HomeMy WebLinkAbout11/16/2010, C6 - RECOMMENDATION TO ADD THE PROPERTY LOCATED AT 1352 PACIFIC STREET TO THE MASTER LIST OF HISTORIC RE council
j acEn6A nepout Item Nu�rc6
C I T Y OF SAN 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 THE PROPERTY LOCATED AT 1352
PACIFIC 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 1352 Pacific Street to the Master List of Historic Resources.
DISCUSSION
I
Background j
The property owners of 1352
Pacific Street (Attachment 1,
Vicinity Map) have requested that "
their property be added to the
Master List of Historic Resources.
Historic listing as either a Master -
List or a Contributing property
requires a public hearing before the orf
Cultural Heritage Committee „
(CHC), nomination to the Cityztiffi %m
Council and Council approval. Existing House, 2010
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 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
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.
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Council Agenda Report - Master List, 1352 Pacific Page 2
November 16, 2010
If the property is added to the Master List, the applicants have indicated a desire to apply for a
Mills Act Historic Preservation Contract. 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: Matt and Sara Ritter
Zoning: R-2
General Plan: Medium-Density Residential
Site Area: 6,450 square feet
Site Description: The lot includes the historic single-family home, a recent laundry
room addition to the rear of the house, and a non-historic detached
garage with second-story secondary dwelling unit.
Historic District: The property is not located within a historic district, but several
districts are located nearby, including the Downtown Historic
District to the northwest, the Old Town Historic District to the
southwest, and the Railroad Historic District to the south.
ay ` Subject property and vicinity
ArchitecturaUHistorical Background
The architectural style of the home at 1352 Pacific Street is California Bungalow,
characterized by a low pitched gable or occasionally hipped roof with deep, unenclosed eave
overhangs, exposed rafters, and decorative beams or braces under the gables. The style also
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Council Agenda Report - Master List, 1352 Pacific Page 3
November 16, 2010
features full or partial front porches with prominent porch supports and an offset entryway,
and can have either wood or stucco exterior siding.
This particular California Bungalow is known as a "Pedder Plan Home". At the end of the
First World War, America faced a housing shortage. To address this issue companies such as
Sears Roebuck developed pattern book and kit homes. Architectural plans were mass produced
and available in popular magazines of the day (Attachment 2, Historic Evaluation Report by
Bertrando). Pattern books with photographs and floor plans were published by architectural
firms for those building houses of not more than six rooms (Bertrando). Kit homes and pattern
books were purchased and distributed to Americans nationwide.
A.R. Pedder and Mt. Diablo Construction Company teamed up to provide affordable custom
housing based on pattern books to Americans for payments as low as $20 a month. The San
Luis Obispo Chamber of Commerce requested A.R. Pedder and the Mt. Diablo Construction
Company make a presentation to local business owners in late 1921 (Bertrando). The home
built at 1352 Pacific Street was the first of at least eighteen Pedder Plan Homes built in the
City of San Luis Obispo during the company's two and one-half month operation in the
community (Bertrando).
Due to the popularity of the Perspective view of house
California Bungalow architectural
style, many still exist in the City of
San Luis Obispo today. The home at
1352 Pacific Street is in excellent *mss
condition, with coordinated site - -�
elements such as well-maintained
landscaping and a brick Hollywood - �� °" ,^A "
drive. It is a unique California
Bungalow because of its association ,� y
with a significant event, postwar
affordable housing, and person in
the community's history.
]Previous Owners
According to the Historic Resources Evaluation prepared by Bertrando, Charles John Kelly
and his wife Edith purchased the property at 1352 Pacific Street for $10.00 and moved into
their Pedder Plan California Bungalow in 1921. Charles John Kelly was the District Manager
for Midland Counties Public Service Corporation for twenty-two years (later known as PG&E)
and also served as a Chamber of Commerce board member for the City of San Luis Obispo.
He was instrumental in bringing electricity service to the Central Coast, which had a beneficial
effect on the community. Charles John Kelly died in 1942 and his wife Edith continued to live
in the house until her death in 1950.
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f �
Council Agenda Report — Master List, 1352 Pacific Page 4
November 16, 2010
Advisory Body Recommendation
At its September 27, 2010 meeting, the CHC held a public hearing on the property owner's
request to add their single-family home at 1352 Pacific to the Master List of Historic
Resources. The Committee voted 5-1 to recommend the City Council add the property to the
Master List as the historic "Charles John Kelly House" because it meets the following listing
criteria in the Historic Preservation Program Guidelines:
1. History-Person/Context. Despite the fact that a person or group was not associated
with the structure for at least two generations, Charles John Kelly can be considered
to have made significant contributions to the City through his work establishing
electricity service on the Central Coast.
2. History-Context: The house was the first of 18 "Pedder Plan" homes constructed in
the City as part of a push for affordable housing solutions to the housing crisis
following World War I.
3. Architect. The Pedder-Peppin team were notable architects that provided housing
plans used throughout California..
The CHC supported adding the historic "Pedder Plan" home to the Master List of Historic
Resources, but felt future Mills Act benefits should not include the garage and secondary
dwelling unit. The CHC also felt that historic documentation should clearly describe the
significance of Charles John Kelly's efforts to bring electricity infrastructure to San Luis Obispo
(Attachment 3, CHC Minutes, 09/27/10).
Effects of Historic Listing
Once properties are added to the Master List, they are eligible to receive and display a historic
plaque and apply 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 1352 Pacific Street to the Master List of
Historic Resources and designate it a Contributing historic property instead.
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Council Agenda Report - Master List, 1352 Pacific Page 5
November 16, 2010
ATTACHMENTS
1. Vicinity Map
2. Historic Resource Evaluation, Betsy Bertrando
3. CHC Meeting Minutes, September 27, 2010
4. Draft Council Resolution
T.•ICouncil Agenda ReportslCommunity Development CARI201WCHC 19-10(1352 Pacific)
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TABLE OF CONTENTS
Attachment .G]
ABSTRACT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
PROJECT DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
METHODS . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Archival Research . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Field Investigation :. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
HISTORICAL BACKGROUND- City of San Luis Obispo . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
PropertyHistory . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Goodall and the Southern Pacific Railroad . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
Central Addition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
ARCHITECTURAL and POLITICAL HISTORY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
Catalogues for Building Patterns and Kit Homes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Pedder and the Mt. Diablo Building Corporation- San Luis Obispo . . . . . . . . . . . . . . . . . . . . . ..'8
Home Builders Association . . . . . . . . . . . . . . . ... . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . 13
Epilogue . . . . . . . . . . ... . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
Pedder Plan Homes Remaining in the City of San Luis Obispo . . . . . . . . . . . . . . . . I. . . . . . . . . 16
SIGNIFICANCE CRITERIA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
RESULTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
House History- 1352 Pacific Street . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
Kelly Ownership History . . . . . . . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
Field Investigation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
Setting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
SIGNIFICANCE EVALUATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . . . . . . . . . . 21
Architectural Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Criteria for Building Evaluations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Historic Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
History - Person . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
History-Event . . . . . . . . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
History- Context . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . 23
-i-
C6-9
Attachment , 2
4 SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
RECOMMENDATIONS . . . . . . . . . . . . . . .
E Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
a CONCLUSION . . . . . . . . ._ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ._ . . . . . . . . . 26
ADDENDUM . . . . . . . . . . . . . . . . . . . . . . . .
C
g
REFERENCES CITED . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
Bibliography . . . . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . .
. ... . . . . . ... . . . . . . . . . . . . . . . . . . 27
Documents . . . . . . . ._ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
Newspapers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
Historic Photographs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
HistoricMaps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ._ . . . . . . . . . . . . 29
APPENDIX A:Project Location Maps
APPENDIX B: Pedder Plan Homes Remaining in San Luis Obispo
APPENDIX C: DPR Forms -
—ii-
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Attachment 2
ABSTRACT
A request was made for an historic significance evaluation of a
property located at 1352 Pacific street within the City of San Luis Obispo by
the owners, Mattand Sarah Ritter. This study finds that the house on the
parcel is historically significant as defined in the California Public Resources
Code and the City of San Luis Obispo Guidelines and has been recorded as
P40-041222. In an effort to recognize its historical importance, this report
recommends that the property be placed on the City of San Luis Obispo
Master List of Historic Resources
INTRODUCTION
The 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 002.342.026) is depicted on the San Luis Obispo
7.5 quadrangle topographic map as existing in the City of San Luis Obispo at 1352 Pacific
Street. Currently,the house sits two blocks away from Toro Street,the northeast boundary of
the Old Town Historic District. It has not been previously evaluated.
