HomeMy WebLinkAbout04-27-2015 Item 1 - 546 Higuera Street (Norcross House)Meeting Date: April 27, 2015
Item Number: 1
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Conceptual review of the proposed rehabilitation and repositioning of a Master List
Historic Resource (Norcross House) and review of a two-story addition for a residence and
covered vehicle parking.
PROJECT ADDRESS: 546 Higuera Street BY: Kyle Bell, Assistant Planner
FILE NUMBER: ARCH-0982-2015 FROM: Brian Leveille, Senior Planner
SUMMARY RECOMMENDATION
Continue the project to a date uncertain with direction to staff and the applicant on items to be
addressed in plans submitted for final design approval.
SITE DATA
Applicant John Belsher
Representative Thom Brajkovich, Paragon
Design
Historic Status Master List
Submittal Date February 25, 2015
Complete Date Incomplete status
Zoning C-R
General Plan General Retail
Site Area 1.44 acres
Environmental
Status
pending
SUMMARY
The applicant has submitted plans for the rehabilitation and repositioning of a Master List
Historic Resource (Norcross House) that includes addition of a two-story attached residence.
The property was added to the Master list of historic properties in 2014. On September 22, 2014
the Cultural Heritage Committee (CHC) evaluated the existing residence at 546 Higuera Street
and recommended the property for inclusion on the Master List of Historic Resources. On
November 18, 2014 the City Council adopted Resolution No. 10579 (2014 Series) adding the
David Norcross residence at 546 Higuera to the Master List of Historic Resources. The property
was found to qualify for listing under three of the significance criteria including architectural
CHC1 - 1
546 Higuera Street
ARCH-0982-2015
Page 2
style, historic significance and integrity, as the structure maintains its original location, style,
and character defining features. (Attachment 5, City Council Resolution).
The project requires review by the Cultural Heritage Committee pursuant to Historic
Preservation Program Guidelines Section 3.4 (Changes to Historic Resources) because the
project proposes to reposition the historic resource 15 feet forward on the same property,
demolish previous additions made to the structure, and add a two story residence to the rear of
the newly repositioned historic resource.
PROJECT INFORMATION
Site Information/Setting
The residence is located at the front of a 1.44 acre site containing a residential trailer park within
the retail district on Higuera Street, south of Nipomo Street (Attachment 1, Vicinity Map). The
property abuts San Luis Creek at the rear and Higuera Street at the front. The residence
maintains the same form and location shown on the 1886 Sanborn Map (Attachment 3, Sanborn
Map). With the exception of non-historic additions at the rear of the structure, the building
maintains its overall integrity and effectively conveys its historic and architectural significance.
The closest historic resource to the site is the Golden State Creamery, roughly 200 feet to the
east near the corner of Higuera and Nipomo Streets (570 Higuera Street), which was built in
1910.
Historic Resource Evaluation Summary
As part of the Council consideration of the CHC’s recommendation to add the property to the
list of historic resources, Betsy Bertrando, a consultant on the City’s list of qualified historical
consultants, evaluated the property for criteria described in the City’s Historic Preservation
Ordinance (MC 14.01.060). The Bertrando Report1 found the residence to be architecturally
significant as an excellent example of Eastlake-Gothic Revival architecture. The residence has
also qualified for historical significance due to the previous residents David C. Norcross (City
Sheriff from 1871 through 1877) and Dr. James Sinclair (lead surgeon of San Luis Obispo
County Hospital from 1896 to 1902). Both Mr. Norcross and Dr. James Sinclair are considered
significant persons to the community. The property was also found to have retained its historic
integrity because the residence is still on its original foundation, in its original location, and has
maintained its integrity from the mid to late 1800’s in a manner sufficient to convey its
significance.
Property Condition
The existing residence is no longer in habitable condition, and over the years the property has
suffered from a lack of maintenance. Failing foundation supports have caused the floors to be
uneven, and the structure suffers from damaged exterior and interior details. A complete
1 Bertrando, Betsy. Bertrando Report: Historic Evaluation of the Norcross House. October 2014.
CHC1 - 2
546 Higuera Street
ARCH-0982-2015
Page 3
rehabilitation or partial reconstruction of the residence is necessary to allow it to be safely
occupied (Attachment 4, Photo Summary).
Project Description
The applicant has submitted plans that include
the rehabilitation and repositioning of the
structure including addition of a two-story
residence onto the rear of the structure.
The first phase of the proposed project is to
remove the non-historic additions that have
been added to the rear of the structure. These
additions can be identified by changes of
materials and alternating ceiling heights per
room and total approximately 1,600 square
feet. All that is proposed to be retained is the
original front portion of the historic structure,
which is approximately 1,000 square feet in
size.
