HomeMy WebLinkAbout03-31-2015 B2 Contributing Historic Property - 2881 Broad Street
FROM: Derek Johnson, Community Development Director
Prepared By: Brian Leveille, Senior Planner
SUBJECT: DETERMINATION OF HISTORICAL SIGNIFICANCE FOR 2881 BROAD
STREET.
RECOMMENDATION
As recommended by the Cultural Heritage Committee (CHC), adopt a Resolution (Attachment 2)
adding the property at 2881 Broad Street to the City’s list of Contributing historic resources.
SITE DATA
Applicant/
Representative
Dustin Pires, Triad Real Estate
Historic Status Potentially Contributing
Zoning R-2-S (Medium-Density Residential
with Special Considerations
Overlay)
General Plan Medium Density Residential
Site Area ~17,000 square feet
Environmental
Status
Exempt under the General Rule
15061(b)(3)
BACKGROUND
The applicant has requested a historic significance determination on the property since future plans
for redevelopment of the property include proposed demolition of buildings and site improvements.
The property was identified as a potentially contributing historic property in a historic resource
survey conducted in 1992. While no action was taken at that time, this record establishes the need to
review the property to determine merit for designation.
Advisory Body Recommendation
The Cultural Heritage Committee (CHC) initially reviewed the historic significance of the property
on November 24, 2014. The CHC continued the item requesting additional information on the
property including history, context, and architecture. The applicant retained a consultant to prepare
a historic resource evaluation and provide more background information for CHC review. The CHC
evaluated the historic resources survey and additional staff evaluation on January 26, 2015
March 31, 2015
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(Attachments 3 & 4, CHC Staff Report & Historic Evaluation). Two separate motions resulted in
tie votes (no action), and the CHC continued the item to the next meeting to allow another
opportunity to take action on the item (Attachment 5, January 26, CHC meeting minutes). On
February 23, 2015, on a 4:2 vote, the CHC recommended adding the property to the Contributing
list of Historic Resources (Attachment 6, CHC resolution and draft minutes).
DISCUSSION
Property Information
The property is approximately .40 acres in size and is located in the Medium-Density Residential
zone. The property is located along South Broad Street and is bounded by three public right-of-
ways: Stoneridge Drive to the north, Perkins Lane to the south, and Broad Street to the east. A
single-family residence exists on the property west of the site at 660 Perkins Lane (Attachment 1,
Vicinity Map).
According to the historic evaluation,
the property at 2881 Broad Street is
estimated to have been built around
1926.1 The house is a rectangular
Craftsman style building with a front
facing gable and projecting porch with
a front facing gable offset from the
main gable. Consistent with Craftsman
characteristics, the structure has low
pitched rooflines and exposed rafters.
The exterior walls of the structure are
comprised of red brick with “clinker”
bricks used along the top of the
foundation and at the base of the
windows.2 Windows are of a
rectangular design and consist of
double-hung aluminum sliders and
some original glazing with wood
frames. With the exception of the wood framed addition and window modifications, the structure
largely reflects its original construction.
Brick is the primary siding material present on the main structure, with white clapboard siding
present on the northern side where a later addition to the residence was constructed. It is likely that
the brick used for some of the construction of this property was derived from the San Luis Obispo
Brickyard which was located across the street from this residence on Broad Street. It was also
1 Historic Sites/Structures Report, Post Hazeltine Associates, January 13, 2014 2 Clinker bricks are formed when bricks are placed too close to the fire in kilns. They are named for distinct sound they
make when banged together. Originally regarded as trash, clinker bricks are distinctive and often take on varying colors
and distorted shapes, and were used by builders and architects to provide variation and architectural detailing.
Figure 1: Front elevation of 2881 Broad Street
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confirmed by the property owner that the driveway was constructed with bricks from the San Luis
Obispo Brickyard by the later owner, Frank Yoakum.
There is also a flat-roofed detached garage with access to Broad Street. The garage appears to have
been constructed with the same brick material used for the primary dwelling, and is noted to be in
poor condition. A portion of the garage also extends into the right of way for Perkins Lane.
Historic Significance Criteria
Determinations of historic significance are based on evaluation criteria provided within the City’s
Historic Preservation Ordinance. The applicant’s plans for future development on the site would be
evaluated once a determination has been reached on the historic status of the property and
development plans have been prepared. The analysis below includes a discussion of findings from
the Post/Hazeltine historic evaluation and the CHC’s determination.
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. They do not need to be located
within a historic district.”
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: The house is a rare example of the Craftsman style because its exterior walls
are made of brick. The use of brick was likely due to the property’s close proximity to the
San Luis Obispo Brickyard which was located across Broad Street. Although it is a modest
Craftsman example in terms of decorative ornamentation, the Post/Hazeltine report notes
this structure as an unusual and rare example in San Luis Obispo and California of a brick
walled Craftsman House, and found that the structure meets significance criteria for
Architectural Style (A1) and Design (A2). The report clarified the wood framed wing
addition off the rear of the house is not a contributor to the building’s potential architectural
significance. The CHC found the building to be architecturally significant consistent with
the report’s findings of eligibility.
3 SLOMC 14.01.070 Evaluation Criteria for Historic Resource Listing; Or, see Post/Hazeltine report pages 9-14 for full
text of local historic significance criteria
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2. Historic Criteria (Person, Event, and/or Context)
Staff Analysis: The property is associated with Jesse Yoakum and was part of a large
subdivision known as the Yoakum Poultry Unit tract. According to the Post/Hazeltine
report, Yoakum participated with a number of investors in the purchase of Lot 30 of the
Phillips and Beebe Tract which was subdivided into 41 lots. The house was occupied by
Jesse Yoakum until his death in 1963. The Post/Hazeltine report evaluation notes that
although Jesse Yoakum made early contributions to the growth of the community through
the subdivision and sale of lots in in the Yoakum tract, it was not unlike others created in
the County in the economic boom period of the mid-to-late 1920’s and does not rise to the
level of significance that would make the property historically significant. The CHC did not
find the property eligible for listing under this criterion (B1-B3).
3. Integrity
Staff Analysis: The house and garage are in their original site foundations, and although the
non-historic addition is in poor condition, the building’s exterior architectural features
remain in place and are able to convey the original appearance. The Post/Hazeltine Report
found that the house has retained the essential features of its Craftsman style architecture
and can effectively convey those qualities that make it historically significant. The structure
has retained most of its original building materials including its brick walls, almost all
original roof and porch assemblies, and most of the original window frames. Although the
integrity of the setting has been affected by the widening of Broad Street and post-World
War II development in the surrounding area, the report concludes that deterioration of the
buildings fabric is not so extensive that the original quality of construction is not conveyed;
and that the house and garage retain their feeling and association and convey their
appearance during the mid to late 1920’s when the house was built. The CHC found the
property eligible for listing under the Integrity criterion (C1-C3). Although the garage
retains its integrity it was not found to be a historically or architecturally significant.
It should be noted that there is a distinction between building condition and integrity criteria
used for the purposes of evaluating historic significance. Evaluation of historic integrity is
confined to determining if the structure has retained its ability to convey its original
architectural style and type. Evaluation of integrity does not include an assessment of the
portions of the building which may be in disrepair or require rehabilitation.
Conclusion
The CHC recommended the property for inclusion on the City’s Contributing List of Historic
Resources since the main residence is a rare example of a brick walled Craftsman house with
sufficient integrity to convey its historical significance. If the property is added to the Contributing
list, plans to redevelop the property would need to be reviewed for consistency with the City’s
Historic Preservation Guidelines and Secretary of Interior Standards for the Treatment of Historic
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Properties.4 The applicant could still propose to demolish the structure however this action would
not be consistent with the Historic Preservation Ordinance and could result in a finding of a
significant impact under CEQA and require the preparation of an environmental impact report (EIR)
to address the loss of a historic resource. If the City Council declines to add the property to the
historic resources list, then it is signifying that the property does not meet the standard of historic
significance and demolition of the structure would not trigger a finding of significant impact under
CEQA.
Environmental Review
The proposed project is categorically exempt per CEQA Guidelines under the General Rule
(Section 15061(b)(3)). It can be seen with certainty that adding the property to the City’s
Contributing List of Historic Resources could not have a significant effect on the environment.
FISCAL IMPACT
The proposed project will have no fiscal impacts since the property is not currently eligible for
historic preservation benefits (i.e. Mills Act) and the historic designation of the property has no
bearing on City fiscal resources.
RECOMMENDATION
Adopt the attached resolution (Attachment 2) adding the property to the City’s list of Contributing
Historic Resources.
ALTERNATIVES
1. Determine the property does not meet historic significance criteria of the Historic Preservation
Ordinance and decline to list the property on the contributing historic properties list.
2. Continue the item for additional information or discussion.
ATTACHMENTS
Attachment 1: Vicinity Map
Attachment 2: Draft Council Resolution
Attachment 3: January 26, 2015, CHC Staff Report
Attachment 4: Historic Sites/Structures Report, prepared by Post/Hazeltine Associates
Attachment 5: January 26, 2015 CHC minutes
Attachment 6: CHC Resolution No. CHC-1000-15 & February 23, 2015 Draft Minutes
T:\Council Agenda Reports\2015\2015-03-31\Historic Significance Determination (Leveille-Johnson)\E-CAR Historic Determination (2881 Broad Street).docx
4 U.S. Dept. of Interior, National Park Service publication which provides guidance on appropriate treatment standards
for historic properties.
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VICINITY MAP File No. 0554-20142881 BROAD ¯
Attachment 1
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RESOLUTION NO. (2015 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO ADDING
THE PROPERTY LOCATED AT 2881 BROAD STREET TO THE CONTRIBUTING LIST
OF HISTORIC RESOURCES, HIST-0554-2014
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 February 23, 2015, pursuant to a proceeding instituted under HIST-0554-2014,
Dustin Pires, 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 duly considered all evidence, including
the testimony of the applicant, interested parties, and the evaluation and recommendations by
staff, presented at said hearing.
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicants, interested parties, the records of the Cultural Heritage Committee hearing, and
the evaluation and recommendations by expert consultants and staff, presented at said hearing.
BE IT RESOLVED, by the Cultural Heritage Committee of the City of San Luis Obispo
as follows:
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. The Council makes the following findings of consistency with
Historic Preservation Program Ordinance eligibility criteria for the Contributing List of Historic
Resources:
1. The house is eligible for the Contributing List of Historic Resources because it meets
Historic Preservation Ordinance Historic Significance criteria for Architectural Criteria –
Style. The main residence is a historically significant because it is a rare example of a
Craftsman style home made which also incorporates locally manufactured brick.