PROJECT DESCRIPTION
There is no project proposed for this property at the present time. The owners requested
the house evaluated to learn if the property is historically significant. Based on the findings,
they wished the house to be added to the City's Master List of Historic Resources if applicable.
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 came from the following sources.
• Private Archive of Bertrando&Bertrando Research Consultants for a search of the
historic literature, maps, and unpublished manuscripts.
Kelly House,1352 Pacific St,San Luis Obispo.1
C6-11
s
Attachment 2.
City Directories, newspapers, photographs and files available at the San Luis Obispo
County Historical Museum -September 18, October 18, 2009,January 8,15, 22 and 27,
2010.
City of San Luis Obispo Community Development Building History and Permit Files-
August 8 and December 29,2009.
• 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
and the Old North Davis Historic District.
• Matt and Sarah Ritter-The clients shared background on the,property that they had
already collected.
• On Kelly(son of the original owner)-Photographs and biographies of the Kelly family.
Field Investigation
The field investigation took place October 8, 2009, including a survey of the residence
and grounds with the assistance of Luther Bertrando. Notes were made and photographs taken
focusing on the original features and any changes that were made on the property in general and
to the structure specifically_
HISTORICAL BACKGROUND-City of San Luis Obispo
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 de Natividad 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
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).
Kelly House,1352 Pacific St,San Luis Obispo-2
C6-12.
Attachment 2
Property History
The project area was originally a part of the 16.87 acres owned by Tomas Herrera.. The
Herrera family also owned the two adjoining parcels to the north and east just outside of the
town boundary.
The Herrera family was a part of group of nine families who left Abiquiu,New Mexico
in 1843 traveling along the Old Spanish Trail to California. They settled as stock raisers in San
Luis Obispo along with the family of Josd Maria Quintana. Tomas X. Herrera served as the
second alcade of San Luis Obispo in 1845 and also asjuez de campo.(Blomquist 2003).
When Fremont's Battalion marched south heading to Los Angeles at the end of 1846,
they stopped in San Luis Obispo.
"Jos6 Maria Quintana and Tomas Herrera led the"army" of thirty Califomios who
marched out to greet him and surrender. Herrera, also a new Mexican had a very close
relationship with the Quintana family. He and Estevan's son Jos6 Maria obtained together
a land grant east of Paso Robles called San Juan Capistrano de Camote." (Rivara
unpublished manuscript)
In 1850, Tomas Herrera was appointed Superintendent of Water that began the long
history of the local water issues.
"Resolved, That a Superintendent of Water for the purpose of irrigation be appointed,
and that Tomas Herrera be the Superintendent. His duties shall be that he summon all
who have right of water to keep in order the dam and canals;that he shall advise all that
they have certain days for the use of water, and shall have power to recover a fine of
$5.00 from each who shall either take the water out of his turn or disobey the orders of the
Superintendent." (Angel 1883:132)
One of Herrera's first duties was to bring Pedro Marquiz to court for the crime of illegal
seizure of water for the purpose of irrigation. Apparently.Marquiz was diverting water coming
out of Reservoir Canyon to irrigate his own land. Marquiz was emphatic in his response
declaring that the waters had been granted to him by Tomas Herrera, not as claimed,to the
Mission Priest,Miguel Gomez. A scuffle ensued and the crime escalated rapidly, as well as the
penalty(Case-State v. Marquiz).
The assessors records for 1851, listed Herrera as being taxed$225 for lots and
improvements in San Luis Obispo as well as $900 of personal property. Ten years later his
assessment was $6,120 (Angel 1883). By 1870, Tomas Herrera and several of his children
owned acreage adjacent to San Luis Obispo along both sides of San Luis Obispo Creek
(Bertrando 1996) (Figure 1). Later documents began to use"Thomas"as the anglicized spelling.
Kelly House, 1352 Pacific St.,San Luis Obispo-3
C6-13
Attachment 2
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Figure 1:Petition for Land Presented 1871
Originally outside of the city limits when it was first incorporated in 1872,the Thomas
Herrera parcel became a part of the land developed by Edwin Goodall in 1887 along with 23.40
acres that was previously owned by Isaac Goldtree and the 14.56 acres of Antonio Herrera.
Edwin Goodall, his brother Charles and two partners had previously formed a company called
the Goodall,Nelson&Perkins Steamship Company later the Pacific Coast Steamship Company.
The Goodall brothers were also involved with the formation of the San Luis Obispo& Santa
Maria Valley Railroad and the development of Avila(Best 1964).
Goodall and the Southern Pacific Railroad
The Southern Pacific Railroad brought the biggest change to the county,however,the
change started well before its actual arrival to San Luis Obispo in 1894. Real estate developers
converged on the area to subdivide and promote tracts of land along the rail line. Plans were
made in 1886 to develop a hotel worthy of the visitors that would be coming to San Luis Obispo
on the train. The Ramona Hotel opened with great anticipation of the money to be made when
the Southern Pacific arrived in San Luis Obispo. It was constructed in the block bounded by
Johnson Avenue, and the railroad tracks between Higuera and Marsh Streets within the Central
Addition. Unfortunately, the elaborate Ramona Hotel burned to the ground in the early 1900s.
Loren Nicholson's Rails Across the Ranchos provides an excellent account of the players and
land deals that brought the Southern Pacific through the county(Nicholson 1993).
It was Edwin Goodall who had spearheaded the Ramona Hotel. In appreciation of his
efforts, other directors moved to name the hotel the Goodall but Edwin preferred a Spanish
name instead(Nicholson 1993). He also led the protest to keep the railroad from coming so
close to the Ramona Hotel preferring a route that followed Stenner Creek through town. Edwin
was unsuccessful in that effort, but not before many in town became concerned that the Southern
Pacific would loose interest in the already planned right-of-way through town. Goodall adjusted
his previous idea rapidly and formed the Goodall Syndicate in 1887 planning to have parcels
available for the expected growth in land interest that was fueled by the coming of the Southern
Pacific (Bertrando 2004). The Goodall Syndicate Lands was formed from three large parcels
(Figure 2).
Kelly House,1352 Pacific St,San Luis Obispo-4
C6-14
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Figure 2:Edwin GoodaUls Central Addition-1887
In 1887, the following ad appeared in the local newspaper.
The Goodall Syndicate Lands
City of San Luis Obispo
"Early in `87,Mr. Goodall and associates purchased the most eligible of the
unimproved lands in the City of San Luis Obispo. These are all located in the eastern part
of town, the best located,the finest and by far the most valuable and desirable part of the
city. The western part of town is somewhat low and open to the coast winds, while the
eastern is sheltered,besides having a proper grade and elevation-to give perfect,drainage
` and a perfect view. The lands purchased by Mr. Goodall, viz: the Buena Vista Addition,
the Central Addition, and the subdivision of Phillip's Addition have all been surveyed and
platted, and are now offered for sale in subdivisions at exceedingly low prices and on Very
reasonable terms. Streets have been laid out and graded, sewers laid and many valuable
improvements inaugurated,more especially in the Central Addition, in the center of which
the magnificent Hotel Ramona is being built.
Kelly House, 1352 Pacific St.,San Luis Obispo-5
C6-15
Attachment 2
i
The street railroad is now in operation, and is stocked with new and elegant cars.
These various improvements and others which are being made,have added materially to
the prosperity of the city.
The parties interested in the Goodall Syndicate Lands in San Luis Obispo have had
unusual and unrestricted opportunities of familiarizing themselves with the comparative
advantages and prosperity of the different coast communities and cities. After thorough
investigation and consideration, San Luis Obispo was their choice._They knew that
while San Diego and Los Angeles were pleasant places to live in. San Luis Obispo
famished the denizens of these Southern Counties the staples of life. Their wheat,
barley, hay, beans,butter, fruit, cheese and live stock, as well as the asphaltum and
bituminous rock to pave then-streets.
There is no boom in San Luis Obispo now,but there will be when people learn, as they
will later, that it offers better land at a lower cost, on which crops can be raised without
irrigation, better and more equable climate, surer and larger crops, abundant rainfall,
richer soil,finer fruit,more beautiful scenery, a more diversified and interesting country
than any county in California, south of San Francisco.
Settlers or speculators cannot make a mistake by purchasing in San Luis Obispo, either
city or county, at the present time and prices." (Nicholson 1993:62)
Central Addition
Several years went by before some of the "improvements"actually took place. It was in
1894, that Goodall and Howard presented San Luis Obispo with an application to run a street
railroad franchise from the Ramona Hotel into town. Land sales had gone very slowly and it
wasn't until just before the arrival of the Southern Pacific Railroad in 1894 that the West Coast
Land Company reported sales of land in San Luis Obispo. Once again the lots in the Central
Addition were for sale(Nicholson 1993).
