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HomeMy WebLinkAbout03/02/2010, C4 - RECOMMENDATION TO ADD A CONTRIBUTING PROPERTY LOCATED AT 116 CHORRO STREET TO THE MASTER LIST OF HI council M..i�D.ic o j acEnba Repout °- c C I T Y OF S AN L U IS O B I S P O FROM: John Mandeville, Community Development Director Prepared By: James David, Assistant Planner SUBJECT: RECOMMENDATION TO ADD A CONTRIBUTING PROPERTY LOCATED AT 116 CHORRO STREET TO THE MASTER LIST OF HISTORIC RESOURCES. RECOMMENDATION: As recommended by the Cultural Heritage Committee (CHC), adopt a resolution adding the property located at 116 Chorro Street to the Master List of Historic Resources and removing it from the Contributing Properties List. DISCUSSION Background The property owners of 116 Chorro Street (Attachment 1, a 41 Vicinity Map) have requested that y x` their property be added to the .. Master List of Historic Resources. , The property is already on the Contributing Properties List. Avlc Historic listing as either a Master List or a Contributing Property requires a public hearing before ` - - the Cultural Heritage Committee -.- (CHC), nomination to the City Council and Council approval. __ _________ ___-.__-___ ___._ _ Existing House, 2009 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 Historic Preservation Program Guidelines. 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 historic character of the area" (City Council Resolution No. 6424 (1988 Series). While most Contributing Properties are located cz/ I Council Agenda Report - Master List, 116 Chorro Page 2 March 2, 2010 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. If the property is added to the Master List, the applicants have indicated a desire to apply for a Mills Act Historic Preservation Contract (Attachment 2, Property Owners' Letter). To qualify for the Mills Act program, the property must be on the Master List of Historic Resources. The Mills Act request will be a separate application if the property is added to the Master List. Site Data Applicants/Property Owners: Bob and Andrea Kamm Zoning: R-1 General Plan: Low-Density Residential Site Area: 6,890 square feet Site Description: The lot includes the four-bedroom house, a non-historic carport attached to the southern side of the house, and the original detached garage that has been converted into guest quarters situated at the rear of the property. ArchitecturaMstorical Background The property is located at 116 Chorro Street within the Anholm Addition. The Anholm Addition contains single-family residences with revival architecture including: Mission, Spanish Revival, Tudor Revival, and Craftsman/California Bungalow. The subject property's architecture is a unique mix that draws elements from a few of these styles. Elements such as the steep hipped roof, rectangular door framed by an arched opening, and French windows, suggest the home is part of the period of revivals often called French Provincial Style, popular from 1919-1935 (Online Architecture Guide, 2001). However; the turret entrance also suggests. French Normandy influences (Ibid, 2001). According to a Historic Resource Evaluation of the property authored by Betsy Bertrando (Attachment 3, Historic Resource Evaluation), the house differs from a typical Revival style home in that it is maw covered with shingles of uneven size. The asphalt shingle hipped roof is bowed outward about one foot above the eaves to emulate a thatch roof. The 1 windows are both double hung and fixed pane within the original sill and framing ` (Bertrando, 2009; Blumenson, 1977). In addition to the house, the property " contains other historic elements including: the-original detached garage1 that has been converted into guest quarters, a small stretch of an original Converted detached garage i" Council Agenda Report - Master List, 116 Chorro Page 3 March 2, 2010 low cobblestone retaining wall with a built-in barbecue in the backyard, a unique wall of Faulstich Brothers brick work on the northern property line, and wavy brick work on the chimney (Bertrando, 2009). The entrance to the home is accentuated by a turret, with a stained glass window highlighting the doorway. Landscaping and mature trees are interspersed around the lot. In 2002, a fire did extensive damage to the attic area, taking out a large portion of the roof at the rear of the house. Restoration efforts maintained the original building footprint and stylistic elements of the exterior, but the roof was raised six feet to bring living space on the second level into compliance with applicable building codes. The roof extension constructed after the fire actually enhances the verticality, evoking more of the Provincial stylistic influences in the eclectic house. According to Robert Jones (1929), in his book Authentic Small Houses of the Twenties, steeply pitched roofs and interesting entrances define old cottages of provincial France. Previous Owners The first owner on record was Michael C. Halpin, who constructed the original 40-foot by 38- foot frame residence in 1930. Halpin worked in the wholesale grocery industry, and eventually became Vice President and General Manager of Rand-Halpin and owner of Halpin's Food Market in Morro Bay. Halpin was very involved with the community and Cal Poly (Bertrando, 2009). The City's historic file designates this Contributing Property the Halpin House. The second notable owner was Harry J. Morris, who purchased the property in 1948. Morris was a founding member of a prominent San Luis Obispo insurance business, Morris & Garritano. Harry's son, Greg Morris, and grandson, Brendon Morris are the current principals with the insurance company. Another son, Michael, practices law at an old and respected firm in San Luis Obispo, Andre, Morris & Buttery (Bertrando, 2009). The Bertrando report contains a more detailed review of significant owners of the subject property and the associated impact these individuals had on the evolution of San Luis Obispo culture (Attachment 3). Property Improvements The applicants are committed to historic preservation and rehabilitation of their property. The Kamms have already completed improvements on the property, and have future improvements in mind that could be supported through a Mills Act contract. A list of items that have been completed and planned future improvements is included with the staff report for the Council's review (Attachment 4, Property Owner Improvements). The detached garage was converted to a guest house and a replacement carport was added in 1999. The applicants purchased the property some time later and now desire to demolish the carport since it is a modern addition that does not contribute to the property's historic value. The proposed 308 square foot replacement one-car garage has a 12:12 pitched roof to match G�-3 C Council Agenda Report - Master List, 116 Chorro Page 4 March 2, 2010 the existing house and tie into the turret-style entrance. A wood sectional faux carriage garage door is proposed. All finish materials will match the