The second phase involves lifting the remaining structure and repositioning it 15 feet forward on
the lot, closer to the street; and rehabilitating the residence to its appearance during its period of
significance from 1886-1890. The proposed rehabilitation of the residence includes repairing the
structure’s deteriorated foundation, repairing/replacing deteriorated materials, reconstructing the
front porch to include a balcony as it did in 1904, and replacing the 2nd story window with new
double doors to access the balcony above the covered porch (Attachment 2, Project Plans).
Once the structure is repositioned on the site, phase three includes an addition of a two-story
residence to the rear of the historic structure. The proposed addition is approximately 2,100
square feet in size and includes 1,120 square feet dedicated to covered parking spaces. Phase
three would increase the residence’s overall square footage to approximately 4,200 square feet
(Attachment 2, Project Plans).
The repositioning of the historic structure is intended to make room for the future development
of a modular residential project that will take the place of the existing trailer park. At this time,
the applicant has not submitted plans for the new development of the modular residences. Future
development plans will be reviewed separately and will return to the CHC for evaluation since
the proposed development is located on the Master List Historic Property.
EVALUATION
Conceptual Review
The purpose of conceptual review is to provide the applicant with early feedback which can be
incorporated into the project prior to completing final design plans and responding to all
required submittal materials identified by staff as necessary for final review. The final
Figure 1: 2014 Photo of 546 Higuera Street
CHC1 - 3
546 Higuera Street
ARCH-0982-2015
Page 4
application submittal will be reviewed again by the CHC and then considered for final approval
by the Community Development Director. The project submittal is currently in an incomplete
status. It should be noted that as a conceptual review, the CHC is providing preliminary
feedback to the applicant based on available project information and standards and guidelines
initially identified by staff. The initial CHC feedback will provide input for the applicant to
consider when completing plans for the final design review process. When the project returns to
the CHC for final review, the CHC will not be solely limited to evaluating the applicant’s
responses to the conceptual review, but rather will be reviewing the full project for consistency
with the Historic Preservation Ordinance, Program Guidelines, and the Secretary of the Interior
Standards for Treatment of Historic Resources.
The following discussion is intended to inform the CHC’s evaluation, at this conceptual stage, of
the proposed project.
Historic Preservation Guidelines
The Historic Preservation Guidelines provide criteria to evaluate alterations to historic resources
and compatibility for new development within Historic Districts.
3.4.4 Exterior building changes
Exterior changes to historically-listed building’s or resources should not introduce new or
conflicting architectural elements and should be architecturally compatible with the original
and/or prevailing architectural character of the building, its setting and architectural context.
Additions to historic buildings shall comply with the Secretary of Interior’s Standards to
complement and be consistent with the original style of the structure. Building materials used to
replace character defining features shall be consistent with the original style of the structure.
Building materials used to replicate character-defining features shall be consistent with the
original materials in terms of size, shape, quality and appearance. However, original materials
are not required.
Staff Analysis (architectural elements, exterior materials): The proposed project complements
and incorporates the existing architectural details, colors, and materials of the primary
structure’s historic character, including the exterior wood siding, detailed eaves, and matching
wood framed double-hung windows and doors. Visibility of the structure is enhanced by
repositioning the structure closer to the street, further emphasizing the integrity of the historic
structure at this location. However, the proposed mass and scale of the additions do not
complement the original structure; rather the mass and scale of the proposed additions obscure
the character defining features of the historic use of the original residence2. The proposed
additions add approximately 3,100 square-feet (including enclosed parking spaces) to the
original 1,000 square-foot residence for a total area of approximately 4,200 square-feet.
2 Historic Preservation Guidelines Section 3.4.1 (d) Additions to listed historic structures should maintain the
structures original architectural integrity and closely match the buildings original architecture…in terms of
scale, form, massing, rhythm fenestration, materials, color and architectural details.
CHC1 - 4
546 Higuera Street
ARCH-0982-2015
Page 5
Secretary of Interior Standards
The most appropriate treatment standard to consider is characterized as “rehabilitation” under
the SOI Standards since the project proposes a continuation of a compatible use for the property,
proposes restoration of key elements of the building’s exterior to approximate its appearance
during the historic era, and proposes new additions to the building.
SOI Rehabilitation Standard #9: New additions, alterations, or related new construction will
not destroy historic materials, features, and spatial relationships that characterize the property.
The new work shall be differentiated from the old and will be compatible with the historic
materials, features, size, scale and proportion, and massing to protect the integrity of the
property and its environment.
SOI Rehabilitation Standard #10: New additions and adjacent or related new construction
will 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.