Block 12, containing the project parcel, was the block east of the Ramona Hotel which
took up all of Block 9. Eventually, Blocks 11 and 17 were developed as the site for the old High
School and later Junior High School when the High School was relocated to its present location
effectively cutting off Pacific Street through to the tracks (Kelly-unpublished recollections).
The Junior High was later replaced with a shopping center. Pacific Street was already stopped at
the San Luis Obispo Creek for lack of a bridge. The project.parcel on Pacific Street between
Johnson(formerly Essex Street)and Pepper(formerly Johnson Street)became part of an orphan
block.
ARCHITECTURAL and POLITICAL HISTORY
The project area reflects a discrete period of development in the history of San Luis
Obispo. After 1900, housing design was changing from the high style of the Victorian period
into a more egalitarian view that emphasized craftsman bungalows. The style developed first on
the west coast influenced by California architects, Greene and Greene (Haggard 2008). Often
five or six rooms,the bungalows had electricity, plumbing and gas ranges with a small detached
Kelly House,1352 Pacific St.,San Luis Obispo-6
C6-16
Attachment 2
garage at the end of the driveway. Framed by a wide and deep front porch with overhanging
bracketed eaves, the interiors were simple, incorporating built-ins and wainscoting(Carley
1994). Informality with the interior space and a casual relationship with the outdoors and use of
natural materials were design principles that were incorporated into the house plans (Prentice et
al n.d.) The California Bungalow design became an important part of the urban landscape by
the end of WW I when there was aserious nationwide housing shortage. There was also a
political thrust to solving the housing problem.
"The United States Department of Labor initiated the `Own Your Own Home"
campaign in 1919, organizing a broad coalition of realtors, builders,bankers and
government officials to stress that good citizens owned their own homes, and that buying
a home immediately would be a patriotic act. The campaign was most vigorously
promoted by the National Real Estate Association. The goal in the short run was to end
the building slump and to curb unemployment, since a `a movement to erect homes would
automatically act to absorb idle labor.' But in a larger sense the homeownership policy
was a part of the conservative backlash against socialists,unionists and feminists known
as the Red Scare. The editors of the Los Angeles Times wholeheartedly supported the
campaign, writing that`the man who owns his own home will never raise the red flag of
anarchy over it.' Home ownership, it was hoped,would stabilize the working class and
curb labor unrest. Later the government policy took the form of Herbert Hoover's Better
Homes in America, a nationwide organization of local committees with Hoover,the
Secretary of Commerce, as President. Better Homes extended its ideological focus on the
working-class homeownership to include an endorsement of full-time homemaking for
women. The government policy was forceful enough to eclipse the debates of the
previous era in which housing reformers had questioned whether homeownership was in
the best interest of the working class and feminists had proposed a radical reorganization
of domestic labor" (Flynn 1986:26,27)
There was an economic thrust as well. Capitalist expansion created through business
mergers became invested in mass production. With the housing boom brought mass
consumption fueled by advertising that was carefully planned by businesses involved in
supplying the needs of the home owning public(Flynn 1986).
Catalogues for Building Patterns and Kit Homes
The growth of small single family housing was also responsible for another growth
industry. Architectural plans were mass produced and available in popular magazines of the
day. Pattern books with photographs and floor plans were published by architectural firms for
those building houses of not more than six rooms. Although,there was often an architect on
board to make requested adjustments to the house plans.
"It is not a complete service. That can only be obtained from the individual architect
who is engaged to manage the home building operation from first to last." (Jones 1929)
Very preliminary studies have shown that at least seventy-five different companies were
producing pattern book catalogues for housing nationwide. Others such as Pacific Homes, based
in Los Angeles, sold more-than 37,000 kit homes from 1908-1940 from their catalogues
Kelly House,1352 Pacific St.,San Luis Obispo-7
C6-17
Attachment 2
„j
n
b (Thornton et a12004). With so many companies producing plans,many looked identical in the
Pattern books, often only slight changes in the measurements denoted a difference. After all,
how much variety can one achieve with a four to six room bungalow. Well known Los Angeles
and San Luis Obispo architect,Carleton Winslow, offered the opinion that few houses were built
exactly to the standard plan and that often the client would specify changes to suit their special
requirements(Roland 1994).
One of California's most active builders from pattern books before, during and after WW
I was architect A. R. Pedder and the Mt. Diablo Building Company. Among their many projects
was the development of the Bowers Addition in Davis, California. Working with Pedder and the
c Mt. Diablo Realty Company in 1913,the Bowers Addition was an early attempt at making
a
amenities available to the general public. The subdivision offered exterior enhancements
unusual for the time. Grading the streets, installing cement sidewalks and curbs along with the
street side planting of.300 Black Acacia trees were not the norm. Pedder bungalows continued
to be constructed for the next ten years within the subdivision. A. R. Pedder and the Mt. Diablo
Company's development has been known since 1994 as the Old North Davis Historic District
(Roland 1994). The letterhead.for the Old North Davis Neighborhood Association features a
1913 Pedder bungalow.
Others active in this line of work were the Peppin family of Alameda. Two pattern
books were produced by the Peppins,but the only copies that were located during the research
for this report are in the San Leandro Library. In 1919,the Broadmoor Bungalow Book:a
collection of the latest and best designs, by John B. Peppin consisted of 88 pages and was in its
third printing. Later in 1923, the Oakland Bungalow Book: a collection of the latest and best
designs, by John B. Peppin, assisted by R. F. Peppin. This pattern book consisted of 72 pages
with photographs and plans. During this period, Clarence and R. F. Peppin joined forces and
began working for A. R. Pedder.
Pedder and the Mt. Diablo Building Corporation - San Luis Obispo
A. R. Pedder and the Mt Diablo Construction Company were requested by the San Luis
Obispo Chamber of Commerce to come and make a presentation to the local business
community. On October 18, 1921 A. R. Pedder presented his vision for San Luis Obispo on the
front page of the local newspaper.
"Pedder Pian of Home Building is Explained"
"Preliminary presentation of the Pedder Plan of home building was presented by
President A. R. Pedder and Vice President Green of the Mt. Diablo Construction
Company at an informal meeting with a number of the directors of the Chamber of
Commerce last night.
Mr. Pedder explained that they propose to make it possible whereby a man who owns a
lot can through a system of fust and second mortgages financed through the banks and the
business men of the town build a home when it would otherwise be impossible to do so.
The houses range upwards from$3,300. and are all of the same type of modern
construction,but each house is different in plan and appearance. The man for whom the
Kelly House, 1352 Pacific St.,San Luis Obispo-8
C6-18
Attachment 2
house.is built pays for the house at the sate of $20. or more dollars per month,according .
to the individual agreement,plus interest at a rate not to exceed seven per cent. Under this
plan it is proposed to build not less than twenty-five homes within a period of 90 days
after construction is started.
In Palo Alto they have built twenty-five homes and 100 are now under construction
there. Reports from banks, chambers of commerce,material and business men tended to
prove that in every,community they had operated they had started the building ball a-
rolling. They only build four,five and six rooms, one story stucco bungalows,having
100 floor plans and 100 exteriors for the buyer to choose from. On a request from a
buyer they will not duplicate the same house in the same town.
Some of the towns which have endorsed, financed and adopted their plan of home
building as being a solution for their housing problems: Watsonville, San Jose, Santa
Clara,San Mateo, Palo Alto, Burlingame, Hillsborough, Davais,Napa,Marysville, Rio
Vista.
Under their quantity method of building they are enabled to buy immense quantities and
pay cash. All savings in material go into the house, as they agree to file with the banks
and chamber of commerce a cost sheet showing what everything costs, from whom they
buy, and what profit they will make. They are now building five or six room stucco
homes in San Mateo, Burlingame, Hillsborough and Palo Alto for$3,300. having all the
built in features that make a home worth while.
Local workmen are to be employed and all materials possible would be bought locally.
As last night's meeting was informal, no action was taken, but it was the consensus of
opinion of those present that a larger meeting of the Board of Directors and the
businessmen of the city should be held sometime later in the week so that the greatest
number of men possible should be made acquainted with the plan before going further in
the matter.
The exact time of the meeting has not been determined, but it will probably be held
Wednesday or Thursday" (San Luis Obispo Daily Telegram-October 18, 1921)
By the Thursday, the excitement was mounting and the meeting was again recorded on the front
page of the newspaper.
