HomeMy WebLinkAbout03-23-2015 CHC Agenda PacketCity of San Luis Obispo, Agenda, Cultural Heritage Committee
A G E N D A
San Luis Obispo Cultural Heritage Committee
Council Hearing Room (Room 9)
990 Palm Street, San Luis Obispo
March 23, 2015 Monday 5:30 p.m.
ROLL CALL: Committee Members Sandy Baer, Thom Brajkovich, Hugh Platt, Patti
Taylor, Victoria Wood, Vice-Chair Jamie Hill, and Chair Bob Pavlik
STAFF: Brian Leveille, Senior Planner
PUBLIC COMMENT: At this time, people may address the Committee about items not
on the agenda. Items raised are generally referred to staff and, if action by the
Committee is necessary, may be scheduled for a future meeting.
The action of the CHC is a recommendation to the Community Development Director,
another advisory body, or City Council and, therefore, is not final and cannot be
appealed.
ACCEPTANCE OF AGENDA: Committee or staff may modify the order of items.
MINUTES: Minutes of the February 23, 2015, regular meeting. Approve or amend.
PUBLIC HEARING ITEMS:
1. 752 Palm Street. ARCH-0893-2015; Review of a remodel and addition to rear of a
Contributing historic resource at 752 Palm Street within the Downtown Historic
District with a categorical exemption from CEQA (Existing Facilities); R-4-H zone;
Paragon Design, applicant. (Rachel Cohen)
2. 3987 Orcutt Road. HIST-0828-2015; Historic significance evaluation of a
residence at 3987 Orcutt Road, exempt from CEQA review (General Rule); C/OS-
SP and R-1-SP zones; Jeanne Helphenstine, applicant. (Rachel Cohen)
3. 1128 Morro Street. ARCH-0549-2014; Review of request to construct a four-story
hotel addition over the existing parking lot at the rear of the Granada Hotel with a
categorical exemption from CEQA; C-D-H zone; Lunacy Club, LLC, applicant.
(CONTINUED TO A DATE UNCERTAIN) (Phil Dunsmore)
COMMENT AND DISCUSSION:
4. Staff
a. Agenda Forecast
5. Committee
ADJOURNMENT
DRAFT
SAN LUIS OBISPO
CULTURAL HERITAGE COMMITTEE MINUTES
February 23, 2015
ROLL CALL:
Present: Committee Members Sandy Baer, Thom Brajkovich, Patti Taylor, Victoria
Wood, Vice-Chair Jaime Hill, and Chair Bob Pavlik
Absent: Committee Member Platt
Staff: Senior Planner Brian Leveille, Senior Planner Phil Dunsmore, and
Recording Secretary Erica Inderlied
ACCEPTANCE OF THE AGENDA:
Chair Pavlik inquired about the number of project units shown on the agenda versus the
number of project units shown in the staff report for hearing item 2. Senior Planner
Dunsmore confirmed that 69 units is the correct number.
The agenda was accepted as presented.
MINUTES: Minutes of January 26, 2015, were approved as presented.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no comments from the public.
PUBLIC HEARING ITEMS:
1. 2881 Broad Street. HIST-0554-2014; Continued review of historic status of a
potentially Contributing historic property; R-2-S zone; Dustin Pires, applicant. (Phil
Dunsmore)
Phil Dunsmore, Senior Planner, presented the staff report, recommending that the
Cultural Heritage Committee adopt a resolution recommending that the City Council add
the property at 2881 Broad Street to the Contributing List of Historic Resources.
Dustin Pires and Eric Newton, applicants, offered a presentation focused on plans for
redevelopment of the property and noted that a plaque could be installed to summarize
the history of the site and the brick could be used in aspects of the new project.
PUBLIC COMMENTS:
Emily Francis, SLO, property resident living next to the property on Perkins Lane,
voiced concern that it would be difficult to develop the property logically with the house
remaining in the center of the lot.
Draft CHC Minutes
February 23, 2015
Page 2
Paula Carr, SLO, voiced concern that the City’s treatment of this property may set a
precedent for similar properties on the periphery of town, and noted that the report
missed out on details like the clinker brick and historical context.
Bob Vessely, SLO, noted that the condition of the home, , should not be confused with
the property’s integrity as a historical resource and that the Historic Preservation
Ordinance historic significance criteria is what should be used for evaluation and other
proposals and ideas for the site are not relevant.
There were no further comments from the public.
COMMITTEE COMMENTS:
Committee Member Taylor inquired about the metrics for determining the historical
significant of people associated with the property and had noted concerns that more
information should be provided to make that determination.
Phil Dunsmore, Senior Planner, noted that generally historically significant persons
should be evaluated on a basis of their important early contributions.
Brian Leveille, Senior Planner, summarized the Historic Preservation Ordinance criteria
for Historic Significance – Persons.
Chair Pavlik stated that the Committee may still want additional information, however
the project had been before the CHC multiple times and that a that a decision should be
rendered in consideration of the applicants to move the item forward to Council for a
final decision. He also reminded the committee that the Committee’s decision should
only be based on the Historic Preservation Ordinance criteria and does not include
consideration of the proposed project or difficulty in rehabilitating the structure or new
development plans.
Committee Member Baer commented that the Committee must rely on all available
information when rendering its decision; commented on the subjectivity of measuring
historical persons significance.
Vice-Chair Hill stated that the property, in its current state, is not indicative of the
historical significance of the site, and that intermittent occupancy by historically
important individuals does not, in itself, lend the property significance.
Committee Member Brajkovich stated that the property is a historical remnant in an area
that is losing its historical resources; concurred that the research presented may not be
exhaustive. He stated he has personally worked on rehabilitating historic buildings that
were in very poor condition, and that with effort the work can be done. He voiced
support for the properties inclusion on the Contributing list.
Committee Member Wood voiced opposition to the idea of the house as a Contributing
resource.
There were no further comments made from the Committee.
Draft CHC Minutes
February 23, 2015
Page 3
On motion by Committee Member Taylor, seconded by Committee Member Baer, to
adopt a resolution recommending that the City Council add the property at 2881 Broad
Street to the Contributing List of Historic Resources.
AYES: Committee Members Baer, Brajkovich, Pavlik, Taylor
NOES: Committee Members Hill, Wood
RECUSED: None
ABSENT: Committee Member Platt
The motion passed on a 4:2 vote.
2. 2120 Santa Barbara Avenue. ARC 96-14; Review of a mixed-use project with 49
dwelling units and 1,200 square feet of commercial space; C-S-H zone; Pat Arnold
and Damien Mavis, applicants. (Phil Dunsmore)
Phil Dunsmore, Senior Planner, presented the staff report, recommending that the
Cultural Heritage Committee adopt a resolution recommending that the Architectural
Review Commission find that the project is consistent with the Railroad District Plan and
approve the design of the project subject to additional directional items which he
outlined.
Damien Mavis, Heather Wiebe, and Stephen Rigor, applicants offered a presentation
and responded to Committee Member inquiries regarding architectural details and site
planning.
PUBLIC COMMENTS:
Lea Brooks, SLO, neighboring property owner, stated that bicycle racks would be a
critical part of project design that appear to be missing.
Myron Amerine, SLO, voiced support for the project and its walkability and bicycle
compatibility. He noted that the architectural treatment could be enhanced and scale
reduced from the point of view of the railroad side.
There were no further comments made from the public.
In response to public comment, Senior Planner Dunsmore noted that bicycle racks are
planned for the project.
COMMITTEE COMMENTS:
Committee Member Brajkovich voiced support for the project; inquired whether the
potential historical significance of the small to be demolished had been examined.
Senior Planner Dunsmore responded that the site has no known historical resources
and that an evaluation was not necessary.
Committee Member Wood noted that there is no entryway on the project’s Santa
Barbara Avenue frontage; Rigor responded that the doors are placed closest to project
Draft CHC Minutes
February 23, 2015
Page 4
parking. Committee Member Wood voiced concern about the inclusion of corrugated
metal; voiced support for the project overall.
Vice-Chair Hill opined that entry doors on Santa Barbara Street will be imperative;
voiced support for the project as otherwise presented. Committee Member Brajkovich
concurred.
Committee Member Baer voiced support for the project.
Chair Pavlik inquired whether windows would be operable; Rigor responded that
residential windows would be operable, while commercial windows would be sealed.
There were no further comments made from the Committee.
On motion by Vice-Chair Hill, seconded by Committee Member Baer, to adopt a
resolution recommending that the Architectural Review Commission find that the project
is consistent with the Railroad District Plan and approve the design of the project
subject to additional directional items as outlined in the staff report, and further revised
as follows:
2. Refine the window designs for the commercial portion of the building at the
Santa Barbara Avenue elevationand consider the use of divided light
windows, a taller bulkhead, transom windows, and other features that
complement the Railroad District Plan.
4. Adjust height and detail of the tower features on the south elevation to comply
with 35-foot maximum height limit.
6. Reevaluate the inclusion of pedestrian entryways on Santa Barbara Avenue.
AYES: Committee Members Baer, Brajkovich, Hill, Pavlik, Taylor, Wood
NOES: None
RECUSED: None
ABSENT: Committee Member Platt
The motion passed on a 6:0 vote.
COMMENT AND DISCUSSION:
3. Staff
a. Senior Planner Leveille gave a summary of upcoming agenda items.
4. Committee
Chair Pavlik noted the upcoming Mayor’s Quarterly Advisory Body Meeting and
California Preservation Conference; announced that his final CHC meeting will take
place in March 2015.
Draft CHC Minutes
February 23, 2015
Page 5
Committee Member Brajkovich inquired whether any efforts have been made to change
the CHC from a Committee to a Commission. Senior Planner Leveille stated that he
wasn’t aware of any activity in that regard. Brajkovich noted his intent to recuse himself
from the hearing of his own project at the next meeting.
Committee Member Wood commented on the CHC’s previous decision on January 26,
2015, to move the project adjacent to the Del Monte Café forward to the ARC. She
noted concern that the item should not have been moved forward without the CHC’s
concerns being fully addressed in regard to the project’s scale.
Vice-Chair Hill noted that the CHC’s action to recommend approval of the item included
a condition to evaluate the impact of the proposed structure’s scale and mass on
adjacent and nearby historic buildings.
Vice-Chair Hill left the Chamber at 7:20 p.m.
Committee Member Wood inquired about recent Mills Act webinar. Senior Planner
Leveille summarized the training. He also mentioned potential upcoming training with
Winter and Company for the CHC and ARC.
Vice-Chair Hill returned to the Chamber at 7:25 p.m.
ADJOURNMENT: The meeting was adjourned at 7:30 p.m.
Respectfully submitted by,
Erica Inderlied
Recording Secretary
Meeting Date: March 23, 2015
Item Number: 1
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Review of a remodel and addition to the rear of a Contributing historic resource at 752 Palm Street within the downtown historic district.