existing house. As recommended by the CHC, the Community Development Director has approved the plans for the new attached garage because it reflects the historic architectural style of the residence. The CHC supported the project based on findings of consistency with the Secretary of Interior's Standards for the Treatment of Historic Properties. Advisory Body Recommendation At its January 25, 2010 meeting, the CHC held a public hearing on the property owners' request to add their single-family home at 116 Chorro to the Master List of Historic Resources. The Committee voted 5-2 to recommend the City Council add the property to the Master List as the historic "Michael C. Halpin House" because it meets the following listing criteria in the Historic Preservation Program Guidelines: 1. Style: French Provincial and Normandy styles are preserved in the house. The structure's eclectic elements such as the irregular shingles and wavy brickwork make it a unique hybrid of styles. The house is a good example of revival architecture, which was once a popular style. In 2002, a fire did extensive damage to the attic area, but restoration efforts maintained the original building footprint and stylistic elements of the exterior. The roof was raised six feet to accommodate upper level living space. The roof extension actually enhances the verticality, evoking more of the Provincial stylistic influences in the eclectic house. 2. Architectural-Age: The structure was built in 1930 and is relatively old in the context of Anglo-American history in San Luis Obispo. 3. Environmental Design Continuity. The house is in a highly visible location on Chorro Street and stands as a good example of revival architecture popular in the 1920s and 1930s. The house is compatible with neighboring structures in the Anholm Tract that are also examples of revival architecture. 4. History-Person/Context. Despite the fact that a person or group was not associated with structure for at least two generations, notable past residents can be considered to have made significant contributions to the City through their association with business development. Michael C. Halpin was integral to the wholesale grocery industry as manager of the Rand-Halpin warehouse, which was constructed adjacent to the railroad and served as the primary source of delivery to the County. Harry J. Morns was a major influence on the insurance industry and his name carnes on with the Morris & Garritano Insurance office located at 1122 Laurel Lane. There were two recommendations in the CHC resolution; Master listing of the property and approval of the replacement garage. The CHC unanimously supported adding the property to the Master List of Historic Resources. The two "no" votes were based on concerns with the C4-1 Council Agenda Report - Master List, 116 Chorro Page 5 March 2, 2010 replacement garage. The two dissenting Committee members liked the proposed garage, but wanted more time to review it as a separate project at a future meeting. The majority of the Committee however was comfortable recommending approval of the garage, and it was subsequently approved by the Community Development Director through the minor architectural review process. 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 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. FISCAL IMPACT Adding the property to the Master List will have no fiscal impact on the City. ALTERNATIVES 1. Continue the item for additional analysis or research. 2. Deny the request to add the property located at 116 Chorro Street to the Master List of Historic Resources and keep it on the Contributing Properties List. ATTACHMENTS 1. Vicinity Map 2. Property Owners' Letter 3. Historic Resource Evaluation, Betsy Bertrando 4. Property Owner Improvements 5. CHC Meeting Minutes, January 25, 2010 6. Draft Council Resolution T. Council Agenda ReportslCommunity Development CARI20101CHC 118-09(116 Chorro)- Council 04_5� ❑-'� ` tta - entF-I 1 Fj MURRAY E� C n Jrl - ❑ �- ' [] C� WEST O � 1 ❑ El O J VICINITY MAP File No. 118=09 N 116 Chorro { Attachment 2 Bob and Andrea Kamm 116 Chorro San Luis Obispo, CA 93405 805 439 0667 Mr.Chuck Crotser,Chairperson November 3,2009 Cultural Heritage Committee City of San Luis Obispo 919 Palm Street San Luis Obispo,CA 93401 Dear Mr. Crotser: I am writing to you at the suggestion of Jeff Hook; Through Jeff,we are submitting a planning application for our residence at 116 Chorro,San.Luis Obispo,with the goal of having it added to the Master List with the ultimate intention of qualifying it.for acceptance under the Mills Act. The property is currently seen as,a Contributing Resource, We contracted with Bertrando and Bertrando for the historical research and are including a copy of their report. As you will discover,itis their recommendation that the property indeed be placed on the Master List. They see it as congruent with criteria 1,2 and 3 as applied to the city guidelines and California Public Resources Code(pages 11-12 of their report). We will leave the rest of the process to your good graces and look forward to discussing our application with you or anyone else deemed appropriate if and when it makes sense to do so. Thank you so much for your consideration. Sincerely, (:;iob an Andrea Kamm Attachment .3 t HISTORIC.RESOURCE.EVALUATION THE NUCHAEL, C. HALPIN HOUSE,(P40-0412157 ! 116 CHORRO STREET CITY of SAN LUIS OBISP09 CA APN 001-122-019 i.� Prepared for. Bob and Andrea Kamm 116 Chorro Street San Luis Obispo,CA Prepared by: Betsy Bertrando Bertrando&Bertrando Research Consultants 267 East Foothill Boulevard San Luis Obispo,CA September/October 2009 Attachment TABLE OF CONTENTS I IABSTRACT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 IINTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 PROJECT DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . . . . IMETHODS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Archival Research . . . . . . . . . 1 Field Investigation . . . . . . . . . . . ._ . . . :. . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 HISTORICAL BACKGROUND . . . . . . . . . Northern City of San Luis Obispo . . . . . . . . . . . . Anholm Addition . . 2 SIGNIFICANCE CRITERIA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 RESULTS 4 House History- 116 Chorro Street. . . . . . 4 Ownership . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 . . . . . . . . . . . . . . . . . . . . Michael C. Halpin . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Harry J. Morris . . . . . . . . . . . . . . . ......... . . . . . . . . . Field investigation . . . . . . . . . . . . . . Previous Study 9 SIGNIFICANCE DETERMINATION . . . . . . . . . . . . . . . 9 Architectural Criteria . . . . . . . . . 4 Criteria for Building Evaluations . . . . . ._ . . . ._ . 10 . . ... . . . . . ... . . . . . . . . . . : . . . . . . . . . Historic Criteria . . ._ . . . . : • 10 RECOMMENDATIONS . . . . . . .. . . . . . . . . . . . . . 