"Pedder Plan for Home Building is Endorsed"
"Eight of the fifteen second mortgages tMe placed with local people to insure the
building of fifteen homes-in San Luis Obispo for purchasers under the$20. a month plan
have.been taken with the Mt. Diablo Building Corporation, and it is hoped that before the
campaign is well under way twenty more will be subscribed.
Purchasers of a second mortgage so far are Dr. H. A. Gallup, A. F. Fitzgerald, S L
Furniture Company, R P. Howell,J. H. Hollister, Jr.,D. J. Riley,W. B. Martin and B. E.
Jesse, each taking a second mortgage for$1000. each. They are to approve of a home to
be built from plans chosen by the applicant who must own his lot,paying the$20. a
month and interest. The bank or any individual may supply the balance, taking a first
mortgage:
At a meeting last night at the Chamber of Commerce rooms attended by about forty
business men much interest was manifested in the plan of Mt. Diablo Building
Corporation to supply homes that are badly needed in San Luis Obispo.
A committee from the Chamber of Commerce had previously investigated the Company
and the homes it has built elsewhere. Business men and banks of Watsonville, Santa
Clara,Palo Alto, Sacramento and elsewhere complemented the company and its plans for
Kelly House,1352 Parc St.,San Luis Obispo-9
C6-19
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Attachment 2
Commerce,the banks and businessmen generally,endorse the Pedder Plan. If you
are interested in owning a home of your own, visit the company's office in the
Bradbury building next to the Elmo Theater, any day or evening, and the
proposition will be gladly explained. The Chamber of Commerce letter follows_"
"You]mow that a critical housing situation has existed in San Luis Obispo for more than
two years. It reacts on every kind of business, on the principal industry of this valley and _
on the good name of our city itself. Not only does it affect the present but it will have an
important bearing on our future, for a community that does nothing to relieve the housing
shortage today will lack proper growth and development.
Realizing this, the Chamber of Commerce has investigated various housing programs of
other communities and finally decided on the Pedder Plan as being the most practical,
eliminating the speculation and having the most to offer the prospective home owner.
The plan has been fully explained in the papers, and all information is available at the
Chamber of Commerce. The Chamber of Commerce secured Mr. Pedder by promising
him a quota of 30 houses,as it requires that many'to insure an important saving in
construction: We have secured Mr. Pedder in spite of the fact that other towns all over the
country were bidding for him He is here, on the ground_it is up to us now to assist him
in securing the quota of houses. We positively must not fall down where we have
committed ourselves as a community to a progressive and vitally necessary housing
Programs.
If you are contemplating building, will you not go into the details of the plan with Mr.
Pedder? If you know anyone who is renting a home and might be a prospect,will you
please communicate with the Chamber of Commerce? If you know of anyone who owns
a vacant lot which should be put to work to relieve the shortage here, will you tell him
about the Pedder Plan and what the Chamber of Commerce is trying to do, and urge him
to look into the.Pedder proposition. We want you to know that the Chamber of
Commerce is behind the Housing Plan with a real desire to see it succeed.
It has required a great deal of work to bring matters to their present state. The Housing
and Executive committees have worked hard and diligently. Now it is up to you,
members of the Chamber of Commerce,to get behind them and put it over. We want
every member of the Chamber of Commerce to at least come to the headquarters and see
the plans and specifications of these Pedder houses. We want every member to pledge
himself to see that one other person comes to at least see what the Pedder people are
offering the people of San Luis Obispo. As a member of the Chamber of Commerce you
should take a vital interest in this most worthy project. People by the score visit the
Chamber of Commerce headquarters every week, seeking houses to live in, and of course,
due to the shortage of houses here.
We could well afford to prepare ourselves for a few score more thrifty and home loving
people in this valley."
H.A. Gallup
President of the San Luis Obispo Chamber of Commerce(San Luis Obispo Daily
Tribune-October 31, 192 1)
The Pedder Plan hard sell intensified with articles and full page advertisements.
"Pedder Homes are on Exhibition"
"With$5000 worth of house plans being perhaps the most complete in the country for
houses costing in the neighborhood of$3300, the Mt. Diablo Building Corporation,
builders of Pedder Plan homes,now has an office in the Bradbury building next to the
Elmo Theater, where prospective homebuilders and others are invited to call and
Kelly House, 1352 Pacific St.,San Luis Obispo-11
C6-21
Attachment 2
investigate fully the proposition offered by this concern.
Many visitors have called at the office, having became interested in the home building
proposition through the advertising, and attracted by the exhibit of house plans, quite a
number of which are on convenient display on the walls of the room. Of those who have
called, a very encouraging number have stated their intention of having a home built
under the Pedder plan.
Briefly told,the Pedder plan is this: The owner of a lot may have a home built by this
company for$3300 or more, paying for it at the rate of$20 per month(or more if
desiring)on the principal and 7 per cent interest. No payment down is required.
As soon as there are 20 applicants for homes to be built, the company will bring its
construction organization here to commence work, this organization including the
superintendent of construction,the foreman and other heads of departments. As far as
possible local carpenters, local sub-contractors and local dealers in materials will be given
preference when the building work begins. _ -?
The personnel of the office force now here includes A. R. Pedder,manager;Guy Green,
vice president; C. C. Peppin,architect, and R. Peppin, auditor.
The Pedder plan has been approved by local banks, and individual businessmen who
have signed as securities for the prospective home builders who take advantage of their
plan." (San Luis Obispo Daily Telegram November 1, 192 1)
Details of the financing method appeared in several of the early full page advertisements.
"In Case You Are Not Familiar With the Plan,
It is roughly as follows:
First- You must own a clear lot of reasonable value.
Second-The San Luis Obispo banks will loan you 60%of the house.
Third-The businessmen will loan you 40%of the house..
Fourth-To the bank.you only have to pay the interest, 70/e.
Fifth-To the business man you pay$20 on the principal and interest at 7%.
Sixth- You can pay more at any time and save on the interest.
Seventh-You can pay it all at any time.
Eight-You can sell the properly and let the buyer make the payments."
Although each ad was different, they often contained a listing of the specifications for the stucco
bungalows.
"EXTERIORS
Cement foundation, crushed rock or blue rock roof. Exterior stucco tinted to suit.
Stucco porch columns. Hose bibbs back and front for your garden hose. Down spouts,
no drip of water from your roof. Full screens on all windows and outside doors. All
windows good size and well placed. Exterior paint to suit your individual taste. All
plumbing stacks enclosed down side of house. Enclosed space for water meter. Roof and
under floor well ventilated.
INTERIORS
Living Room
Plastered, tinted,indirect light, bookcase, writing desk, open fireplace.
Dining Room
Wainscoted,plastered, tinted,buffet,plate rail, three chain drop light fixtures.
Doors
Kelly House,1352 Pacific St.,San Luis Obispo-12
C6-22
Attachment 2
One panel,switches on all lights,good hardware, standard plumbing.
Bed Room
Plastered, tinted, chain(drop) lights, bureau and bed spaces wellarranged.
Bath
White enamel, standard plumbing medium, case and shaving mirror.
Sleeping Porch
Plastered,tinted, chain electric fixtures, five screened openings that are window size.
Windows could be installed at nominal cost. You can turn it into a permanent bedroom,
nursery or sewing room.
Sub Floor Throughout Entire House
By special arrangements with one of the largest oak floor concerns on the coast, we will
install a select grade oak floors(finished)at an additional cost of 24 cents a square foot in
any rooms you may wish_
Kitchen
White enamel, standard plumbing, boiler and sink(boiler enclosed), breakfast nook
white enamel(seat and table),bracket and ceiling light, built in cabinet(bins and
drawers), Magnesite sink,frame and splash board(clean and sanitary), cooler,venting top
and bottom.
We have added to the houses we build here more than was in our Santa Clara homes_
sub. Floors throughout the entire house, electric door bell, stucco porch buttress, an extra
kitchen case, stucco belt course, cut up lights and the kitchen piped for gas."
Notices of Pedder Plan home construction begin to appear in the newspaper.
"Mt. Diablo Building Corporation report breaking ground for a six room modem stucco
bungalow for Benjamin Tonini to be erected on Santa Rosa Street between Mill and
Peach, next door to the present owner." (San Luis Obispo Daily Telegram-November
18, 1921)
"Another New Home"
"Work was commenced today by the Mt. Diablo Corporation on a Pedder-Plan home
for Alain Kaiser, assistant cashier at the Union Bank. His new home will be located on
two and on-half acres that he has purchased on Peach street, between Grove and Park
streets." (San Luis Obispo Daily Telegram-November 19, 192 1)
"Another Pedder Plan Home"
"The Mt. Diablo Building Corporation reports breaking ground for a new house for E.
