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HomeMy WebLinkAbout01/06/2009, C3 - NOMINATION OF PROPERTY LOCATED AT 1118 PALM STREET TO THE MASTER LIST OF HISTORIC RESOURCES. counciL 1 M-6-T4 ID j acenaa nepout CITY OF SAN LUIS O B I S P U FROM: John Mandeville, Community Development Direct, }'f� Prepared By: Tyler Corey, Associate Planner SUBJECT: NOMINATION OF PROPERTY LOCATED AT 1118 PALM STREET TO THE MASTER LIST OF HISTORIC RESOURCES. RECOMMENDATION: As recommended by the Cultural Heritage Committee (CHC), adopt a resolution adding property located at 1118 Palm Street to the Master List of Historic Resources. DISCUSSION Background The property owners of 1118 Palm Street (Attachment 1, Vicinity Map) have requested that their property be added to the Master List of Historic Resources. The property currently is not historically listed. Historic designation as either a Master List or Contributing property requires a public hearing before the Cultural Heritage Committee (CHC), nomination to the City Council, and Council approval. Date Summary Address: 1118 Palm Street Applicant: Richard and Jan Carsel Representative: Steven Puglisi Architecture Zoning: O (Office) General Plan: Office Site Area: Approximately 12,000 square feet Status:Not historically listed Architectural and Historical Information The applicant has provided a Historic Resource Evaluation prepared by Betsy Bertrando, which is available in the council reading file. The Historic Resource Evaluation evaluates the historic significance of the 1118 Palm Street building, and whether the building may merit listing on the Master List of Historic Resources. The report provides background history of the site and building, and includes a significance determination based on architecture, building evaluations and historic criteria. The evaluation concludes that 1118 Palm Street is significant under several criteria in the Historical Preservation Program Guidelines and in the California Public Resources Code, and recommends the building for nomination to the Master List of Historic Resources. 03 - 1 Council Agenda Report_CHC 3608 January 6,2009 Page 2 Historic Listing Process The process for historic listing involves several steps. An applicant may request that a property be added to the Master List of Historical Resources or the Contributing Properties List. The CHC, Architectural Review Commission, Planning Commission or City Council may also initiate listing. The CHC then holds a public hearing to determine if the property meets eligibility criteria for historic listing. In evaluating a property's eligibility for the Master or Contributing Properties List, the CHC uses Council-adopted criteria in the Historic Preservation Program Guidelines. Criteria for listing include: architectural significance (style, design, age, and architect); association with important person or event; environmental context or role as a community landmark. Consideration includes the architectural integrity, context and condition of the structure. If the CHC finds the property meets one or more of the eligibility criteria it forwards a recommendation to the City Council, who makes the final decision on historic designation. In making these decisions, the City Council considers the CHC's recommendations, public testimony and supporting documentation. The Council's action is then final and if the property is designated historic, its historic status and legal description are recorded with the County Recorder. Types of Historic Resources There are two types of historic resources in San Luis Obispo. Individual buildings that have significant historic or architectural value are called "Master List Properties". These are the most unique and/or important historic resources and merit special recognition and protection. A property may be listed as a Master List property if it meets any of the criteria in the Historic Preservation Program Guidelines. The second type of historic resource identified by City policy is the "Contributing Property". The Contributing Properties List consists of about 700 properties that contribute to the architectural and historical character of the neighborhoods in which they are located. A Contributing Property is defined as a structure "built before 1941 that has retained its original architectural style and when viewed in the context of its surroundings, contributes to the historic character of the area" (City Council Resolution No. 6424; 1988 Series). While most contributing properties are located within historic districts, the CHC and the City Council have determined they may be located anywhere in the City if they meet the above criteria. Effects of Historic Listing Once properties are added to the Master List, they are eligible to receive and display a historic plaque and to participate in the Mills Act Historic Preservation Program. Exterior site and building changes are possible, provided that such changes promote the structure's original C 3 -� Council Agenda Report—CHC 36-08 January 6,2009 Page 3 architectural style and character. Significant site and architectural changes are referred to the CHC to determine whether the changes are consistent with City standards and to meet CEQA requirements. Advisory Body Recommendation At its November 24, 2008 meeting, the CHC held a public hearing on the property