11 Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 .. . . . . . ... . . . . . . . . . . . . . . . . . . Review of Proposed plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 CONCLUSION . . . . . . . . . . . . . . . . . . . . . . 12 ADDENDUM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 -i- Attachment _3 1 ABSTRACT A request was made by Bob Kamm for an historic significance evaluation of a property located at 116 Chorro Street within the City of San Luis Obispo. This study finds that the house on the parcel is significant as .. j defrned under Criteria 1,2 and 3 in the California Public Resources Code and the City of San Luis Obispo.Guidelines and has been recorded as P40- 041215. Itis recommended that the property be placed on the City of San Luis Obispo Master List of Historic Resources, 1 INTRODUCTION IThe work carried out as a part of this study was conducted by Betsy Bertrando,of Bertrando&Bertrando Research Consultants(BBRC),who was assisted in the field by Luther Bertrando. Betsy Bertrando has over twenty years experience researching the cultural resources of the central coast The project property(APN 001-022-019)is depicted on the San Luis Obispo 7.5'quadrangle topographic map as existing in the City of San Luis Obispo at 116 Chorro Street Currently, the house is on the City's List of Contributing Historic Resources. PROJECT DESCRIPTION The owners and residents of the property,Bob and Andrea Kamm,have requested an historical evaluation for the 1930 residence. Changes proposed for the property are to remove an existing carport and replace it with an enclosed garage that is more in keeping with the style of architecture reflected in the house. The carport is not a part of the original house nor is it a contributing element on the property. METHODS Archival Research Background for the property was gathered by a search of the historical literature,maps, directories, newspapers,documents, unpublished manuscripts,photographs and the internet. The purpose was to establish the historic use and people associated with the property. This included research to investigate if historic events or persons important to the history of the City of San Luis Obispo were.a part of the period of significance. The material used in the preparation of this report is from the following sources. • San Luis Obispo County Clerk/Recorder's Office-July 15,2009 • Private Archive of Bertrando.&Bertrando Research Consultants for a search of the historical literature,maps,and unpublished mapuscripts. Halpin House, Chorro St,San Luis Obispo-1 .. ��is Attachment 3 • City Directories,photographs and files available at the San.Luis Obispo County . Historical Museum-August 20,2009 1 0 City of San Luis Obispo Community Development Budding History and Permit Files August 20 and September 10,2009. Cal Poly Special Collections-City of San Luis Obispo Building Permits with the aid of Dean Miller. • Internet-For information on the former residents and their local business connections: Fidel Investigation A preliminary field investigation took place August 13,.2009,with a survey of the residence and grounds. This was followed by a more thorough investigation on September 7, - 2009 accompanied by Luther Bertrando. Notes were made and photographs taken on the later date,in particular,regarding the original features and changes that have been made to the structure. HISTORICAL BACKGROUND The earliest known recorded European contact in San Luis Obispo occurred on September 6, 1769 when the first Spanish land expedition,led by the Governor of Baja California,Gaspar de Portola, arrived from Loreto,Baja Sur,via San Diego. At that time,Fr. Crespi gave the name La Canada deNatividad de Nuestra Senora near the location where Mission.San Luis Obispo de Tolosa was founded three years later(Engelhardt 1933).. In 1850, Surveyor William Hutton laid out the grid pattern of streets that remain today in the older sections of San Luis Obispo surrounding Mission San Luis Obispo de Tolosa From the survey,a map was made of the town in 1862. Rejected as a pueblo by the United States Government,the town was finally given title to 640 acres in 1867. With this award,title claims to land could then be considered. Northern City of San Laic Obispo The county road(Santa Rosa StreeUHighway 1)to Rosaville(Cambria)was first surveyed in 1868 by R R. Harris. As neither Broad nor Chorro Streets crossed over Sterner Creek, it was the only.road to the north coast from San Luis Obispo. Later,Broad Street was extended north to meet with the road to Cambria. It served as access to ranches along the way. By the mid-1870s,bridges were constructed and improvements were made to the streets in San Luis Obispo. A brisk downtown business core had developed The town was incorporated and Town Trustee's were replaced by a Common Council composed of a Mayor and five Councilmen(Carotenuti 2006). Halpin House,116 Choreo$t,San Luis Obispo-2 Attachmeilt 3 A sketch map of San Luis Obispo.drawn in.1894 illustrates a crossing on Arroyo Huerta Vieja or Sterner Creek.allowing Broad Street to continue north to meet Santa Rosa Street The 1897 USGS quadrangle map for San Luis Obispo depicts Broad Street crossing Foothill l Boulevard with a slight jog at Foothill Boulevard to join it on the way nordL ChorroStreet still did not cross Stenner Creek. Plans were made for a bridge on Santa Rosa Road to cross Stenner 1 Creek in 1904(Tognazzini 1903). It wasn't until the Mt. Pleasanton Tracts 1 and 2 and the Anholm Addition were developed by 1928 that Chorro Street went through between Stenner Creek and Foothill Boulevard Anholin Addition The project parcel was carved out of the northern leg of the 1927 Anholm Addition that bordered the earlier 1923 Mount Pleasanton Square No. I Addition. Originally,the old Venable Ranch, the brothers George and.Chris Anholm split the acreage when it was purchased from Alice Venable in 1918. George received the northern half consisting of 79 acres(Deed Book 125:83)and Chris the southern portion of 83 acres(Deed Book 125:81). George moved into the I old Venable house and Chris built.a new house on Garden Creek. The Venable house and barn straddled Venable Street before the tract was formed with the house near Chorro Street and the barn on the south side of Venable Street. During the 1920s,both the Anholm brothers sold portions of the Venable Ranch to Carlos Serrano. In 1922,George sold 47.7 acres west of Broad Street and later in 1929 Chris sold another 30 acres on the slopes of Cerro San Luis Obispo to Serrano (Bertrando 2009). Later,the Venable house was sold to Walter Ramage, and in 1948,George Anholm and his wife Kirstin built anew house on a smaller lot at 257 Chorro Street Eventually the Venable house caught fire and was tom down in 1962. The Venable name remains as one of the streets in the Anholm Addition. SIGNIFICANCE CRITERIA Effective in February 1999,changes made to the California Environmental Quality Act of 1970 (CEQA)removed thresholds of significance from the main document and relied upon criteria set forth in Public Resources Code,Section 5024.1 Title 14 CCR Section 4852. These