C. Childers adjoining his present home on the extension of Pacific Street between Toro
Street and Santa Rosa." (San Luis Obispo Daily Telegram-November 21, 1921)
Home Builders Association
In November of 1921, articles began to appear in the newspaper suggesting that a
backlash had developed amongst the local contractors. A group formed that was named Home
Builders of San Luis Obispo to counteract A. R.Pedder and the Mt. Diablo Building
Corporation. The vice president of the Home Builders was H. E. Lyman, a well known local
architect,who proclaimed we"...don't need the assistance of any outside building concerns.."
(San Luis Obispo Daily Telegram-November 7, 192 1) Lyman also requested the city council to
Kelly House, 1352 Pacific SL,San Luis Obispo-13
C6-23
b Attachment 2
f hire a building inspector as soon as possible. Soon the Home Builders of San Luis Obispo were
running small ads in the newspaper trying to compete with the fiill page ads taken out by Pedder
Plan Homes(Figure 4). The ad that follows was one of them.
"Homes! Homes! Homes!"
C` .
We, the HOME BUILDERS OF SAN LUIS
'"k Y• OBISPO, want to have a little talk with you. While we
w ? have not the backing of the Chamber of Commerce,
e `
who have seen fit to endorse a foreign corporation,we
are appealing to the people direct.
We are all local meq most of whom have resided
s
here for years, and who have the best interests of the
city at heart the city where our businesses and homes
_
<� are located.
Outside corporations are building homes in this city.
Those homes are not built until THEY ARE
aD y "4 u FINANCED BY LOCAL MONEY.
We Can Meet Any Proposition Made by
Outside Concerns..
We are in the position to build a home for any person
who can finance the building. We are permanently
located here_we are not here today and gone
tomorrow. When we build homes the owners have the
satisfaction of knowing that the money goes towards
building the town as well as the individual home.
)f you are thinking of building call and see us before
making your decision.
WE DO NOT USE STOCK PLANS BUT
BUILID ACCORDING TO THE
Figure 4:Home Builders Ad-November REQUIREMENTS OF THE OWNER,AND CAN
8, 1921 BUILD HOMES OF ANY COST OR SIZE.
If you are thinking of building call and.see the
undersigned before making your decision.
LOCAL CONTRACTORS
John Chapek J. T. Anderson
W. J. Smith Neal O'Leary
F. D. Bray J. F. Faulstich
Chris Yager J.Piper
J. Jepson R.A. Rhodes
C. F. Follet Frank Tercis
H. E. Lyman J. Benedson
M. H. Stephens H. P. Hymoller
LOCAL ARCHITECTS FOR PLANS AND SPECIFICATIONS
W.McKinney, Wade Building W. C. Mead, Commercial Bank Building."
(San Luis Obispo Daily Telegram-November 4)
Kelly House, 1352 Pacific St,San Luis Obispo-14
C6-24
-a Attachment 2
Home Builders ran different ads in almost every newspaper for a period of two weeks. To
counteract the local contractors a first page article expressing the success of the Pedder Plan
Homes included a list of the local suppliers..
"More Pedder Homes Have Been Started"
"The Mt. Diablo Building Corporation report breaking ground for homes for the
following buyers.
..... William Wilder,modem six room bungalow on Pacific between Santa Rosa and Toro
Street; Grace Naylor, stucco bungalow on comer of George and Ruth Street;T. I
Bollinger, six room bungalow and garage on corner of Marsh and Essex Streets.
Mr. Bollinger will move with his family from San Franciso to San Luis Obispo as soon
as his new home is completed.
The company states that they have several more homes signed for. Names of buyers
and locations will be published as soon as the work commences.
True to their promise to purchase as much material locally as was possible the Mt.
Diablo Building Corporation have placed practically all their material orders with San
Luis Obispo material men.
Contrast with local dealers and craftsmen for materials and services contemplating a
total expenditure of nearly$100,000 on the thirty houses to be erected in San Luis Obispo
under the Pedder Plan have been signed by the successful local bidders and the Mt.
Diablo Building Corporation;builders of Pedder Plan houses.
While this approximate total of$100,000 is calculated on a basis of thirty houses there
are prospects of raising their number of houses to be built under the plan to forty,it was
stated today at the companies office.
Bidding for the business of the Pedder concern was keen, and in the case of the lumber
contract the local dealer won out over an outside bidder by less than$1.
Following are the names of the local dealers who were the successful bidders
Lumber-S. P. Milling Company
Lime, cement,plaster,lath-Pacific Coast Coal Company
Hardware,netting,paint-San Luis Hardware Company
Electrical wiring, etc. Valley Electric Company
Hauling-Globe Transfer Company
Plumbing-Hobbs and Wilder
Brick-San Luis Brick Company"
"...........and they state they can use a large number of local men, as carpenters,
plasterers, laborers,painters, etc." (San Luis Obispo Daily Telegram-December 5,
2010)
Advertisements for inviting the public to view the various homes under construction with
mention that the Mt. Diablo Building Corporation was still accepting applications for homes and
the second mortgage money would soon be exhausted. Suggesting an urgency, another ad
proclaimed that an Architectural draftsman was needed immediately and that the company was
"swamped." The last full page ad was in the first week of December.
The campaign was over by mid December. What was to be thirty to forty homes
probably ended at twenty at the most. In the last full page ad for the company was heading in a
different direction.
Kelly House, 1352 Pacific St.,San Luis Obispo-15
C6-25
Attachment 2
WHY?
Mr: C. W. Smith, the successful oil operator and capitalist of Santa Maria, after making a
personal investigation as one of the Santa Maria Housing Committee, going in person to
Watsonville, where we built twenty-five Pedder-Plan Homes,where he interviewed
Bankers, Business Men, Contractors, Material Men, Second Mortgage Endorsers, Home
Owners,went into homes we built and saw for himself—the class of work we do, and as a „
result.
TODAY ORDERED 9 PEDDER-PLAN HOMES
to be built by us for him in Santa Maria as a bungalow court, a total investment of
$50,000. He has confidence in Santa Maria and he also has confidence in our homes,..."
(San Luis Obispo Daily Telegram-December 5, 192 1)
The excitement and intense sales drive created by the Mt. Diablo Building Corporation and the
San Luis Obispo Chamber of Commerce had faded. The last building permit on file for a Pedder
Plan Home was dated January 7, 1922.
Epilogue
Eighteen building permits were located for the brief period between November 14, 1921
and January 7, 1922. The building permits list C. C. Peppin as the architect and Mt. Diablo
Building Corporation as the contractor, but they are Pedder Plan homes as the research suggests.
A few of the permits give the name Green as the builder. Guy Green was the Vice President of
Mt. Diablo Corporation.
Because the Pedder Plan Homes were supported by the Chamber of Commerce, a request
was made by this researcher to establish who was on the Board in 1921, or whether there are
records that would give more information regarding the members participation in the project.
This came about because of research on the eighteen building permits that were located. Three
of the permits were filed by well known members of the Chamber of-Commerce Board and it
appears others committed to the second mortgage. A check of the 1928 phone directory showed
that only three or four homes had the same name at the address that was on the permit in 1921.
The issue became whether or not the Chamber was encouraged to purchase homes and later used
them as spec houses for the program to be a success. One family that remained on their property
was Chamber of Commerce board member Charles Kelly who was also the first to purchase a
Pedder Plan home.
Pedder Plan Homes Remaining in the City of San Luis Obispo
An attempt was made for this report to relocate the eighteen homes that were in the
permit data base. Photographs and addresses of the nine remaining homes that were located are
found in Appendix B. One of the homes found on the permits was for the address 1908 Ruth
Street which is on the City Contributing List of historic properties. The design and attributes are
clearly not those of a Pedder Home. Either the addresses have changed or the Pedder Home was
demolished or moved prior to the contributing evaluation for the current property. Interestingly,
at the house at the corner of Ella and Ruth(2020), which was not on a Pedder Home permit,
exhibits many of their characteristics. Of the three homes originally along Ruth, the home at the
Kelly House,1352 Pacific St.,San Luis Obispo-16
C6-26
Attachment 2
comer of Ruth and George was the only one located. It has been completely remodeled with a
large addition to such a degree that only the porch outline gave a clue that perhaps it was
originally a Pedder Home. It no longer exhibits any of the design characteristics and should not
be inventoried as a Pedder Home. One of the homes was a duplex at 820 Pismo.Street. One at
the corner of Higuera(1449) and California has been converted into office space. One Pedder
Home is for rent at 360 Pacific and one for sale at 1624 Nipomo Street. Six of the nine
remaining homes are within a three blocks radius of the project parcel.