ADDRESS: 752 Palm Street BY: Rachel Cohen, Associate Planner
FILE NUMBER: ARCH 0893-2015 FROM: Brian Leveille, Senior Planner
SUMMARY RECOMMENDATION
Recommend the Community Development Director approve the proposed remodel and addition to
752 Palm Street.
Applicant Thom Brajkovich, Paragon
Design
Historic Status Contributing
Zoning R-4-H
General Plan High-Density Residential
Site Area ~7,660 square feet
Environmental
Status
Exempt from environmental
review under Class 1 (Section
15301), Existing Facilities, of the
CEQA Guidelines.
BACKGROUND
The applicant plans to add a two-story addition with a master bedroom, covered deck, and two-
car garage to the rear of a Contributing historic structure located at 752 Palm Street. The
proposed addition is designed to complement the architecture of the historic house in design,
color, and materials.
The project requires review by the Cultural Heritage Committee pursuant to Historic
Preservation Program Guidelines 1 because the project is located within a historic district and on
a property with a listed Historic Resource.
1 Historic Preservation Program Guidelines, Section 3.1.2: The Director shall refer a development project
application for a property located within a historic district or on a property with a listed Historic Resource to the
CHC for review.
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CHC ARCH-0893-2015 (752 Palm Street)
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PROJECT INFORMATION
Site Information/Setting
The subject property is within the
Downtown Historic District and is adjacent
and across the street from other Master and
Contributing List properties. The subject
house appears on the 1903 Sanborn map in
its current location and is estimated to have
been built in the late 1800s. The
architectural style is described in the survey
as local vernacular with Victorian accents.
Character defining features include a raised
base composed of stone taken from Bishop
Peak, a high hipped roof, separate hipped
roof with decorative brackets over a front
veranda, and decorative frieze 2 details along
the top of exterior walls (Figure 2, below &
Attachment 3, Historic Resources Inventory).
Figure 2: View of the frieze along the top of the exterior walls
Vehicle access is from a long paved driveway along Palm Street that is shared with the
neighboring property at 756 Palm Street. Currently the site has an undeveloped, gravel rear yard
that is used to park vehicles. There is no evidence that any other structures have existed on the
site.
Project Description
The applicant is proposing to remodel and construct an addition to an existing non-historic
portion of the house. The project will include repainting, fixing or replacing (in-kind) windows,
and establishing a new foundation that utilizes the existing stone base.
2 A frieze is a horizontal decorative band that runs along the top of the walls of a room or a building. The frieze may
be decorated with designs or carvings.
Figure 1: View of the subject property from Palm Street
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CHC ARCH-0893-2015 (752 Palm Street)
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The proposed addition will include the demolition of an older addition at the rear of the original
which is not part of the
original historical house and
replace it with a two-story
addition that includes 609
square feet of living space,
615 square feet of garage
space (located below the
proposed master bedroom) and
648 square feet of covered
balconies and decks (see
Project Plans). The addition is
designed to complement the
primary residence in design,
color, and materials with
matching channel rustic lap
wood siding and architectural
details such as fascia, frieze
detailing, and window
dimensions and style.
EVALUATION/DISCUSSION
The CHC’s role is to review the project in terms of its
consistency with the Historic Preservation Program Guidelines
and the Secretary of the Interior’s (SOI) Treatment of Historic
Properties. The applicant’s proposed foundation repair will
stabilize the historic structure since the current base is unstable
(see Figure 4). The construction of a foundation is consistent
with the SOI standards and the Preservation Guidelines as it will
provide for long term preservation of the structure and reuse the
existing Bishop Peak stone base and maintain the same historic
appearance.3 The applicant is also proposing to repair and
replace windows which cannot be repaired on the original
historic structure. Staff recommends condition #2 (Attachment
2, Draft Resolutions) that window repair and replacements on
the original historic structure shall comply with the Secretary of
3 Historic Preservation Program Guidelines, Section 3.4.3: Alterations of historically-listed buildings shall retain
character defining features. New features on primary and secondary building facades, or features visible from a
public area, should be completed in a manner that preserves the original architectural character, form, scale, and
appearance of the building.
SOI Preservation Standard #2: The historic character of a property will be retained and preserved. The replacement
of intact or repairable historic materials or alteration of features, spaces, and special relationships that characterize a
property will be avoided.
SOI Preservation Standard #3: Each property will be recognized as a physical record of its time, place, and use.
Work needed to stabilize, consolidate, can conserve existing historic materials and features will be physically and
visually compatible, identifiable upon close inspection, and properly documented for future research.
Figure 4: View of the rear elevation with the new addition
Figure 3: A view of where the
base of the historic structure
bows out
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CHC ARCH-0893-2015 (752 Palm Street)
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the Interior Standards and maintain their functional and decorative features and materials.
The design of the addition complements and incorporates architectural details, massing, colors,
and materials that are compatible or match the historic portion of the house.4 The new addition
includes: compatible colors, channel rustic lap wood siding, wood windows, similar roof pitch,
and matching frieze and fascia detail. Additionally, the addition is compatible in scale and
massing with the historic structure and the surrounding neighborhood. The historic portions of
the structure will remain as it was when constructed in the late nineteenth century and will reuse
original materials as feasible consistent with Secretary of Interior Standards.5 The addition could
be removed without impairing the historical integrity of the Contributing historic residence.6 As
conditioned, the proposed project is consistent with Historic Preservation Guidelines since the
remodel and addition complement and not detract from the architectural significance of the
historic house.
ENVIRONMENTAL REVIEW
The project is exempt from environmental review under Class 1 (Section 15301), Existing
Facilities, of the CEQA Guidelines because the project consists of an addition to an existing
structure that consists of less than 50 percent of the floor area of the structure before the addition.
The project will affect already disturbed areas on the site and the project will remain in
compliance with requirements of the City’s Archaeological Resource Preservation Guidelines. A
Phase I archaeological survey is being prepared by the applicant to further ensure there will be
no adverse impacts to archaeological resources.
RECOMMENDATION
Adopt the draft Cultural Heritage Committee Resolution (Attachment 2) recommending the
Director approve the proposed remodel and addition to 752 Palm Street.
ALTERNATIVES
1. Recommend that the project be denied based on inconsistency with the City’s Historic
Preservation Program Guidelines.
2. Continue the item with direction to the applicant and staff on pertinent issues.
4 Historic Preservation Program Guidelines, Section 3.4.1(d): Additions to listed historic structure should maintain
the structure’s original architectural integrity and closely match the buildings original architecture or match
additions that have achieved historic significance in their own right, in terms of scale, form, massing, rhythm,
fenestration, materials, color and architectural details.
Historic Preservation Program Guidelines, Section 3.4.4: Exterior changes to historically listed buildings or
resources should not introduce new or conflicting architectural elements and should be architecturally compatible
with the original architectural character of the building, its setting and architectural context. 5 Historic Preservation Program Guidelines, Section 3.4.2: Alterations of historically-listed buildings shall retain at
least 75% of the original building framework, roof, and exterior bearing walls and cladding, in total, and reuse
original materials as feasible. 6 SOI Rehabilitation Standard #10: New additions and adjacent or related new construction shall be undertaken in
such a manner that if removed in the future, the essential form and integrity of the historic property and its
environment would be unimpaired.
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CHC ARCH-0893-2015 (752 Palm Street)
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ATTACHMENTS
1. Vicinity Map
2. Draft Resolution
3. Historic Resources Inventory
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R-2
R-3
R-4
R-4
R-3
R-3
C-D-S-H
O-H PF-H
R-3-H
R-4-H
C-D-H
R-4
C-D-HPF-H
C-D-HR-3-PD
R-3-H-MU
R-4
R-3-H
C-D-S-H
R-3
PALM
B
R
O
A
D
MILL
C
H
O
R
R
O
VICINITY MAP File No. 0893-2015752 PALM ¯
ATTACHMENT 1
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ATTACHMENT 2
RESOLUTION NO. XXXX-15
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE
RECOMMENDING THE COMMUNITY DEVELOPMENT DIRECTOR APPROVE
THE REMODEL AND ADDITION TO THE REAR OF A CONTRIBUTING HISTORIC
RESOURCE IN THE DOWNTOWN HISTORIC DISTRICT,
R-4-H ZONE, AT 752 PALM STREET,
ARCH-0893-2015
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted
a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on March 23, 2015, pursuant to a proceeding instituted under ARCH-0893-2015,
Thom Brajkovich, applicant; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Cultural Heritage Committee has duly considered all evidence, including
the testimony of the applicant, interested parties, and the evaluation and recommendations by
staff, presented at said hearing.
BE IT RESOLVED, by the Cultural Heritage Committee of the City of San Luis Obispo
as follows:
Section 1. Findings.
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with site
constraints and the scale and character of the neighborhood.
2. The project is consistent with the City’s Zoning Regulations because it meets density and
property development standards for the R-4-H zone.
3. The project is consistent with Historic Preservation Program Guidelines, Section 3.4.3
because the proposed foundation shall retain the character defining features of the Bishop
Peak stone in appearance, form and scale.
4. The project is consistent with Historic Preservation Program Guidelines section 3.4.1(d)
and 3.4.4 because the proposed addition complements the original structure’s historic
character through compatibility with its form, massing, color, and materials.
5. The construction of an addition to the historic structure is consistent with the Historic
Preservation Program Guidelines because it does not constitute removal of significant
character-defining features and retains at least 75% of the original building framework,
roof, and exterior bearing walls and cladding, in total, and reuses original materials as
feasible.
Section 2. Environmental Review. The project will be exempt from environmental
review under Class 1 (Section 15301), Existing Facilities, of the CEQA Guidelines because the
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Resolution No. XXXX-15 ATTACHMENT 2
752 Palm Street (ARCH-0893-2015)
Page 2
project consists of an addition to an existing structure that consists of less than 50 percent of the
floor area of the structure before the addition. The project will affect already disturbed areas on
the site and the project will remain in compliance with requirements of the City’s Archaeological
Resource Preservation Guidelines. A Phase I archaeological survey is being prepared by the
applicant to further ensure there will be no adverse impacts to archaeological resources.
Section 3. Action. The Committee hereby recommends approval of application ARCH-
0893-2015 allowing the remodel and addition to the rear of a Contributing historic resource,
subject to the following conditions:
Conditions
1. Prior to submittal of construction drawings for a building permit the applicant shall obtain
Minor or Incidental Architectural Review (ARCMI) approval from the Community
Development Director.
2. Window repair and replacements on the original historic structure shall comply with the
Secretary of the Interior Standards and maintain their functional and decorative features
and materials.
3. Repair and proposed replacement of windows, siding porch, or exterior materials shall be
indicated on plans and be consistent with the Secretary of the Interior standards, to the
satisfaction of the Community Development Director.
On motion by Committee member _________, seconded by Committee member _______, and
on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 23rd day of March 2015.