revisions to qualifying criteria for determining the significance of a resource include the - following; 1. Is associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage: 2. Is associated with the lives of persons important in our past. 3. Embodies the distinctive characteristics of a type,period, region or method of construction,or represents the work of an important creative individual,or possesses high artistic value. Halpin House,116 Cboiro St,San Lois Obispo-3 C -rte Aftatchment 3 4. Has yielded,or may be likely to yield,information important in prehistory or history. Cultural resources displaying one or more of these criteria, may be considered significant r and thereby subject to special measures of avoidance or evaluation prior to any potential impacts. If impacts cannot be avoided then a mitigation plan is normally developed, CEQA ? directives regarding mitigation of cultural resources are also addressed in the Public Resources: Code. In addition,the City of San Luis Obispo has produced The Historical Preservation Guidelines which were adopted by the City Council,(resolution No. 6158)in 1987. This was amended by the City Council resolution No. 6857 to incorporate U. S. Secretary of the Interior standards for rehabilitation as informational guidelines. Standards for the Treatment of Historic Properties have been developed for preservation,rehabilitation,restoration and reconstruction projects and have been codified as 36 CFR Part 68 in the July 12, 1995 Federal Register(Vol 602 No 133). - It was also stated in an additional Historic Resources Survey Completion Report produced by the City of San Luis Obispo in 1992 that: "The City of San Luis Obispo has adopted specific criteria for.measuring the value of individual structures and districts. These criteria complement those of the National Register of Historic Place." (Lovell 1992:15) These criteria will be applied in this report. RESULTS The property parcel was originally the rear half of lots 1 and 2 that faced West Street when the Anhoim Addition was first depicted in 1927. After the second phase of the Mt. Pleasanton Square Addition was developed and Chorro Street connected through to Foothill Boulevard,lots 1 and 2 were divided west to east so that they fronted on Chorro Street House History-116 Chorro Street The lot was purchased in 1929 by Mike C.Halpin from George Anholm. An Application for Building Permit is on file at Special Collections,University Archives,Cal Poly. The permit gives the following information. The contractor for Halpin was W. J. Charters and the probable cost estimated at$5000. This was for the construction of a 40'by 38'fume residence and a 18' by 24:double garage. No architect was given.for the project. In 1998,the garage was converted into a bedroom and bath by the owner at the time,Paul Speidell. Speidell, a clinical psychologist,operated counseling services out of the home during the 1980s and early 90s. Unfortunately in 2002, afire did extensive damage to the attic area taking out a large Halpin House,116 Chonv St.,San taus Obispo-.4 achment 3 J portion of the roof at the rear of the house. During the investigation it was determined that a violation had taken place because the attic was being used as an upper level living space. The fire restoration plan kept the house in its original footprint but allowed for a upper level that would comply with the existing codes for living space. This necessitated extending the roof line l over a portion of the house another six feet. A second floor deck that extended across the rear of the building was a part of the project as well. — l In the staff report presented to the Cultural Heritage Committee for review on December l16,2002, several recommendations were made prior to the reconstruction of the fire damaged portion of the residence. .The"modem"sky lights on the roof would be removed.as they would no longer be necessary once the upper level was brought up to code and all of the character defining features would be preserved in the existing and reconstructed portions. The conditions placed on the reconstruction would insure that the historical character of the Halpin House . would not be adversely affected. The"Committee voted 7-0 to determine that the proposed replacement/addition is architecturally compatible with the historic house and consistent with the Secretary of the Interior's Standards for the treatment of Historic Properties..."(Minutes SLO CHC 2002). f Ownership Michael C. Halpin Michael C. Halpin's father,Michael Halpin(Sr.),was born in Ireland in 1856. He immigrated to the United States in 1872,no doubt driven by the Irish Potato Famine.that began in the late 1840s and continued on in that country for many years. Married in 1883,Halpin and his wife Margarite settled in San Luis Obispo in 1892. In the early 1900s they were living with their young son Michael C. Halpin(bom about 1897)and working at the Commercial Hotel on Monterey Street. Margarite died in 1906 andby 1920,Michael Halpin(Sr.)was living in Paso Robles. Son,Michael C. Halpin remained in San Luis Obispo after graduating from San Luis Obispo High School except for time spent m the army during World War 1. He went to work for the Channel Commercial Company in 1914 and"... except for a few short periods Halpin was in the wholesale business there m one capacity or another until 1961." (Curry n.d.) The Commercial Company occupied the brick building constructed.in 1912 that-is nowlmown as Railroad Square on Santa Barbara Street. The company was based in Ventura and was the largest wholesale grocery supplier between San Francisco and Los Angeles. In 1930, Mike Halpin moved into his new house at 116 Chorro Street with his wife, Adelaide and mother-in-law,Ann C. Wildman. Adelaide was a nurse who worked at General Hospital. By then, the Channel Commercial Company building, still a wholesale grocery warehouse,was operating under the name Coast Wholesale Grocery Company, with Michael Halpin as the Assistant Manager. He retained that position when the business had another name, Juillard-Cockcroft during the 1940s. The last twenty-two years of operation the warehouse was run by Michael Halpin and known as the Rand-Halpin Company. Old timers in the area still call Hatpin House,116 Cbonv St.,San Luis Obispo-5 l/ / Attachment 3 Ithe warehouse by that name. Halpin supplied 20 neighborhood grocery stores and was the Vice President and General Manager of Rand-Halpin and owner of Halpin's Food Market at 195 Main I Street in Morro Say. Active in the community,Michael was involved with the activities at Cal Poly as well. "Rand- Co. 230 Santa Barbara Ave. Nothing thing makes a sandwich taste better than the finest of ingredients. Ester Bird, student wife,prepares the fillings for the sandwiches for the hundreds of students who eat daily in EI Corral Roller Shop." (El Rodeo Yearbook 1949) - - Michael C. Halpin sold the house at 116 Chorro Street to Harry J.Morris in 1948 and moved just outside of the city limits and continued his business at the