Staff Analysis: The Secretary of Interior Standards for Historic Rehabilitation recommends
constructing new additions so that there is the least possible loss of historic materials and so that
character-defining features are not obscured, damaged, or destroyed3. When placing a new
addition on a non-character defining elevation, the size and scale in relationship to the historic
building should be limited. The proposed project obscures the character defining features of the
historic building in proportion to the scale and mass of the proposed addition4. Although the
proposed addition has a significant setback from Higuera Street, the structure will be visually
prominent since the site is immediately adjacent to and surrounded by lower scale development
and surface parking lots. The proposed addition appears to overwhelm the scale and rhythm of
the existing residence. In order to achieve consistency with the scale, massing, and rhythm of the
prevailing architectural character and integrity of the original structure, Staff recommends
inclusion of Directional Items #1-2, below.
Secretary of Interior Standards recommend that new additions be designed in a manner that
makes clear what is historic and what is new. The Standards do not recommend duplicating the
form, material, style and detailing of the historic building so that the new work is distinguished
from the historical building. Staff recommends Directional Item #3 to provide more
differentiation between the addition and the historic portion of the building.
The CHC recommendation will provide direction to staff and the applicant on items to be
addressed in plans submitted for final design approval regarding compatibility of the proposed
project with the existing Master List resource. The Director will incorporate this
recommendation into review of the project for compliance with other site development
3 Secretary of Interior Standards Additions/Alterations Some exterior and interior alterations to a historic building
are generally needed to assure its continued use, but it is most important that such alteration do not radically
change, obscure, or destroy character defining spaces, materials, features, or finishes.
4 Secretary of Interior Standards: New Additions to Historic Buildings. It is not recommended to design and
construct new additions that result in the diminution or loss of the historic character of the resource, included its
design, materials, workmanship, location, or setting.
CHC1 - 5
546 Higuera Street
ARCH-0982-2015
Page 6
requirements such as parking, setbacks, height, and building code requirements.
RECOMMENDATION
Continue the item to a date uncertain with direction to incorporate the following items into the
project:
Directional Item #1: Explore design alternatives to reduce the massing and height of the
project by reducing height of the new construction where it meets the historic structure so that
the additions are subordinate to the historic resource and do not detract from the architectural
integrity of the structure. Additions should be more proportional and step down from the height
of the original structure and/or step in from the edges of the building, effectively emphasizing
the historic residence in relation to the additions. The proposed additions should be designed so
that there is the least possible loss of historic materials and the character-defining features are
not obscured. Due to the small footprint of the historic structure, reduction in total floor area
may be required in addition to architectural design modifications.
Directional Item #2: To reduce massing of the addition, consider a separate structure and/or
remove vehicle parking from the addition or consider providing parking in a separate parking
structure; or leave parking uncovered on the site.
Directional Item #3: The proposed addition should include some differentiation from the
historic building by including one or more of the following measures:
1) Include a visual break or border between the addition and historic building.
2) Incorporate architectural details which are more simplified from the historic building.
3) Include slight variation in exterior details (siding dimensions, trim, etc.) while
emphasizing complementary design between the addition and historic structure.
Directional Item #4: Plans submitted to include details regarding rehabilitation of historic
structure. Clearly define portions/aspects of structure to be preserved/restored versus
reconstructed. Include details regarding deconstruction of structure, repositioning, foundation,
materials to be used for reconstruction, and documentation to support features to be recreated.
Identify methods of restoration for features to be retained.
ALTERNATIVES
1. Continue the item with direction to the applicant and staff on pertinent issues.
ATTACHMENTS
1. Vicinity Map
2. Project Plans
3. Sanborn map
4. Photo Summary
5. City Council Resolution
CHC1 - 6
C-R
C-D
C-D
C-R-S
R-3-H
C-R
O-H
C-R
R-3-S
R-3-H
C-R R-4
O-H
R-4
R-3 R-3
R-3-H
R-4
C/OS-20
R-1-S
C-D
O-H-PD
R-3
R-1-PD
C-R
PF-H
R-2-S
PF-H
C-D-S-H
C-D-H
C-D-H
C-D-MU
PF-H
R-3
C-D-H-PD
C-S
R-3-H
C-D
R-3-H
DANA
HIGUE
R
A
MARSH
NI
P
O
M
O
B
E
A
C
H
PACIF
I
C
CA
R
M
E
L
PALM
MONTE
R
E
Y
BR
I
Z
Z
O
L
A
R
A
VICINITY MAP File No. 0982-2015546 HIGUERA ¯
ATTACHMENT 1
CHC1 - 7
ATTACHMENT 2
CHC1 - 8
ATTACHMENT 2
CHC1 - 9
ATTACHMENT 2
CHC1 - 10
ATTACHMENT 2
CHC1 - 11
ATTACHMENT 2
CHC1 - 12
ATTACHMENT 2
CHC1 - 13
ATTACHMENT 2
CHC1 - 14
546 Higuera 1886 Sanborn Map
546 Higuera 1905 Sanborn Map
ATTACHMENT 3
CHC1 - 15
State of California C The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code: 6Y
Other Listings
Review Code Reviewer ____________________Date
Page 1 of 8 Resource Name: 546 Higuera Street
P1. Other Identifier: Lot 30, Block 61, McDougall Tract; Sinclair House; Mission Trailer Court, Mission Trailer Park
P2. Location Not for Publication Unrestricted:
a. County: San Luis Obispo
b. USGS 7.5' Quad: San Luis Obispo, CA Date: 1995; T30S/R12E; NE¼ of the NE¼, Section 34; M.D.B.L.