owners' request to add the property at 1118 Palm Street to the Master List of Historic Resources. On a 5- 0 vote (Committee members Crotser and Davis were absent), the Committee determined that the property meets Historic Preservation Program Guidelines for listing on the Master List of Historic Resources (Attachment 2, CHC Meeting Update) and recommended the City Council add the property to the Master List. To qualify for the Master List of Historic Resources the property must meet only one listed criteria from the Guidelines. The CHC found the property met the following six criteria: Architectural Criteria Criteria I. Architectural Style: The single-story Queen Ann Cottage with Stick Style elements is in excellent condition and ' has maintained 'its integrity. It is a good representation of a traditional style of construction and the quality of materials used in construction has helped preserve the building for over a hundred years, Criteria II. Architectural Design: The Cottage exhibits excellent craftsmanship that is evident in its architectural detailing and finishes. Criteria III. Age: The structure was built .circa 1894 when other historically designated properties were completed in the City. With the structure approximately over 114 years old, there is an interesting link to the past where unique structures were built prior to the more recent suburban tract development pattern of many areas in the City beginning in the 1950's. Historical Criteria Criteria VI. History-Person: The names, Rogers, Gregg, Green and Ramage associated with the home, are well known in our history. All played a part in the government court system and have processed or been involved in the major activities and business of the County of San Luis Obispo. Criteria VII. History-Event: The home has associations with political and governmental history, housing people directly involved with the County Courthouse. The residents of the house included County Assessors, Attorneys, Court Reporter and a County Clerk. Criteria VIII. History-Context: The residence is associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage.. � 3 -3 Council Agenda Report—CHC 36-08 January 6,2009 Page 4 A more detailed discussion of the project's ability to meet historic preservation criteria are contained in the CHC staff report (Attachment 3) and the Historic Resource Evaluation (available in council reading file). FISCAL IMPACT Nomination to the Master List of Historic Resources will not have any fiscal impact. ALTERNATIVES 1. The Council may continue review of the item, if more information is needed. Direction should be given to staff and the applicants. 2. The Council may deny nomination for 1118 Palm Street to the Master List of Historic Resources. ATTACHMENTS 1. Vicinity Map 2. CHC Meeting Update, November 24, 2008 3. CHC staff report 4. Draft Council Resolution Council reading file: Historic Resource Evaluation GAtcorey\CC\CHC 36-08(1118 Palm.Street)\CHC 36-08(1118 Palm)_Council.doc C3-� \ v�' .. ���`�� � III ' I CHC Meeting Update,date, November 24, 2008 Attachment 2 Page 2 e9wQQee members felt the wall repairs were a "good neighbor" issue and that the neighbors ost effectively resolve any cost sharing outside of the Mills Act program. On a mo I mmittee Member Fowler, seconded by Committee Member Breska, the Committee recom that the City Council approve the Draft Mills Act Contract for 1424 Mill Street as attache 11/24/08 CHC staff report. The motion carried, 4:1 (Committee Member Miller voting no). Committee members asked staff to provide "boilerplate" language to I ith Mills Act Contracts describing what was expected for high-quality building and Ian maintenance standards. 3. 1118 Palm Street. CHC/ARC 36-08; a) Request for property to be included on the City's Master List of Historic resources; and b) Review plans to add a 2,373 square- foot addition to accommodate a 15-bed elderly care facility; O zone; Richard and Jan Carsel, applicants. (Tyler Corey) Tyler Corey showed slides and presented the staff report recommending approval of the request to add the property to the Master List of Historic Resources, and to recommend approval of a 12-bedroom addition to a historic building to accommodate an elderly care facility. Architect.Steve Puglisi and Property Owner Richard Carsel agreed with the staff recommendations. There was no public comment. After a brief discussion, the Committee took two actions: A. Historic Nomination: On a motion by Committee Member Landwehr, seconded by Committee Member Miller, the Committee voted 5:0 to recommend the City Council add 1118 Palm Street to the Master List of Historic Resources, subject to findings: Findings 1. The property qualifies for nomination to the Master List of Historic Resources based on Historic Criteria (eligibility criteria 1, Il, lll, Vl, VII and VIII) of the Historic Preservation Program Guidelines. 