Rand-Halpin Company. By the time Halpin retired to.his home just north of San Luis Obispo in the 1960s,he had lived through many changes in the wholesale grocery business. The Channel Commercial Warehouse was constructed to be adjacent to the railroad that was the primary source of delivery to the county. The wholesale warehouse then in turn delivered to the neighborhood markets in a model T pickup. Later,refrigerated trucks made proximity to a railroad unnecessary(Franks 2004). Eventually, the end of the wholesale grocery business was brought about by the large supermarket chains that delivered wholesale groceries from their own warehouses to their own chains. Michael C.Halpin died in San Luis Obispo in 1984. The 1912 brick Channel Commercial Warehouse,that had many different names, remains at the same location and has been placed on the City of San Luis Obispo Master List of Historic Resources. It was purchased from Maino Properties by Cliff Branch who remodeled the building into office space. Currently under new ownership, it is in the process of restoration atter a previous fire damaged the stricture on November 11,2002. Coincidently, it was the same year that the fire damaged the Halpin House on Chorro Street. Harry J.Morris The second owner,Harry J. Morris,played a major role in the development of an insurance business in San Luis Obispo that first started in the 1800s. The business was opened on Higuera Street by Archibald McAlister in 1885. Later,McAlister became mayor and his son- in-law Ernest Vollmer took over the business under his own name,"Ernest Vollmer,Real Estate &Insurance." Pete Bachino joined the firm followed by Les Stockird. During the 1930s,Hairy Morris was a field representative working out of San Francisco for the Hartford Insurance . Company and doing business with Sachin, Stockird and Vollmer. By 1940, Vollmer's interests turned to ranching and the company was known as`Bachino& Stockird Insurance Brokers, Successor;to Ernest Vollmer." In 1948,Harry Moms moved from San Francisco to begin work at Bachino& Stockird. With his wife Anne and sons Greg and Michael in tow,.Harry bought the house at 116 Chorro Street. "Harry Morris, best known for his courtesy and integrity,earned ownership in the agency Halpin House,116 Chorre SL,San Luis Obispo-6 Attachment 3 Jwhen Les Stockird retired in the early Fifties." Later the sons of Harry Morris and Pete Bachino; Michael Morris and Robert Sachin,respectively,joined the business. Pete Bachino tragically lost his life in the plane crash of 1960 that took the lives of many on board traveling with the Cal Poly football team to a game in Ohio. Another Hartford Insurance man,Marvin Dee,joined Harry Morris and Robert Bachino in 1961 and the business became known as Morris and Dee. 1 i I Two others joined the business in 1975;Phil Chew and Gene Garritano. In 1986 Dee. retired and by 1989,Harry's son Greg Morris along with Gene Garritano were the sole owners of the company. The same year,Morris&Garritano Insurance moved to its current location at 1122 Laurel Lane. First with Hang,and.later joined by his son Greg and his grandson Brendan, three generations of the Morris family grew with the insurance business in San Luis Obispo that now has over eighty employees. Harry's son Michael and his grandson Kevin practice law at another old and respected firm in San Luis Obispo,Andre,Morris and Buttery. Most of the above information regarding the Morris family has been taken from the Morris&Garritano meb site found at bo://www.morrisorritano.com. Harry Morris sold the house on Chorro Street to Hugh Pine in 1957. Since that time there have been several owners and various renters until it was purchased by the current owners, Bob and Andrea Kamm in 2007 from Barry L. and Terrie Bender(OR 20070813222). Field Investigation The area adjacent to downtown is comprised of modest homes developed during the 1930s to house local government and commercial employees that worked in the City of San Luis . Obispo. It still houses much ofthe work force,however,the modest structures are increasingly enlarged to accommodate a more affluent population interested in the convenience of the location. The sheltering micro climate in the neighborhood tucked behind Cerro San Luis Obispo offers relief from the winds that blow down the Los Osos Valley from the ocean. The gently sloping site that contains the i Halpin House,also includes the original garage -that has been converted into a guest house, modem carport,a unique wall of Faulstich brick work on the northern property Iine and chimney/fireplace(figure 1). A low cobble stone retaining wall with a built in barbecue runs ' 4... east to west in the backyard. Mature landscaping and trees enhance the property which is kept in excellent condition. The architecture has been described in previous documents as"Tudor Revival." The F, is Faalatich briekworlc. house does not accurately reflect that influence which is typically characterized as half-timbering with casement windows and plastered walls Halpin House,116 Chum St,San Luis Obispo-7 with stone detailing. The Halpin House,however,is a part of the period revivals sometimes called Provincial Style that were popular between 1919-1935 as small housing tracts developed fanciful design elements(Prentice n d.). "History became such a preoccupation that the tendency to resurrect purely historical `styles'became an overriding temptation. ...historical continuity was lost in a swirl of historical recall where elements often had little relation to each other in regard to architectural expression." (Haggard 2008:28) a ; �,�< Ass � The Anholm Tract contains many examples of this type of expression with various revival styles including Mission, Spanish Colonial,Tudor and the `' ;t %aF•! ""'' ubiquitous Craftsman/Califorma Bungalow. There 5 are a few examples in the Anhohn Tract that don't quite fit the previous categories. The Halpin House is the most unique in the Anholm Tract as far as using an unusual mix of elements in the design and construction. The hipped roof is bowed outward about one foot above the eaves to simulate a thatch roof(Blumenson 1977). The rear roof extension that was constructed after the fire actually enhances the verticality that would align it more with the Provincial style of the French/Normandie Revival. T This was often portrayed as with"steeply pitched hipped pavilion roof conical tower,and French doors,"all elements found on the Halpin House (Carley 1994:193)(figure2). -. ' ' Where the Halpin House separates from an y of the revivalrovincial styles is in the exterior p ty wall rcure 2:Conical Tower Eubmace material. Where there would be typically a stucco or plaster exterior,the house uses an unusual shingle pattern that is deliberately varied in the length and width of the shingles. The application uses a wavy horizontal line that compliments the brick chimney(figure 3). Brick steps lead up to the front door that is under a conical turret. A stain glass window punctuates the entry way wall. With the �® exception of the shingles,the house has more of the - characteristics of a Normandie farmhouse. All of the design elements have been repeated in the former -- . -.. L detached garage(now guest quarters)at the end of the '�--- driveway(figure 4). Prior to the fire the roof was wood shingle. It t leas been re laced with asphalt shingles. The windows , - am both double hung and fixed pane within the Figure 3:wavy Pattern of Brick and shingle Halpin House,116 C6orro St,San Lads Obispo-8 Attachment 3 . 