_____________________________
Brian Leveille, Secretary
Cultural Heritage Committee
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ATTACHMENT 3
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ATTACHMENT 3
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ATTACHMENT 3
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ATTACHMENT 3
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Meeting Date: March 23, 2015
Item Number: 2
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Historic significance evaluation of residence at 3987 Orcutt Road
ADDRESS: 3987 Orcutt Road BY: Rachel Cohen, Associate Planner
FILE NUMBER: HIST -0828-2015 FROM: Brian Leveille, Senior Planner
SUMMARY RECOMMENDATION
Recommend the City Council determine the residence at 3987 Orcutt Road does not qualify for
listing as a historic resource.
Applicant/Owner Jeanne Helphenstine
Historic Status None
Zoning C/OS-SP
General Plan Open Space
Site Area ~41 acres
Environmental
Status
Exempt from CEQA under
Section 15061(b)(3) because the
activity is covered by the
general rule that CEQA applies
only to projects which have the
potential for causing a
significant effect on the
environment.
BACKGROUND
The applicant has requested a historic significance determination for the property at 3987 Orcutt
Road. The Orcutt Area Specific Plan EIR requires that the site be evaluated for historical
significance and the proposed development plans include demolishing the existing dwelling to
construct a new single-family residence.
The Historic Preservation Ordinance requires a recommendation by the CHC on the historic
determination which is forwared to the City Council for final action.1
1 Historic Preservation Ordinance, MC 14.01.060.
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CHC HIST -0828-2015 (3987 Orcutt Road)
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BACKGROUND
Property Information
The subject site is located at 3987
Orcutt Road in the Conservation/Open
Space zone within the Orcutt Area
Specific Plan (Attachment 1, Vicinity
Map). The site is developed with five
buildings; a farmhouse, an egg house, a
detached garage, a small covered shed
and a wood shed. The Historic
Resource Assessment Report, by
Chattel, Inc., indicates the existing
structures on the site were constructed
sometime between 1910 and 1930,
replacing an original farmhouse that
burned in a fire.
According to the Historic Resource Assessment, the farm
house is composed of mostly unpainted, wood clapboard
siding over a concrete foundation. The structure has a
hipped roof with wide eaves with shaped rafter tails. The
porch on the front (north) side of the structure is tucked
under the eaves and supported by Tuscan columns (see
Figure 1). Fenestration consists of wood double hung
windows. The rear, southwest corner of the house
supports a screened enclosed porch. Portions of the
siding and most of the gutters are rotting away (see
Figure 2). The farm house has been modified several
times since it was constructed in the early 1900s. In the
1960s, the electrical wiring in the house was replaced. In the 1990s, the front steps were
reconstructed (see Figure 3) and the house was re-roofed. Additionally, three windows on the
east façade and two windows at the northwest corner of the house were replaced. The house is
currently vacant.
Other structures remaining on the property include the
egg house, garage and two sheds. The egg house is
constructed of board and batten siding and a shed roof.
The small structure has a multi-paneled door and two
windows (one with a wood, double hung sash and the
other with an aluminum sliding sash). The garage is
composed of clapboard siding with a hipped roof and
two doors (see Figure 4). Several boards are missing
from the doors and siding. Of the two shed structures
remaining on the property, one shed is constructed with
board and batten siding with a gable roof. The other
Figure 1: A view of the front (north side) of the farmhouse
Figure 2: Example of rotten siding
Figure 3: New front steps
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CHC HIST -0828-2015 (3987 Orcutt Road)
Page 3
shed is composed of six wooden posts that support
a corrugated roof.2
Other structures which no longer remain on the
site included a barn, a milk house, and a water tank
(see Attachment 3, Historic Resource Assessment
Report by Chattel, Inc.). The report states the site
was part of Jacob Orcutt’s 500-acre Laurel Ranch
in the late 19th and early 20th centuries. In 1939
the subject property was sold to the Righetti family
and functioned as a dairy farm with 26-28 cows
and raised 400 chickens from 1939 to the 1960s.
Project Description
The applicant is requesting a historic evaluation of the structures located at 3987 Orcutt Road in
order to ascertain the development possibilities for the site. As noted above, the various
structures on the site were constructed sometime between 1910 and 1930.
EVALUATION/DISCUSSION
The CHC’s role is to determine whether the property meets eligibility criteria for listing in
accordance with the current Historic Preservation Ordinance.
Listing of a Contributing Historic Structure
Section 14.01.050 of the Historic Preservation Ordinance states that “contributing list of
resources or properties are buildings or other resources at least 50 years old that maintain their
original or attained historic and architectural character, and contribute, either by themselves or in
conjunction with other structures, to the unique or historic character of the neighborhood,
district, or to the City as a whole.”
When determining if a property should be added to the historic resources list, the Historic
Preservation Ordinance states that the in order to be eligible for designation, the resource shall
exhibit a high level of historic integrity, be at least 50 years old, and satisfy at least one of the
following significance criteria 3:
1. Architectural Criteria (Style, Design, and/or Architect)
Staff Analysis: According to the Chattel Report, the structure is not a fine example of a
significant historic style, nor does it portray significant design or architectural features.
The structure is a simple design and a modest example of a Folk Victorian house. In
addition, there is no evidence that any notable architects contributed to the design of the
subject structure and the form and style was likely copied from a pattern book (see
2 Historic Resource Assessment Report prepared by Chattel, Inc., pg. 8.
3 Historic Resource Assessment Report, prepared by Chattel, Inc. pgs. 16-17.
Figure 4: Front view of the garage
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CHC HIST -0828-2015 (3987 Orcutt Road)
Page 4
Attachment 3, Historic Resource Assessment Report, pg. 16). The Chattel Report found
the property is not eligible for listing under any of the architectural significance criterion
(A1-A3).
2. Historic Criteria (Person, Event, and/or Context)
Staff Analysis: According to the Historic Assessment Report no persons or events,
important to local, California or national history, have been found to be associated with
the subject property. Although the Righetti family has owned and resided at the property
since 1939, the report found they do not appear to have made a significant contribution
to local, California or national history.
The City’s Historic Context Statement identifies early twentieth century agricultural
development as being significant to the history of the City. The Historic Assessment
describes the site as being “illustrative of small dairy farms” and although the site
maintains some aspects of from this time period with the existing farmhouse, egg house
and other outbuildings, the property no longer retains key features of the farm (as
discussed under Integrity below) which would have been most recognizable in terms of
association with a dairy farm, such as the barn, milk house, and water tower.
3. Integrity
Staff Analysis: The existing structures located at the subject site maintain their original
location and workmanship. However the site no longer maintains authenticity and
integrity due to the loss of the barn, milk house, and water tower. In its current condition,
the site does not convey to the observer its historic relationship to the dairy industry.
Conclusion
Although the farmhouse and remaining buildings retain sufficient integrity of design,
remain in their original foundation sites, and have had few alterations, the loss of important
structures (barn, milk house, water tower) that an observer would associate with pre WWII
dairy farms, detract from the property’s ability to convey its historic significance since the
setting has been compromised. The property does not appear to meet eligibility criteria of
the Historic Preservation Ordinance.
If designated as a contributing historic resource, future development on the site would be
reviewed for consistency with the Historic Preservation Guidelines. If the property is
determined not to be eligible for listing, remaining structures could be demolished for
redevelopment since the proposal to demolish the structure would not affect a historic
resource.
ENVIRONMENTAL REVIEW
The project is exempt from CEQA under the General Rule (Section 15061(b)(3)) which states a
project is not subject to CEQA if it can be seen with certainty that the action will not have a
significant effect on the environment. Since the project only involves a determination of historic
significance, it can be seen with certainty that there is no possibility that the activity in question
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CHC HIST -0828-2015 (3987 Orcutt Road)
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may have a significant effect on the environment.
RECOMMENDATION
Adopt the draft Cultural Heritage Committee Resolution (Attachment 2) recommending the City
Council determine the property is not eligible for the Contributing list of historic resources.
ALTERNATIVES
1. Add the subject property to the City’s list of Contributing Historic Resources, based on
findings that the subject property meets at least one of the evaluation criteria.
2. Continue the item for additional information or discussion.
ATTACHMENTS
1. Vicinity Map
2. Draft Resolution
3. Historic Resource Assessment Report, prepared by Chattel, Inc.
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ATTACHMENT 2
RESOLUTION NO. XXXX-15
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE,
RECOMMENDING THE CITY COUNCIL DETERMINE THE RESIDENCE AT 3987
ORCUTT ROAD DOES NOT QUALIFY FOR LISTING AS A HISTORIC RESOURCE
HIST-0828-2015
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted
a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on March 23, 2015, pursuant to a proceeding instituted under HIST -0828-2015,
Jeanne Helphenstine, applicant/owner; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Cultural Heritage Committee has duly considered all evidence, including
the testimony of the applicant, interested parties, and the evaluation and recommendations by
staff, presented at said hearing.
BE IT RESOLVED, by the Cultural Heritage Committee of the City of San Luis Obispo
as follows:
Section 1. Findings.
1. The character of the building is not historically significant due to its lack of significant
historic and architectural features.
2. The property is not associated with any significant historical person groups or events in
the City's history.
3. The existing structures no longer maintain authenticity and integrity due to the loss of the
barn, milk house, and water tower. In its current condition, the site does not convey to the
observer its historic relationship to the dairy industry.
4. Determining the structures at the subject site are not a historic resource is consistent with
the Historic Preservation Ordinance because the structures do not meet the criteria for
inclusion on the City’s list of historic resources.
Section 2. Environmental Review. Section 15061(b)(3) states a project is exempt from
CEQA if the activity is covered by the general rule that CEQA applies only to projects which
have the potential for causing a significant effect on the environment. Since the project only
involves a determination of historic significance, it can be seen with certainty that there is no
possibility that the activity in question may have a significant effect on the environment.
Section 3. Action. The Committee hereby recommends the City Council determine the
residence at 3987 Orcutt Road does not qualify for listing as a historic resource.
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Resolution No.XXXX-15 ATTACHMENT 2
3987 Orcutt (HIST-0828-2015)
Page 2
On motion by Committee member, , seconded by Committee member, , and on the
following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 23rd day of March 2015.
_____________________________
Brian Leveille, Secretary
Cultural Heritage Committee
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HISTORIC RESOURCE ASSESSMENT REPORT
Prepared by
Chattel,Inc.
June 2014
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TABLE OF CONTENTS
I.INTRODUCTION AND EXECUTIVE SUMMARY
II.QUALIFICATIONS
III.REGULATORY SETTING
NATIONAL REGISTER
CALIFORNIA REGISTER
CALIFORNIA ENVIRONMENTAL QUALITY ACT
CITY OF SAN LUIS OBISPO
IV.DESCRIPTION
PHYSICAL DESCRIPTION
HISTORY OF ALTERATIONS
SUBJECT PROPERTY HISTORY
V.HISTORIC CONTEXT
DAIRY FARMS IN SAN LUIS OBISPO COUNTY
SWISS ITALIAN IMMIGRANTS
OTHER DAIRY FARMS
ARCHITECTURAL STYLE -FOLK VICTORIAN
VI.HISTORIC RESOURCE ASSESSMENT
CALIFORNIA AND NATIONAL REGISTERS
CITY OF SAN LUIS OBISPO
OTHER HOTEL CHAINS
VII.BIBLIOGRAPHY
VII.ATTACHMENTS
IMAGES
DPR FORMS
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INTRODUCTION
Located at 3987 Orcutt Road (Assessor Parcel Number 004-707-001)in the City of San Luis Obispo
(City),California,the subject property,also known as Righetti Ranch,is an agricultural property that
consists of a farmhouse as well as several out-buildings on the property.We understand a project
may be proposed for the subject property.