2. nth nomination to the.Master List of Historic Resources, the property located at 1118 Palm Street has been recognized as a historic asset in the community. As such, maintaining the structure will meet the City's goals for historic preservation listed in Conservation and Open Space Element Policies 3.3.1 through 3.3.5. B. Building Addition: On a motion by Committee Member Fowler, seconded by Committee Member Miller, the Committee voted 5:0 to recommend the Architectural Review Commission approve the proposed addition, subject to the following findings and conditions: ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. �3- � CHC Meeting Update,date November 24 2008 Attachment 2 Page 3 Findings 1. As conditioned, the proposed colors, materials, and architectural details of the addition are compatible with the historic building and consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties. 2. The project is consistent with the City's Historic Preservation Program Guidelines because the proposed addition complements the architectural style of the historic building. 3. The addition has been designed in such a manner that, if removed in the future, the form and integrity of the historic building would be unimpaired. Conditions 1. The historic building shall be incorporated into the project consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties, and Conservation and Open Space Element Policies 3.3.2 and 3.3.4. 2. The proposed addition shall complement the historic building's architectural details, materials, and ornamentation, including siding material, window and trim style and materials, roof pitch, forms and materials, while maintaining a visual distinction between the historic and new buildings. 3. Any new or replacement windows on the building, including the proposed addition, shall be matching wood frame double-hung windows. 4. The proposed addition shall have matching wood horizontal siding material. Any replacement siding material on the building shall be matching wood horizontal siding. 5. Consistent with the Archaeological Preservation Program Guidelines, the applicant shall retain a qualified archaeologist and Native American site monitor to be present during site disturbance activities associated with the construction project. If excavations encounter significant paleontological resources, archaeological resources, or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. C3 - - attachment 3 CITY OF SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE STAFF REPORT ITEM# 1 BY: Tyler Corey,Associate Planner MEETING DATE: November 24, 2008 FROM: Kim Murry, Deputy Director, Long-Range Planning PROJECT ADDRESS: 1118 Palm Street SUBJECT: Consideration of request to nominate 1118 Palm Street to the Master List of Historic Resources, and construction of a 12-bedroom addition to accommodate an elderly care facility; Office zone (0); Richard and Jan Carsel, Applicants. SUMMARY RECOMMENDATION: 1) Forward a nomination to the City Council to add 1118 Palm Street to the Master List of Historic Resources. 2) Recommend approval of the proposed project to the Architectural Review Commission, subject to conditions. Background The applicants have requested that their property be nominated to the Master List of Historic Resources, and that their proposed 12-bedroom 2-bathroom addition, be recommended for approval. The property currently is not historically listed. As explained below, historic designation as either a Master List or Contributing property requires a public hearing before the Cultural Heritage Committee (CHC), nomination to the City Council, and Council approval. The following discussion is separated into two sections: 1": u Section 1 covers the request to nominate the subject y. x property to the Master List of Historic Resources, and Section 2 covers the 1 r r proposed building addition. s CHC review of the addition is required only if the Committee supports historic nomination. I - Front elevation from Palm Street C34 CHC Agenda Report; 1118 Paan Street AttachmentPage 2 3 1) Historic Designation Historic Listing Process The process for historic listing involves several steps. Any person may request that a property be added to the Master List of Historical Resources or the Contributing Properties List. The CHC, Architectural Review Commission (ARC), Planning Commission or the City Council may also initiate listing. The CHC then holds a public hearing to determine if the property meets eligibility criteria for historic listing. In evaluating a property's eligibility for listing, the CHC uses City-adopted criteria. If; at a public hearing, the CHC finds the property meets one or more of the eligibility criteria, it forwards a recommendation to the Council which makes the final decision on historic designation. In making these decisions, Council considers the CHC's recommendations and findings, public testimony, and supporting documentation. Council's action is final, and if the property is designated historic, its historic status and legal description are recorded with the County of San Luis Obispo Recorders Office. Alternatively, the CHC may determine, based on the Historic Preservation Program Guidelines, that the property does not merit historic nomination or a change in its historic designation and take no further action; or may continue the item for further discussion or information. If the CHC determines the property does not meet eligibility criteria for nomination to the Contributing or Master List, it should cite findings explaining why the property does not meet the eligibility criteria. The Committee's determination is final unless appealed to the City Council. Architectural/Historical Data 1 The applicant has provided a Historic Resource Evaluation prepared by Betsy Bertrando (Attachment 3) The Historic Resource Evaluation evaluates the historic significance of the 1118 Palm Street building, and ?,wlf whether the building may merit listing on the Master List of Historic Resources. The report provides background s;� "' •' — history of the site and building, and includes a ;; r significance determination based on architectural, --- building evaluations and historic criteria. The evaluation Its — concludes that 1118 Palm Street is significant under several criteria in the Historical Preservation Program Guidelines and in the California Public Resources Code, and recommends the building for nomination to the Master List of Historic Resources. Types of Historic Resources Front Entry There are two types of historic resources in San Luis Obispo. Individual buildings that have significant historic or architectural value are called "Master List Properties." These are the most unique and or important historic resources and merit special recognition and protection. A property may be listed as a Master List property if it meets any of the criteria in the Historical CM CHC Agenda Report; 1118 Palm Street Attachment 3 Page 3 Preservation Program Guidelines. Criteria for listing include: architectural significance (style, design, age, architect); association with important person or event; or environmental context or role as a community landmark. Consideration shall include the architectural integrity, context and condition of the structure. The second type of historic resource is the "Contributing Property." A Contributing Property is defined as a structure "built before 1941 that has retained its original architectural style and when viewed in the context of its surroundings, contributes to the historiccharacter of the area." (City Council Resolution No. 6424 (1988 Series). Effect of Historic Listing Once properties are added to the Contributing Properties or Master List, physical changes to the property are possible, provided that such changes promote the structure's original architectural style and character. Significant exterior architectural changes are referred to the Cultural Heritage Committee to determine whether the changes are consistent with City standards and to meet CEQA requirements. Under either list, the property is deemed historically significant pursuant to the California Environmental Quality Act. Demolition, reconstruction, or relocation of historically significant structures may be considered a significant adverse environmental impact. Significant adverse impacts can be avoided if the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings or the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (1995, Weeks and Grimmer) are followed. Eligibility of 1118 Palm Street for Historic Nomination The following is the Delineation of Historic Resource Criteria for Building Evaluation and Recommendations from Appendix C of the Historical Preservation Program Guidelines followed by an analysis of each category. To qualify for the Master List, the property must meet at least one of the following criteria: I. Style Describes form of building such as size, structural shape and details within that form (i.e. arrangement of windows and doors; ornamentation, etc.) Building style will be evaluated as a measure of: 1. The relative purity of a traditional style (as compared to building styles in San Luis Obispo); 2. Rarity of existence at any time in the locale; and/or current rarity although the structure reflects a once popular style 3. Traditional, vernacular and/or eclectic influences that represent a particular social milieu and period of the community; and/or the uniqueness of hybrid styles and how these styles are put together 0340 CHC Agenda Report; 1 118 Pann Street Attachment 3 Page 4 4. The degree to which the structure has maintained its integrity (i.e., assessment of alterations and structural condition, if known). Analysis: The single-story Queen Ann Cottage with Stick Style elements is in excellent condition and has maintained its . integrity. It is a good representation of a traditional style of construction and thequalityof materials used in construction has d ,■ OIL helped preserve the building for over a A hundred years. The original four room house had a series of additions to expand space and allow for interior kitchen and bathroom. The additions were completed within 10 to 15 years of the initial construction using the same materials and ` same design. II. Desiqn Describes the architectural concept of structure and quality of artistic merit and craftsmanship of the individual parts. Reflects how well a particular style or combination of styles are expressed through compatibility and detailing of elements. Also, suggests degree to which the architect(i.e., carpenter-builder) accurately interpreted and conveyed the style(s). Building Design will be evaluated as a measure of: 1. Notable attractiveness with aesthetic appeal because of its uniqueness, artistic merit, details and craftsmanship; 2. Overall attractiveness because of craftsmanship and aesthetic value, though not necessarily unique; 3. An expression of interesting details and eclecticism among carpenter-builders, although the craftsmanship and artistic quality may not be superior. Analysis: The Cottage exhibits excellent craftsmanship that is evident in its