1 i original sill and framing. The same unusual exterior shingle pattern and other original elements were replicated.in the section that was rebuilt The garage that has been converted into : , guest quarters is consistent in style,design and materials as the residence. A French door is l centered within the original garage door asa part of the new use. A car port was constructed L to take the place of the garage at the same time.. Previous Study In 1992,a second study of historic resources was prepared for the City of San Luis Po-60" Obispo. Y Margaret b Mar et Lovell. After an Witial listing representing 400 properties, it became Figure 4.Guest Qaarrers in the Former Garage clear that the Anholm Addition had enough resources to be addressed as a part of the Mount Pleasanton/Anholm Historic District. This area contained 110 properties that were determined to be contributing and 5 that were for Master List consideration. The house at 116 Chorro Street was selected as one of the 100 candidate properties throughout the city to have a chain of title produced as a part of the selection process. The Historic Resources Inventory work sheet produced in 1991 for the Halpin House states that: "This house seems somewhat out of keeping for the city,possibly because of its wood shingle siding. It is in excellent condition,but does not seem to reflect its era of construction." Whereas,actually,the eclectic revival architecture of the Halpin House is quite unlike any other property in the City of San Luis Obispo and as the proposed Anholm Tract was never made an historic district,the Halpin House has to be evaluated on its own merits. Sometimes these eclectic revival designs don't fit into precise categories,yet often that is their uniqueness and visual appeal. A cursory check of the older neighborhoods in the City of San Luis Obispo found no other homes with the same wavy application of both brick work and shingles that are a part of the design of the Halpin House. SIGNIFICANCE DETERNMATION The Halpin House is already on the Contributing List of Historic Resources. However, the following three criteria(Architectural,.Building Evaluations and Historic)come from the City of San Luis Obispo Historical Preservation Guidelines and have been applied to the property at 116 Chorro Street to determine whether the property meets the city criteria for Master List of Historic Resources(City of San Luis Obispo 2007). Quotes are taken from the text of that document. Architectural Criteria The Architectural.Criteria is based on an evaluation of style and form of the building. Hatpin House,116 Chorro St,San Luis Obispo=9 Attachment 3 IThis includes the"relative purity"of a traditional style,and"rarity:" "Traditional,vernacular and/or eclectic influences"representing a social group or period,and the integrity of the . structure. The criteria also includes the"aesthetic appeal'and"overall attractiveness",as well as,an"expression of interesting details and eclecticism"even if the workmanship is not superior. Age in the context of the history of San Luis Obispo is also a consideration. I The eclectic influences of the unusual wavy shingle exterior and brickwork adds- to the appeal and visual interest of this well maintained property that is topped with a simulated thatch roof. It is a unique and rare example of the Provincial style, in particular,of French/Normandie Revival. The property meets the City of San Luis Obispo Guidelines as an historic property under this criterion. Criteria for Building Evaluations This criteria is based on evaluating the architect,if known. Italso includes evaluation of the"common environment"and"visual character"of the area in relationship to the subject structure. "Symbolic importance"and"serving as,a pivotal landmark"in the community and "compatibility"with the neighborhood are important considerations for evaluation. This includes being a part of a"geographically definable area with its own distinctive character." The property is an important part of the common environment as it represents the - popularity of historical adaptations in design at a period when revival architecture was at its peak. This is reflected throughout the Anholm Tract. The Halpin House serves as a distinctive representative of Revival Architecture. The property meets the City of San Luis Obispo Guidelines as an historic property under this criterion. Historic Criteria History-Person This criteria is based on a person,event or context. Whether or not a"person,group or organization"has been connected with the structure for at least forty years. N/A History-Event The historical event evaluated within the context of the City of San Luis Obispo Guidelines has to do with"social, political,economic,governmental,educational or other institutional event that has been important to the community." "A contribution which, though minor, nonetheless was important to the community"or an "interesting contribution only loosely connected with the structure..."is also a consideration. The unique contributions in the growth of two industries in the City of San Luis Halpin House,116 Chorra St.,San Luis Obispo-10 C�-�9 a Attachment 3 1 Obispo by Michael C.Halpin,and later Harry Morris,is reflected in the house that both men lived in through at period of change and growth prior too,and following World War,IL with the impacts they made in the business community. It meets the City of San Luis Obispo Guidelines as an historic property under this criterion. 