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.
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
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 60,
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
Kelly House, 1352 Pacific St.,San Luis Obispo-17
C6-27
- ' Attachment 2
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 Kelly House is located on Pacific Street between Johnson.Avenue and the railroad
tracks. Johnson Avenue at the time the house was constructed, was known as Essex Street and
Pepper Street along the tracks was known as Johnson Street. The area is currently outside of any
designated historic districts.
House History- 1352 Pacific Street
The Kelly House was constructed at the end of 1921. The original building permit dated
November 14, states that the owner was Charles J. Kelly; the architect, C..C. Peppin; and the
contractor, Mt.Diablo Building Corporation. Originally, the shared driveway led to two small
garages on the adjoining property. The house remained under the same ownership until the
death of Kelly's widow.Edith in 1950. Other permits located for the house were dated after
1950. During the ownership of Laurence Olsen in 1959, a permit was issued for driveway, curb
and gutter construction. Later in 1961,a metal garage was constructed on a 22'x 22'slab at the
rear of the property when owned by Peter and Mary Taylor. The Taylors lived at 976 Buchon
Street and evidently rented the house. They were also alerted to a hazardous wiring issue
(described as "over fused")that was corrected by Contractor Gallagher.
Recent changes were made by the current owners with an apartment over a new
garage/shop/music studio constructed at the rear of the property replacing the 1961 metal garage
on the same footprint. A new laundry room and covered porch off the back of the kitchen kept
the design details of the original house but was finished with clapboard of the period instead of
continuing the stucco finish on the exterior. All of the new construction on the property used the
materials that were recycled from the period or replicated with high quality materials.
Kelly Ownership History
The lot was purchased from W. W. and Maude F. Cherry by Charles John and Edith Orr
Kelly for$10.00. The Kelly's lived in the Foxen Apartments until their home was completed in
late 1921.
Charles John Kelly was born in Belfast,Ireland in 1883. His father, James Francis Kelly
was a coal merchant. James Kelly and his wife Bridget, had four children before his death in
1883 when Bridget was pregnant with the fifth. The following year Bridget and the children
sailed for New York. The children all eventually relocated to California after Bridget died in
1907. The youngest son, Charles Kelly was hired as an engineer and accountant for Stone and
Webster,a construction firm based in Boston and New York. The firm received a contract for
the construction of an electric power plant at Big.Creek,east of Fresno which brought Charles
Ke►ly House,1352 Pacific St,San Luis.Obispo-18
C6-28
r Attadanpr L `U
Kelly to California in 1913. Not long after his arrival,Kelly began to work for the San Joaquin
Light and Power Company.
In 1918, Charles married Edith Orr,a teacher and daughter
of the former mayor of Visalia. Soon after the San Francisco -
wedding, Charles who was stationed at Fort McDowell, moved to
Florida with Edith as he was scheduled to attend officer's training
camp. He was discharged from the military in 1919 and they moved = '
to San Luis Obispo where Charles became District Manager of
Midland Counties Public Service Corporation(Kelly unpublished
manuscript). Later in 1939,the company was taken over by Pacific
Gas and Electric Company. When Charles began his work in San
Luis Obispo County there were only 2,000 consumers of electricity.
"Construction of lines to outlying districts was begun in 1923,
the first being up the coast from San Luis Obispo to Morro Bay, y
Cayucos, Cambria, San Simeon and the William Randolph Hearst f..
ranch. The work of pioneering and signing users for this and ^
€ollowmg rural lines was accomplished by Mr. Kelly with the
assistance of the late State Senator Elmer Rigdon." . F ;•,
Figure 5:Charles Kelly
" Due largely to the efforts of Charles John Kelly, district
manager for the Pacific Gas and Electric Company, San Luis Obispo county ranks as one
of the most completely electrified non-industrial sections in the United States."
(Jespersen 1939:263)
Charles John and Edith Orr Kelly had two sons-Alfred Orr Kelly bom in 1923 and
Charles John Kelly,Jr.,bom in 1925
(Figure 5). Charles John Kelly,Jr.,
u: : •,, died in San Jose in 1945. Alfred Orr
Kelly currently lives in Maryland
and is a writer specializing in
military history. The photograph
. taken on the front porch of the Kelly.
residence are of the two sons with
` Y their friends,the Shipsey brothers
".. who are the grandsons of William
Shipsey, former mayor of San Luis
Obispo (figure 6). Both are from
y` local families who originated from
Ireland.
Figure 6:Left to Right-Tim Shipsey,Orr Kelly,Jack Kelly and
Jerry Shipsey on the Porch Steps
Charles John Kelly died in 1942,his
entire career spent as District Manager bringing electricity to the central coast. Edith Orr Kelly
remained in the home at 1352 Pacific Street until she died in 1950.
Kelly House,1352 Pacific St,San Luis Obispo-19
C6-29
Attachment 2
a Field Investigation- 1352 Parc Street
Setting
Many of the houses that were constructed during the same time period remain on the
1300 block between Johnson Avenue and Pepper Street. The house at 1360 Pacific Street was
also a Pedder Plan home constructed in December 1921,using the same architect and builder.
Pedder Plan built stucco bungalows are found in a broader area as well. Most are found just
outside the Old Town Historic District. Only one Pedder Plan home appears to have been
inventoried as a contributing historic property; 1166 Pismo Street at the northeast edge of the
Old Town District. Many residential properties to the east and north of the Old Town Historic
District and to the west of the tracks are still intact and have been overlooked as an historic
district.
The 1300 block of Pacific Street is comprised mostly of modest homes built prior to
1926. There is one relatively recent two-story apartment, within the middle of the block in an
otherwise intact area of well kept historic homes. At both ends of the block, former residences
have been readapted for use as office space.
a a
m
S.r
Figure 7:Front of the Keffy House
Structure
The Kelly House has been restored and is in excellent condition, with landscaping that
includes rare and drought resistant planting(Figure 7). The 50'by 130' lot has a shared driveway
on the southwest side. A brick wall is being constructed along the,northeast side of the rear
garden from bricks originally from the Fremont Theater. A small bicycle parking area uses
bricks originally from the Sandercock House.
Kelly House,1352 Pacific St,San Luis Obispo-20
C6-30
Attlachimot 2
The Pedder Plan stucco bungalow has
a low gable composition roof with tile on the
r ridge lines. Bisecting the gable is a smaller
gable that covers the centered front porch.
r The house has the original glass, frames, front
TV
door and hardware. The interior walls are
lath and plaster. Five foot high wainscoting
1 with plate rail remains in the dining room
(Figure 8). Picture molding even with the
f�•
tops of the windows and doors surrounds the
living/dining area. The wood flooring was
. replaced in the 1930s according to Orr Kelly
Figure s::Dining Room and the original glass front china cabinets
have been moved to an exterior wall in the dining area. The recent laundry room addition has
repeated the wainscoting, window type and
materials that were used in the original
construction of the house(Figure 9).
a
ffin
The two-story building at the rear of the ' - F ° � '^' A�
property was constructed in 2008. The n { l °° ..
wooden garage doors on the ground floor were t+ `
hand crafted and built by the owner Matt
Ritter. The walls are of corrugated metal with
a recycled old industrial window on the
southwest wall. The design attempts to
recreate the feeling of the previous metal shed w
that was located on the property. The upper :
level serves as living quarters and has been Figure 9:Laundry Room Addition
designed to complement the period of the
Kelly House. The mother-in-law apartment has a balcony that overlooks the garden(Figure 10).
SIGNIFICANCE EVALUATION
r
+ The Kelly House has not been previously
i` evaluated and sits outside of any of the Historic
.-- - Districts as currently delineated The following
l 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 1352 Pacific
Street to determine whether the property meets city
n criteria for an historic resource. Quotes are taken
Figure 10:New Garage/Shop/and Apartment from the text of that document(City of San Luis
Obispo 2007). .
Kelly House, 1352 Pacific St,San Luis Obispo-21
C6-31
Attachment 2
Architectural Criteria
The Architectural Criteria is based on an evaluation of style and form of the building.
This 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.
The 1921 stucco bungalow represents the period when, for the first time, house plan
catalogues and kit homes were made available to the working public. It was the first
Pedder Plan home to be built in San Luis Obispo and retains all of the characteristics of
craftsmanship and aesthetic appeal that made the company such a success throughout
California. The bungalow in.excellent condition. A small well designed laundry room
addition to the rear of the house exhibits the same materials and style of construction.