2. The property conveys sufficient integrity to reflect the original historic style.
3. The designation of the existing structure to the list of Contributing Historic Structures is
consistent with the Historic Preservation Ordinance because the structure meets the
definition of “Contributing List Resource or Property”, in that the structure is of at least
50 years old and maintains its original historic architectural character.
SECTION 2. Environmental Determination. The proposed project is categorically exempt
per CEQA Guidelines under the General Rule (Section 15061(b)(3)). It can be seen with
certainty that adding the property to the City’s Contributing List of Historic Resources could not
have a significant effect on the environment.
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SECTION 3. Action. The Council of the City of San Luis Obispo does hereby add the
property located at 2881 Broad Street to the Contributing List of Historic Resources.
Upon motion of Councilmember ______, seconded by Councilmember _______,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
RECUSED:
The foregoing resolution was adopted this ______rd day of March 2015.
___________________________________
Mayor Jan Marx
Attest:
_______________________
Anthony J. Mejia, MMC
City Clerk
Approved as to Form:
_______________________
J. Christine Dietrick
City Attorney
T:\Council Agenda Reports\2015\2015-03-31\Historic Significance Determination (Leveille-Johnson)\Attachments\Attachment 2, (2881 Broad
Street) Council Reso.docx
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Meeting Date: January 26, 2015
Item Number: 1
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Continued review of the historic status of a potentially contributing historic property in
the Medium Residential / Special Considerations (R-2-S) zone.
PROJECT ADDRESS: 2881 Broad St. BY: Erik Berg-Johansen, Assistant Planner
FILE NUMBER: USE-0554-2014 FROM: Phil Dunsmore, Senior Planner
SUMMARY RECOMMENDATION
Review the historic significance of the property and recommend the City Council add the property to
the contributing list of historic resources.
SITE DATA
Applicant Dustin Pires, Triad Real Estate
Historic Status NA
Zoning R-2-S
General Plan Medium Density Residential
Site Area ~17,000 square feet
Environmental
Status
Exempt from CEQA under
Section 15061(b)(3) because
CEQA applies only to projects
which have the potential for
causing a significant effect on
the environment.
SUMMARY
The applicant is proposing to redevelop the property and would like to demolish the existing
residence to accommodate a new residential project. The historic status of the existing residence
was reviewed at the Cultural Heritage Committee (CHC) meeting on November 24, 2014, and the
item was continued to a date uncertain with specific direction for the applicant to provide additional
historic background information.
The applicant has hired Post/Hazeltine Associates to perform a historic analysis of the property. The
analysis suggests the property is eligible to be added to the Contributing List of historic resources. If
the CHC determines that the property is eligible for listing, a recommendation will be forwarded to
City Council for final action. If designated, any future development project would be reviewed for
consistency with the Historic Preservation Guidelines. If the CHC determines that the property is
not eligible for listing, the determination would not be forwarded to City Council and the
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2881 Broad Street
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applicant’s residence would be eligible for demolition following completion of all demolition
permit application requirements, including photo-documentation. Any subsequent development
project at this site would not be subject to CHC review as the site is not within a historic district.
PROJECT INFORMATION
CHC Direction
At the CHC meeting held on November 24, 2014, the Committee learned more information about
the property through public comment. An individual who grew up at the property provided the
Committee with photographs, details regarding the Yoakum and Sweeney families, and information
about the property’s development in association with the historic poultry farm. Due to this new
information, the Committee continued the project to a date uncertain to allow staff time to collect
and analyze additional information. Staff requested that the applicant hire a Qualified Historian
consultant to prepare a detailed report on the 2881 Broad Street property.
Consultant Report/Evaluation
The applicant hired a consultant from the City’s “List of Qualified Historians.” The con sultant,
Post/Hazeltine Associates, prepared a report regarding the historical significance of the property
located at 2881 Broad Street. The consultant highlighted the following points in the report:
The architectural style of the primary home structure is Craftsman (and not “Western Stick
Bungaloid” as described in the City’s record).
The only notable alterations to the primary brick structure since its construction in circa-
1925 are as follows: replacement of some wood-framed windows with metal windows,
construction of a concrete staircase to front door, and the wood-framed wing addition off the
northwest corner.
The only notable alterations to the detached garage are as follows: replacement of garage
doors and insertion of porches off north and west elevations.
A. Architectural Criteria
The home is a rare example of a Craftsman style house because it incorporates brick walls
instead of the more typical wood clapboard or shingles. This unique design makes the home
eligible for listing under Criteria A1 (Style) and A2 (Design). The primary structure is not,
however, eligible under Criterion A3 because it is not associated with a significant architect,
designer, or contractor.
The garage does not represent a distinctive architectural style (A1) or building design (A2),
and has no association with a significant architect, designer, or contractor (A3). Therefore,
the garage structure is not eligible for listing as a contributing resource.
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2881 Broad Street
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B. Historic Criteria
The property is not eligible for listing under Criterion B1 (association with the lives of
important persons) because Jesse Yoakum’s contribution to the development of San Luis
Obispo does not rise to a sufficient level of significance.
The property is not eligible under Criterion B2 because no evidence suggests the property is
linked to an important historic event.
C. Integrity
The property is eligible for listing under Criterion C1 because the house and garage occupy
their original footprint and foundations.
The property is eligible for listing under Criterion C2 because the original essential
architectural features of the house and garage have remained intact.
With the exception of the setting (the vicinity has been developed with post-World War II
development), the property is eligible for listing under Criterion C3 because the house and
garage meet the criteria for design, materials, workmanship, feeling, and association.
Summary Statement of Significance: “The Historic Structures/Sites Report prepared by
Post/Hazeltine Associates has determined that the house at 2881 Broad Street in San Luis
Obispo is potentially eligible for listing in the City of San Luis Obispo Master List of Historical
Resources.”
Project Description
The applicant has requested that the CHC determine the historic status of the property so that a
development plan can be completed for the property that either excludes or includes the existing
residence. If the CHC determines the residence is eligible for listing any future development
project will be required to be reviewed for consistency with the Historic Preservation Guidelines
and would return to the CHC for review.
Summary
The CHC’s role is to determine if the property should be listed as a contributing historic resource.
The review is based on Section 14.01.050 (Historic Resource Designation) of the Historic
Preservation Ordinance.1 The CHC should consider the report prepared by Post/Hazeltine
1 Historic Preservation Ordinance, Section 14.01.050 B (Contributing List Resources or Properties): Buildings or other resources
at least 50 years old that maintain their original or attained historic and architectural character, and contribute, either b y
themselves or in conjunction with other structures, to the unique or historic character of the neighborhood, district, or to the City
as a whole.”
Historic Preservation Ordinance, Section 14.01.050 C (Non-Contributing): Buildings, properties and other features in historic
districts which are less than 50 years old, have not retained their original architectural character, or which do not support the
prevailing historic character of the district.
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2881 Broad Street
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Associates that recommends the property be listed as a historic resource based on architectural and
integrity criteria.
Staff still feels that that the integrity of the property is marginal due to lack of maintenance, window
replacements, building additions, and an unmaintained site. Furthermore, no significant resources
exist in the near vicinity and the site is not within a historic district. However, staff agrees with the
consultant report in that the building has retained its original primary elevation and contains
architectural features associated with the original date of construction and therefore contains
sufficient integrity to convey its architectural significance. Staff also agrees with the consultant
report regarding the rarity of a brick Craftsman style structure and believes this unique design
makes the property eligible for listing as a Contributing historic resource under the Architectural
Criteria.
Recommendation
Recommend the City Council add the property at 2881 Broad Street to the Contributing List of
Historic Resources.
ALTERNATIVES
1. Continue the item with direction to the applicant and staff on pertinent issues.
2. Recommend addition of the property at 2881 Broad Street to the Master list of Historical
Resources while finding that the residence illustrates significant architectural design features
and maintains substantial integrity.
3. Decline to recommend addition of this property to the Contributing list of Historic Resources.
ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Historic Resources Inventory
4. Consultant Report
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HISTORICSITES/STRUCTURESREPORT
for
2881BroadStreet,SanLuisObispo,CA
(APN004-581-001)
Preparedfor
DustinPires,TriadRealEstate
Preparedby
POST/HAZELTINEASSOCIATES
2607OrellaStreet
SantaBarbara,CA93105
(805)682-5751
(email:posthazeltine@cox.net)
January13,2014
Attachment 4
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Post/HazeltineAssociates
HistoricSites/StructuresReport
2881S.BroadStreet,SanLuisObispo
January13,2015,Final
1
1.0INTRODUCTIONANDREGULATORYFRAMEWORK
ThisHistoricSites/StructuresReport(HSR)isforthepropertyat2881BroadStreet.Theparcel
islocatedonthewestsideofBroadStreetbetweenStoneridgeDriveandPerkinsLane,in
theCityofSanLuisObispo,California(Figure1).ThisHSR,preparedbyPost/Hazeltine
Associates,evaluatesthehistoricalsignificanceofthepropertyusingtheguidelinessetforth
intheCityofSanLuisObispo’sHistoricPreservationProgramGuidelines(2008).
2.0PROJECTDESCRIPTION
Theapplicantisproposingtodemolishtheparcel’sexistingimprovements,includingaone-
storyhouseandadetachedgarageandreplacethemwithaseven-unitresidential
condominiumdevelopment.
3.0DOCUMENTSREVIEW
Thefollowingresourcesandinformationsourceswereconsultedduringthepreparationof
thisreport(BibliographicalresourcesarelistedinSection14ofthisreport):
CityofSanLuisObispo
CityofSanLuisObispo,HistoricPreservationPlanGuidelines(1987,updatedApril2008):
TheHistoricalPreservationProgramGuidelineswereadoptedbyCityCouncil
ResolutionNo.6158(1987Series)andbecameeffectiveFebruary3,1987.
SanLuisObispoCountyHistoricalMuseumLibrary
CityDirectories
Biographicalfiles
HistoricmapsincludingSanbornFireInsuranceMaps
Historicphotographcollection
4.0ENVIRONMENTALSETTING
Thetopographicelementsthatdefinetheneighborhoodinwhichtheprojectparcelis
locatedareaseriesofterracesandhillsthatextendeastalongJohnsonDriveandtothe
westofBroadStreet.TothewestofthedistrictlevelterracesextendtoSanLuisObispo
Creek.TothenorthSanLuisObispoCreekbisectsthecoreoftheCity’sdowntown.Tothe
southamixofresidentialandcommercialdevelopmentextendstothesouthernendofthe
City’scorporateboundary.AtthetimethatMissionSanLuisObispowasfoundedin1772
thenaturalvegetationoftheareawascharacterizedbyriparianplantcommunitiesalong
thecreeksandoakwoodlandsonhillsandterraces.Sincethefoundingofthemission243
yearsagothenaturalenvironmentofthestudyareahasbeenmodifiedbyavarietyof
humanactivities;stockgrazing,agriculture,industry,commercialandresidential
developmenthavehadaroleinthisprocess.Today,theneighborhoodsurroundingthe
projectparcelischaracterizedbyamixofurbanized,semi-urbanizedandquasi-suburban
development.
