HomeMy WebLinkAbout05/03/2011, C5 - APPROVAL OF MILLS ACT CONTRACT FOR THE HISTORIC CHARLES JOHN KELLY HOUSE (CHCMA 4-11). c o �1/Ill M^�I l Meeline ✓
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C I T Y OF SAN LUIS OBISPO
FROM: John Mandeville, Community Development Direct
Prepared By: James David, Assistant Planner
SUBJECT: APPROVAL OF MILLS ACT CONTRACT FOR THE HISTORIC
CHARLES JOHN KELLY HOUSE (CHCMA 4-11).
RECOMMENIDATION
As recommended by the Cultural Heritage Committee (CHC), adopt a resolution approving a
Mills Act contract for the historic Charles John Kelly house located at 1352 Pacific Street.
(DISCUSSION
Background
In December 2000, the City Council (�--- —�
approved the Mills Act Program as an on-
going historic preservation program and
allowed up to 10 additional historic
properties to be included in the program
annually. No historic properties have
n b
entered into Mills Act contracts this
calendar year, but three are pending Council
approval including this request. Originally
begun nin 1996 as a pilot program, the Mills ���
Act Program allows the City to enter into
preservation contracts with the owners of Charles John Kelly House
designated historic properties who promise to preserve, maintain and in some cases, improve the
properties in return for property tax savings. As of December 2010, 44 historic properties are
benefiting from the program and realizing property tax reductions of 50 percent or more
(Attachment 2, List of Historic Properties under Mills Act Contracts). The City recently received
a request by the owners of the historic Charles John Kelly House to be included in the Mills Act
program for tax savings required to continue restoration and maintenance of the structure.
Advisory Body Recommendation
At its public hearing held February 28, 2011, the CHC voted 5-0 to recommend the City Council
approve a Mills Act contract for the historic Charles John Kelly house as described in the draft
Mills Act contract.
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i
Mills Act Contract for 1352 Pacific
Page 2
Property Description Charles John Kelly
Address: 1352 Pacific
Historic Name: Charles John Kelly Houset
Other Name: Pedder Plan Home
Owners: Matt and Sarah Ritter �, --
Current Use: Multi-family Residential
Zoning: R-2 (Medium Density Residential) a, -5
Status: Added to the Master List in March, 2010
Architectural/Historical Background
The historic home was constructed in 1921 by Charles and Edith
Kelley. It is a California Bungalow style characterized by a low }'
pitched gable, unenclosed eave overhangs, exposed rafters, and
decorative beams or braces under the gables. The house also features a front porch with
prominent porch supports and an offset entryway. This particular California Bungalow is known
as a "Pedder Plan Home". 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 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, 2010).
The City Council added the property to the Master List in March, 2010 as the historic `Charles
John Kelly House" based on finding that it meets the following listing criteria in the Historic
Preservation Ordinance:
L 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 1.
3. Architect: The Pedder-Peppin team were notable architects that provided housing plans
used throughout California.
Proposed Improvements
The applicant has demonstrated commitment to maintaining the historic home throughout its
ongoing restoration, and plans to undertake the following projects as part of the proposed Mills
Act contract (Attachment 3, Applicant's Letter):
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Mills Act Contract for 1352 Pacific
Page 3
1. Secure house to foundation
2. Repaint south-facing side to replace peeling/chipping paint within the first three years
3. Repaint the complete exterior of the house
4. Remake original screens for windows
5. Refinish wood flooring on front porch entry
6. Restore front porch stairs to original wood steps
7. Periodic trimming of large tree specimens in front yard
8. Replacement and maintenance of broken irrigation parts in front yard
9. Replace front porch light with an appropriate period fixture
10. Periodic patching of cracks in stucco around the base of the exterior walls
11. Repair plaster ceilings in back bedroom, old breakfast nook, and living room
Staff conducted a field visit and confirmed that the above mentioned items will help maintain
and enhance the historic character of the building. The attached draft Mills Act Contract
describes agreed upon improvements that address these items as well as other projects that will
enhance or maintain the building's historic character in an exemplary fashion. Staff supports the
applicant's request to be part of the Mills Act Program and recommends the Council approve the
attached draft Mills Act contract. The proposed Mills Act contract will apply to the historic
house only, and will not include the recently constructed garage and secondary dwelling unit.