The property meets the City of San Luis Obispo Guidelines as an Master List historic
property under this criterion.
Criteria for Building Evaluations
This criteria is based on evaluating the architect, if known. It also 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 thirteen hundred block of Pacific Street has maintained much of its original
character with homes built in the late teens and early 1920s. Although the permit gives
the name of C. C. Peppin, as the architect, the home is a Pedder Plan Home. C. C.
Peppin and his brother Roy both worked for Pedder. They also had produced their own
house catalogues under the Peppin name. As architect for the Mt. Diablo Building
Corporation, C. C. Peppin worked locally while the homes were being constructed
making changes and adjustments to the plans when required The property meets the
City of San Luis Obispo Guidelines as a Master List 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.
Charles John Kelly was district manager for Midland Counties Public Service
Corporation and retained his title when Pacific Gas and Electric Company took over the
company. He served the county beginning in 1920 until he died in 1942. His
Kelly House,1352 Pacific St.,San Luis Obispo-22
C6-32
Attachment 2
outstanding contribution to our history was focusing on bringing electricity to the
outlaying rural districts of the county. During this important period of electrical growth
under his direction, San Luis Obispo County became ranked "as one of the most
completely electrified non-industrial sections in the United States." (Jespersen
1939:263) Kelly served his community in other ways as President of the Rotary and
Chamber of Commerce, serving on Grand Juries and holding memberships in various
associations and lodges. The property meets the City of San Luis Obispo Guidelines as a
Master List historic property under this criterion.
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 Kelly Home is the result of the two month intensive campaign conducted by
A. R. Pedder, architect and owner of the Mt. Diablo Building Corporation. The
campaign was aggressively and financially supported by the San Luis Obispo
Ch4mber of Commerce. The property meets the City of San Luis Obispo ...
Guidelines as a Master List historic property under this criterion.
History-Context
This criteria deals with the associations and illustrates"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 development of small four to six room bungalows to solve the critical housing
shortage that followed WW I,and make them affordable, led to catalogues of housing.r
plans that were produced in California. Instigated by the Federal Government, among
the most successful leaders in this field was.A. R. Pedder. For the first time, simple
worker housing was at the forefront of a program that had economic interests pushing
mass produced goods that were advertised to fill the numbers of houses being built. The
Kelly bungalow is an outstanding representation of this type of housing, in excellent
condition and on the original footprint. The property meets the City of San Luis Obispo
Guidelines as a Master List historic property under this criterion.
Pedder Plan homes have been recognized as important historic structures by communities
throughout the California and the Bay Area in particular.
Kelly House,1352 Pacific St,San Luis Obispo-23
C6-33
1 - Attachment Z
SUMMARY
The Kelly House has historical roots that originate with the Federal Government and end
at 1352 Pacific Street with Charles John Kelly. Evaluation was made based on the following
chain of events.
• Federal Government- Secretary of Commerce Herbert Hoover addressing the housing
shortage, red menace and the need from big business to develop mass markets under the
"Better Homes in America"policy. Speeches were given to business leaders, Chamber
of Commerce and Realtors to achieve this program.
• After WW I-California companies were touting house plan catalogues and kit homes to
-increase the housing market.
• The San.Luis Obispo Chamber of Commerce reviewed their options and decided to
invite A. R. Pedder and the Mt. Diablo Building Corporation to present their program to
the Chamber members and their associates.
• Backlash develops as Home Builders Association is formed by local contractors to
counteract Mt. Diablo Building Corporation
• Chamber of Commerce board member Charles Kelly purchased the first Pedder Plan
home,by C. C. Peppin, in 1921 and resided there until his death.
• Charles Kelly developed electrical service to outlying areas of the county during his
twenty-two year career as District Manager for Midland Counties and later Pacific Gas
and Electric Company.
• At least eighteen Pedder Plan Homes were built in the City of San Luis Obispo during
their two and one-half months of operation in the community.
RECOMMENDATIONS
As result of the research required for this report, it is recommended that the residence at
1352 Pacific Street be placed on the City Master List of Historic Properties for the following
reasons as applied to the 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.
Kelly House,1352 Pacific St.,San Luis Obispo-24
C6-34
Attachment 2
Criteria 1,2 and 3 apply to the Charles John Kelly House.
Criteria 1)The publication of catalogues full.of housing plans to solve the housing shortage was
taking place nationwide on a large scale. Communities in California had taken advantage of this
avenue for low cost housing. Many municipalities were using the Pedder Plans and the Mt.
Diablo Construction Company, that was based in the Bay area, to develop quality housing for
their inhabitants.
Criteria 2)The dedicated career of Charles Kelly was spent bringing electrical service to the far
flung reaches of the county. His work was at the forefront of providing electrical power to the
non-industrial parts of the United States. Kelly, as a member of the Chamber of Commerce
board,.was instrumental in bringing Pedder Plan Homes to San Luis Obispo.
Criteria 3)The Kelly home is the first Pedder Plan home,by their architect C. C. Peppin, to be
built in San Luis Obispo. The distinctive stucco bungalow was constructed by Pedder's Mt.
Diablo Building Corporation.
Historic District
It is also recommended that serious consideration be given to extending the Old Town
Historic District as there are many important properties to the north and east of its current
boundary. Another alternative would be the creation of a Central Addition Historic District as
the addition was one of the parcels that was developed by the Goodall Syndicate prior to the
coming of the Southern Pacific Railroad. Several blocks particularly in the Central Addition
have bungalows that reflect both the early1900s and the later period. There are houses that are .
also significant because of their inhabitants, such as the former home of Louisiana Clayton Dart,
San Luis Obispo's early historian, author and director of the San Luis Obispo County Museum
for many years. This home is in the 1300 block of Pacific Street that also contains the Kelly
Home. There are houses that were produced from catalogues and kits representing a growth
spurt around the 1920s that will soon be 100 years old. Interspersed throughout are homes of
even an earlier vintage.
Kelly_House,1352 Pacific St,San Luis Obispo-25
C6-35
Attachment 2
5 CONCLUSION
The Kelly residence is found to be significant under Criteria 1, 2 and 3 of the Public
Resources Code as well as all eight of the city guidelines. The building has been recorded as
P40-041222 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 strongly
recommended that this outstanding example of the first Pedder Plan residence in San Luis
Obispo be added to the City of San Luis Obispo's Master List of Historic Properties.
Any future changes to the characterdefining features of the property would require
approval by the San Luis Obispo Community Development Department to ensure that the
proposed changes are consistent with the historic preservation guidelines(City of San Luis
Obispo 2007).
Addendum
The current owner Matt Ritter,is an Associate Professor at Cal Poly and Director
of the Cal Poly Plant Conservatory. The garden shows his expertise in botany and has
rare specimens, some of which have originated from the garden of Robert F. Hoover, a
previous Cal Poly Professor who also studied and wrote on native plants. Matt has
continued enhancing the area by planting trees along the 1300 block of Pacific Street just
as A. R. Pedder had done in his 1913 Bowers Addition along the streets of the Old North
Davis Historic District
Kelly House,1352 Pacific St.,San Luis Obispo-26
C6-36
Attachment Z
REFERENCES CITED
Bibliography
Angel, Myron
1883 History of San Luis Obispo County, California. Thompson& West, Oaklang California.
Faa~smile reprint 1979 by Valley Publishers, Fresno, CA.
Bertrando, Betsy
1996 Annotated Index to the Historic Documents "Petitions for Land in the City of San Luis Obispo. "
Prepared for the City of San Luis Obispo.
2004 Historical Research for Five Properties in the City of Swj Luis Obispo. Reports prepared for Eric
Meyer.
Best; Gerald M.
1964 .Ships and Narrow Gauge Rails. .Howell-North, Berkeley, CA.
Blomquist, Leonard Rudolph
2003 California in Transition, The Sam Luis Obispo District 1830-1850. San Luis Obispo County
Historical Society, San Luis Obispo, CA
Carley, Rachel
1994 The Visual Dictionary ofAmerican Domestic Architecture. Henry Holt and Company,New
York.
Carotenuti,Joseph A.
2006 San Luis Obispo 1850-1876. Produced by Joseph A. Carotenuti, San Luis Obispo, CA
City of San Luis Obispo
1987 Historic Preservation Guidelines. Community Development Department
2007 Historic Preservation Program Guidelines. Community Development Department
Engelhardt,O. F.M.,Zephyrin
1933 Mission San Luis Obispo in the {valley of the Bears. Mission Sarna Barbara, CA-
Haggard,
AHaggard, Ken
2008 A BriefArchiiectural History ofSan Luis Obispo County. Central Coast Press,San Luis Obispo,
CA
Jespersen,Chris N.