While the surrounding area was the subject of a recent Orcutt Area Specific Plan and related
Environmental Impact Report (EIR).1 As,the cultural resources section focused almost exclusively
on archaeological resources and historical resources were not evaluated.Therefore,the subject
property has not been previously surveyed for historic significance."Appendix C-Mitigation
Measures for Class II Impacts"of the Specific Plan includes mitigation measure CR-4(a),which
states:"prior to development,a qualified historian should be retained to conduct a historical
evaluation of the 50+year old structures within the Orcutt Area using the City's Historic Preservation
Program Guidelines."This historic resource assessment fulfills that mitigation measure by providing
an in-depth evaluation of the subject property by establishing the property's history and a context
against which to evaluate eligibility for listing in the National Register of Historic Places (National
Register),California Register of Historical Resources (California Register),and for inclusion on
the City of San Luis Obispo's Inventory of Historic Resources.
For this report,the subject property is evaluated under the historic context of the development of
dairy farming in San Luis Obispo County,specifically by Swiss Italian immigrants and their
descendants.The subject property is also evaluated for the relative merit of its architecture.The
evaluation is primarily based on written guidance produced by the National Park Service (NPS)for
evaluating historic properties in National Register Bulletin #15,2 How to Apply the National Register
Criteria for Evaluation.The evaluation is also based on guidance provided by the California Office of
Historic Preservation (OHP),accepted professional practices,and consultants'experience.
The report finds that the subject property may be eligible for listing in the California Register,as well
as for local designation under the San Luis Obispo Historic Preservation Ordinance.This
determination is the result of a site inspection;site-specific and contextual research in primary and
secondary sources;application of the criteria of significance within an appropriate historic context;
and comparative analysis.
1 Wallace Group.Orcutt Area Specific Plan.prepared for the City of San Luis Obispo,March 2010.
Rincon Consultants,Inc.,Final Environmental Impact Report for the Orcutt Area Specific Plan,prepared for the City of
San Luis Obispo,December 2009.
2 Rebecca H.Shrimpton,ed.,National Register Bulletin,#15,How to Apply the National Register Criteria for Evaluation,
(National Park Service,1990)revised 1997 by Patrick W.Andrus.This bulletin is available at the web site,
hllp:llwww.nps.gov/history/nr/publications/bulletins/nrb15/.
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II.QUALIFICATIONS
Chattel,Inc.(Chattel)is a full service historic preservation consulting firm with a statewide practice.
The firm represents governmental agencies and private ventures,successfully balancing project
goals with a myriad of historic preservation regulations without sacrificing principles on either side.
Comprised of professionals meeting the Secretary of the Interior's Professional Qualifications
Standards (36 CFR Part 61)in architectural history and historic architecture,the firm offers
professional services including historic resources evaluation and project effects analysis,and
consultation on federal,state and local historic preservation statutes and regulations.Chattel is
committed to responsible preservation,but recognizes that we live in a real world.Assessing effects
on historicresources requires not only professional expertise,but the ability to work effectively
toward consensus and compromise.We invite you to explore our website www.chattel.us.
Chattel staff members engage in a collaborative process and work together as a team on individual
projects.The report was prepared by Principal Associate Jenna Snow.Editorial support and peer
review was provided by consulting architecturalhistorian Leslie Heumann.Ms.Snow visited the site
on May 27,2014.
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III.REGULATORY SETTING
National Register
The National Register is the nation's official list of historic and cultural resources worthy of
preservation.Authorized under the National Historic Preservation Act of 1966,as amended,the
National Register is part of a national program to coordinate and support public and private efforts to
identify,evaluate,and protect the country's historic and archaeological resources.Properties listed
in the National Register include districts,sites,buildings,structures,and objects that are significant
in American history,architecture,archaeology,engineering,and culture.The National Register is
administered by the NPS,which is part of the U.S.Department of the Interior.Resources are
eligible for the National Register if they:
A)are associated with events that have made a significant contribution to the broad
patterns of our history;or
B)are associated with the lives of significant persons in our past;or
C)embody the distinctive characteristics of a type,period,or method of construction,or
that represent the work of a master,or that possess high artistic values,or that
represent a significant and distinguishable entity whose components may lack
individual distinction;or
D)have yielded or may be likely to yield,information important in history or prehistory.3
Once a resource has been determined to satisfy one of the above-referenced criteria,then it must be
assessed for "integrity."Integrity refers to the ability of a property to convey its significance,and the
degree to which theproperty retains the identity,including physical and visual attributes,for which it
is significant under the four basic criteria listed above.The National Register recognizes seven
aspects or qualities of integrity:location,design,setting,materials,workmanship,feeling,and
association.To retain its historic integrity,a property must possess several,and usually most,of
these aspects.
The National Register includes only those properties that retain sufficient integrity to accurately
convey their physical and visual appearance from their identified period of significance.Period of
significance describes the period in time during which a property's importance is established.It can
refer simply to the date of construction,or it can span multiple years,depending on the reason the
property is important.The period of significance is established based on the property's relevant
historic context and as supported by facts contained in the historic context statement.
Evaluation of integrity is founded on "an understanding of a property's physical features and how
they relate to its significance.,,4 A property significant under criterion A or B may still retain sufficient
integrity to convey its significance even if it retains a low degree of integrity of design,materials or
workmanship.Conversely,a property that derives its significance exclusively for itsarchitecture
under Criterion C must retain a high degree of integrity of design,materials,and workmanship.For
some properties,comparison with similar properties is considered during the evaluation of integrity,
especially when a property type is particularly rare.
While integrity is important in evaluating and determining significance,a property's physical
condition,whether it is in a deteriorated or pristine state,has relatively little influence on its
significance.A property that is in good condition may lack the requisite level of integrity to convey its
significance due to alterations or other factors.Likewise,a property in extremely poor condition may
3 National Register BUlletin #15,How to Apply the National Register Criteria for Evaluation (National Park Service,1990,
revised 2002).
4 National Register BUlletin #15,How to Apply the National Register Criteria for Evaluation (National Park Service,1990,
revised 2002).
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still retain substantial integrity from its period of significance and clearly convey its significance.
Relationship to Project
The subject property is not listed in the National Register,and for the reasons stated below,does not
appear to meet National Register eligibility requirements.
California Register
The California Register was established to serve as an authoritative guide to the state's significant
historical and archaeological resources (Public Resources Code (PCR)§5024.1).State law
provides that in order for a property to be considered eligible for listing in the California Register,it
must be found by the State Historical Resources Commission to be significant under any of the
following four criteria,if the resource:
1)is associated with events that have made a significant contribution to the broad
patterns of California's history and cultural heritage;or
2)is associated with the lives of persons important in our past;or
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 values;or
4)has yielded,or may be likely to yield,information important in prehistory or history.
The primary difference between eligibility for listing in the National and California Registers is
integrity.Properties eligible for listing in the National Register generally have a higher degree of
integrity than those only eligible for listing in the California Register.There is,however,no
difference with regard to significance.A property that meets the significance criteria for California
Register eligibility would also be eligible for listing in the National Register,unless there are issues of
integrity that decrease the ability of the property to convey its significance.
The California Register also includes properties,which:have been formally determined eligible for
listing in,or are listed in the National Register;are registered State Historical Landmark Number
770,and all consecutively numbered landmarks above Number 770;Points of Historical Interest,
which have been reviewed and recommended to the State Historical Resources Commission for
listing;and city and county-designated landmarks or districts (if criteria for designation are
determined by OHP to be consistent with California Register criteria).PRC §5024.1 also states:
g)A resource identified as significant in an historical resource survey may be listed in the
California Register if the survey meets all of the following criteria:
1)The survey has been or will be included in the State Historical Resources Inventory.
2)The survey and the survey documentation were prepared in accordance with
[OHP]...procedures and requirements.
3)The resource is evaluated and determined by the office to have a significance rating
of category 1-5 on DPR [Department of Parks and Recreation]form 523.
4)If the survey is five or more years old at the time of its nomination for inclusion in the
California Register,the survey is updated to identify historical resources which have
become eligible or ineligible due to changed circumstances or further documentation
and those which have been demolished or altered in a manner that substantially
diminishes the significance of the resource.
Relationship to Project
The subject property is not listed in the California Register and,for the reasons stated below,it may
meet California Register eligibility requirements for individual listing.
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California Environmental Quality Act (CEQA)
According to CEQA,
an historical resource is a resource listed in,or determined eligible for listing in,the
California Register of Historical Resources.Historical resources included in a local
register of historical resources ...,or deemed significant pursuant to criteria set forth
in subdivision (g)of Section 5024.1,are presumed to be historically or culturally
significant for purposes of this section,unless the preponderance of the evidence
demonstrates that the resource is not historically or culturally significant (PRC
§21084.1).
If the proposed project were expected to cause substantial adverse change in a historical resource,
environmental clearance for the project would require mitigation measures to reduce impacts.
"Substantial adverse change in the significance of an historical resource means the physical
demolition,destruction,relocation,or alteration of the resource or its immediate surroundings such
that the significance of an historical resource would be materially impaired"(CEQA Guidelines
§15064.5 (b)(1)).California Code of Regulations,Title 14,Chapter 3 §15064.5 (b)(2)describes
material impairment taking place when a project:
(A)Demolishes or materiallyalters in an adverse manner those physical characteristics
of an historical resource that convey its historical significance and that justify its
inclusion in,or eligibility for,inclusion in the California Register ...or
(8)Demolishes or materiallyalters in an adverse manner those physical characteristics
that account tor its inclusion in a local register...or its identification in an historical
resources survey ...unless the public agency reviewing the effects of the project
establishes by a preponderance of evidence that the resource is not historically or
culturally significant;or
(C)Demolishes or materially alters those physical characteristics of an historical
resource that convey its historical significance and that justify its inclusion in,or
eligibility for,inclusion in the California Register...as determined by a lead agency for
the purposes of CEQA.
Relationship to Project
As the subject property may be eligible for listing in the California Register,it is therefore a historical
resource for purposes of CEQA review,as determined by this assessment.It may be eligible both
for listing in the California Register and as a San Luis Obispo Master List Resource.
City of San Luis Obispo's Historical Preservation Program
In December 2010,the City of San Luis Obispo adopted a Historic Preservation Ordinance that
permits the Cultural Heritage Committee to recommend designation of a Historic or Cultural
Resource if the structure under consideration meets one or more of the following criteria:5
A.Architectural Criteria:Embodies the distinctive characteristics of a type,period,region,or
method of construction,or represents the work of a master,or possesses high artistic
values.