1 History-Context This criteria deals with the associations andJllustrates "predominant patterns of political, social,economic,cultural,medical,educational, governmental,military,industrial,or religious history." (City of San Luis Obispo 2007:Appendix Q. The context will also be evaluated on whether the structure retains an original footprint or has been moved The home has associations with economic history,.housing people directly involved with major businesses with historical development within the community. The house retains its original footprint. It meets the City of San Luis Obispo Guidelines as an historic property under this criterion. RECOMMENDAIIONS As result of the research required for this report,it is recommended that the residence at 116 Chorro Street be upgrading from a contributing property to the City Master List of Historic Properties for the following reasons as applied to the city guidelines and California Public Resources Code criteria: 1. Is associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage. 2. Is associated with the lives of persons important to our past. 3. Embodies the distinctive characteristics of a type,period,region or method of construction,or represents the work of an important creative individual,or possesses - high artistic value. Criteria 1,2 and 3 apply to the Michael Halpin House. Criteria 1)The rise and fall of the history of independent grocery wholesale suppliers is also the history of Michael Halpin. The era beginning in the early Twentieth Century ended with the rise of large supermarket chains distributing to their own markets. Criteria 2)The son of an Irish immigrant,Michael Halpin.had the house built after his success in the grocery wholesale business that he served for almost fifty years. Starting at the bottom and working his way up,Halpin eventually owned the business at Railroad Square the last twenty- two years of his career servicing the groceries in the county. The second owner of the house, Harry Morris also made significant contributions to the insurance business that continues with Halpiu House,116 Chor ro St,San Luis Obispo-11 Attachment 3 his name-Morris and Garritano. Criteria 3)The architecture features unusual combinations of materials and styles that work I together bringing the influences into a well worked and artistic design. Summary f That the son of an Irish immigrant, who left Ireland to escape the Potato Famine,was to spend his life's work supplying food to the neighborhood markets in San Luis.Obispo is not without irony. That the patriarch of an ever enlarging insurance business that remains today with later family generations participating and remaining in the business is indeed a tribute t�.his courtesy and integrity. The unique Revival home at 116 Chorro Street remains to remind us of two unusual and hardworking men-Michael C.Halpin and Harry Morris,who significantly impacted the City of San Luis Obispo. Review of Proposed Plans "Once a property is added to the Master List,exterior building changes are possible, provided that such changes promote.the structure's original architectural style and character" (CHC Historic Properties Nomination/Monterey Heights Neighborhood 2009). The proposed removal of a non-contributing car portwith a garage replacement that continues the original architectural style and character of the house will only enhance the property. It will not affect the discussion of its upgrade to the Master List of Historic Resources. As stated previously,the. rebuilding of fire damaged attic did not deter from the significance of the property because the recommendations of the Cultural Resource Committee were followed. The following are recommendations for the proposed garage. • The garage should promote the original architectural style, character and materials of the house. • Defining architectural features should be incorporated into the new construction whenever possible. • A plaque stating that the property was built by Michael C. Halpin in 1930 would be an appropriate addition to the property. CONCLUSION The residence of Michael Halpin,and later Harry Moms, is found to be significant under Criteria 1, 2 and 3 of the California Public Resources Code. The building was recorded as P-40- 041215 and the DPR records have been submitted to the Central Coast Information Center,the acting clearinghouse for the California Office of Historic Preservation and the State Historic Preservation Officer for San Luis Obispo and Santa Barbara Counties. It is also recommended that the residence be added to the City of San Luis Obispo's Master List of Historic Properties. Halpin House,116 Chorre St,San Kris Obispo=12 _ C Ll Attachment 3 Any future changes to the character defining features of the property would require approval by the San Luis Obispo Community Development Department to ensure that proposed changes are consistent with the historic preservation guidelines(City of San Luis Obispo 2007). 1 Addendum There is a large stump remaining on the property next to the driveway and near the sidewalk Marry old timers remember the glorious,billowing shell pink-rose that once I a year took over the neighborhood The exuberant hybrid tea climber with the large flowers is called the Belle of Portugal(Belle Portugaise). First hybridized by Cayenx in. 1903, during the 1920s and 30s it was a very popular part of Califomia gardens. It grew 4 . over roofs,into the trees and held up old fencing. Perhaps the stump can be revived, -', Nr J`J although the extreme size of the climber which can range up to 30 feet,probably was in part responsible for its demise as it was so close to the sidewalk Hatpin House,116 4C9hom St,San Luis Obispo-13 Attachment '4 Property Owner improvements Completed The following is a list of improvements we've already made to our home at 116 Chorro in San Luis Obispo in the two years that we've owned and occupied the property. We believe this is one way to show the level of.commitment we have as we go forward with our request that the house be added to the Master List. 1. Painted entire house; took it from a barn red that was inappropriate to the style to.stone with dark trim. 2. Replaced white picket fence around front yard with wrought iron,,set back 6 feet from the sidewalk. 3. Planted sage and lavender in the area in between the fence and the sidewalk. 4. Changed out plants in front of house to white roses and lavender more appropriate to the style of a French eclectic house. 5. Covered side and back yard with shale gravel. 6. Did extensive repairs on irrigation system. 7. With Tree Committee's permission,removed eucalyptus tree beside driveway. 8. Planted the parkway with little gem magnolias and mallow(it had been barren and covered with impacted black gravel) 9. Installed copper rain gutters in key areas to control runoff. We intentionally did not place gutters on the front of the house to preserve the clean line of the eaves. 10. Installed concrete lips to control runoff outside upstairs doors leading to deck. 11. Built in book case in one of downstairs bedrooms. 12. Built in book case in one of upstairs bedrooms. 13. Removed and replaced 7 ceiling fans with fixtures appropriate to the style of the house. 14. Painted both bathrooms and replaced fixtures with those appropriate to style of the house. 15. Installed shelving for efficient closet utilization in both upstairs bedrooms. 16. Replaced carpeting and painted both upstairs bedrooms to be congruent with style of the house. 17. Repaired interior of original fireplace in so that it functions as originally designed with vents moving heat out into the living room. Proposed Following is a list of some of the things we'd like to do with our home over the next several years, finances allowing. 1. Garage as described in proposal. 2. Redo driveway with cobblestones. 3. Landscape front and back in style of French garden. 4. Bring all interior doors and trim and wood floors into the architectural style/period of the house. 5. Gut and redo kitchen French farmhouse style. 6. Enclose stairs and add wrought iron French banisters. 