Attachment 4
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Post/HazeltineAssociates
HistoricSites/StructuresReport
2881S.BroadStreet,SanLuisObispo
January13,2015,Final
2
5.0NEIGHBORHOODCONTEXT
Theneighborhoodsurroundingtheprojectparcelischaracterizedbyamixofcommercial
andresidentialdevelopment.Duringtheearly20th centurythisareawasoutsideofthe
city’scorporateboundariesandlargelyagriculturalinnature.Itsmostnotablefeatures
wereExpositionPark,locatedsomedistancetothenorthoftheprojectparcelonthesouth
sideofSouthStreet,aswellastheSouthernPacificRailroadCompanyrailyard,locatedto
theeastofBroadStreet.Bythemid-20th centurytheareahadbeentransformedintoa
low-densitymixofhousesandsmallcommercialbuildingssurroundedbyagriculturalland.
Later,beginninginthe1970s,urbangrowthledincreasinglytothedevelopmentof
commercialcomplexesandmulti-unitresidentialbuildings,atrendthathascontinuedto
thepresent.
6.0HISTORICALOVERVIEW
6.1GeneralHistoricalOverview
ThehistoryofEuro-AmericansettlementinSanLuisObispobeginswiththeSpanish
establishmentofMissionSanLuisObispodeTolosain1782.FoundedbyFatherJunipero
SerrathemissionwasintendedtoChristianizetheNorthernChumashandYokutstribes,who
inhabitedthissectionofCalifornia’scentralcoast.MissionSanLuisObispowasthefirst
permanentEuropeansettlementinthearea,oneofachainof21missionsunderthe
authorityoftheFranciscanorderthatwerelocatedbetweenSanDiegoandSanFrancisco.
Eventuallythemissionencompassedachurch,convento,dormitories,barracks,and
workshops.Themissionwassurroundedbyextensivecultivatedfields,vineyards,grazing
land,andwaterworks.Bytheearly1820sthemission’spopulationofNativeAmerican
convertshadbeensignificantlyreducedbydisease.
WhenSpanishcontroloverCaliforniaendedin1821,theterritorywastransferredtoMexico;
thiswouldhavefarreachingconsequencesforMissionSanLuisObispoandtheother
Californiamissions.Twelveyearslater,in1834,theMexicangovernmentsecularizedthe
missionsandbegantotransfertheirlandstoprivateownership.In1845,aportionofmission
lands,includingMissionSanLuisObispoanditssurroundingacreage,waspurchasedby
JasonScott,JohnWilsonandJasonMcKinleyfor$540.00(Cowan1956:85).Otherportions
ofthemission’slandswereincludedwithintheboundariesofseveralotherMexicanera
landgrants,including RanchoPotrerodeSanLuisObispo,RanchoSantaMargarita and
RanchoSanMiguelito.WiththesecularizationofthemissiontheeconomyoftheSanLuis
Obispo,likemuchofCalifornia,begantofocusalmostentirelyonstock-raisingasapartof
thelucrativehideandtallowtrade.
ClusteredaroundtheremnantsofMissionSanLuisObispoSanLuisObispowasincorporated
asanAmericantownin1856.Duringthe1850sSanLuisObispo,likemanyother
communitiesinCalifornia,experiencedaperiodofvirtuallawlessnessbroughtaboutbythe
profoundeconomic,socialandpoliticalchangesengenderedbytheGoldRushandthe
transformationofCaliforniafromaMexicanterritorywithanoverwhelminglyHispanic
populationtoanAmericanstatedominatedbytheemergingAnglopoliticaland
economicelite.InSanLuisObispoaCommitteeofVigilanceheadedbyWalterMurray
wasformedtoreduceviolenceandlawlessnessinthecommunity.Inmid-1858,Walter
Murray,wholaterbecameCountyjudge,wroteavividseriesofletterstothe SanFrancisco
Attachment 4
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Post/HazeltineAssociates
HistoricSites/StructuresReport
2881S.BroadStreet,SanLuisObispo
January13,2015,Final
3
Bulletin,thatdescribedthegeneralstateoflawlessnessthatSanLuisObispowasenduring
duringthisperiod.ThetransitiontoanAmericantownwashastenedbyaseveredroughtin
theearly1860sthatdestroyedtheviabilityofthelargeMexicaneraranchos.Subsequently,
mostoftheownersoftheranchoswereforcedtosubdivideorsell.In1861theinitiationofa
stagecoachlinelinkingSanFranciscoandLosAngelespassedthroughSanLuisObispo
therebyprovidingthecommunitywithitsfirstreliablelinkwiththerestofthestate.
Throughoutthe1860sthepopulationofSanLuisObispograduallyincreasedasmore
farmersandranchersmovedintothesurroundingcounty.Bythelate1860sSanLuisObispo
haddevelopedenoughtoformasmallbusinessdistrict,churches,anumberofhouses,and
aschool;butitsabilitytomovegoodsandpeopletoandfromthecommunitycontinued
tobehamperedbyvirtuallynonexistentroadsandthelackofadirectlinktothecoast.To
amelioratethissituation,agroupofSanLuisObispobusinessmenjoinedtogethertobuilda
wharfatAvila.Thiswasfollowed,anumberofyearslater,byanotherwharfbuiltbyJohn
HarfordatPortSanLuis(Madson2001:1).
Completedin1873,thewharfwaslinkedtonearbyAvilabyahorse-drawnnarrowgauge
railway(tramway)(Madson2001:1-2).In1876,afterpassageofastateactauthorizingits
construction,theSanLuisObispoRailroad&SantaMariaValleyRailroad(SLO&SMVR)
completedanarrowgaugerailroadbetweenHarford’sWharfandSanLuisObispo.Laterin
1882thelinewasextendedsoutheasttoSantaMariaandeventuallyeasttoLosAlamos.In
1882,therailroadwasreorganizedasasubsidiaryoftheOregonImprovementCompany.
Thatsameyeartherailroad,nowre-organizedandrenamedthePacificCoastRailway
(PCRy),wasextendedeasttoSantaMariaandLosAlamosinSantaBarbaraCounty.
(Madson2001:2).
WhilethePCRylinewasaboontolocalcommerce,thecommunitystilllackedaraillinkto
therestofthestateviatheSouthernPacificRailroadCompany’s(SPRR)stilluncompleted
CoastLinewhichwasintendedtoextendfromWatsonvilletoLosAngeles.In1873
constructionofthelinedead-endedatSoledadastheSPRRtransferreditseffortsto
completingaraillinethroughtheCentralValleytoLosAngeles.Asaresult,theCoastLine
fromWatsonvillesouthtoSanLuisObispowouldnotbecompletedforanother20years.
Dissatisfiedwiththelackofprogressincompletingtheline,businessmenfromSantaBarbara
CountyandSanLuisObispoCounty,includingC.H.PhillipstheleadingdeveloperinSan
LuisObispo,D.W.James,ownerofElPasodeRoblesRanchoandL.M.Wardenalocal
landowner,formedadelegationin1890tomeetwithCharlesCrocker,oneofthe“Big
Four”ownersthatcontrolledtheSPRR.ToencouragethecompanytocompletetheCoast
Linethedelegationpromisedtofundandobtainright-of-waysforthenewlinethroughSan
LuisObispoandSantaBarbaracounties(Nicholson1993:117-118).Finally,inMayof1894,
thefirstpassengertrainarrivedinSanLuisObispotoagrandcelebrationorganizedbythe
City’sbusinesscommunity.Sixyearslater,in1901,SPRRclosedthefinalgapinitscoastal
linelinkingthecoastofSouthernCaliforniatoNorthernCaliforniabycompletingtheline
betweenSurf,astationlocatedsouthwestofGuadalupeandSantaBarbara.Withits
completion,passengersandfreightcouldtravelbyrailbetweenLosAngelesandSan
Francisco.NolongerwouldtravelersfromSanLuisObispobesubjecttotakinga
stagecoachfromtheterminusofthenarrowgaugeraillineatLosOlivostoreachSanta
BarbaraandLosAngeles.OncetheCoastLinewasinoperationthePCRygradually
terminateditspassengerserviceandconcentratedonmovingfreight.
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SanLuisObispofinallypossessedaraillinkwithbothnorthernandsouthernCalifornia,which
mayhaveaidedintheselectionofSanLuisObispoasthesiteforacampusforthe
CaliforniaPolytechnicSchool.Thecampusopeneditsdoorsin1903(foundedin1901the
schoolopeneditsdoorsin1903).IncontrasttotheUniversityofCaliforniathePolytechnic
wasintendedtobevocationally-oriented.Thetownalsobecamethesiteofaregionalrail
yardfortheSPRRCompany.Bythe1920sSanLuisObispo,nowthesiteofastatecollege,
thecountyseatandtheUnionPacificrailyard,wasthemostimportantcommercial,
politicalandsocialcenteronthecentralcoast.TheextensionofHighway101throughSan
LuisObispoledtotheestablishmentofthenation’sfirstmotel.OpenedinDecemberof
1925,themissionstyleaccommodationcalledMile-StoneMo-telwaslocatedonHighway1
ontheoutskirtsofSanLuisObispo.Theopeningofmotelstyleaccommodations,suchas
theMile-StoneMo-tel,wasanindicationoftheincreasingimportanceoftheautomobileas
thenation’sprimarytransportationmode.In1928CampMerriam,atrainingfacilityforthe
CaliforniaNationalGuardwasestablishednorthwestofSanLuisObispo,onHighway1
(adjacenttopresentdayCuestaCommunityCollege).Coveringseveralthousandacres
thecampwasconvertedintoanArmycampin1940.Thefacilitywhichwasreturnedtothe
stateinthemid-1950sstilloperatestodayasaNationalGuardtrainingfacility.Withthe
onsetoftheGreatDepressionin1929,SanLuisObispoexperiencedasignificantdownturn,
whichincreasedthelocaleconomy’sdependenceonagricultureandranching.The
PCRy,whosebusinesshaddeclinedafterthearrivaloftheSPRR,graduallyceased
operationsbeginningwiththeabandonmentoftheraillinebetweenLosAlamosandLos
Olivosin1936.ThiswasfollowedbytheclosureofthebranchlinesfromSantaMariain1937
andacompletecessationofservicein1941,leavingSouthernPacificasthetown’sonly
railroad.Significantimprovementtothelocaleconomywouldnotcomeuntiltheonsetof
WorldWarII,whenCampMerriambecameaFederalinstallation,andCampCookwas
establishedinnorthernSantaBarbaraCounty.Bothbecamesignificantlocalemployers.