(1)Style:Describes the form of a building,such as size,structural shape and details
within that form (e.g.arrangement of windows and doors,ornamentation,etc.).
(2)Design:Describes the architectural concept of a structure and the quality of artistic
merit and craftsmanship of the individual parts.Reflects how well a particular style or
combination of styles are expressed through compatibility and detailing of elements.
5 City of San Luis Obispo,Historic Preservation Ordinance §14.01.030 (C),adopted December 2010.
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Also,suggests degree to which the designer (e.g.,carpenter-builder)accurately
interpreted and conveyed the style(s).
(3)Architect:Describes the professional (an individual or firm)directly responsible for
the building design and plans of the structure.
B.Historic Criteria
(4)History -Person:Associated with the lives of persons important to local,California,
or national history.
(5)History -Event:Associated with events that have made a significant contribution to
the broad patterns of local or regional history or the cultural heritage of California or
the United States.
(6)History-Context:Associated with and also a prime illustration of predominant patterns
of political,social,economic,cultural,medical,educational,governmental,military,
industrial,or religious history.
In addition to meeting one of the above six criteria,a property must also retain sufficient integrity,
which the Historic Preservation Ordinance defines as "authenticity of an historical resource's
physical identity evidenced by the survival of characteristics that existed during the resource's period
of significance"(§14.01.070).
The Inventory of Historic Resources includes designated resources and properties that have been
identified as both Master List as well as Contributing List properties.While Master List properties
are "the most unique and important historic properties,"Contributing List properties is a lower level of
designation that "may be applied to buildings or other resources at least 50 years old that maintain
their original or attained historic and architectural character."Contributing List properties do not
need to be located in a historic district and may be identified individually.However,since
Contributing List properties are also included in the Inventory of Historic Resources,they are still
considered to be historical resources for the purposes of CEQA.
Relationship to Project
For the reasons stated below,the subject property may be eligible for inclusion in San Luis Obispo's
Inventory of Historic Resources as a Master List property.
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IV.DESCRIPTION
Physical Description
Setting
The subject property is located at the intersection of Orcutt and Tank Farm roads on Assessor
Parcel Number (APN)004707001 (Maps 1-3).The subject property is located in the Orcutt Area,
which is situated southeast of downtown San Luis Obispo and was annexed into the City in
November 2011 (Map 4).Agricultural properties line both sides of Orcutt Road north and east of the
subject property,as well as the north side of Tank Farm Road west of the subject property (Figure
1).A dense housing development is located on the south side of Tank Farm Road,west of Orcutt
Road.The subject property is enclosed by a wire fence.Buildings on the subject property are set
back from the road at the end of a dirt driveway accessed through a wood gate (Figures 2-3).Land
around the buildings on the subject property is relatively flat with Righetti Hill rising to the northwest
(Map 3,Figure 4).Landscaping west of the buildings on the subject property consist of grasses with
several mature oak trees and a eucalyptus tree.
The five buildings on the subject property consist of a farmhouse,an egghouse,a garage,a small
covered shed,and a wood shed (Map 2).The farmhouse and egg house are enclosed by an inner
wire fence.Landscaping close to the residence consists of mature oak trees,an oleander shaped
into a tree,and cacti.Low shrubs are planted close to the farmhouse (Figure 5).r------="=-:-:-'-~----
Farmhouse
Exterior
Rectangular in plan,the wood frame Folk Victorian farmhouse is one story high over a concrete
foundation and clad in wood clapboard siding,which is mostly unpainted (Figures 5-6).It has a
hipped roof with wide overhanging eaves and exposed,shaped rafter tails.Fenestration primarily
consists of wood,one-over-one,double-hung windows.An interior chimney is placed toward the
west elevation.
The main fac;:ade faces east toward Orcutt Road and is three bays wide (Figure 6).A porch on the
north side of the fac;:ade is accessed by a short flight of five steps (Figures 7-8).The porch is tucked
under the eaves,which are supported by Tuscan columns.The porch railing is solid,continuing the
clapboard siding.A single window and two glazed and paneled wood doors open onto the porch.
One door faces north,and the other faces east.A gabled pediment with centrally placed vent tops
the center bay,which consists of a group of three windows (Figure 9).The south bay on the east
fac;:ade contains a single window.
The south elevation also has three bays (Figure 10).A single window is located in the east bay,a
pair of windows in the center bay,and a screened porch at the southwest corner of the farmhouse.
Secondary entrance is via a door into the screen porch facing the west elevation.The door is
reached by two wood steps.Single windows are regularly spaced along the west and north
elevations (Figure 11-12).
Interior
The farmhouse interior consists of small rooms that open onto each other (Figures 13-19).Walls
and ceilings are finished in smooth plaster.Flooring is wood in the bedrooms and living rooms,
while the bathroom and kitchen have linoleum floors.Wood trim is evident at baseboards,door
frames,and window frames.Picture rails are intact and multi-paneled wood doors feature original
hardware.
The two doors that open from the porch each enter two sides of a living room,which are connected
by a cased wood opening and truncated columns.A china cabinet is built into the south wall of the
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southern living room.The bathroom contains a clawfoot tub while the kitchen retains a historic stove
adjacent to a more contemporary stove.
Egg House (Figures 20-22)
The wood frame egg house is located west of the residence.It has board and batten siding and a
shed roof topped with rolled asphalt.The single,multi-paneled door faces east,toward the
residence,while the building's two windows face west.The northern window on the west elevation
has a wood,double-hung sash and the southern window on the same elevation has a horizontal
aluminum sliding sash.The interior of the egg house is divided into two rooms with a door
separating them.All interiorsurfaces have a wood finish.A large,double sink is located along the
west wall of the southern room.
Garage (Figures 23-24)
Located southwest of the residence,the wood frame and clapboard sided garage is built on a
concrete foundation and has two doors facing east that slide along a single rail,which extends to the
south.The garage is topped by a hipped roof.Windows on north and south elevations are mostly
boarded over.
Covered shed (Figure 25)
The southern-most building on the subject property,the covered shed is a small,wood frame
building with board and batten siding and a front gable roof.The single,multi-paneled,wood door
faces north.A small vent is placed in the gable peak.
Wood shed (Figure 26)
Located between the garage and covered shed,the wood shed is composed of six wood posts
supporting a corrugated aluminum roof.Oriented east-west,the shed has three wood posts on each
the north and south elevations.
History of Alterations
Few alterations have been made to the property.While it has been reported that the existing
buildings were constructed in the early 1930s,replacing ones that had been located south of Righetti
Hill and burned in a fire,6 the assessor estimates the date of construction for the residence and
garage to be 1910.The style of the house supports the earlier date.The subject property also had a
barn (date of construction unknown,removed 1999\a milk house (constructed circa 1940,8 date
removed unknown),and a water tank (constructed circa 1920,9 removed circa 2000 1°).Construction
dates of the two sheds are unknown.Based on construction materials,the egg house may have
been constructed concurrent with the residence and garage.
The residence has had few alterations since it was constructed.The most noticeable is
reconstruction of the front steps in the 1990s.In addition,three front windows on the east fac;:ade
have been replaced,as well as two windows at the northwest corner.Electrical wiring was replaced
in the 1960s,while the residence was re-roofed in the 1990s.11
6 Wallace Group,Orcutt Area Specific Plan,prepared for the City of San Luis Obispo,March 2010,2-17.
7 Personal correspondence Jeanne Helphenstine.June 24,2014.
8 San Luis Obispo County Assessor,"Miscellaneous Building Record."
9 San luis Obispo County Assessor,"Miscellaneous Building Record."
10 Personal correspondence Jeanne Helphenstine,June 24,2014.
11 Interview with Jeanne Helphenstine and Barbara Parsons,May 27,2014.
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Property History
The subject property was part of Jacob Orcutt's 500-acre Laurel Ranch in the late nineteenth and
early twentieth centuries.John Jacobson purchased 114 acres of the larger ranch in 1906.12 As
noted above,based on the "Residential Building Record"from the San Luis Obispo County
Assessor,it appears the residence at the subject property,along with the garage,barn,and milk
house,was constructed around 1910.John Jacobson resided at the subject property with his wife
Matta and son Nis.13 His son,Nis Jacobson (1883-1957)inherited theproperty after his parents'
death and resided at the property with his wife,Francis Jacobson,until 1939,when the property sold
to Allen E.Righetti and Yolanda M.Righetti.14
Between 1939 and the 1960s,Allen Righetti (1909-1994)and Yolanda Righetti (1910-2002)worked
as dairy farmers at the subject property.Allen Righetti's father,Robertino Righetti (1859-1915),a
Swiss Italian immigrant who came to the United States in 1884,15 owned a store called the White
House in San Luis Obispo.16 Allen Righetti's mother,nee Evelyn Filipponi,was born in Morro Bay to
two Swiss Italian immigrants and grew up on a large dairy in the Los Osos Valley.
Similarly,Yolanda Mastagni Righetti grew up on a farm in Paso Robles.Her mother,Attilia Bassi
Mastagni,arrived in the United States from Canton Ticino in Switzerland at the end of the nineteenth
century,while Yolanda's father,Bernardo "Ben"Mastagni,was born immediately across the border
in Lombardy,Italy.17
The subject property functioned as a "Grade B"dairy farm with between 26 to 28 cows.Milk from
the cows was sold to Harmony Valley Creamery Association.18 Due to changes in regulations,dairy
cows were sold in the 1960s and beef cows took their place.There were also approximately 400
chickens at the subject property.Allen and Yolanda Righetti resided at the subject property with
their one daughter,Barbara (born 1935),and granddaughter,Jeanne (born 1956),until their deaths.
The subject property continues to be owned by Barbara Righetti Parsons and Jeanne Helphenstine.
12 San Luis Obispo County,Deeds Book,Volume 73,page 118,November 19,1906.
13 1910 United States Census,Arroyo Grande Township,San Luis Obispo County,CA,Enumeration District
33,recorded on May 5,1910.
14 San Luis Obispo County,"Agreement to Buy &Sell Real Estate,"February 1,1939,Deed recorded
August 28 1944.
15 1910 United States Census,Arroyo Grande Township,San Luis Obispo County,CA,Enumeration District
32,recorded on May 2-3,1910.
16 "III Health,Insomnia,"San Luis Obispo Tribune,September 10,1915,1.
Robertino Righetti's business partner was Sam Tognazzini,whose father,a Swiss-Italian immigrant,came to
the United States in 1874 (1900 United States Census,Nipomo Township,San Luis Obispo County,CA,
Enumeration District 28,recorded June 26,1900.)