architectural detailing and finishes. It has redwood shiplap siding with areas of fish scale shingles that rest on a brick foundation. Spindle and spool trim frames the centered entry way under a tower cupola. The high gable roof with an offset cross gable has a clipped gable on the southwest side. Windows are two-over-two, double-hung wood sash in the front additions and one-over-one double-hung wood sash elsewhere. The home displays high quality detailing. III. Age 1. Age is a measure of how relatively old a structure is in the context of the history of San Luis Obispo, primarily Anglo-American history(circa 1850). Analysis: The structure was built circa 1894 and the additions approximately 10-15 years later when other historically designated properties were completed in the City. With the structure C3- 1I CHC Agenda Report, 1118 Pariii Street Attachment 3 Page 5 approximately over 114 years old, there is an interesting link to the past where unique structures were built prior to the more recent suburban tract development pattern of many areas in the City beginning in the 1950's. IV. Architect Describes the professional (an individual or firm) directly responsible for the building design and plans of the structure. The architect will be evaluated as a reference to: 1. A master architect(e.g. Wright) 2, A known architect who made significant contributions to the state or region (e.g. Julia Wright). 3. An architect who, in terms of craftsmanship, made significant contributions to San Luis Obispo (e.g. Abrahams, who, according to local sources, designed the house at 810 Osos — Frank Avila's father's home—built between 1927-30). 4. An early architect who is otherwise of no special significance but can be identified as a professional (e.g. pioneer architects of the region as confirmed by AIA archival membership records of California and the Central Coast). Analvsis: The architect for the home cannot be determined although it may have been built by an important builder during 1894, Joseph Maino and Sons. Joseph Maino constructed the house next door on the corner of Santa Rosa and Palm Streets as well as several of the homes around the Courthouse and on Palm and Mill Streets. Some of the more important buildings erected by Joseph Maino are the Carnegie Library, city schools, lighthouses, the first Cal Poly buildings and the county hospital. Due to the uncertainty of the architect, the property does not meet this eligibility criterion.. V. Environmental Design Continuity Describes the inter-relationship of structures and their relationship to a common environment. Refers to the continuity, spatial relationship, and visual character of a street, neighborhood, or area. Environmental design continuity will be evaluated as a measure of the: 1. Symbolic importance of a structure to the community and the degree to which it serves as a conspicuous and pivotal landmark (i.e. easily accessible to the public, helps to establish a sense of time and place). 2. Compatibility of a structure with neighboring structures in its setting on the basis of period, style (form, height, roof lines), design elements, landscapes, and natural features; and how these combine together to create an integral cultural, historic, or stylistic setting. 3. Similarity to and/or compatibility of a structure with its neighboring structures which, collectively, although of no particular aesthetic value, combine to form a geographically definable area with its own distinctive character. Analysis: The property is not located within a designated historic district. The area once supported an upscale residential community closely associated with county workers and downtown business people but the block's demographics have changed with construction of a3 -1 � CHC Agenda Report; 1118 PaTm"Street Attachment 3 Page 6 neighboring apartment buildings. In addition, several of the old homes have been converted into office space, including the subject building. Due to the property not contributing to the character of a.designated historic district and non-historical changes to neighboring properties, the property does not meet this eligibility criterion. VI. History—Person Describes a person, group, organization, or institution that has been connected with the structure, either intimately or secondarily, for at least two generations (i.e. 40 years). Historical person will be evaluated as a measure of the degree to which a person or group was: 1. Significant to the community as a public leader (i.e. mayor, congressman, etc.) or for his or her fame and outstanding recognition—locally, regionally, or nationally. 2. Significant to the community as a public servant who has made early, unique, or outstanding contributions to important local affairs or institutions (i.e. councilmen, educators, medical professionals, clergymen, railroad officials). 