AfterthewarendedinAugustof1945,CampCookwasdecommissionedandCampSan
LuisObispowaseventuallyreturnedtotheState.
AfterWorldWarII,CaliforniaPolytechnicStateUniversity,whoseenrollmentwouldreach
almost20,000bytheendofthecentury,becameamainstayofthelocaleconomy.
Agricultureremainedimportant;morerecently,theregionhasbecomeoneofthemajor
winegrapegrowingareasinthestate.Tourismhasalsobecomeamoreimportant
elementofthelocaleconomy.Thedowntownhasretaineditsimportanceasthe
economicandsocialhubofthecommunity.Withinthelastseveraldecades,threehistoric
districts,includingoneencompassingtheformerlocationoftheSouthernPacificrailyard
havebeencreatedtopreserveandenhancethehistoriccharacteroftheCity’s
downtown.
6.2ParcelHistoryofthePropertyat2881BroadStreet(Circa-1860s-2015)
Duringthe1860sandthroughtheearly-1870stheprojectparcelappearstohavebeenpart
ofthelandholdingsofPatrickWashingtonMurphyoneofSanLuisObispoCounty’slargest
landowners.Bytheearly1870sMurphyappearstohavesoldthetractalongBroadStreet
(thenEdnaRoad)toW.L.BeebeeandC.H.Phillipswhosubdividedthepropertyin1874
into31lots(Figure2,MapoftheSubdivisionofaTractofLandAdjoiningtheTownofSan
LuisObispo,thePropertyofW.L.BeebeeandC.H.Phillips,surveyedbyR.R.Harris,
November,1874).Onthe1874tractmapthefuturelocationof2881BroadStreetisnoted
asLot30.Afteritscreationin1874,aspartoftheBeebeeandPhillipsTract,theownership
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ofLot30issomewhatunclearandappearstohaveincludedJ.P.Andrewsin1904and
later,in1905,MaryS.Spauldingwhosoldwaterfromaspringonheracreagetolocal
farmers(http://www.crystalspringswaterslo.com/history.html).Thespringislocatedonwhat
isnowtheparcelat3215RockviewPlace,locatedtothesouthwestoftheprojectparcel.
Noneoftheindividualswhoownedthepropertyuptothemid-1920sdevelopedthelot(at
whatisnow2881BroadStreet)whichremainedunimproved.In1925Spauldingsoldher
propertytoJesseYoakumwhosettledinSanLuisObispothatsameyear.Yoakumdivided
the63-acreparcelintoasubdivisionof41lotsranginginsizefromlessthananacreto
almost21-acresinsize(Figure2a).NamedtheYoakumPoultryUnittractthesubdivision
ownersandinvestorsincluded,inadditiontoJesseandEmelieYoakum,theirdaughter
JessieYoakumSweeneyandherhusbandFrank,aswellasotherinvestors,includingbutnot
limitedtoFrankandCharlotteHeller,CharlesandBerthaFosterandWilliamandIdaWyatt.
IncludingthemembersoftheYoakumfamily36individualsotherarelistedonthemap
approvedforthetractinFebruaryof1927.Itwasatthistime,aroundcirca-1926,thatthe
projectparcelatwhatisnow2881BroadStreet,wasdeveloped.In1928Yoakumsold
parcel21ofthetracttoWalterR.HudsonwhoformedtheCrystalSpringsWaterCompany.
JesseYoakum
JesseYoakumwasbornnearDecatur,MissourionMarch15,1871,butspentmostofhis
childhoodinNebraskabeforemovingtoSanFranciscoin1885whereheworkedforthe
SouthernPacificRailroadCompany(newspaperobituarydatedApril17,1964archivedat
theSanLuisObispoHistorycenter).Bytheearly-to-mid1890shehadrelocatedtoSanta
MonicawherehemarriedEmelieVachein1894.By1900hewasasaloonkeeperinSanta
Monica.Accordingtothe1900censustheYoakum’shouseholdincludedtheirdaughter
Jessie,agefive,son,Emile,agefour,andtwoofJesse’ssisters-in-law,MarcelinaV.Vache,
age16andMedeliseVache,age13.By1906theYoakumshadmovedtoBisbee,Arizona
whereJesseservedassuperintendentoftheWarren-BisbeeRailway.In1914Yoakumleft
thatpositionandpresumablyreturnedtoCalifornia(ElectricRailwayJournal,Volume44,
August8,1914,page279).In1925hesettledinSanLuisObispowhereheworkedasareal
estateagentandpoultryfarmer.ForanumberofyearsYoakumservedasgeneral
chairmanofMissionSanLuisObispo’sFiestadelosFlores.Thefiestawasstartedin1925by
theFatherDanielKeenen,pastorofMissionSanLuisObispotoraisefundsfortherestoration
ofthemission.The1940censusliststwohouseholdsontheprojectparcel,oneforJesse
Yoakum,hiswifeEmilia,granddaughtersMedeliaSweeney,age24andEleanorSweeney
age15,andgrandson,JohnSweeney,age21.JesseYoakum’soccupationatthistimeis
listedasrealestatesalesmanandhisrealpropertyisvaluedat$4,000.00.Theother
householdontheprojectpropertywasheadedbyhisdaughterJessie,thewidowofFrank
Sweeney,adairyman,andhersons,Frankage19andFred,age15.Nooccupationislisted
forJessieSweeneywhoserealpropertyisvaluedat$1,500.00.By1953theoccupantsof
thepropertyarelistedasFrankSweeneyat2881BroadStreetandhisgrandfather,Jesse
Yoakumat2881½BroadStreet.AfterJesseYoakum’sdeathin1964theproperty
continuedtobeoccupiedbymembersoftheSweeneyfamilyuntilsometimewithinthelast
decade.Thehouseiscurrentlyvacant.
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6.3ResourceTheme
ThehouseandgaragearereductiveexamplesoftheCraftsmanstyleandthepropertyhas
anassociationwiththeYoakum-Sweeneyfamily.Therefore,theresourcethemesforthe
propertyarearchitectureandsettlement.
7.0FIELDMETHODS
Thefieldsurveyandstudyareaisconfinedtothesubjectpropertyat2881BroadStreetand
itsimmediatesurroundings.ThepropertywassurveyedbyTimothyHazeltineof
Post/HazeltineAssociatesinJanuary2015.Allbuildingsandfeaturesonthepropertyandits
settingwererecordedwithdigitalphotography.
8.0SITEDESCRIPTION
GeneralDescriptionofthePropertyat2881BroadStreet
LocatedwithintheCityofSanLuisObispo,theprojectparcelisdelineatedbyStoneridge
Driveonthenorth,PerkinsLaneonthesouthbyBroadStreetontheeastandprivate
parcelsonthewest.ThelotslopesdownfromitswesternboundarytoBroadStreet(Figures3
&4).Thelotisdevelopedwithaone-storybrickhousesetonaraisedfoundationfacing
southtowardBroadStreet(Figures5–10andseeFigures3&4).Aone-storywood-framed
wingextendsoffthehouse’snorthwestcorner.Becauseoftheslopingterrainthehouse’s
southelevationiselevated,whiletherearofthehouseislevelwiththerearyard.Tothe
westofthehouseisaone-storybrickgarage,cappedbyflatroof.Woodporchesextend
offthegarage’ssouthandwestelevations(Figures11&12).Aslopingdriveway,partially
pavedinbrick,extendsfromBroadStreettothegarage’seastelevation.Totherearofthe
houseareremnantsoflandscaping,includingadecorativeconcrete-linedpooland
fragmentsofpavinginsetwithpolychromatictiles(Figures13&14).Aninformalseriesof
landscapedbedsextendalongthenorthandeastsidesofthehouse.Aretainingwall,
composedoffragmentsofconcretepaving,extendsalongBroadStreetfrontage.
8.1TheHouse
Cappedbyafront-facinggablerooftheCraftsmanstylehouseisrectangularin
configurationwithaone-storywood-framedwingwithasidegableroofprojectingoffits
northwestcorner.Therooffeaturesshalloweaveswithexposedraftersandasimpleboard
fascia.Aprojectingfrontporch,cappedbyasubsidiaryfront-facinggable,extendsoffthe
northendoftheeastelevation.Theexteriorwallsofthehouseareofredbricksetina
runningbondpattern.Asinglerowofclinkerbricksdelineatethetopoftheraised
foundation.Clinkerbricksalsoareusedforthebaseofthewindowreveals.Fenestrationis
primarilywood-framedone-over-onewoodsashwindows,afewofthewindowshavebeen
replacedwithmetal-framedtype.Rectangularventsaresetnearthetopoftheexterior
wallsandalongtheraisedfoundation.Theeastelevation’sfrontporchiscappedbya
subsidiaryfrontgableroofsupportedbypairsofnarrowwoodposts.Asetofpoured-in-
placeconcretestepsextendingalongthewestsideofthestreetfaçadeprovideaccessto
theporch,whichfeaturesapostandpicketstylewoodrailingonitsnorthandeastsides.
Theporchshelterstheentrancedoor,whichisflankedonitswestsidebyapairof
rectangularwindows.
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Thefenestrationofthenorthandsouthelevationfeaturesaseriesofrectangularwindow
openingsofvaryingdimension.Onthewestelevationashallowshedroofsheltersthe
house’sreardoor.Thewood-framedwingprojectingoffthenorthwestcornerofthehouse
issheathedinwidewoodsidingonitsnorth,south,andeastelevationsandcorrugated
metalonitswestelevation.Visiblefenestrationiscomposedofrectangularone-over-one
woodframewindows.Thiswingiscappedbyamoderately-pitchedshedroof.Aporch,
supportedbynarrowwoodpostsextendsalongthelengthofthewestelevation.Thearea
betweenthewingandthehouseispavedwithredbrick.