17 Gouff Family Tree,<ancestry.com>.
18 Interview with Jeanne Helphenstine and Barbara Parsons,May 27,2014.
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v.HISTORIC CONTEXT
Dairy Farms in San Luis Obispo County
The drought of 1863 through 1864 that killed 300,000 head of cattle and 100,000 sheep 19 also
spurred dairying farming along theCentral Coast.San Luis Obispo County became the leading
dairy re~ion in California between the 1870s and 1950s,20 and was one of the main economic
drivers.1 Edgar Wills Steel,along with his two brothers and cousin,initially dominated the state-
wide dairy industry with a dairy farm in San Mateo County in Northern California.22 The Steel
brothers arrived in San Luis Obispo County in 1865 and purchased land at Corral de Piedra,along
with another large parcel in Edna Valley,for a total of 45,000 acres.With 600 cows,the Steel
brothers employed 100 men,many of them of Swiss Italian origin.23 In their first five years,they
expended $20,000 in improvements.24 By 1882,the Steel brothers produced 262,715 pound of
cheese,25 the largest amount of cheese of any firm in the world.26 In the late 1880s,dairy products
were exported primarily to San Francisco by boat from Port San Luis.27
Many of the Swiss Italian immigrants eventually purchased small parcels of land and established
small dairy farms with 30-150 COWS.28 By 1935,there were 1,938 farms in San Luis Obispo
County.29 Of those,1,172 farms were producing 7,074,322 gallons of milk a year.Most of the small
farms produced Grade "B"milk,which was made into butter and cheese,as well as ice cream,and
casein,a by-product of whey used in cattle feed.In addition 1,393 farms raised chickens for eggs,
with a total of 1,584,003 dozen eggs produced a year.30 The rise of dairy production stimulated
transportation improvements including wharves,light-houses,and rail.31
The first creamery in San Luis Obispo County was a cheese factory that opened in Harmony in
1869.By 1894,Home Creamery,Cambria Creamery,and Union Creamery were established 32 and
by 1898,there were 16 creameries in San Luis Obispo County.33 While the earlier creameries did
not stay in business for very long,Harmony Valley Creamery Association (HVCA),established by 21
dairy farmers in November 1907 and incorporated in September 1913,survived through the mid-
twentieth century.34 The cooperative allowed smaller farmers to invest in equipment,processing,
19 "When Dairy was Queen,"SLO Magazine,Spring 2013,4.
20 Dan Krieger,"Days of milk,roses;Settlers found area right for dairying,"San Luis Obispo County
Telegram-Tribune,July 30,1988,9.
21 Elena-Marie Koster,"Cow Heaven,"San Luis Revue,February 1983,27.
22 Elena-Marie Koster,"Cow Heaven,"San Luis Revue,February 1983,27.
23 There was also a sizeable Portuguese immigrant population working on dairy farms in San Luis Obispo
County.
24 "When Dairy was Queen,"SLO Magazine,Spring 2013,4.
25 Myron Angel,History of San Luis Obispo County,California with Illustrations and Biographical Sketches of
its Prominent Men and Pioneers,(Oakland,CA:Thompson &West,1883),reprinted by Friends of the Adobes,San
Miguel,CA,1994,227.
26 Elena-Marie Koster,"Cow Heaven,"San Luis Revue,February 1983,27.
27 History Center of San Luis Obispo,"San Luis Obispo's Historic Octagon Barn,"
<http://heritageshared.org/san-Iuis-obispos-historic-octagon-barn/>.
28 "When Dairy was Queen,"SLO Magazine,Spring 2013,4.
29 U.S.Department of Commerce and Bureau of Census,"United States Census of Agriculture:1935,"Vol.1,
part 3,page 942.
Agricultural schedules for 1890 were destroyed by fire,and those for 1900 and 1910 were destroyed by
Congressional order.1925,the earliest agricultural schedule available,does not quantify data by county,as later
agricultural schedules do.
30 U.S.Department of Commerce and Bureau of Census,"United States Census of Agriculture:1935,"Vol.1,
part 3,Table 5.
31 "When Dairy was Queen:SLO Magazine,Spring 2013,4.
32 Challenge Cream and Butter Association,"History of Cooperation in San Luis Obispo County,"1936,5.
33 "Interesting Report on Creameries,"San Luis Obispo History Center,"Dairies"file.
34 Challenge Cream and Butter Association,"History of Cooperation in San Luis Obispo County,"1936.
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and selling dairy products on a larger,more profitable scale.Whenthe National Commission on Milk
Standards required all milk be pasteurized,smaller farmers in the cooperative did not have to
purchase necessary equipment.The cooperative also negotiated higher prices for dairy products
than a single farmer could.In 1920,Challenge Cream and Butter Association invited HVCA to
become a member of their cooperative marketing organization.Challenge Cream and Butter
Association,a cooperative based in Los Angeles,was an investment of approximately 20,000 dairy
farmers throughout California and as far east as Salt Lake City.By the 1936 annual meeting,HVCA
had 400 members and had opened a plant in the City of San Luis Obispo (991 Nipomo Street,not
extant),where they produced 2 million pounds of butter and 500,000 pounds of cheese a year.
Other creameries located in San Luis Obispo were California Central Creamery,which opened at
570 Higuera Street in 1912.35 The name changed to Golden State Creamery in the 1920s,and was
purchased by Foremost Dairy in 1954.Los Angeles Creamery,Garden Dairy Creamery,and Swift
and Co.were also located in San Luis Obispo (locations and dates of operation unknown).36
Creameries supplied drivers,who picked up 10-gallon milk cans from surrounding dairy farms.
Creameries supplied local stores and residences,with the largest contracts with Vandenberg Air
Force Base 50 miles to the south and Camp Roberts 40 miles north.
By the 1950,economic pressures caused small dairy farms to revert to beef cattle.During World
War II,the industry suffered due to lack of sufficient farm hands.The 1950s also saw a decline in
profit margins,requiring dairy farms to scale up in order to make a profit.An article appearing the
San Luis Obispo Telegram-Tribune in 1968 quoted dairy farmer Pete Niboli,"Nowadays ...you have
to have volume,or you don't come OUt.,,37 Another factor contributing to closing small dairy farms
was that government regulations became stricter and better enforced.Restrictions included a
requirement to contain wasteproduced on a property.Governmental regulations also covered
specifications for refrigeration,trucks,and standards for stainless steel tanks that most small farmers
were not able to comply with.38 Yet another factor in the decline of small dairy farms in San Luis
Obispo County was that supermarkets were producing their own milk brands and were not buying
locally produced milk.As a result of small dairy farmers no longer producing milk,many of the
creameries closed,such as HVCA,which closed in 1954.In 1983,only 12 dairy farms survived.39
Swiss Italian immigrants
MostSwiss Italian immigrants in San Luis Obispo County left homes in Canton Ticino,a southern
province of Switzerland and the only province located south of the Alps.The area was absorbed by
the Swiss in the late fifteenth century after centuries of being under control of Milanese lords.The
Canton was briefly an independent state after Napoleonreorganized the Swiss state in the late
eighteenth century and has been a member of Swiss Federation since 1803.Despite centuries
under Swiss control,the province has a distinctive Italian flavor with Italian as the official language
and a shared culture with neighboring areas of Italy.
In the mid-nineteenth century,the area suffered an economic crisis.In addition to a livestock
disease,there was an economic embargo restricting trade with Italy.During the Risorgimento,when
Italy's northern provinces were consolidated into a unified Italian state,some 5,000 workers
employed in Lombardy were sent back to Canton Ticino.40 In addition,Canton Ticino relied on
35 "When Dairy was Queen,"SLO Magazine,Spring 2013,7.
36 Elena-Marie Koster,"Cow Heaven,"San Luis Revue,February 1983,27.
37 Dorie Bentley,"Pazzoni,Niboli dairy sold after 18 years,"San Luis Obispo Tribune-Telegram,March 1,
38 Elena-Marie Koster,"Cow Heaven,"San Luis Revue,February 1983,30.
39 Elena-Marie Koster,"Cow Heaven,"San Luis Revue,February 1983,30.
40 "Economic Crisis and Fools Gold:Interview with Giorgio Cheda,"
<http://origin.swissinfo.ch/eng/m ig rations-i nterview--pa rt-th ree/7135234>.
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Lombardy for its grain and bread,as well as selling timber,cheese,and livestock.The economic
embargo effectively ended trade between the two regions.As a result of a tariff barrier restricting
trade with Italy,combined with poor harvests,approximately 1,605 people left Canton Ticino for the
United States between 1834 and 1856.41 Between 1860 and 1910,an additional 27,000 people from
Canton Ticino immigrated to California.42 More than 100 families from Canton Ticino had settled in
San Luis Obispo County by 1880.43 San Luis Obispo County was often the second or third home for
immigrants,with many first settling in Marin and Sonoma counties.As immigrants sought to
recreate a life with which they were familiar,many brought their knowledge of dairy farming.44 Some
of the more prominent Swiss Italian families in San Luis Obispo County were Tomasini,Biaggini,
Bassi,Fiscalini,Filipponi,Muscio,Maggoria,Storni,and Tognazzi.45
Other Dairy Farms
Once numerous,there are now few agricultural properties extant in San Luis Obispo and immediate
surroundings.As noted above,in 1983,only 12 dairy farms were still in operation and there
currently appears to be fewer than ten former dairy farms.Other extant,although not functioning,
dairyfarms include Dalidio Ranch,Long Bonetti Ranch,and Pereira Ranch.
Located at 1033 Madonna Road,Dalidio Ranch was found eligible for listing in the National Register.
The residence was constructed around 1904 and the property also includes a barn,water tower,
garage,large equipment storage building,a small shed/bunkhouse,and a bungalow,in additionto a
race track viewing stand.The property was found to be significant for its "substantial contribution to
the broad patterns of San Luis Obispo County history and cultural heritage"and specifically
"typify[ing]the Swiss-Italian immigrants who migrated to San Luis Obispo County in the latter half of
the nineteenth century and became prominent in the dairy industry.,,46
With construction beginning in 1908 and continuing to the 1930s,Long-Bonetti Ranch consists of 13
buildings,including a farm house,barn,granary,and water tower.Long-Bonetti Ranch,locally
designated,was found to be significant as "one of the few remaining ranch complexes in the City of
San Luis Obispo ...[and]an important contributor to the development and growth of agriculture in
San Luis Obispo County."47
The centerpiece of Pereira Ranch,located at 4400 Octagon Way south of San Luis Obispo off of
Higuera Street,is a one-story former dairy barn originally constructed in 1906.The property is listed
in the National Register as "one of the few west coast example of the eight-sided barn architecture,
as well as for its use as a Grade A dairy barn for over 50 years.,,48
41 A.John Parker,"Ticino Migration to North America,"<http://kunden.eye.ch/swissgen/kanUtiemus-e.htm>.
Only 64 of the 1,650 people were women.
42 "Migrations Interview,Part 4,"<http://origin.swissinfo.ch/eng/migrations-interview--part-four/7135304>.
43 Warren Groshong,"When the Swiss-Italians came to county a long time ago,"Telegram Tribune,August
14,1984.
