraged for this project next to the adjacent Del Monte Cafe which is not industrial in
style. She supported a smooth architectural transition to the Railroad District. She
stated that the Conservation and Open Space Element requires acknowledgment of
human scale but this project will be taller than her home and will look down into her
backyard. She added that she is shocked at the look and called it out of character but
noted her biggest concern is size.
Julie Watts, SLO, stated her family, including two children, recently moved to the
Chapek residence and they spend a great deal of time in their back yard but this project
will encroach upon their enjoyment because much of their view of the railroad tracks,
the trains, and the Jennifer Street bridge will be taken away. She expressed concern
about loss of natural light for her property and about noise from the live/work units. She
stated that the aesthetics of the building do not match the neighborhood.
John Grady, SLO, stated that he has lived on Morro Street across from Railroad Square
for 2.5 years and he considers the neighborhood a special, unique area. He expressed
concern about the contemporary, modern design; the massive size, scale, and height;
and the potential for noise from the balconies. He stated the colors and materials look
better now. He added that his understanding is that the structure will abut the property
line of 875 Upham and will rise 30 feet up, in addition to coming within ten feet of 843
Upham where it will rise to 20 feet and then 30 feet. He noted the loss of daylight and
views for these homes as well as for homes across the street. He expressed concern
about noise and loss of privacy and gave the example of the loud noise he hears from a
second-story balcony on a residence designed by Mr. Garcia near his house. He stated
that this structure needs to be two stories, not three, and further set back.
Carrie Collins, SLO, stated her family owns the Del Monte Café and she lives in a home
nearby. She expressed concern about losing the skyline view for her home and the
cafe, and losing light and privacy. She added that she is having a baby in July and is
concerned about noise from the project intruding upon the baby's nursery. She stated
that the project needs to be set back further as it is too close to residential properties.
There were no further comments made from the public.
COMMITTEE COMMENTS:
Comm. Member Platt stated he thinks the building is ugly but it can be helped. He
stated there is a flaw in the Railroad District guidelines. He applauded elimination of the
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roof decks. He called the public testimony from nearby residents gut-wrenching and
difficult to ignore. He wondered if a mural could be painted on the project's cafe side.
Comm. Member Wood thanked the architect for materials that are gentler than last time.
She noted that this neighborhood is a difficult area with old houses that look tall due to
tall attics. She stated her biggest concern is the height next to small older homes. She
added that she does not know what the City can do about the setbacks because the lots
in the area are mostly small and oddly shaped. She noted the need for more continuity
in building sizes around the Del Monte Cafe where the buildings are smaller but get
bigger and more commercial going south on Santa Barbara Avenue.
Comm. Member Baer stated she is very conflicted because this area is truly a
transitional area with large buildings and cute little houses and nothing in between. She
added that Mr. Garcia did an incredible job but she agrees with the neighbors'
comments. She added she has a problem with the height, and feels bad about the view
and sunlight loss but she has no answers.
Comm. Member Brajkovich stated the project is an attractive building and it is hard to
design a unique infill project when there is a need to get as much as possible from a
property. He added that he likes the setback element from the Del Monte Café but he
did not see a view of how it would look coming up Santa Barbara Avenue. He stated he
thinks it will have a looming effect which he would not like if he lived there. He noted
the look of the area is changing and the property next door might get built upon because
it has the same zoning. He called this building precedent-setting and questioned
whether the City is ready for that.
Comm. Member Platt stated that if this is the kind of look that will be emulated toward
Broad Street, the end result will be something more industrial than railroad, and may
end up neither and, as far as ushering in a whole new type of architecture, he does not
think it is a good predecessor.
Comm. Member Hill stated she is torn between what the community wants to see and
the need for redevelopment. She added that the height and mass are more appropriate
issues than adherence to guidelines. She noted that roof decks are like an extra story
but are not relevant here since the decks and the circular staircases are gone. She
added that perhaps the massing is doing a disservice and the same height without the
flat roofs would be better, along with making the project look less industrial and more
railroad in design.
Comm. Member Pavlik noted the Committee's purview and reviewed the issue of this
being a transitional neighborhood with residential very close to commercial. He noted
that the elevation of this property is higher than the residences on Upham, Chorro, and
even Morro Streets because the land falls away in that direction.
Senior Planner Dunsmore noted that a lot of comments at this meeting are actually in
the purview of the ARC. He added that the Committee must consider both
neighborhood compatibility and the commercial zoning along Santa Barbara Avenue.