AlterationsandModificationstotheHouse
Thehousewasbuiltincirca-1925.Withtheexceptionofthereplacementofsomeofthe
originalwood-framedwindowswithmetalwindowsandthereplacementofwhatwaslikely
aflightofwoodstepsontheeastelevationwithconcretesteps,theexteriorofthebrick
wingofthehousehasunderfewsubstantialalterationssinceitsconstruction.Thewood
framed-wingoffthenorthwestcornerofthehousewouldappeartohavebeenbuilt
sometimebetweenthelate1920sandsometimeintheearly1940sbasedonitsconstruction
andincorporationofwood-framedwindows.Themostnotablechangetothiswingwasthe
sheathingofthewestelevationincorrugatedmetal(dateunknown).
8.2TheGarage
Theone-storygarageislocatedadjacenttoPerkinsLane.Itsexteriorwalls,whichare
buttressed,areofredbricksetinarunningbondpattern.Ontheeastelevationtwosetsof
plywooddoublegaragedoors,separatedbyanarrowbrickpier,provideaccesstothe
garage’stwobays.Abovethegaragedoorsadecorativepatternofdarkandpalered
bricksextendsthelengthoftheelevation.Shed-roofedporchesextendalongthegarage’s
northandwestelevations.
AlterationsandModificationstotheGarage
Thegaragewaslikelyconstructedincirca-1925whenthehousewasbuilt.Alterationsand
modificationsincludethereplacementofthegaragedoorsandtheinsertionofporchesoff
thebuilding’snorthandwestelevations.
8.3TheLandscapeandHardscape
Theexistinglandscapingiscomposedofplantingsoftrees,shrubsandsucculentplantsset
ininformalbedslinedwithbricksandbrokenconcrete.Retainingwallscomposedof
chunksofbrokenconcreteandstonecobblesextendsalongtheBroadStreetfrontageand
alongthenorthsideofthedriveway.Adriveway,pavedinconcreteandbrickextends
fromtheretainingwalltoPerkinsLane.Therearyardfeaturesremnantsofdecorative
polychromatictileworksetinconcrete.Survivingelementsoftilework,featuringnaïve
depictionsofflowersandadragon,aresetalongtherearoftheproperty;thedecorative
pool,locatedoffthewestelevationofthehouse,appearstohavebeenpartofthistilework
scheme.Otherremnantsoftileworkarepresentalongthenorthandeastsidesofthe
property.Aconcretepatioextendsoffthewestendofthehouse’snorthelevation.
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AlterationsandModificationstotheLandscapeandHardscape
Thedecorativetileworkwouldappeartodatetosometimebetweencirca-1955andcirca-
1965,basedonthecolorandtypeofglazedtilesusedinitsconstruction.Theremovalof
muchofthetileworkappearstohaveoccurredwithinthelastyear.
9.0EVALUATIONANDANALYSIS
Thissectionofthereportwilldeterminethehistoricsignificanceofthepropertyat2881
BroadStreet,aswellasitsphysicalandvisualintegrityincontexttohistoricpreservation.The
historicsignificanceofthepropertywillbeevaluatedusingthecriteriasetforthintheCityof
SanLuisObispo:HistoricalPreservationProgramGuidelines:AppendixC.Theevaluationwill
summarizetheresource’seligibilityforlistingattheCityofSanLuisObispolevelandits
eligibilityforlistingintheCaliforniaRegisterofHistoricalResourcesandNationalRegisterof
HistoricPlaces.Theintegrityoftheresourcewillbeevaluatedthroughtheapplicationof
theintegritycriteriadevelopedbytheNationalParkService.
Theparcelat2881BroadStreetwassurveyedinJulyof1989byGrahamandNellPatton
(Surveyformfor2881BroadStreet,July1989).The1989surveyformprovidedonlyminimal
informationabouttheproperty,includingabriefdescriptionofthestyleandconditionof
thebuiltimprovements.In1992thepropertyat2881BroadStreetwasevaluatedby
MargaretLovell,HistoricalResearcheraspartofa400-parcelsurveyfortheCityofSanLuis
ObispooriginallyinitiatedbyCityofSanLuisObispoCulturalHeritageCommittee(Lovell
1992).The1992studydeterminedthatthepropertyat2881BroadStreetwaseligiblefor
listingasacontributingpropertytoaproposedLittleItaly/RailroadDistrict(Lovell1992:12-13
andAppendixD:37).ThepropertyisnotlistedintheCaliforniaRegisterofHistorical
ResourcesortheNationalRegisterofHistoricPlaces.AsproposedbyLovell,theLittle
Italy/RailroadDistrictdoesnotappeartohavebeenformallydesignated,althougha
portionoftheproposeddistrictoneithersideofBroadStreetwaseventuallyincludedinthe
boundariesoftheSouthBroadStreetPlanningArea.ACityofSanLuisObispostaffreport
providinganassessmentoftheproperty’spotentialsignificancewaspresentedtothe
CulturalHeritageBoardinNovemberof2014.ThestaffreportstatedthattheCultural
HeritageBoardcouldmakethedeterminationastowhetherthepropertywouldbelisted
asasignificantculturalresourceornot.
9.1EstablishingtheResource’sPeriodofHistoricSignificanceandHistoricThemes
ItshouldbenotedthattheperiodofsignificancefortheproposedLittleItaly/Railroad
Districtwasneveridentifiedinthe1992400-parcelstudy.Basedonresearchconductedby
Post/HazeltineAssociatestheperiodofsignificancefortheprojectparcelwasdetermined
tobebetween1926andcirca-1945whentheYoakumPoultryUnittractwasfirstinitiated
andthesubsequentdevelopmentoftheareabytheYoakum/Sweeneyfamily.The
followingevaluationwillfocusontheresourcesthatareassociatedwiththehistoricthemes
identifiedinSection8.1ofthisreport.ThecriteriausedbytheNationalParkServicefor
determiningeligibilityforlistingintheNationalRegisterofHistoricPlaceswillbeusedto
assessthepotentialhistoricandarchitecturalsignificanceofthebridge.
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9.2EligibilityattheLocalLevel
GuidelinesforevaluatingthehistoricalsignificanceofpropertiesarefoundintheCityofSan
LuisObispoHistoricPreservationOrdinanceasfollows:
HistoricPreservationOrdinanceDecember7,2010:MunicipalCodeChapter14.01Historic
PreservationOrdinance,Section14.01.070.EvaluationCriteriaforHistoricResourceListing
WhendeterminingifapropertyshouldbedesignatedasalistedHistoricorCultural
Resource,theCHCandCityCouncilshallconsiderthisordinanceandStateHistoric
PreservationOffice(“SHPO”)standards.Inordertobeeligiblefordesignation,theresource
shallexhibitahighlevelofhistoricintegrity,beatleastfifty(50)yearsold(lessthan50ifit
canbedemonstratedthatenoughtimehaspassedtounderstanditshistoricalimportance)
andsatisfyatleastoneofthe
followingcriteria:
A.ArchitecturalCriteria
Embodiesthedistinctivecharacteristicsofatype,period,region,ormethodofconstruction,
orrepresentstheworkofamaster,orpossesseshighartisticvalues.
(1)Style:Describestheformofabuilding,suchassize,structuralshapeanddetails
withinthatform(e.g.arrangementofwindowsanddoors,ornamentation,etc.).Building
stylewillbeevaluatedasameasureof:
a.Therelativepurityofatraditionalstyle;b.Rarityofexistenceatanytimeinthelocale;
and/orcurrentrarityalthoughthestructurereflectsaoncepopularstyle;c.Traditional,
vernacularand/oreclecticinfluencesthatrepresentaparticularsocialmilieuandperiodof
thecommunity;and/ortheuniquenessofhybridstylesandhowthesestylesareput
together.
(2)Design:Describesthearchitecturalconceptofastructureandthequalityofartistic
meritandcraftsmanshipoftheindividualparts.Reflectshowwellaparticularstyleor
combinationofstylesareexpressedthroughcompatibilityanddetailingofelements.
Also,suggestsdegreetowhichthedesigner(e.g.,carpenter-builder)accurately
interpretedandconveyedthestyle(s).Buildingdesignwillbeevaluatedasameasureof:
a.Notableattractivenesswithaestheticappealbecauseofitsartisticmerit,detailsand
craftsmanship(evenifnotnecessarilyunique);b.Anexpressionofinterestingdetailsand
eclecticismamongcarpenter-builders,althoughthecraftsmanshipandartisticqualitymay
notbesuperior.
(3)Architect:Describestheprofessional(anindividualorfirm)directlyresponsibleforthe
buildingdesignandplansofthestructure.Thearchitectwillbeevaluatedasareferenceto:
a.Anotablearchitect(e.g.,Wright,Morgan),includingarchitectswhomade
significantcontributionstothestateorregion,oranarchitectwhoseworkinfluenced
developmentofthecity,stateornation.b.Anarchitectwho,intermsof
craftsmanship,madesignificantcontributionstoSanLuisObispo(e.g.,Abrahams
who,accordingtolocalsources,designedthehouseat810Osos-FrankAvila's
father'shome-builtbetween1927–30).
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TheHouse
ApplicationofCriteriaA1andA2
CriteriaA1andA2(House):Thehouseat2881BroadStreet,whichisnotassociatedwitha
knownarchitect,designerorcontractor,isarelativelyrareexampleoftheCraftsmanstyle
inwhichitsexteriorwallsaremadeofbrick,ratherthanthemoretypicalwallcladdingof
woodclapboardorshingles.CharacteristicscommontotheCraftsmanstylecanbefound,
however,inthehouse’srooftype,porchandfenestration,aswellasitsoverallemphasison
horizontality,theuseofvernacularbuildingmaterials andthelackofornamentation.The
incorporationofbrickwallswithatraditional,ifreductiveinterpretationoftheCraftsman
stylerepresentsanuncommonexpressionoftheCraftsmanstyleusingamaterialnotusually
foundonCraftsmanstylehousesinCalifornia.
Theuseofbrickforthehouse’sexteriorwallswaslikelyduetotheproperty’sproximitytothe
SanLuisObispoBrickyardoncelocatedacrossBroadStreet(Today,theformerbrickyardis
thelocationofaretailcomplexnamed“TheBrickyard”).Whileamodestexampleofthe
Craftsmanstyleinregardtoitsdecorativeornamentation,thehouseachievesits
significancefromitsstatusasarareexampleinSanLuisObispoofabrick-walledCraftsman
stylehouse.Therefore,thehouseat2881BroadStreetmeetsthecriteriamakingiteligible
forlistingintheCityofSanLuisObispoContributingListofHistoricResourcesunderCriteria
A1(Style)andA2(Design).Pleasenotethattheone-storywoodframewingofftherearof
thehouseisnotacontributortothebuilding’spotentialarchitecturalsignificance.