Mills Act Contracts
Historic Preservation is an important goal of the City's General Plan, as described in
Conservation and Open Space Element policies 3.21.1, 3.21.4, 3.30.2 and Land Use Element
policy 4.12. By providing a financial incentive, the Mills Act Program is one of the most
effective preservation tools available to achieve these goals and encourage the preservation of
historic buildings. Commercial and residential properties on the Master List of Historic
Resources are eligible for the program. Mills Act contracts are prepared using standard language
provided by the State Historic Preservation Office. Standard features of the contracts include:
1. The County Tax Assessor assesses the historic property's value using a ``Capitalization of
Income" method. This assessment method can often result in significant property tax
savings, particularly for properties acquired after the 1990s. If the contract is canceled, the
assessment is gradually increased to market value basis over the remaining contract tern.
2. The property owner must promise to preserve the building and to use the :tax savings to
maintain and/or improve the historic building to enhance its historical value, exterior
appearance, structural condition, or longevity. Each contract includes an exhibit which lists
the maintenance and improvement measures for which tax savings will be used.
3. The contract is recorded, and is binding on subsequent owners, heirs, or assigns until the
agreement is canceled. There is a financial penalty for breach of the historic contract.
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i
Mills Act Contract for 1352 Pacific
Page 4
4. Mills Act Contracts have a minimum 10-year term. The agreement is self-renewing annually
for additional one-year terns, so there is always 10 years remaining on the contract until the
owner or City decides not to renew the contract. Once written notice of non-renewal is
given, the contract will remain in effect for the balance of the term remaining since the
original contract execution or since the last renewal date, as the case may be. The agreement
may be amended by mutual consent of the City and property owner.
5. Building changes are possible under the contract; however changes must comply with all
City requirements and with the Secretary of the Interior's Standards for Historic Preservation
Projects, with the guiding objective being the preservation of the building's original
historical character and significance.
FISCAL IMPACT
Approval of the agreement will not have a significant fiscal impact. It will result in a minor
decrease in property tax collected by the County and passed through to the City. Currently
there are 44 properties in the City under Mills Act contracts. Cumulatively, these contracts
reduce the property tax revenue to the City by approximately $26,000 annually, or
approximately $590 per property. However, the fiscal impacts are offset by property
enhancement, potential increases in sales tax revenue (for commercial properties) and
implementation of the City's historic preservation goals.
ALTERNATIVES
1. Continue the item for additional analysis or research.
2. Deny the property owners request to enter into a Mills Act agreement with the City. Staff
does not recommend this alternative since there would not be an agreement in place for
ongoing historic preservation.
ATTACHMENTS
1. Vicinity Map
2. List of Historic Properties under Mills Act Contracts, December 2010
3. Applicant's letter
4. Draft Council Resolution
5. Draft Mills Act Contract with Preservation Agreement
T:• Council Agenda ReportslCommunity Development CAM201 I 1CHCMA 4-11 (1352 Pacific)
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VICINITYMAP FolieNo. 4=11
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Attachment 3
January 7, 2011
Matt and Sarah Ritter
1352 Pacific St
San Luis Obispo, CA 93401
Cultural Heritage Committee
City of San Luis Obispo
Dear Cultural Heritage Committee,
We would like to request approval of a Mills Act contract for our home at 1352
Pacific Street,which has recently been approved as an historic property and added
to the"Master List" of historic structures. Enclosed is the historical report of our
home to be used as support for our application as well as a list of home
improvements and maintenance items to be completed under the potential Mills Act
agreement
Sincerely,
O�/�
Matt and Sarah"Ritter
C5-9
f Attachment 3
List of Mills Act Improvements For Property Located at
1352 Pacific Street, San Luis Obispo, California
A. Secure house to foundation
B. Repaint south-facing side as needed to replace peeling/chipping paint
C. Repaint the complete exterior of the house
D. Remake original screens for windows
E. Refinish wood flooring on front porch entry
F. Restore front porch stairs to original wood steps
G. Periodic trimming of large tree specimens in front yard