3. Contributions which, though minor, directly or indirectly, had a beneficial effect on the community (i.e. firemen, law enforcement officers, postal workers, businessmen/shopkeepers, city employees, etc.). Analysis: The names, Rogers, Gregg, Green and Ramage associated with the home, are well known in our history. All played a part in the government court system and have processed or been involved in the major activities and business of the County of San Luis Obispo. It is unusual to find a house tied to so many names that have made such a large contribution to the county court system. Their role as participants in the development and growth of San Luis Obispo County is an important contribution to our history. VII. History— Event Associated with a social, political, economic, govemmental, educational or other institutional event that has been important to the community. Historical event will be evaluated as:a measure of: 1. A landmark, famous, or first-of-its-kind event for the city—regardless of whether the impact of the event spread beyond the city. 2. A relatively unique or interesting contribution to the city (i.e. the Ah Louis Store as the center for Chinese-American cultural activities in early San Luis Obispo history). 3. A contribution which, though minor, nonetheless was important to the community (i.e. local interest groups); or, alternatively, a unique or interesting contribution only loosely connected with the structure, object, site, or district. Analysis: The home has associations with political and governmental history, housing people directly involved with the County Courthouse. The residents of the house included County Assessors, Attorneys, Court Reporter and a CountyClerk. The unique contributions of the legal community to the growth of the city and county are many. As a group, their visual history remains in residences that were convenient to the courthouse. CHC Agenda Report; 1118 Palm Street Attachment 3 Page 7 VIII. History—Context Associated with and also a prime illustration of predominant patterns of political, social, economic, cultural, medical, educational, govemmental, military, industrial, or religious history. Historical context will be evaluated as a measure of the degree to which it reflects: 1. Early, first, or major patterns of local history, regardless of whether the historical effects go beyond the city level, that ate intimately connected with the building (i.e. County Museum). 2. Secondary patterns of local history but closely associated with the building (i.e. Park Hotel). 3. Secondary patterns of local history but loosely associated with the building. Historical context will also be evaluated on the basis of: 4. Whether or not a structure occupies its original site and/or whether or not the original foundation has been changed, if known. Analysis: The residence is associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage. It has an intact original brick foundation and has retained its original footprint since the very early additions were completed. Summary To qualify for the Master List of Historic Resources the property must meet only one of the above listed criteria from the Historic Preservation Program Guidelines. As discussed in the above analysis, the property merits Master List historic listing based on meeting Historic Criteria I (Style), H (Design), III (Age), VI (History —Person), VII (History— Event) and VIII (History — Context). Recommendation Recommend the City Council add 1118 Palm Street to the Master List of Historic Resources. Findings 1. The property qualifies for nomination to the Master List of Historic Resources based on Historic Criteria (eligibility criteria I, II, III, VI, VII and VIII) of the Historic Preservation Program Guidelines. 2. With nomination to the Master List of Historic Resources the property located at 1118 Palm Street has been recognized as a historic asset in the community. As such, maintaining the structure will meet the City's goals for historic preservation listed in Conservation and Open Space Element Policies 3.3.Ythrough 3.3.5. Alternatives 1. Determine that the property does not meet Historic Preservation Program Guidelines for Listing on the Master List of Historic Resources (List Findings). C�3-I� CHC Agenda Report; 1118 Pa7ni Street Attachment 3 Page 8 2. Continue the item for addition information or discussion. The Committee should list the specific information needed. 2) New Construction Situation The owners of 1118 Palm Street, Richard and Jan Carsel, are proposing to construct an addition at the rear of the building to accommodate an elderly care facility. Based on CHC nomination of the subject property to the Master List of Historic Resources, as discussed in Section 1 (Historic Designation) of this report, the CHC is now being asked to determine compliance with the City's Historic Preservation Program Guidelines and the Secretary of the Interior's Standards for the Treatment of Historic Properties. The Committee's decision and recommendation will be forwarded to the ARC for consideration as part of the Architectural Review determination for the project. Site and Building,Description The moderately sloping, rectangular shaped site consists of approximately 12,000 square feet located on the northerly side of Palm Street between Santa Rosa and Toro Streets. The site is zoned Office (0) and occupied by an office building, parking, landscaping and various other site improvements. The single-story building was constructed circa 1894 and has a Queen Ann Cottage architectural style with Stick Style elements. It has redwood shiplap siding with areas of fish scale shingles that rest on a brick foundation. Spindle and spool trim frames the centered entry way under a tower cupola. The high gable roof with an offset cross gable has a clipped gable