Wewouldliketonotethatwhilethe1989surveyofthepropertydefinedthehouseasan
exampleoftheWesternSticksubtypeoftheCraftsmanstyle(whichischaracterizedbyan
emphasisonextendedrafters,beamsandtrimworkwithroundedoffendsandpegjoinery),
thehouse’sminimaluseofstickstylewoodworkindicatesitshouldmorecorrectlybe
definedasamodestexampleoftheCraftsmanstyle.
ApplicationofA3:
CriterionA3(House):Thehouseat2881BroadStreetisnoteligibleforlistingunderCriterion
A3sinceitisnottheworkofahistoricallysignificantarchitect,designerorcontractor.
TheGarage
Thegarage,whichisutilitarianindesign,doesnotembodycharacteristicsoftheCraftsman
style.Inaddition,itisnottheworkofahistoricallysignificantarchitect,designeror
contractor.Unlikethehouse,thegaragedoesnotrepresentadistinctivearchitecturalstyle
oradistinctivebuildingtype.Therefore,thegarageat2881Broaddoesnotmeetthe
criteriamakingiteligibleforlistingasacontributingpropertyunderCriteriaA1(Style),
A2(Design),orA3(associationwithasignificantarchitect,designer,orcontractor).
B.HistoricCriteria
(1)History–Person:Associatedwiththelivesofpersonsimportanttolocal,California,or
nationalhistory.Historicpersonwillbeevaluatedasameasureofthedegreetowhicha
personorgroupwas:
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a.Significanttothecommunityasapublicleader(e.g.,mayor,congressmember,
etc.)orforhisorherfameandoutstandingrecognition-locally,regionally,ornationally.
b.Significanttothecommunityasapublicservantorpersonwhomadeearly,unique,or
outstandingcontributionstothecommunity,importantlocalaffairsorinstitutions(e.g.,
councilmembers,educators,medicalprofessionals,clergymen,railroadofficials).
ApplicationofCriterionB1:
CriterionB1:Theassociationofthepropertywithearlierowners,suchasW.L.Beebee,C.H.
PhillipsorMaryS.Spauldingisnotconsideredtobesignificantsincethestudyparcelwas
partoflargerlandholdingsandhadnodirectassociationwiththeseindividuals’
contributionstothepolitical,culturalorcommercialdevelopmentofSanLuisObispo.The
propertyat2881BroadStreetonlyhasadistantassociationwiththehistoryoftheCrystal
SpringsWaterCompanyanditspredecessorssincethespringswerenotlocatedonthe
projectparcelbutonanother,nearbyparcelonRockviewStreet.Thepropertyat2881
BroadStreetismostdirectlyassociatedwithJesseYoakumwhopurchasedthelandfrom
MarySpauldingincirca-1925.WhileYoakumwasinvolvedinvariousbusinessventuresin
SanLuisObispo,hismostimportantcontributiontothecommunity’sdevelopmentwashis
participationin1927,alongwith36otherinvestors,inthesubdivisionofLot30ofthePhillips
andBeebeeTractintoa41-lotsubdivisionknownastheYoakumPoultryUnittract.This
subdivisionwascomposedoflongnarrowresidentiallotsandsevenlargerlots.This
subdivisionwasoneofanumberofsubdivisionscreatedinSanLuisObispoduringthe
periodbetween1900and1950.Lot1ofthesubdivisionwastheexistingprojectparcelat
2881BroadStreet.ThehousecontinuedtobeoccupiedbyJesseYoakumuntilhisdeathin
1963.WhileYoakumdidmakeamodestcontributiontothegrowthofthecommunity
throughthesubdivisionandsaleoflotsintheYoakumPoultryUnitstract,thetractwasnot
unlikeotherscreatedinSanLuisObispoCountyduringthemid–to-late-1920sinresponseto
theeconomicboomofthatperiod.Consequently,JesseYoakum’scontributiontothe
developmentofSanLuisObispo,whichwasmodestinscope,doesnotrisetothelevelof
significancethatwouldmakethepropertyhistoricallysignificantinregardtoformer
owners/occupantsandthereforethepropertyat2881BroadStreet isnoteligible forlisting
underCriterionB1.
(2)History–Event:Associatedwitheventsthathavemadeasignificantcontributiontothe
broadpatternsoflocalorregionalhistoryortheculturalheritageofCaliforniaortheUnited
States.Historiceventwillbeevaluatedasameasureof:(i)Alandmark,famous,orfirst-of-its-
kindeventforthecity-regardlessofwhethertheimpactoftheeventspreadbeyondthe
city.(ii)Arelativelyunique,importantorinterestingcontributiontothecity(e.g.,theAh
LouisStoreasthecenterforChinese-AmericanculturalactivitiesinearlySanLuis
Obispohistory).
ApplicationofCriterionB2:
CriterionB2:AreviewofrecordsonfileattheSanLuisObispoHistoryCenter,theSanLuis
ObispoLibraryandtheRobertKennedyLibraryatCalStateSanLuisObispo,didnotreveal
anyinformationlinkingthepropertytoanimportanthistoricevent.Moreover,asnoted
above,undertheevaluationforlistingunderCriterionB1,JesseYoakum’screationofthe
YoakumPoultryUnittractdidnotconstitutethefirstormostnotablesubdivisionintheCity.
Attachment 4
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Consequently,thecreationoftheresidentialsubdivisionknownastheYoakumPoultryUnit
tractdoesnotrisetothelevelofsignificancethatwouldmakethepropertysignificantin
regardtoanimportanthistoricorculturalevent.Therefore,thepropertyat2881Broad
Street isnoteligible forlistingunderCriterionB2.
(3)History-Context:Associatedwithandalsoaprimeillustrationofpredominantpatternsof
political,social,economic,cultural,medical,educational,governmental,military,industrial,
orreligioushistory.Historiccontextwillbeevaluatedasameasureofthedegreetowhichit
reflects:a.Early,first,ormajorpatternsoflocalhistory,regardlessofwhetherthehistoric
effectsgobeyondthecitylevel,thatareintimatelyconnectedwiththebuilding(e.g.,
CountyMuseum).b.Secondarypatternsoflocalhistory,butcloselyassociatedwiththe
building(e.g.,ParkHotel).
ApplicationofCriterionB3:
CriterionB3:Thepropertyat2881BroadStreetwasthehomeofJesseYoakumalocal
poultryfarmerandrealestatesalesmanbetweencirca-1925andhisdeathin1963.
Yoakum’sroleinlocalhistoryisprimarilyassociatedwiththeroleheplayedinthe
developmentoftheYoakumPoultryUnittractin1926.Thepropertycontinuedtobe
occupiedbyJesseYoakumandothermembersofhisfamilyuntilhisdeathin1963.
Yoakumonlymadeaminorcontributiontothegrowthofthecommunitythroughthe
creationoftheYoakumPoultryUnittractandhischairmanshipoftheFiestadelosFlores.His
participationinthecommercialandciviclifeofthecommunitywhilelaudable,donot
indicateheplayedaleadingroleinthedevelopmentofthecivicorcommerciallifeofSan
LuisObispoandwhilethehouseat2881BroadStreetwashishomeandLot1ofthe
subdivision,theassociationbetweenthepropertyandpredominantandsecondary
patternsoflocalhistory,namelythegrowthofSanLuisObispoduringthemid-to-late1920s,
doesnotrisetothelevelthatwouldmakethehouseat2881BroadStreethistorically
significant.Therefore,thepropertyat2881BroadStreet isnoteligible forlistingintheCityof
SanLuisObispoContributingListofHistoricalResourcesunderCriterionB3.
C.Integrity:Authenticityofanhistoricalresource’sphysicalidentityevidencedbythe
survivalofcharacteristicsthatexistedduringtheresource’speriodofsignificance.
Integritywillbeevaluatedbyameasureof:(1)Whetherornotastructureoccupiesits
originalsiteand/orwhetherornottheoriginalfoundationhasbeenchanged,ifknown.(2)
Thedegreetowhichthestructurehasmaintainedenoughofitshistoriccharacteror
appearancetoberecognizableasanhistoricresourceandtoconveythereason(s)forits
significance.(3)Thedegreetowhichtheresourcehasretaineditsdesign,setting,materials,
workmanship,feelingandassociation.
ApplicationofCriterionC1:
Pleasenotethatthefollowingevaluationisconfinedtodeterminingifthehouseand
garageretaintheirabilitytoconveytheiroriginalarchitecturalstyleandtypeanddoesnot
representanevaluationofthebuildings’conditioninregardstomeetingtheapplicable
buildingcodes.
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13
CriterionC1:Thehouseandgarageoccupytheiroriginalsiteandretaintheiroriginal
foundations.ThereforethehouseandgaragemeettheintegritycriterionunderCriterion
C1.
ApplicationofCriterionC2:
CriterionC2:Somedeteriorationandweatheringofexteriorbuildingmaterialshastaken
placeonthehouseduetodeferredmaintenanceincluding,onthehouse,alargecrackin
thefrontporch’sbrickworkandweatheringoftheroofanditsexposedraftersandfascia.
Remainingelementsoftheoriginalfenestrationarealsoweatheredandthewood-framed
wingofftherearofthehouseisinpoorphysicalcondition.
Thisdeteriorationhasnotsubstantiallyaffectedtheabilityofthehousetoconveyitsoriginal
architecturalschemesincethebuilding’sexteriorarchitecturalfeaturesremaininplaceand
canstillconveythecharacteroftheiroriginalappearance.Likethehouse,thegaragehas
retainedmostofitsoriginalfabricincludingitsbrickwallsandpiers.Thehouse,whichhas
retainedtheessentialfeaturesofitsCraftsmanstylearchitecture,canstilleffectivelyconvey
thosequalitiesthatmakeithistoricallysignificant,therebymeetingCriterionC2.
Whilethegarageretainstheessentialfeaturesofitsutilitariandesignthatallowsittomeet
CriterionC2,itdoesembodythelevelofarchitecturalorhistoricassociationsthatwould
makeitapotentiallysignificanthistoricresource.
ApplicationofCriterionC3:
CriterionC3.Thehouseandgaragehaveremainedattheiroriginallocationsincetheir
constructionincirca1926-1930.Therefore,thepropertyhasretaineditsintegrityoflocation.
Alterationstothehouseareconfinedtomodestchangestosomeofthefenestrationand
theinsertionofaone-storywingofftherearofthebuilding.Thehousehasretainedthe
remainderofitshistoricfabric,includingitsbrickwalls,manyofitsoriginalwoodwindow
framesanditsporchandfrontgableroof.Thegarage,whileencumberedbytheaddition
ofporchesontwoofitselevationsretainsitsoriginalbrickwallsandoverallconfiguration.