H. Replacement and maintenance of broken irrigation parts in front yard
I. Replace front porch light with an appropriate period fixture
J. Periodic patching of cracks in stucco around the base of the exterior walls
K. Repair plaster ceilings in back bedroom,old breakfast nook, and living room
to replace cracks and falling plaster ,
C5-10
Attachment 4
RESOLUTION NO. (2011 Series)
A RESOLUTION APPROVING A HISTORIC PROPERTY PRESERVATION
AGREEMENT BETWEEN THE CITY OF SAN LUIS OBISPO AND MATT AND
SARAH RITTER,OWNERS OF A DESIGNATED HISTORIC RESOURCE AT 1352
PACIFIC STREET, IN SAN LUIS OBISPO
WHEREAS, the City Council of the City of San Luis Obispo is authorized by California
Government Code Section 50280 et seq. (known as "the Mills Act") to enter into contracts with
the owners of qualified historical properties to provide for appropriate use, maintenance, and
rehabilitation such that these historic properties retain their historic characteristics; and
WHEREAS, the City Council has adopted Resolution No. 9136 (2000 Series),
establishing the Mills Act Historic Property Tax Incentive Program as an on-going historic
preservation program to promote the preservation, maintenance and rehabilitation of historic
resources through financial incentives; and
WHEREAS, the owners possess fee title in and to that certain qualified real property,
together with associated structures and improvements thereon, located on Assessor's Parcel
Number 002-342-026, located at 1352 Pacific Street, San Luis Obispo, California 93401, also
described as the Charles John Kelly House, (hereinafter referred to as the "historic property");
and
WHEREAS, the City Council of the City of San Luis Obispo has designated this
property as a historic resource of the City of San Luis Obispo pursuant to the policies in the
City's Historic Preservation Ordinance; and
WHEREAS, the City and owners, for their mutual benefit, now desire to enter into this
agreement to limit the use of the property to prevent inappropriate alterations and to ensure
that character-defining features are preserved and maintained in an exemplary manner, and
repairs and/or improvements are completed as necessary to carry out the purposes of California
Government Code, Chapter 1, Part 5 of Division I of Title 5, Article 12, Sec. 50280 et seq., and
to qualify for an assessment of valuation pursuant to Article 1.9, Sec. 439 et. seq. of the Revenue
and Taxation Code; and
WHEREAS, as provided by adopted procedures, the Cultural Heritage Committee held a
public hearing on February 28, 2011, to consider a request by Matt and Sarah Ritter, owners of
1352 Pacific Street; and
WHEREAS, the City Council has considered the Cultural Heritage Committee's
recommendation, documentation for the property on file in the Community Development
Department, public testimony, the staff report, and the City's Historical Preservation Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
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ATTACHMENT 4
Council Resolution No.XXXX(2011 Series)
SECTION 1. Findings. The City Council makes the following findings:
1. Conservation and Open Space Element program 3.6.2 indicates the City will participate in
financial assistance programs such as property tax reduction programs that encourage maintenance
and restoration of historic buildings.
2. The Charles John Kelly House, located at 1352 Pacific Street, has been recognized as a historic
asset in the community by its designation as a Master List Historic house. As such, maintaining the
structure will meet the City's goals for historic preservation listed in policies 3.3.1 through 3.3.5 of
the Conservation and Open Space Element.
SECTION 2. Historic Preservation Agreement approved. The City Council hereby approves the
"Historic Preservation Agreement Between the City of San Luis Obispo and the Owners of the Historic
Property Located at 1352 Pacific Street", and entered into between the City and Matt and Sarah Ritter.
SECTION 3. Mayor Authorized to Sign Agreement for City. The City Council hereby authorizes the
Mayor to execute said agreement on behalf of the Council of the City of San Luis Obispo.
SECTION 4. 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.
SECTION 5. Recordation of the Agreement. No later than twenty(20) days after the parties enter into
said agreement, the City Clerk shall cause this agreement to be recorded in the Office of the County
Recorder of the County of San Luis Obispo.
Upon motion of , seconded by , and on the following vote:
AYES:
NOES:
ABSENT:
The foregoing Resolution was adopted this , 2011.
ATTEST: '
Elaina Cano, City Clerk Mayor Jan Marx
APPROVED ZCity)Monmey
Christine Diet ,
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Attachment 5
HISTORIC PROPERTY PRESERVATION AGREEMENT BETWEEN
THE CITY OF SAN LUIS OBISPO AND THE OWNER OF THE HISTORIC BUILDING
LOCATED AT 1352 PACIFIC STREET, IN THE CITY AND COUNTY OF SAN LUIS OBISPO,
STATE OF CALIFORNIA.