on the southwest side. Windows are two-over-two double-hung in the front additions and one-over-one double-hung elsewhere. The original four room house had a series of additions to expand space and allow for interior kitchen and bathroom. The additions were completed within 10 to 15 years of the initial construction using the same materials and same design. Project Description The project includes a 12-bedroom 2-bath addition at the rear of the structure to accommodate a proposed elderly care facility. The addition is to be adjacent to the current rear entrance and run to the rear of the property using a portion of the current asphalted ground and parking area. The L shaped addition footprint wraps around a small courtyard and preserves an 18-inch oak tree at the rear of the site. The addition does not encroach on the house and will be substantially screened from the street. The same gable height as the original house will be continued on the addition. The driveway to the rear parking area and entrance will allow the historic integrity of the structure to be preserved while readapting the property to a more current need in the community. The interior of the structure will be reconfigured to change the existing office spaces back to a residential use. This remodel will reconfigure the interior to accommodate three bedrooms, living room, dining room, family room and kitchen. All colors, materials, windows, siding and roof forms and pitch proposed for the addition match the existing building. CHC Agenda Report; 1118 Palm Street Attachment 3 Page 9 General Plan Consistency The General Plan contains several policies that apply to the project. Those policies are listed below in bold print and staff s analysis follows. 1. General Plan COSE Policy 3.3.2 states, "Historically or architecturally significant buildings should not be demolished or substantially changed in outward appearance..." 2. General Plan COSE Policy 3.3.4 states, "Changes or additions to historically or architecturally significant buildings should be consistent with the original structure and follow the Secretary of Interior's Standards for the Treatment of Historic Buildings. New buildings in historical districts, or on historically significant sites, should reflect the form, spacing and materials of nearby historic structures. The street appearance of buildings which contribute to a neighborhood's architectural character should be maintained. 3. General Plan HE Policy 3.5.1 states, "Encourage the rehabilitation, remodeling or relocation of sound or rehabitable housing rather than demolition." Analysis: Based on staffs analysis of the building and proposed improvements, the proposed addition to the historic building and overall development plan are consistent with these policies and the Secretary of Interior Standards for Treatment of Historic Properties with the incorporation of the following recommended conditions: 1. The historic building shall be incorporated into the project consistent with the Secretary of Interior Standards for Rehabilitation and Conservation & Open Space Policy 3.3.4, and shall not be demolished or relocated. 2. The proposed addition shall be consistent with the building's architectural details, materials and ornamentation, including siding material, window and trim style and materials, roof pitch, forms and materials. 3. Any new or replacement windows on the building, including the proposed addition, shall be matching wood frame double-hung windows. 4. The proposed addition shall have matching wood horizontal siding material. Any replacement siding material on the building shall be matching wood horizontal siding. 5. Consistent with the Archaeological Preservation Program Guidelines, the applicant shall retain a qualified archaeologist and Native American site monitor to be present during site disturbance activities associated with the construction project. If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the �3-�� CHC Agenda Report; 1118 Palm Street Attachment 3 Page 10 extent and location of discovered materials so that they may be recorded by a qualified archaeologist. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. The proposed addition to the historic structure does not encroach on the building and will be substantially screened from the street. No changes to the front or side elevations of the building are proposed. All colors, materials, details and ornamentation for the addition will match the existing historic structure. With incorporation of the above recommended conditions, no adverse changes to the building are anticipated. Recommendation Recommend the ARC approve the proposed addition, subject to the following findings and conditions. Findings: 1. As conditioned, the proposed colors, materials and architectural details of the addition are compatible with the historic building and consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties. 2. The project is consistent with the City's Historic Preservation Program Guidelines because the proposed addition compliments the architectural style of the historic building. 3. The addition has been designed in such a manner that if removed in the future, the form and integrity of the historic building would be unimpaired. Recommended Conditions: 1. The historic building shall be incorporated into the project consistent with the Secretary of Interior Standards for Rehabilitation and Conservation & Open Space Policy 3.3.4, and shall not be demolished or relocated. 