Replacementmaterials,suchasthereplacementofthegarage’soriginalbaydoorsand
theinsertionofanadditionofftherearofthehousehavenotsignificantlydetractedfrom
theresource’sintegrityofdesign.Therefore,thehouseandgarageat2881BroadStreet
haveretainedtheirintegrityofdesign.
Itshouldbenotedthatthesettingofthestudyparcelhasbeensubstantiallyalteredby
post-WorldWarIIdevelopment.ChangesincludewideningBroadStreettoafourlane
thoroughfareandthedevelopmentofsurroundingparcelsonthewestsideofBroadStreet
withmulti-unitresidentialdevelopment.Inaddition,theeastsideofBroadStreethasbeen
developedwithavarietyofcommercialandretaildevelopment,includingmulti-tenant
shoppingcenters,mostofthemconstructedsincethelate1970s.Becauseofthese
changestheareasurroundingtheprojectparcelnolongerretainsitsintegrityofsetting.
Theprojectparcel,inwhichitsbuiltimprovementshaveretainedmostoftheiroriginal
buildingmaterials,includingitsbrickwallsandalmostalloftheoriginalroofandporch
assemblies,aswellmostoftheoriginalwindowframes,canstillconveytheessential
characteroftheiroriginalbuildingmaterials.Thedeteriorationofthebuildings’fabricisnot
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January13,2015,Final
14
soextensivethattheycannotconveytheiroriginalqualityofconstruction.Therefore,the
houseandgarageat2881BroadStreetretaintheirintegrityofworkmanship.Thehouseand
garage,notwithstandingtheirsomewhatdeterioratedcondition,retainsufficientintegrityto
conveytheirappearanceduringthemid-to-late1920swhenthehousewasbuilt.Therefore,
thehouseandgarageretaintheirintegrityoffeelingandassociation.
Withtheexceptionofsetting,thehouseandgaragemeettheintegritycriterionunder
CriterionC3fordesign,materials,workmanship,feeling,andassociation.
SummaryStatementofEligibilityforListingattheLocalLevel
Thehouseat2881BroadStreetwhichretainsitsoverallintegrityunderCriterion3iseligible
forlistingintheCityofSanLuisObispoMasterListofHistoricalResourcesunderCriteriaA1
andA2.
Whilethegarageretainsitsoverallintegrity,itdoesnotembodysignificanthistoric
associationsorarchitecturalsignificancetobeeligibleforlistingintheCityofSanLuis
ObispoMasterListofHistoricalResources.
9.3EligibilityforlistingintheCaliforniaRegisterofHistoricalResources
Thissectionofthereportprovidesareviewoftheproperty’seligibilityforlistingasasignificant
historicresourceatthestatelevel.
StateCriteria
(a)Forpurposesofthissection,theterm“historicalresources”shallincludethefollowing:
1.)Aresourcelistedin,ordeterminedtobeeligiblebytheStateHistoricalResourcesCommission,
forlistingintheCaliforniaRegisterofHistoricalResources(Pub.Res.CodeSS5024.1,Title14CCR,
Section4850etseq.).
2.)Aresourceincludedinalocalregisterofhistoricalresources,asdefinedinsection5020.1(k)of
thePublicResourcesCodeoridentifiedassignificantinanhistoricalresourcesurveymeetingthe
requirementssection5024.1(g)ofthePublicResourcesCode,shallbepresumedtobehistorically
orculturallysignificant.Publicagenciesmusttreatanysuchresourceassignificantunlessthe
preponderanceofevidencedemonstratesthatitisnothistoricallyorculturallysignificant.
3.)Anyobject,building,structure,site,area,place,record,ormanuscriptwhichaleadagency
determinestobehistoricallysignificantorsignificantinthearchitecturally,engineering,scientific,
economic,agricultural,educational,social,political,military,orculturalannalsofCaliforniamay
beconsideredtobeanhistoricalresource,providedtheleadagency’sdeterminationis
supportedbysubstantialevidenceinlightofthewholerecord.Generally,aresourceshallbe
consideredbytheleadagencytobe“historicallysignificant”iftheresourcemeetsthecriteriafor
listingontheCaliforniaRegisterofHistoricalResources(Pub.Res.CodeSS5024.1,Title14CCR,
Section4852)includingthefollowing:
a)Isassociatedwitheventsthathavemadeasignificantcontributiontothebroadpatternsof
California’shistoryandculturalheritage;
b)Isassociatedwiththelivesofpersonsimportantinourpast;
c)Embodiesthedistinctivecharacteristicsofatype,period,region,ormethodofconstruction,or
representstheworkofanimportantcreativeindividual,orpossesseshighartisticvalues;or
d)Hasyielded,ormaybelikelytoyield,informationimportantinprehistoryorhistory.
Attachment 4
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2881S.BroadStreet,SanLuisObispo
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15
Applicationofthecriteria:
Criterion1
ThepropertyisnotlistedintheCaliforniaRegisterofHistoricalResourcesandhasnotbeen
previouslydeterminedeligibleforlistingbytheStateHistoricalResourcesCommission.
Therefore,thepropertyat2881BroadStreetdoesnotmeetCriterion1.
Criterion2
Thepropertywasincludedina1992studyof400propertiesasacontributingpropertytothe
LittleItaly/RailroadDistrict(Lovell1992:37).Therecommendationsofthe1992reportwere
notactedonbytheCityofSanLuisObispoCulturalHeritageCommittee(StaffReportfor
2881BroadStreetpresentedtotheCulturalHeritageCommission,November24,2014).
Moreover,thesupportingdocumentationforthepropertyinthe1992didnotdetailwhythe
propertyat2881BroadStreetwaseligibleforlistingasacontributingpropertytothe
proposedLittleItaly/RailroadDistrict.Therefore,thepropertyat2881BroadStreetdoesnot
meetCriterion2.
Criterion3
JesseYoakumcontributionstothedevelopmentofthehistoryofSanLuisObispowere
confinedtohisdevelopmentoftheYoakumPoultryUnittractin1926 andservingforseveral
yearsasthechairmanoftheFiestadelosFlores.Yoakum’sresidentialtractwasnotunique
inthehistoryofthecommunitynordiditrepresentanimportantmomentinlocalhistory.
Yoakum’schairmanshipoftheMissionSanLuisObispo’sannualfestivaldoesnotrisetothe
levelofbeinghistoricallysignificantsincehewasoneofseveralpeoplewhoservedinthat
roleovertheyears.Therefore,thepropertyat2881BroadStreetisnoteligibleforlistinginthe
CaliforniaRegisterofHistoricalResourcesunderCriterion3aor3c.Whilethehouseat2881
BroadStreetisanuncommonexampleofabrickCraftsmanstylehouseinSanLuisObispo,
thearchitecturalsignificanceofthebuildingdoesnotrisetothelevelthatwouldmakeit
eligibleforlistingintheCaliforniaRegisterofHistoricalResourcesunderCriterion3c.The
applicationofCriterion3d,whichappliestoarchaeologicaldeposits,isbeyondthepurview
ofthisreport.
SummaryStatementofEligibilityforListingintheCaliforniaRegisterofHistoricalResources
Thehouseat2881BroadStreetisnoteligibleforlistingintheCaliforniaRegisterofHistorical
Resources.
9.4NationalRegisterCriteriaforEvaluation
ThefollowingCriteriaareusedtodetermineapotentialresource’seligibilityforlistinginthe
NationalRegisterofHistoricPlaces(NationalRegisterFederalProgramRegulations:
36CFR60.4).
ThequalityofsignificanceinAmericanhistory,architecture,archaeology,andcultureis
presentindistricts,sites,buildings,structures,andobjectsofStateandlocalimportancethat
Attachment 4
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16
possessintegrityoflocation,design,setting,materials,workmanship,feelingand
association,and:
(a)Thatareassociatedwitheventsthathavemadeasignificantcontributiontothebroad
patternsofourhistory;or
(b)Thatareassociatedwiththelivesofpersonssignificantinourpast;or
(c)Thatembodythedistinctivecharacteristicsofatype,periodormethodofconstruction,
orthatrepresenttheworkofamaster,orthatpossesshighartisticvalues,orthatrepresent
asignificantanddistinguishableentitywhosecomponentsmaylackindividualdistinction;or
(d)Thathasyielded,ormaybelikelytoyield,informationimportantinprehistoryorhistory.
ApplicationoftheCriteria
(a)Thatisassociatedwitheventsthathavemadeasignificantcontributiontothebroad
patternsofourhistory
Theproperty’sassociationwithbroadpatternsoflocal,stateornationalhistoryis
consideredindirect.Therefore,thestudyparcelat2881BroadStreetisnoteligibleforlisting
intheNationalRegisterofHistoricPlacesunderCriteriona.
(b)Thatisassociatedwiththelivesofpersonssignificantinourpast
Asnotedaboveundertheevaluationofeligibilityforlistingatthestatelevel,Jesse
Yoakum’scontributionstothehistoryofSanLuisObispoarenotsubstantialenoughtomake
thepropertyeligibleforlistingtotheNationalRegisterofHistoricPlaces.Therefore,the
propertyat2881BroadStreetisnoteligibleforlistingintheNationalRegisterofHistoric
PlacesunderCriterionb
(c)Thatembodythedistinctivecharacteristicsofatype,periodormethodofconstruction,
orthatrepresenttheworkofamaster,orthatpossesshighartisticvalues,orthatrepresent
asignificantanddistinguishableentitywhosecomponentsmaylackindividualdistinction;
Whilethehouseat2881BroadStreetisanuncommonexampleofabrickCraftsmanstyle
houseinSanLuisObispo,thearchitecturalsignificanceofthebuildingdoesnotrisetothe
levelthatwouldmakeiteligibleforlistingintheNationalRegisterofHistoricPlacesunder
Criterionc.
(d)Thathasyielded,ormaybelikelytoyield,informationimportantinprehistoryorhistory.
Theapplicationofthiscriteriontopotentialarchaeologicaldepositsisbeyondthescopeof
thisreport.
SummaryStatementofEligibilityforListingintheNationalRegisterofHistoricPlaces
Thehouseat2881BroadStreetisnoteligibleforlistingintheNationalRegisterofHistoric
Places.
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2881S.BroadStreet,SanLuisObispo
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17
9.5SummaryStatementofSignificance
TheHistoricStructures/SitesReportpreparedby Post/HazeltineAssociates hasdetermined
thatthehouseat2881BroadStreetinSanLuisObispo ispotentiallyeligible forlistinginthe
CityofSanLuisObispoMasterListofHistoricalResources.