THIS AGREEMENT is made and entered into this _ day of , 2011, by and between the
City of San Luis Obispo, a municipal corporation (hereinafter referred to as the "City'), and Matt and
Sarah Ritter(hereinafter referred to as "Owner"), and collectively referred to as the"parties."
Section 1. Description of Preservation Measures. The Owner, her heirs, or assigns hereby agree to
undertake and complete, at their expense, the preservation, maintenance, and improvements measures
described in "Exhibit A" attached hereto.
Section 2. Effective Date and Term of Agreement. This agreement shall be effective and commence
upon recordation and shall remain in effect for an initial term of ten (10) years thereafter. Each year
upon the anniversary of the agreement's effective date, such initial term will automatically be extended
as provided in California Government Code Section 50280 through 50290 and in Section 3, below.
Section 3. Agreement Renewal and Non-renewal.
a. Each year on the anniversary of the effective date of this agreement (hereinafter referred to as
"annual renewal date"), a year shall automatically be added to the initial term of this agreement
unless written notice of nonrenewal is served as provided herein.
b. If the Owner or the City desires in any year not to renew the agreement, the Owner or the City
shall serve written notice of nonrenewal of the agreement on the other party. Unless such notice
is served by the Owner to the City at least ninety (90) days prior to the annual renewal date, or
served by the City to the Owner at least sixty (60) days prior to the annual renewal date, one (1)
year shall automatically be added to the term of the agreement as provided herein.
c. The Owner may make a written protest of the notice. The City may, at any time prior to the
annual renewal date, withdraw its notice to the Owner of nonrenewal.
d. If either the City or the Owner serves notice to the other party of nonrenewal in any year, the
agreement shall remain in effect for the balance of the term then remaining.
Section 4. Standards and Conditions. During the term of this agreement, the historic property shall
be subject to the following conditions:
a. Owner agrees to preserve, maintain, and, where necessary, restore or rehabilitate the building
and its character-defining features, including: the building's general architectural form, style,
materials, design, scale, proportions, organization of windows, doors, and other openings;
interior architectural elements that are integral to the building's historic character or significance;
exterior materials, coatings, textures, details, mass, roof line, porch, and other aspects of the
appearance of the building's exterior, as described in Exhibit A, to the satisfaction of the
Community Development Director or his designee.
C5-13
Attachment 5
b. If the building's interior closely relates to the building's eligibility as a qualified historic
property, the Owner agrees to allow pre-arranged tours on a limited basis, to the approval of the
Community Development Director or his designee.
c. All building changes shall comply with applicable City specific plans, City regulations and
guidelines, and conform to the rules and regulations of the Office of Historic Preservation of the
California Department of Parks and Recreation, namely the U.S. Secretary of the Interior's
Standards for Rehabilitation and Standards and Guidelines for Historic Preservation Projects.
Interior remodeling shall retain original, character-defining architectural features such as oak and
mahogany details, pillars and arches, special tile work, or architectural ornamentation to the
greatest extent possible.
d. The Community Development Director shall be notified_ by the Owner of changes to character-
defining exterior features prior to their execution, such as major landscaping projects and tree
removals, exterior door or window replacement, repainting, remodeling, or other exterior
alterations requiring a building permit. The Owner agrees to secure all necessary City approvals
and/or permits prior to changing the building's use or commencing construction work.
e. Owner agrees that property tax savings resulting from this agreement shall be used for property
maintenance and improvements as described in Exhibit A.
f. The following are prohibited: demolition or partial demolition of the historic building; exterior
alterations or additions not in keeping with the standards listed above; dilapidated, deteriorating,
or unrepaired structures such as fences, roofs, doors, walls, windows; outdoor storage of junk,
trash, debris, appliances, or furniture visible from a public way; or any device, decoration,
structure, or vegetation which is unsightly due to lack of maintenance or because such feature
adversely affects, or is visually incompatible with, the building's recognized historic character,
significance, and design as determined by the Community Development Director.
g. Owner shall allow reasonable periodic examination, by prior appointment, of the interior and
exterior of the historic building by representatives of the County Assessor, the State Department
of Parks and Recreation, the State Board of Equalization, and the City as may be necessary to
determine the owners' compliance with the terms and provisions of this agreement.
Section 5. Furnishing of Information. The Owner hereby agrees to furnish any and all information
requested by the City which may be necessary or advisable to determine compliance with the terms and
provisions of this agreement.