44 Warren Groshong,"When the Swiss-Italians came to county a long time ago,"Telegram Tribune,August
14,1984.Warren Groshong,"When the Swiss-Italians came to county a long time ago,"Telegram Tribune,August
14,1984.
45 Daniel E.Krieger,San Luis Obispo County (Northridge,CA:Windsor Publications,Inc.,1988),69.
46 Rincon Consultants,Inc.,Dalidio/San Luis Marketplace Annexation and Development Project EIR,
prepared for the City of San Luis Obispo,April 2004,Section 4.9 Cultural Resources.
47 Judy Triem,San Buenaventura Research Associates,Historical Evaluation of Long/Bonetti Ranch,
prepared for The Planning Mill,February 27,1990,6.
48 BK Richard and Lynne Landwehr,Land Conservancy of San Luis Obispo County,National Register of
Historic Places Registration Form,''The Pereira Octagon Barn,"form prepared February 19,2013,Section 8,page 7.
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Architectural style -Folk Victorian
Often misused,"Victorian"refers to the time period during the reign of Queen Victoria (1837-1901),
rather than an architectural style.While there were several architectural styles popular in America
during the later part of this period,starting at the end of the Civil War in 1865 and extending to
1910s,one of the most important influences on architecture during this period was the Industrial
Revolution and the transfer of raw materials and manufactured goods by rail.
Building materials became uniform throughout America during this period.Manufacturing light,two-
inch boards and wire nails allowed for what came to be called balloon frame construction.Both
boards and nails could be produced in one location,not necessarily at the same location as
harvesting the raw materials,and shipped by rail to the building site.Balloon frame construction
replaced earlier mortise-and-tenon joints fastened with hand-cut dowels or hand-wrought nails.It
allowed for more rapid and inexpensive construction completed by contractors.Also,it did not
require the same specialized skills as master builders.In addition,balloon frame construction
allowed for freedom in plan and various projecting forms,such as bays and turrets,gables and cross
gables.Windows could be placed where they made sense on the interior,rather than maintaining a
symmetrical appearance from the exterior.Component house parts,such as doors,windows,
roofing,siding,and even decorative details,were also mass produced.
Pattern books proliferated during the Victorian era.The most well-know pattern books were by
Andrew Jackson Downing (1815-1852),49 which defined the "picturesque"suburbanAmerican
house.In his book The Shingle Style and Stick Style;Architectural Theory and Design from
Downing to the Origins of Wright,prominent architectural historian Vincent J.Scully,Jr.states:
Downing is important to us because he decisively established the principles of
asymmetrical,picturesque design in America ...he performed the difficult feat of
creating and widely disseminating a new architectural sensibility and method in
America.5o
Ironically,although the "picturesque"design referred back to a pre-industrial time of handcrafted
materials and master builders,pattern books allowed contractors to copy house designs with
manufactured building materials.The picturesque ideal mixed textures,materials,and colors,
enhanced by multiple windows and decorative treatment of porches.
More elaborate examples of Victorian-era architectural styles can broadly be identified as Queen
Anne style.Like the juxtaposition of mass produced materials to signify the "picturesque,"Queen
Anne's reign was considered to be "the last time England was agricultural,rural,prosperous,and
peaceful...the era of Queen Anne [was]the Romantic opposite of[the]industrialized,urbanizing,
and modernizing world.,,51 With standardized,factory-made building materials available by rail
bringing about new construction techniques and a pastoral sensibility,Queen Anne style is
characterized by liberally applied decorative features,plasticity of form,frequent use of bright colors,
and multiplicity of design sources for details.
As the name implies,Folk Victorian houses are modest,vernacular house forms with some applied
decoration seen in Queen Anne style residences,generally along the porch,cornice,or roof ridge.A
widely prevalent subtype in California was characterized by one-story height,hipped roofs which
could be augmented by gabled forms,and partial-width porches with Tuscan column porch supports
49 Not quite the household name as Andrew Jackson Downing,William Comstock and Robert Shappell,the
Palliser Brothers,and George Barber also popularized "picturesque"architectural styles of the Victorian era.
50 Vincent J.Scully,Jr.,The Shingle Style and Stick Style;Architectural Theory and Design from Downing to
the Origins of Wright,revised edition,(New Haven,CT:Yale University Press,1971)xxix.
51 Janet W.Foster,The Queen Anne House:America's Victorian Vernacular (New York:Abrams,2006),12.
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(and sometimes other Colonial Revival features,especially the window surrounds).This form
replaces similarly massed,nineteenth century cottages with Queen Anne inspired features.The
newer version persisted until circa 1910.
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VI.HISTORIC RESOURCE ASSESSMENT
California and National Registers
Based on the above criteria,3987 Orcutt Road,Righetti Ranch,may be eligible for listing in the
California Register.The integrity of the ranch complex as a whole argues against its eligibility for the
National Register.A detailed evaluation of the subject property under each of the four California and
National Register criterion is below.
11A:Is associated with events that have made a significant contribution to the broad patterns of our
history and cultural heritage.
The subject property,a farmhouse with several,associated outbuildings,is a somewhat rare
property type in San Luis Obispo County and may be significant under criterion 1 for its
contribution to the broad patterns of San Luis Obispo County's agricultural development,
specifically dairy farms,operated by decedents of Swiss Italian immigrants,who arrived in the
latter half of the nineteenth century.As noted above,the subject property demonstrate the
prevalence and economic impact of family farms and other small-scale agricultural ventures
around San Luis Obispo in the late nineteenth and earlier twentieth century.Described in
more detail below,loss of the barn,milk house,and water tank impact the subject property's
integrity of setting and preclude its eligibility for listing in the National Register under criterion
A.
218:Is associated with the lives of persons important in our past.
The subject property is not directly associated with the important work of any significant
individuals in local,state or national history.The Righetti family have owned and resided at
the subject property since 1939.While members of the Righetti family are respectable citizens
of San Luis Obispo,none rise to the level required to warrant consideration under criterion 2:
associated with the lives of persons important in our past.Therefore,the subject property is
not eligible under National or California register criteria (2/B).
31C: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 values.
The farmhouse at the subject property is a modest,although intact,example of a Folk Victorian
cottage.It does not stand out as a distinctive example of a type,period,region,or method of
construction.Even though an original building permit is not available for the subject property,it
does not appear to represent the work of a creative individual.The subject property is a very
modest example of its style and does not possess high artistic value.Therefore,it is not
eligible under National or California register criteria (3/C).
410:Has yielded,or may be likely to yield,information important in prehistory or history.
The Orcutt Area Specific Plan and related EIR did not specifically analyze the archaeological
potential of the subject property.However,the subject property is not close to any potential
archaeological sites nor was it identified as an APN that should have an archaeological survey
prior to project-related earth disturbance.Therefore,it can be inferred the subject property is
not expected to yield information important in prehistory or history;it is not eligible under
National or California register criteria (4/0).
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City of San Luis Obispo
The following evaluation considers 3987 Orcutt Road,Righetti Ranch,for potential eligibility under all
criteria of the City of San Luis Obispo Historic Preservation Ordinance,finding the property eligible
under criterion 8(6)as a somewhat rare example of an agricultural property.
A.Architectural Criteria:
(1)Style
Designed in a common Folk Victorian style,the farmhouse is a very modest,although intact,
residence with common architectural details.There are no architectural details that distinguish
it from other residences constructed in the same period.The subject property is not eligible
under criterion A(1).
(2)Design
The subject property is a modest example of a Folk Victorian cottage.While the subject
property has undergone few alterations,it is a very simple house with little aesthetic or artistic
pretention.The subject property is not eligible for designation under criterion A(2).
(3)Architect
Although an original building permit is not available for the farmhouse,or any of the
outbuildings at the subject property,none appear to be the work of a trained architect.The
farmhouse at the subject property was likely constructed by a builder who copied the form and
style from a pattern book,using available standardized component parts that had arrived in
San Luis Obispo by rail.The subject property is not eligible for designation under criterion
A(3).
B.Historic Criteria
(4)History-Person
While the Righetti family has owned and resided at the subject property since they purchased
it in 1939,they do not appear to have made a significant contribution to local,California or
national history.The subject property is not eligible for designation under criterion 8(4).
(5)History-Event
There are no recorded events that have occurred at the subject property that have made a
significant contribution to the broad patterns of local or regional history or the cultural heritage
of California or the United States.The subject property is not eligible for designation under
criterion 8(5).
(6)History-Context
The Citywide Historic Context Statement identifies early twentieth century agricultural
properties,such as "warehouse,farmhouses,and related outbuildings,"as significant "as a
rare,intact example of a particular type of agricultural ...development.,,52 Eligibility standards
in the historic context statement include the following criteria:
•Date from the period of significance
•Display most of the character-defining features of the type;and
•Retain the essential aspects of integrity.
Dating from the early twentieth century,the subject property is a somewhat rare agricultural
property,originally located in San Luis Obispo County,now within the City of San Luis Obispo.
With fewer than ten agricultural properties extant in the immediate vicinity of the City of San
Luis Obispo,the subject property is illustrative of small dairy farms,one of the most important
industries of the County prior to World War II.Like many similar small dairy farms,Righetti
Ranch was owned by descendants of Swiss-Italian immigrants from Canton Ticino.More
modest than similar properties described above,the subject property still represents a
52 Historic Resources Group,City of San Luis Obispo Citywide Historic Context Statement,prepared for the
City of San Luis Obispo,September 30,2013,94.
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diminishing history of the region.Although the barn,milk house and water tower are no longer
extant,the subject property continues to retain some essential aspects of integrity,including a
farmhouse,an egg house,and several other outbuildings.Therefore,the subject property may
be eligible for designation under criterion B(6).
Integrity
In addition to meeting one of the four criteria,National and California Register-eligible properties
must also retain sufficient integrity to convey historic significance from their period of significance.A
property either retains its integrity,the physical and visual characteristics necessary to convey its
significance,or it does not.Evaluation of integrity is founded on "an understanding of a property's
physical features and how they relate to its significance.,,53 The seven aspects of integrity are
Location,Design,Setting,Materials,Workmanship,Feeling,and Association.
The California Register defines integrity as "the authenticity of an historical resource's physical
identity evidenced by the survival of characteristics that existed during the resource's period of
significance."California Register regulations (Title 14,Chapter 11.5,§4852 (c»state that "it is
possible that historical resources may not retain sufficient integrity to meet the criteria for listing in
the National Register,but they may still be eligible for listing in the California Register."The Office of
Historic Preservation has consistently interpreted this to mean that a California Register-eligible
property must retain "substantial"integrity.
While the subject property has not been significantly altered,due to loss of the barn,milk house,and
water tower,it does not appear to retain sufficient integrity of setting,feeling,and association to be
eligible for listing in the National Register.
The subject property retains its integrity of location,as it has not been moved.The farmhouse and
extant buildings at the subject property also retain a high degree of design,as there have been very
few alterations to them.The buildings appear very much as they do in historic photographs.