10.0PROJECTIMPACTS
Theapplicantproposesdemolitionoftheproperty’sexistingimprovements,includingthe
house,whichispotentiallyeligibleforlistingasahistoricresourceatthelocallevel.
Guidelinesforevaluatingprojectimpactstosignificanthistoricresourcesarefoundin
Section14.01.100 DemolitionofHistoricResources oftheHistoricPreservationOrdinance.If
thehousecannotbefeasiblyincorporatedintotheproject,thefollowingmeasuresshould
beincorporatedintotheprojecttopreserveandcommemoratethehouseandthe
associationofthepropertywiththeJesseYoakumandhisfamily:1)Photographic
documentationofthepropertyanditsbuiltimprovements;2)Onsitecommemorationofthe
houseandYoakumfamilyintheformofacommemorativeplaque;and3)Incorporationof
bricksfromthepropertyintotheproject.Thesemeasureswouldpreservearecordand
interpretationofthepropertyanditshistoryforthecommunity.Furtherreviewoftheproject
anditsimpactstopotentiallysignificantresourcesmayberequiredbytheCityofSanLuis
ObispofollowingtheguidelinesinSection14.01.100oftheHistoricPreservationOrdinance.
11.0CONCLUSIONS
Thehouseat2881BroadStreetispotentiallyeligibleforlistingintheCityofSanLuisObispo
ContributingListofHistoricResources.However,theproperty’sgarageandlandscaping,
neitherofwhichrepresentsasignificantexampleoftheirtype,arenoteligibleforlistingin
theCityofSanLuisObispoContributingListofHistoricResources.
12.0LISTOFSOURCESCONSULTEDANDBIBLIOGRAPHY
Thefollowingsourceswereconsultedinpreparingthereport:
Beebe,Lucius
1963TheCentralPacific&TheSouthernPacificRailroad.Howell-North,Berkeley,
California.
Daggett,Stuart
1922ChaptersontheHistoryoftheSouthernPacific.TheRonaldPressCompany,New
York.
Deverell.William
1994RailroadCrossing:CaliforniansandtheRailroad1850-1910.UniversityofCalifornia
Press,Berkeley,California.
Gidney,CharlesMontville,BenjaminBrooksandEdwinM.Sheridan
1917HistoryofSantaBarbara,SanLuisObispoandVenturaCounties.Chicago:Lewis
PublishingCompany,1917.
Attachment 4
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2881S.BroadStreet,SanLuisObispo
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18
Hofsommer,Don,L.
1986TheSouthernPacific,1901-1985.TexasA&MUniversityPress.CollegeStation,Texas.
1933HistoricalSketchoftheOriginandDevelopmentoftheTransportationProperties
OperatedasaPartoftheSouthernPacificSystem.TypescriptonfileattheVentura
CountyMuseumofHistoryandArt.
Lovell,Margaret
1992HistoricalResourcesSurveyII,CompletionReport.PreparedfortheCityofSanLuis
Obispo,January,1992.
McWilliams,Carey
1979SouthernCalifornia:AnIslandinTime.PeregrineSmith,Inc.SantaBarbara,California
andSaltLakeCity,Utah.
Nicholson,Loren
1993RailsacrosstheRanchos:CentennialEditionCelebratingtheSouthernPacific
RailroadCoastalLine.CaliforniaHeritagePublishingAssociates.SanLuisObispo,
California.
Norris,Frank
1901TheOctopus.NewYork,NewYork.
SanLuisObispo,Cityof:
2010CityofSanLuisObispo,HistoricPreservationPlanGuidelines
2014CulturalHeritageCommitteeAgendaReport,presentedNovember24,2014.
Signor,John,R.
1993SouthernPacific’sCoastLine.SignaturePress.Wilton,Press.
SouthernPacificRailroadCompany
1955SouthernPacific’sFirstCentury.SouthernPacificRailroadPublicRelations
Department.SanFrancisco,California
Starr,Kevin,
1985InventingtheDream:CaliforniathroughtheProgressiveEra.OxfordUniversityPress,
NewYork,Oxford.
1990MaterialDreams:SouthernCaliforniaThroughthe1920s.OxfordUniversityPress,New
York,Oxford.
1996EndangeredDreams:TheGreatDepressioninCalifornia.OxfordUniversityPress,New
York,Oxford.
Attachment 4
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2881S.BroadStreet,SanLuisObispo
January13,2015,Final
19
NewspaperSources
TheSanLuisObispoTribune,ascited.
Thefollowingmapsandaerialphotographswereconsultedforthisreport:
SanbornFireInsuranceCompanymaps.OnfileattheHistoryCenterofSanLuisObispo
County
SanLuisObispoCountySurveyor’sOffice.Mapsascitedinreport.
Thefollowingarchiveswereusedinthepreparationofthisreport:
CityofSanLuisObispoCommunityDevelopmentDepartment
CaliforniaStatePolytechnic,SanLuisObispo,RobertKennedyLibrary
Attachment 4
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ProjectParcel
Figure1
LocationMapfor2881BroadStreet
(fromCityofSanLuisObispostaffreportfor2881SouthBroadStreet)
Attachment 4
B2-35
Figure2
1874MapoftheSubdivisionoftheBeebeeandPhillipstract(SanLuis
ObispoCountySurveyor’sOffice)
Lot30
Attachment 4
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Figure2a
1927MapoftheYoakumPoultryUnitstract(SanLuisObispoCounty
Surveyor’sOffice)
Lot1,288BroadStreet
Attachment 4
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Figure3
2881BroadStreet,lookingnorthwest
(houseandlandscaping)
Figure3
2881BroadStreet,lookingnorthwest
(house,garageandlandscapingfromPerkinsLane)
Attachment 4
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Figure5
2881BroadStreet,lookingwest
(EastElevationofHouse)
Attachment 4
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Figure6
2881BroadStreet,lookingnorth
(House,eastelevationdetailofporch)
Attachment 4
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Figure7
2881BroadStreet,lookingeast
(southelevationofhouse)
Figure8
2881BroadStreet,lookingnortheast
(House,southelevationofwoodframewingandwestelevation)
Attachment 4
B2-41
Figure9
2881BroadStreet,lookingwest
(eastendofthehouse’snorthelevation)
Figure10
2881BroadStreet,lookingnortheast
(westendofthehouse’snorthelevation)
Attachment 4
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Figure11
2881BroadStreet,lookingwest
(Garage,eastelevation)
Figure12
2881BroadStreet,lookingeast
(Garage,northandwestelevations)
Attachment 4
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Figure13
2881BroadStreet,lookingwest
(Detailoftilework)
Figure14
2881BroadStreet,lookingnorth
(Ornamentalpoolbehindhouse)
Attachment 4
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Attachment 6
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
redevlopoment of the property and noted that the 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.
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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
significance 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 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.
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Page 3
There were no further comments made from the Committee.
On motion by Committee Member Taylor, seconded by Committee Member Baer, to
adopt Resolution No. CHC-1000-15, 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.
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Draft CHC Minutes
February 23, 2015
Page 4
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
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
Resolution No. _______-15, 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 and 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
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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.
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 regards 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 chambers 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 chambers at 7:25 p.m.
ADJOURNMENT: The meeting was adjourned at 7:30 p.m.
Respectfully submitted by,
Erica Inderlied
Recording Secretary
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Attachment 6
Historic Significance
Determination
City of San Luis Obispo City Council March 31, 2015
1
2881 Broad Street
Recommendation
2
As recommended by the Cultural Heritage
Committee, adopt a resolution adding 2881 Broad
Street to the City’s list of Contributing Historic
Resources.
Background
Proposed demolition prompted historic significance review
Demolition of historic resource a Significant Impact under
CEQA
Demolition not supported by Ordinance for historic resources
Identified as “potentially contributing” in 1992 survey
Need to determine if property merits historic listing
3
CHC Recommendation
November 24, 2014: Continued for more information
January 26, 2015: Post/Hazeltine Assoc. Historic Assessment
- Architectural criteria
- Integrity
- CHC tie votes (3:3 votes) – Item continued since no action
February 23, 2015: Recommendation to add the property to
Contributing list of Historic resources (4:2)
- Architectural criteria
- Integrity Criteria
4
Site and Vicinity
5
6 Site Photo
View to northwest from Broad Street
7
8
Est. built in 1926
Modest craftsman
example
Low pitched front facing
gable
Projecting offset gable
covering porch
Clinker bricks along top
of foundation & base of
windows
Rare feature: Brick for
exterior wall
construction
Architectural Features
9 South Elevation
North Elevation
10
Historic Significance Evaluation
11
Listing of a Contributing Historic Structure:
- At least 50 years old
- Maintain historic or attained architectural character
- Contribute to unique or historic character of
neighborhood, District, or City as a whole
- Do not need to be located within a historic district
City’s Historic Preservation Ordinance –
Significance Criteria:
- Architectural Criteria (Style, Design, and/or Architect)
- Historic Criteria (Person, Event, and/or Context)
- Integrity
Historic Consultant & CHC recommendation
12
Post/Hazeltine Associates Report:
Main residence eligible for listing based on Architectural and Integrity Criteria
Architectural Criteria:
Rare example of a brick walled Craftsman style house
Brick use likely due to proximity to San Luis Obispo Brickyard
Architectural Criteria – Style & Design (A1 & A2)
Garage and addition not found potentially architecturally significant
Historic Consultant & CHC recommendation
13
Post/Hazeltine Associates Report:
Integrity Criteria:
Occupies original site and foundation (C1)
Structure retains essential features to convey historical significance (C2)
Most original building materials and features retained - (brick walls, roof, porch
assemblies, window frames)
Sufficient integrity to convey Mid to late 1920’s appearance (C3) – feeling and
association
CHC Recommendation consistent with Post/Hazeltine Report findings (Architecture
and Integrity)
Conclusion
14
Scope of review limited to determination of historic significance
Premature to add conditions on development (not advertised for review of
future development project)
If added to Contributing historic list (historically significant):
Future plans will be subject to conformance with Historic Preservation
Ordinance (Guidelines & SOI Standards)
Additions complementary & character defining features retained, new
structures compatible, views maintained, etc.
If found not historically significant (not eligible for Contributing list):
Structure could be demolished without finding of significant impact
No CEQA review for demolition or CHC review for redevelopment
Recommendation
15
As recommended by the Cultural Heritage
Committee, adopt a resolution adding 2881 Broad
Street to the City’s list of Contributing Historic
Resources.
16