Section 6. Cancellation.
a. The City, following a duly-noticed public hearing by the City Council as set forth in Government
Code Section 50285, may cancel this agreement if it determines that the Owner has breached any
of the conditions of this agreement or has allowed the property to deteriorate to the point that it
no longer meets the standards for a qualified historic building; or if the City determines that the
Owner has failed to preserve, maintain, or rehabilitate the building in the manner specified in
Section 4 of this agreement. If a contract is cancelled because of failure of the Owner to
preserve, maintain, and rehabilitate the historic building as specified above, the Owner shall pay
a cancellation fee to the State Controller as set forth in Government Code Section 50286, which
C5-14
Attachment 5
states that the fee shall be 12 ``/i% of the full value of the building at the time of cancellation
without regard to any restriction imposed with this agreement.
b. If the historic building is acquired by eminent domain and the City Council determines that the
acquisition frustrates the purpose of the agreement, the agreement shall be cancelled and no fee
imposed, as specified in Government Code Section 50288.
Section 7. Enforcement of Agreement.
a. In lieu of and/or in addition to any provisions to cancel the agreement as referenced herein, the
City may specifically enforce, or enjoin the breach of, the terms of the agreement. In the event
of a default, under the provisions to cancel the agreement by the Owner, the City shall give
written notice of violation to the Owner by registered or certified mail addressed to the address
stated in this agreement. If such a violation is not corrected to the reasonable satisfaction of the
Community Development Director or designee within thirty (30) days thereafter; or if not
corrected within such a reasonable time as may be required to cure the breach or default of said
breach; or if the default cannot be cured within thirty (30) days (provided that acts to cure the
breach or default may be commenced within thirty (30) days and shall thereafter be diligently
pursued to completion by the Owner); then the City may, without further notice, declare a default
under the terms of this agreement and may bring any action necessary to specifically enforce the
obligations of the Owner growing out of the terms of this agreement, apply to any court, state or
federal, for injunctive relief against any violation by the owners or apply for such relief as may
be appropriate.
b. The City does not waive any claim of default by the Owner if the City does not enforce or cancel
this agreement. All other remedies at law or in equity which are not otherwise provided for in
this agreement or in the City's regulations governing historic properties are available to the City
to pursue in the event that there is a breach or default under this agreement. No waiver by the
City of any breach or default under this agreement shall be deemed to be a waiver of any other
subsequent breach thereof or default herein under.
c. By mutual agreement, City and Owner may enter into mediation or binding arbitration to resolve
disputes or grievances growing out of this contract.
Section 8. Binding Effect of Agreement. The Owner hereby subjects the historic building located at
1352 Pacific Street, San Luis Obispo, California, Assessors Parcel Number 002-342-026, to the
covenants, reservations, and restrictions as set forth in this agreement. The City and Owner hereby
declare their specific intent that the covenants, reservations, and restrictions as set forth herein shall be
deemed covenants running with the land and shall pass to and be binding upon the Owner's successors
and assigns in title or interest to the historic building. Every contract, deed, or other instrument
hereinafter executed, covering or conveying the historic building or any portion thereof, shall
conclusively be held to have been executed, delivered, and accepted subject to the covenants,
reservations, and restrictions expressed in this agreement regardless of whether such covenants,
restrictions, and reservations are set forth in such contract, deed, or other instrument.
Section 9. Notice. Any notice required by the terms of this agreement shall be sent to the address of the
respective parties as specified below or at other addresses that may be later specified by the, parties
hereto.
C5-15
— Attachment 5
To City: Community Development Director
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
To Owner: Matt and Sarah Ritter
1352 Pacific Street
San Luis Obispo, CA 93401
Section 10. General Provisions.
a. None of the terms, provisions, or conditions of this agreement shall be deemed to create a
partnership between the parties hereto and any of their heirs, successors, or assigns, nor shall
such terms, provisions, or conditions cause them to be considered joint ventures or members of
any joint enterprise.
b. The Owner agrees to hold the City and its elected and appointed officials, officers, agents, and
employees harmless from liability for damage or from claims for damage for personal injuries,
including death, and claims for property damage which may arise from the direct or indirect use
or activities of the Owner, or from those of their contractor, subcontractor, agent, employee, or
other person acting on the Owner's behalf which relates to the use, operation, maintenance, or
improvement of the historic building. The Owner hereby agrees to and shall defend the City and
its elected and appointed officials, officers, agents, and employees with respect to any and all
claims or actions for damages caused by, or alleged to have been caused by, reason of the
Owner's activities in connection with the historic building, excepting however any such claims
or actions which are the result of the sole negligence or willful misconduct of City, its officers,
agents, or employees.