7. Continue to upgrade interior to bring all fixtures, etc., in keeping with style of house (real wood doors with the old farm look; real fixtures, etc.). Draft CHC Minutes - Attachment 5 January 25, 2010 Page 3 Condi n #3 requiring the increase in offset to six feet shall be modified to the four foot offse n on plans. The garage door shall be wood a as indicated in condition #3. (4) . ' n #6 shall be modified to all of concrete tile subject to final approval of the design by the Com Development Director. AYES: Committee Membe reska, Miller, Oliveira, and Kalkowski NOES: Vice-Chair C enter, and Chairperson ser RECUSED: None ABSENT: e The motion passed on a 5:2 vote. 2. 116 Chorro Street. ARCMI 115-09; Request to add ContribUting residence to Master Lot of Historic Resources and build replacement garage for non-historic carport addition; R-1 zone; Bob & Andrea Kamm, applicants. (James David) James David, Assistant Planner, and Britni Parsons, Planning Intern, presented the staff report, recommending the Committee support a recommendation to the City Council to add the property located at 116 Chorro Street to the Master List of Historic Resources, remove it from the Contributing Properties List and approve demolition of non-historic carport and replacement garage, based on findings and subject to conditions which he outlined. Committee Member Carpenter noted concern for reviewing Master list eligibility and the replacement garage at the same hearing. PUBLIC COMMENTS: Mr. and Mrs. Kamm, applicants, provided a brief Overview of the project and personal stories about improvements to the house. COMMITTEE COMMENTS: Committee Member Miller questioned if the applicant would be okay with calling the historic property the "Halpin-Moms" House. The applicant was agreeable. Committee Member Miller stated concerns about the findings in the staff report. Committee Member Breska thanked staff and applicant for including Betsy Bertrando's contribution. There were no further comments made from the Committee. On a motion by Committee Member Oliveira.. seconded by Committee Member Kalkowski. recommending to the City Council to add the property located at 116 Chorro Street to the Master List of Historic Resources, remove it from the Contributing Properties List and recommending the Community Development Director approve demolition of the non-historic carport and replacement garage. Draft CHC Minutes - Attachment 5 January 25, 2010 Page 4 AYES: Committee Members Breska, Davis, Oliveira, Kalkowski, and Chairperson Crotser NOES: Vice-Chair Carpenter, and Committee Member Miller RECUSED: None ABSENT: None The motion passed on a 5:2 vote. The Committee adjourned for a 10 minute break at 7'50 p.m.-8:00 p.m. 3. Cit -Wide. GPI 72-09; Introduction to the Draft Historic Preservation Or ance a Draft Hiostoric Preservation Program Guidelines; City of San Luis bispo — Co unity Development Department, applicant. (Jeff Hook) Jeff Hook, Senio lanner, presented the staff report, recommendin a Committee: (1) start reviewing the ft Historic Preservation Ordinance and Tab of Contents and first two chapters of the D Guidelines, (2) review public testim y, and (3) continue the Draft Ordinance and Dra uidel.ines update to the Februa 2, 2010 Cultural Heritage Committee (CHC) meeting. PUBLIC COMMENTS: There were no comments made from t public COMMITTEE COMMENTS: The Committee suggested schedulin special eeting for this item. The Committee requested infor ion be provided a ier for consideration. Staff requested direction o ommittee suggestions for akeholders. The Committee requested that Staff send uggestions in addition to Commi a consideration. There were no furthe comments made from the Committee. On motion by mmittee Member Miller , seconded by Committee ember Breska to continue the it to a the February 22" , CHC meeting. AYES: Committee Members Breska, Davis, Miller, Oliveira, Kalkows Vice-Chair Carpenter, and Chairperson Crotser NOES None REC SED: None AB ENT: None Th motion passed on a 7:0 vote. \ COMMENT AND DISCUSSION: Attachment 6 RESOLUTION NO. (2010 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO ADDING THE PROPERTY LOCATED AT 116 CHORRO STREET TO THE MASTER LIST OF HISTORIC RESOURCES AND REMOVING IT FROM THE CONTRIBUTING PROPERTIES LIST,CHC 118-09 WHEREAS, applicants Bob and Andrea Kamm, on November 3, 2009, submitted an application to add their Contributing residence to the Master List of Historic Resources; and WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo at a public hearing held in the Council Meeting Room of City Hall, 990 Palm Street, San Luis Obispo, California, on January 25, 2010, recommended the Council add the property located at 116 Chorro Street to the Master List of Historic Resources; and WHEREAS, the City Council conducted a public hearing on March 2, 2010, for the purpose of considering adding the property located at 116 Chorro Street to the Master List of Historic Resources and removing it from the Contributing Properties List(CHC 118-09); and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicants, interested parties, the records of the Cultural Heritage Committee hearing, and the evaluation and recommendations by staff,presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. The Council makes the following findings of consistency with Historic Preservation Program Guidelines eligibility criteria for Master List Historic Resources: 1. The house is eligible for the Master List of Historic Resources because it is a good example of French Provincial and Normandy styles. 2. The house is eligible for the Master List of Historic Resources because it was built in 1930 and is relatively old in the context of Anglo-American history in San Luis Obispo. 3. The house is eligible for the Master List of Historic Resources because it is in a highly visible location on Chorro Street and stands as a good example of revival architecture popular in the 1930s. The house is compatible with neighboring structures in the Anholm Tract that are also examples of revival architecture. 4. The house is associated with individuals who helped shape San Luis Obispo's history because notable past residents have made significant contributions to the City through their association with business development. SECTION 2. Action. The Council of the City of San Luis Obispo does hereby add the property located at 116 Chorro Street to the Master List of Historic Resources as the historic "Michael C. Halpin House"and remove it from the Contributing Properties List. cy -J� Resolution No. [ ] Attachment 6 Page 2 SECTION 3. Environmental Determination. The City Council has determined that the above actions do not constitute a project, as defined by Section 15378 of the California Environmental Quality Act and are exempt from environmental review. Upon motion of , seconded by and on the following vote: AYES: NOES: ABSENT: The foregoing Resolution was adopted this day of , 2010. Mayor David F. Romero ATTEST: Elaina Cano, City Clerk APPROVED AS TO F Christine Dietrick, City Attorney