2. The proposed addition shall be consistent withthe building's architectural details, materials and ornamentation, including siding material, window and trim style and materials, roof pitch, forms and materials. 3. Any new or replacement windows on the building, including the proposed addition, shall be matching wood frame double-hung windows. 4. The proposed addition shall have matching wood horizontal siding material. Any replacement siding material on the building shall be matching wood horizontal siding. 5. Consistent with the Archaeological Preservation Program Guidelines, the applicant shall retain a qualified archaeologist and Native American site monitor to be present during site �3 -i � CHC Agenda Report; 1118 Palm Street Attachment 3 Page 11 disturbance activities associated with the construction project. If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community -Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. Alternatives 1. Determine that the proposed project is not compatible with the Historical Preservation Program Guidelines and General Plan policies regarding cultural resources, based on the following findings: (State reasons why the project is not architecturally compatible); 2. Determine that the proposed project is compatible with the Historical Preservation Program Guidelines and General Plan policies regarding cultural resources provided that the following design changes are incorporated into the project: (CHC to indicate desired design changes). 3. Continue the item for additional discussion or with direction to provide additional information. Attachments: Available at the meeting: Attachment 4 RESOLUTION NO. XXXX(2009 Series) A RESOLUTION OF THE CITY COUNCIL OF SAN LUIS OBISPO ADDING PROPERTY LOCATED AT 1118 PALM STREET TO THE MASTER LIST OF HISTORIC RESOURCES WHEREAS, in 1983 the City Council adopted Resolution No. 5197 establishing the "Master List of Historic Resources", and in 1986 adopted Resolution No. 6097 establishing historical preservation program guidelines, including procedures for adding properties to the listing; and WHEREAS, as provided by adopted procedures, the Cultural Heritage Committee held a public hearing on November 24, 2008 to consider a request by property owners, Richard and Jan Carsel, to add said property to the Master List of Historic Resources; and WHEREAS, said property was being considered for historic status, in part, because of its architectural style and design, and historic importance in San Luis Obispo; and WHEREAS, at said meeting, the Cultural Heritage Committee reviewed the historical documentation on the property and recommended that the City Council add the property to the Master List; and WHEREAS, this City Council considered this recommendation during an advertised public hearing on January 6, 2009, pursuant to Historic Preservation Program Guidelines established by Council Resolution No. 6157 (1987 Series). NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo based on the Cultural Heritage Committee's recommendation, documentation for the property on file in the Community Development Department, public testimony, the staff report, and on the City's Historical Preservation Program Guidelines, as follows: SECTION 1. Findings. The building located at 1118 Palm Street meets the Historic Preservation Program Guidelines for historic listing as a Master List Property based on findings of conformance with architectural and historical criteria. SECTION 2. Addition to Master List of Historic Resources. The property and buildings located at 1118 Palm Street are hereby added to the Master List of Historic Resources, based on historic documentation on file in the Community Development Department, as described in Exhibit A. SECTION 3. Environmental Determination. The City Council has determined that the above action does not constitute a project, as defined by Section 15378 of the California Environmental Quality Act and is exempt from environmental review. 0-3 - 1 AttachmeM 4 Council Resolution No. XXXX (2009)Series SECTION 4. Publish Revised Master List of Historic Resources. The Community Development Director is hereby directed to amend the Master List of Historic Resources to include the property listed above and to publish a revised Inventory of Historic Resources for public distribution. SECTION 5. Recording of Historic Properties. The Community Development Director is hereby directed to record the property's historic designation with the County Recorder, pursuant to State Law. Upon motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: The foregoing Resolution was adopted this 2009. Mayor David F. Romero ATTEST: Audrey Hooper, City Clerk APPROVED: Jo athanwell, City Attorney_ O 3-ao Attachmerd 4 Council Resolution No. XXXX (2009)Series EXHIBIT A LEGAL DESCRIPTION OF HISTORIC PROPERTY Following is a legal description of the property added to the City of San Luis Obispo's Master List of Historic Resources, by City Council Resolution No. #### (2009 Series): 1118 Palm Street, San Luis Obispo, California City of San Luis Obispo, Block 32, Portion of Lot 4 (Assessor's Parcel Number 002-325-008). Owners: Richard and Jan Carsel. 3 -��