1939 History of San Luis Obispo County, Its People and Its Resources. Publisher by H. M.Meier.
Jones,Robert T.,A 1. A.
1929 Small Homes of Architectural Distinction-A Book of Suggested Plans, Designed by the
Architects' Small House Service Bureau. Harper and Brother's Publishers,New York and
London.
Kelly House, 1352 Parc St.,San Luis Obispo-27
C6-37
Attachment 2
u Kelly,Alfred Orr
n.d. Edith Orr Kelly. Unpublished manuscript.
n.d. Orr Kelly. Unpublished recollections.
Lovell, Margaret
1992 Historical Resources.Survey II Completion Report. Prepared for the City of San Luis Obispo.
t McCreary, Alf
20M A Vintage Port-Larne and Its People. Greystone.
Nicholson, Loren
1993 Rails Across the Ranchos. California Publishing Associates, San Luis Obispo, CA.
Prentice, Helaine Kaplin and Blair Prentice
n.d. Rehab Right. Produced by die City of Oakland Planning Department.
Rivara, Donald
n.d. Unpublished manuscript-5 Great Grandparents, Francisco Es•tevan Quintana 1801-1880, Mdria
de Guadalupe Lujt* 1809-1884.
Roland, Carol, Ph.D_
1994 01d North Davis Historic District. DPR report prepared by Roland-Nawi Associates for the City
of Davis, CA.
Stillwell, , E. W. and Company
2006 West Coast Bungalows of the 1920.s. Unabridged replication by Dover Publications,NY.
Originally published in 1919 as West Coast Bungalows.by E. W. Stillwell&Company, Los
Angeles, CA.
Thornton,Rosemary and Dale Patrick Wolicki
2004 .California's Kit Homes. A reprint of the 1925 Pacific Ready-Cut Homes Catalogue. Gentle
Beam Publications,Alton, Illinois.
Documents
Case-State v. Marquiz
Petition for Land presented 1871 -deed to TomiLs de Herrera issued 1872
Newspapers-San Luis Obispo Daily Telegram
October 1, 1921 to January 15, 1922 were accessed at the San Luis Obispo County Museum and
reviewed for this project.
Historic Photographs provided courtesy of Alfred.Orr Kelly.
Kelly House,1352 Pacific St,San Luis Obispo-28
C6-38
r � Attachment 2
t
Hlatoric Maps
1870 Map of the Town o f San Luis Obispo.. Surveyed by Harris and Ward
1874 Map of the County of San Luis Obispo. R. R. Harris
1887 Map of the Central Addition to the City gfSan Luis Obispo
1894 .Sketch Map for the City of San Luis Obispo. Henderson
1926 Sanborn Fire Insurance Map
1954 Sanborn Fire Insurance Map
1988 City of San Luis Obispo Tract mut Sub&vision Map
Kelly House,1352 Pacific St,San Luis Obispo-29
C6-39
CHC Minutes
fthment 3
September 27, 2010
Page 2
RECUSED: None
ABSENT: Committee Members D nd Oliveira
The motion a a 5:0 vote.
PUBLIC HEARING ITEMS:
2. 1352 Pacific Street. CHC 19-10; Request to add a residential property to the
Master List of Historic Resources; R-2 zone, Matt and Sara Ritter, applicants.
(James David)
James David, Assistant Planner; presented the staff report, recommending the
Committee approve a resolution recommending the City Council add the property
located at 1352 Pacific Street to the Contributing Properties List of Historic Resources,
based on findings and subject to conditions which he outlined.
Matt Ritter, applicant, spoke in support of adding the property to the Master List. Mr.
Ritter discussed the historical nature of the site.
Betsy Bertrando, applicant representative, discussed how the project met all of the
criteria for Master List designation.
Committee Member Breska questioned the length of time the Kellys lived in the house.
Mrs. Bertrando replied that Charles Kelly had lived there for 20 years before he died,
and his wife continued to live there an additional 10 years.
Committee Member Costello questioned if there were many affordable housing projects
during this era. Mrs. Bertrando replied that there were not and that this house was
special and controversial at that time.
PUBLIC COMMENTS:
Eric Meyer, San Luis Obispo, spoke in support of the Master List designation because it
was the first of'its kind.
There were no further comments made from the public..
COMMITTEE COMMENTS:
Committee Member Kalkowski suggested the Committee look at the home in its historic
context. He disagreed with the staff conclusion and felt Pedder Plan affordable homes
were a significant event in San Luis Obispo history. Committee Member Kalkowski also
felt Charles Kelly made significant contributions to the community by bringing electricity
to the Central Coast. He supported Master List designation for the property with a
plaque describing Kelly's contribution.
Committee Member Breska agreed with Committee Member Kalkowski's comments.
She noted the importance of the building and the people involved.
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f �
CHC Minutes Attachment 3
September 27, 2010
Page 3
Committee Member Dandekar agreed with staff and did not support a Master List
designation because it is not architecturally significant. She noted that the recently-
constructed unit behind the Pedder Home significantly detracts from the historic context.
Committee Member Dandekar noted Charles Kelly's history is not compelling.
Committee Member Costello supported the Master List designation because of the
event, construction of attractive postwar affordable houses, and the person associated
with the house.
There were no further comments made from the Committee.
On motion by Committee Member Kalkowski, seconded by Committee Member Breska,
to adopt a resolution recommending the City Council add 1352 Pacific Street as a
Master List Property with conditions that a plaque is installed that identifies the historic
significance of Charles Kelly's work and the Master Listing is for the front house only.
AYES: Committee Members Breska, Costello, Davis, Kalkowski, and Carpenter
NOES: Committee Member Dandekar
RECUSED: None
ABSENT: Committee Members Davis and Oliveira
The motion passed on a 5:1 vote.
3. 1318 Pacific Street. CHC 76-10; Request to add a residential eicant.
ty to the
ster List of Historic Resources; O-S zone; Thom Brajkovich, (Brian
Le 'Ile)
Brian Leveille, ssociate Planner, presented the staff r ort, recommending the
Committee adopt resolution recommending the City C cil add the property located
at 1318 Pacific Stree o the Master List of Historic sources, based on findings and
subject to conditions whi he outlined.
Thom Brajkovich, applicant, sp a in supp of the project. Mr. Brajkovich noted that
the architecture and people involve sup rted the Master List designation.
Mary Kay Harrington, applicant poke support of the project Ms. Harrington
discussed the history of Louisi a Clayton D
PUBLIC COMMENTS:.
Eric Meyer, Sa uis Obispo, spoke in support of the aster List designation. Mr.
Meyer noted at the home was a great example of propert that warrant the Master
List of His c Resources.
Ther were no further comments made from the public.
C MITTEE COMMENTS:
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Attachment 4
RESOLUTION NO. (2010 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO ADDING
THE PROPERTY LOCATED AT 1352 PACIFIC STREET TO THE MASTER LIST OF
HISTORIC RESOURCES,CHC 19-10
WHEREAS, applicants Matt and Sara Ritter, on March 3, 2010, 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 September 27, 2010, recommended the Council add the property located at 1352
Pacific Street to the Master List of Historic Resources; and
WHEREAS, the City Council conducted a public hearing on November 16, 2010, for the
purpose of considering adding the property located at 1352 Pacific Street to the Master List of
Historic Resources(CHC 19-10); 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 the original
owner, Charles John Kelly, helped bring electricity service to the Central Coast; which
had a beneficial effect on the community.
2. The house is eligible for the Master List of Historic Resources because it is associated
with a historic event that has been important to the community; the house was the first of
18 "Pedder Plan" homes constructed in the City as part of a push for affordable housing
solutions to the housing crisis following World War I.
3. The house is eligible for the Master List of Historic Resources because it was designed by
the Pedder-Peppin team who played a significant role in California's history by providing
housing plans used throughout the state.
SECTION 2. Action. The Council of the City of San Luis Obispo does hereby add the
property located at 1352 Pacific Street to the Master List of Historic Resources as the historic
"Charles John Kelly House", subject to the following conditions:
1. The historic resource is the "Pedder Plan" home only. The detached garage and second-
story dwelling unit at the rear of the property are not eligible for Mills Act benefits.
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Attachment 4
Resolution No. [
Page 2
2. Historic documentation shall describe the significance of Charles John Kelly's efforts to
establish electricity service throughout the Central Coast.
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
APPROV D AS TO F RM:
i
pristine Dietrick, City Attorney
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