c. This hold harmless provision applies to all damages and claims for damages suffered, or alleged
to have been suffered, and costs of defense incurred, by reason of the operations referred to in
this agreement regardless of whether or not the City prepared, supplied, or approved the plans,
specifications, or other documents for the historic building.
d. All of the agreements, rights, covenants, reservations, and restrictions contained in this
agreement shall be binding upon and shall inure to the benefit of the parties herein, their heirs,
successors, legal representatives, assigns, and all persons acquiring any part or portion of the
historic building, whether by operation of law or in any manner whatsoever.
e. In the event legal proceedings are brought by any party or parties to enforce or restrain a
violation of any of the covenants, reservations, or restrictions contained herein, or to determine
the rights and duties of any party hereunder, the prevailing party in such proceeding may recover
all reasonable attorney's fees to be fixed by the court, in addition to court costs and other relief
ordered by the court.
f. In the event that any of the provisions of this agreement are held to be unenforceable or invalid
by any court of competent jurisdiction, or by subsequent preemptive legislation, the validity and
enforceability of the remaining provisions, or portions thereof, shall not be affected thereby.
C5-16
Attachment 5
g. This agreement shall be construed and governed in accordance with the laws of the State of
California.
Section 11. Amendments. This agreement may be amended, in whole or in part, only by a written
recorded instrument executed by the parties hereto.
Section 12. Recordation and Fees. No later than twenty (20) days after the parties enter into this
agreement, the City shall cause this agreement to be recorded in the office of the County Recorder of the
County of San Luis Obispo. Participation in the program shall be at no cost to the Owner; however the
City may charge reasonable and necessary fees to recover direct costs of executing, recording, and
administering the historical property contracts.
IN WITNESS WHEREOF, the City and Owner have executed this agreement on the day and
year written above.
OWNER
Matt Ritter Date
Sarah Ritter Date
CITY OF SAN LUIS OBISPO
Mayor Jan Marx Date
ATTEST:
Elaina Cano, City Clerk
APPROVED AS TO FORM:
PstineDi=A ck, City Attorney
ALL SIGNATURES MUST BE NOTARIZED
C5-17
-- Attachment 5
EXHIBIT A
MAINTENANCE AND IMPROVEMENT MEASURES FOR CHARLES JOHN KELLY HOUSE
LOCATED AT 1352 PACIFIC STREET, SAN LUIS OBISPO, CALIFORNIA
1. Owner shall preserve, maintain, and repair the historic building, including its character-defining
architectural features in good condition, to the satisfaction of the Community Development Director or
designee, pursuant to a Mills Act Preservation Contract with the City of San Luis Obispo for the Charles
John Kelly house located at 1352 Pacific Street. Character-defining features shall include, but are not
limited to: roof, eaves, dormers, trim, porches, walls and siding, architectural detailing, doors and
windows, window screens and shutters, balustrades and railings, foundations, and surface treatments.
2. Owner agrees to make the following improvements and/or repairs during the term of this contract
but in no case later than ten (10) years from the contract date. All changes or repairs shall be consistent
with the City's Historic Preservation Program Guidelines and the Secretary of the Interior's Standards
for the Treatment of Historic Properties:
a. Secure house to foundation
b. Repaint south-facing side to replace peeling/chipping paint within the first three years
c. Repaint the complete exterior of the house
d. Remake original screens for windows
e. Refinish wood flooring on front porch entry
f. Restore front porch stairs to original wood steps
g. Periodic trimming of large tree specimens in front yard
h. Replacement and maintenance of broken irrigation parts in front yard
i. Replace front porch light with an appropriate period fixture
j. Periodic patching of cracks in stucco around the base of the exterior walls
k. Repair plaster ceilings in back bedroom, old breakfast nook, and living room
1. Restore and refinish built-in cabinetry
in. Repair and repaint deteriorating windows
n. Continue a high level of maintenance to the building's exterior and grounds, as evidenced by
periodic repair of exterior materials and surfaces, high quality landscape maintenance, and
repair or replacement of site features, such as fencing, walls, lighting, or other historic site
features.
OWNER
Matt Ritter Date
Sarah Ritter Date
C5-18