Similarly,the buildings also retain a high degree of integrity of workmanship,or evidence of artisans'
labor and skill in constructing or altering a building,as well as integrity of materials.
However,loss of the barn,milk house,and water tower represent a loss of the setting (defined in
part as relationships between buildings and other features,or open space).Because of these
changes,the subject property's feeling,or presence of physical features that,taken together,convey
the property's original character,is somewhat compromised.For its integrity of association to be
retained,theproperty must be sufficiently intact to convey its earlier relationships to an observer.
Like feeling,association requires the presence of physical features that would convey the historic
character of a property.Therefore,the subject property,in its current condition,lacks sufficient
integrity to be eligible for listing in the National Register,but still may be eligible for listing in the
California Register,as well as a for local designation.
53 Rebecca H.Shrimpton,editor,How to Apply the National Register Criteria for Evaluation (Washington,
DC:National Park Service,Department of the Interior,1998)44,
<http://www.nps.gOY/history /n r/publications/bulletins/n rb 15/>.
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3987 ORCUTT ROAD -RIGHETTI RANCH
HISTORIC RESOURCE ASSESSMENT REPORT
BIBLIOGRAPHY
Angel,Myron.History of San Luis Obispo County,California with Illustrations and Biographical
Sketches of its Prominent Men and Pioneers.Oakland,CA:Thompson &West,1883.
reprinted by Friends of the Adobes,San Miguel,CA,1994.
Bentley,Dorie."Pazzoni,Niboli dairy sold after 18 years."San Luis Obispo Tribune-Telegram,
March 1,1968.
Challenge Cream and Butter Association."History of Cooperation in San Luis Obispo County."
1936.
"Economic Crisis and Fools Gold:Interview with Giorgio Cheda."
<http://origin.swissinfo.ch/eng/migrations-interview--part-three/7135234>.
Foster,Janet W.The Queen Anne House:America's Victorian Vernacular.New York:Abrams,
2006.
Gouff Family Tree.<ancestry.com>.
Groshong,Warren."When the Swiss-Italians came to county a long time ago."Telegram Tribune,
August 14,1984.
Helphenstine,Jeanne.Personal correspondence.June 24,2014.
Helphenstine,Jeanne and Barbara Parsons.Personal interview.May 27,2014.
Historic Resources Group.City of San Luis Obispo Citywide Historic Context Statement.Prepared
for the City of San Luis Obispo,September 30,2013.
History Center of San Luis Obispo."San Luis Obispo's Historic Octagon Barn."
<http://heritag esha red.0 rg/sa n-I uis-ob ispos-h istoric-octagon-ba rn/>.
"III Health,Insomnia."San Luis Obispo Tribune,September 10,1915,1.
Koster,Elena-Marie."Cow Heaven."San Luis Revue,February 1983,27.
Krieger,Dan."Days of milk,roses;Settlers found area right for dairying."San Luis Obispo County
Telegram-Tribune,July 30,1988,9.
Krieger,Daniel E.San Luis Obispo County.Northridge,CA:Windsor Publications,Inc.,1988.
"Migrations Interview,Part 4."<http://origin.swissinfo.ch/eng/migrations-interview--part-
four/7135304>.
Parker,A.John."Ticino Migration to North America."<http://kunden.eye.ch/swissgen/kant/tiemus-
e.htm>.
Richard,BK and Lynne Landwehr,Land Conservancy of San Luis Obispo County.National
Register of Historic Places Registration Form."The Pereira Octagon Barn."February 19,
2013.
Rincon Consultants,Inc.Dalidio/San Luis Marketplace Annexation and Development Project EIR.
Prepared for the City of San Luis Obispo,April 2004.
CHATTEL,INC.18
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3987 ORCUTT ROAD -RIGHETTI RANCH
HISTORIC RESOURCE ASSESSMENT REPORT
Scully,Vincent J.,Jr.The Shingle Style and Stick Style;Architectural Theory and Design from
Downing to the Origins of Wright,revised edition.New Haven,CT:Yale University Press,
1971.
San Luis Obispo History Center,"Dairies"file."Interesting Report on Creameries."
Triem,Judy,San Buenaventura Research Associates.,Historical Evaluation of Long/Bonetti Ranch.
Prepared for The Planning Mill,February 27,1990.
United States of America,Bureau of the Census.Thirteenth Census of the United States,1910.
Washington,D.C.:National Archives and Records Administration.
United States of America,Bureau of the Census.Twelfth Census of the United States,1900.
Washington,D.C.:National Archives and Records Administration.
United States Department of Commerce and Bureau of Census."United States Census of
Agriculture:1935."Vol.1,part 3.
Wallace Group.Orcutt Area Specific Plan.Prepared for the City of San Luis Obispo,March 2010.
"When Dairy was Queen."SLO Magazine,Spring 2013,4.
CHATTEL,INC.19
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Map 1:Location map,subject property circled (Source:Google map,2014)
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ATACHMENT A:IMAGE ATTACHMENT
3987 ORCUTT ROAD,SAN LUIS OBISPO,CA
1.Residence
2.Egg house
3.Garage
4.Covered shed
5.Wood shed
Map 2:Detailed location map showing site plan (source:Google maps,2014)
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Map 3:Assessor map,subject property highlighted (Source:San Luis Obispo County Assessor,up-
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Map 4:Orcutt Expansion Area,approximate location of subject property circled (Source:Orcutt Area
Specific Plan,2010)
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Map 5:Topographic map,approximate location of subject property circled (Source:United
States Geological Survey,1965)
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3987 ORCUn ROAD,SAN LUIS OBISPO,CA
Figure 1:Orcutt Road north of subject property,view southwest (Chattel,Inc.,2014)
Figure 2:Subject property,view west,note Righetti Hill at right (Chattel,Inc.,2014)
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Figure 3:Subject property,view east from front porch of residence (Chattel,Inc.,2014)
Figure 4:Subject property,view northwest of Righetti Hill (Chattel,Inc.,2014)
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Figure 5:Residence,view northwest (Chattel,Inc.,2014)
Figure 6:Residence,view southwest (Chattel,Inc.,2014)
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3987 ORCUTT ROAD,SAN LUIS OBISPO,CA
Figure 7:Residence,east fac;ade,detail of steps to porch,view northwest (Chattel,Inc.,2014)
Figure 8:Residence,east fac;ade,detail of porch,view west (Chattel,Inc.,2014)
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3987 ORCUTT ROAD,SAN LUIS OBISPO,CA
Figure 9:Residence,east far;ade,central bay windows,view west (Chattel,Inc.,2014)
Figure 10:Residence,south (right)and west (left)elevations,view northeast (Chattel,Inc.,
2014)
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Figure 11:Residence,west elevations,view southeast (Chattel,Inc.,2014)
Figure 12:Residence,north elevation,view southwest (Chattel,Inc.,2014)
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Figure 13:Residence,northern living room interior,view southeast,note front door and cased
opening to southern living room (Chattel,Inc.,2014)
Figure 14:Residence,southern living room interior,view northwest,note picture rail and built-
in china cabinet at left (Chattel,Inc.,2014)
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Figure 15:Residence,Bedroom #1,view southwest (Chattel,Inc.,2014)
Figure 16:Residence,Bedroom #2,view southeast,note bathroom through door at right
(Chattel,Inc.,2014)
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Figure 17:Residence,kitchen,view northeast (Chattel,Inc.,2014)
Figure 18:Residence,back porch,view west (Chattel,Inc"2014)
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Figure 19:Residence,detail of door
hardware (Chattel,Inc.,2014)
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Figure 20:Egg house,south (left)and east (right)elevations,view northwest (Chattel,Inc.,
2014)
Figure 21:Egg house,north (left)and west (right)elevations,view southeast,note residence in
background (Chattel,Inc.,2014)
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Figure 22:Egg house interior,view south (Chattel,Inc.,2014)
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Figure 23:Garage,south (left)and east (right)elevations,view northwest (Chattel,Inc.,2014)
Figure 24:Garage,east (left)and north (right)elevations,view southwest (Chattel,Inc.,2014)
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Figure 25:Covered shed,north elevation,view northwest (Chattel,Inc.,2014)
Figure 26:Wood shed,view west (Chattel,Inc.,2014)
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ATACHMENT A:IMAGE ATTACHMENT
3987 ORCUTT ROAD,SAN LUIS OBISPO,CA
PART C
HISTORIC PHOTOS
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Photo 1:East fa<;ade of residence,note steps to front porch (Parsons Family collection,circa
1939)
Photo 2:South elevation,view north,
note paired,double hung windows
(Parsons Family collection,circa 1939)
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Photo 3:View west (Parsons Family collection,circa 1939)
Photo 4:View northeast of residence,note water tower (not extant)and Righetti Hill in back-
ground (Parsons Family collection,circa 1942)
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Photo 5:Northwest corner of residence,view southeast (Parsons Family collection,circa 1942)
Photo 6:View west (Parsons Family
collection,circa 1948)
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Photo 7:Northwest corner of residence,view southeast (Parsons Family collection,circa
1954)
Photo 8:East elevation of egg house,note pergola between egg house and residence,
view northwest (Parsons Family collection,circa 1954)
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Photo 9:South of residence,view east (Parsons Family collection,circa 1965)
Photo 10:View northeast of residence,note Righetti Hill in background (Parsons Family collection,
circa 1965)
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Photo 11:South of residence,view east (Parsons Family
collection,circa 1965)
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Photo 12:South (left)and east elevations of residence,view northwest (Parsons Family
collection,circa 1989)
Photo 13:Barn (not extant),view south toward Tank Farm Road (Parsons Family collec-
tion,circa 1989)
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Photo 14:SUbject property,note barn at left not extant,view northwest (Parsons Fam-
ily collection,circa 1980s)
ATTACHMENT 3
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Meeting Date: March 23, 2015
Item Number: 3
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Review of a 9,800 square foot hotel addition (24 new guest rooms) located within
the Downtown Historic District.
PROJECT ADDRESS: 1128 Morro Street BY: Phil Dunsmore, Senior Planner
FILE NUMBER: ARCH-0549-2014 FROM: Brian Leveille, Senior Planner
SUMMARY RECOMMENDATION
Continue the project to a date uncertain to allow an evaluation of revised plans.
SITE DATA
Applicant Lunacy Club, LLC
Representative Jeff Bague, Puglisi Architecture
Historic Status None
Zoning C-D-H
General Plan General Retail
Site Area ~12,000 square feet
Environmental
Status
Exempt from CEQA under
Section 15332, In-fill
Development Projects.
SUMMARY
The CHC conceptually reviewed the Granada Hotel project at their regular hearing on January
26, recommending the project incorporate minor changes to the exterior glazing of the elevator
tower and suggesting that the stair and elevator towers be reduced in height. The ARC
conceptually reviewed the project on February 18. The applicant is now revising plans to
correspond to CHC and ARC comments. Revised plans were not received in time to evaluate
and prepare a report for the March 23 hearing.
PJD
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