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Draft CHC Minutes Attachment 3
January 26, 2015
Page 9
Comm. Member Hill stated that the project could be found consistent with the Railroad
District plan but that it may have impacts on the Master-Listed homes. She added that
the context for the Master-Listed homes is the real issue.
Comm. Member Pavlik stated that the ARC would have to take up the impacts of
shadow, glare, etc. He agreed the project does appear to be consistent with the
Railroad District plan but there are other considerations.
Comm. Member Brajkovich suggested wording to recommend exploring a reduction of
scale to respect the neighbors.
Comm. Member Pavlik suggested stating the project is consistent but there is a concern
and then passing it on to the ARC.
Comm. Member Hill asked what it would mean in relation to CEQA, if the Committee
finds a project consistent but with potential impacts to adjacent and nearby historic
resources.
Senior Planner Dunsmore stated that the CHC may find the project consistent with the
Architectural Guidelines while suggesting to staff that the building may impact historic
structures in the adjacent residential neighborhood.
There were no further comments made from the Committee.
On motion by Committee Member Hill, seconded by Committee Member Baer,
recommending adoption of the draft resolution finding the project consistent with the
Historical Preservation Ordinance and with the Railroad District Plan but noting needed
evaluation of potentially-significant impacts on adjacent neighboring historic properties
in terms of massing, scale, and materials.
AYES: Committee Members Platt, Hill, Pavlik, Baer
NOES: Committee Members Brajkovich and Wood
RECUSED: None
ABSENT: Committee Member Taylor
The motion passed on a 4:2 vote.
COMMENT AND DISCUSSION:
4. Staff
a. Agenda Forecast for February 23, 2015: 2881 Broad Street, and a major
mixed-use project in Miner’s parking area.
b. California Preservation Foundation annual conference April 29-May 2, 2015;
the City could support sending 1-2 Committee Members.
ADJOURNMENT: The meeting was adjourned at 8:57 p.m.
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Draft CHC Minutes Attachment 3
January 26, 2015
Page 10
Respectfully submitted by,
Diane Clement
Recording Secretary
CHC1 - 17
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
Attachment 4
CHC1 - 18
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.
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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
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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.
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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
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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.
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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.
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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.
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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.
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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).
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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:
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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.
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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.
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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
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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.
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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
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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.
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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.
Attachment 4
CHC1 - 35
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.
Attachment 4
CHC1 - 36
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
Attachment 4
CHC1 - 37
ProjectParcel
Figure1
LocationMapfor2881BroadStreet
(fromCityofSanLuisObispostaffreportfor2881SouthBroadStreet)
Attachment 4
CHC1 - 38
Figure2
1874MapoftheSubdivisionoftheBeebeeandPhillipstract(SanLuis
ObispoCountySurveyor’sOffice)
Lot30
Attachment 4
CHC1 - 39
Figure2a
1927MapoftheYoakumPoultryUnitstract(SanLuisObispoCounty
Surveyor’sOffice)
Lot1,288BroadStreet Attachment 4
CHC1 - 40
Figure3
2881BroadStreet,lookingnorthwest
(houseandlandscaping)
Figure3
2881BroadStreet,lookingnorthwest
(house,garageandlandscapingfromPerkinsLane)
Attachment 4
CHC1 - 41
Figure5
2881BroadStreet,lookingwest
(EastElevationofHouse)
Attachment 4
CHC1 - 42
Figure6
2881BroadStreet,lookingnorth
(House,eastelevationdetailofporch)
Attachment 4
CHC1 - 43
Figure7
2881BroadStreet,lookingeast
(southelevationofhouse)
Figure8
2881BroadStreet,lookingnortheast
(House,southelevationofwoodframewingandwestelevation)
Attachment 4
CHC1 - 44
Figure9
2881BroadStreet,lookingwest
(eastendofthehouse’snorthelevation)
Figure10
2881BroadStreet,lookingnortheast
(westendofthehouse’snorthelevation)
Attachment 4
CHC1 - 45
Figure11
2881BroadStreet,lookingwest
(Garage,eastelevation)
Figure12
2881BroadStreet,lookingeast
(Garage,northandwestelevations)
Attachment 4
CHC1 - 46
Figure13
2881BroadStreet,lookingwest
(Detailoftilework)
Figure14
2881BroadStreet,lookingnorth
(Ornamentalpoolbehindhouse)
Attachment 4
CHC1 - 47