c. Address: 546 Higuera Street City San Luis Obispo Zip 94704
d. UTM: Zone 10S; 712114mE/3906344mN
e. Other Locational Data: San Luis Obispo Township, APN 002-402-030
P3a. Description: This two-story, approximately 2,300-square-foot, wood-framed residence on an L-shaped plan, built circa
1886-1890, is situated at the southern end of a 2.07-acre parcel in an urban setting. It is a Gothic Revival/Carpenter Gothic
residence covered by a steeply-pitched, cross-gabled roof clad in composition asphalt over wooden shake roofing. The roof has
open, exposed eaves with decorative bargeboards, and two, unreinforced masonry chimneys. Decorative triangle attic vents are in
the south, east, and west gable peaks. The walls are clad in horizontal, wood lap siding of variable widths. The building rests on
stacked brick and wooden post piers. The main entrance is in the center of the symmetrical, southern, street-facing façade and
consists of a solid wooden door with a small, 4-paned window, under a lattice glass transom, and is accessed via a raised, full-
width, single-story wooden porch. The windows are likely the original wooden, fixed-paned, and double-hung sash windows set
within wide surrounds and shallow window hoods. The building is in an urban, mixed commercial and residential setting west of
downtown San Luis Obispo. This building appears in fair-to-poor condition and is currently vacant. Landscaping elements include
a grassy area, bushes, a concrete walk, street trees, and a mature palm tree. The rest of the parcel contains the Mission Trailer Park,
a 33-unit mobile-home estate established in 1948.
P3b. Resource Attributes: (HP2) Single-family building; (HP3) Multiple-family property; (HP30) Trees/vegetation
P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5a. Photograph:
P5b. Description of Photo:
546 Higuera Street, south façade, view
northwest. Photo taken 6/24/14. Portion
of Mission Trailer Park at right.
P6. Date Constructed/Age and
Source: Historic Built circa 1886-
1890; San Luis Obispo County
Assessor.
P7. Owner and Address:
Higuera Commons, LLC.
3480 South Higuera Street, Suite 130
San Luis Obispo, California 93401
P8. Recorded by:
Michael Hibma, M.A., RPH
LSA Associates, Inc.
157 Park Place
Point Richmond, California 94801
P9. Date recorded: July 9, 2014
P10. Survey Type: Intensive
P11. Report Citation: Hibma, Michael. 2014. Eligibility Evaluation of 546 Higuera Street, San Luis Obispo, San Luis Obispo
County, California. LSA Associates, Inc., Point Richmond, California.
Attachments: Location Map Continuation Sheet(s) Building, Structure, and Object Record
DPR 523A (1/95)
ATTACHMENT 4
CHC1 - 16
State of California C The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
BUILDING, STRUCTURE, AND OBJECT RECORD
Page 2 of 8 NRHP Status Code: 6Y
Resource Name: 564 Higuera Street
B1. Historic Name: Sinclair House, Mission Trailer Court
B2. Common Name: Mission Trailer Park
B3. Original Use: Single family residence
B4. Present Use: Mobile home estate
B5. Architectural Style: Gothic Revival/Carpenter Gothic
B6. Construction History: According to records on file at the San Luis Obispo County Assessor’s Office, this building was
constructed circa 1886-1890. Subsequent alterations include the the single story kitchen addition at the rear, north-facing
façade, the single-story, square-shaped washroom/laundry addition on the west façade, evidence of patchwork wooden
siding repair on the east, north, and west facades, the removal of the original square-shaped wooden, porch supports and
balustrade atop the full-width, front porch on the southern, street-facing façade, repainting the originally white-colored
house in red, the removal of the original front door, and conversion of the remaining property from a single-family
residential property to a 33-unit, mobile home estate in 1948.
B7. Moved? No
B8. Related Features: None
B9. a. Architect: Undetermined
b. Builder: Undetermined
B10. Significance: Theme: Late-19th century residential development, architecture Area: San Luis Obispo
Period of Significance: circa 1886-1890 Property Type: Residential building/trailer park Applicable Criteria: A,C
This two -story, 2,300-square-foot, former single-family residential building is situated on a 90,000-square-foot parcel in an urban
setting. The period of significance for this residence is 1886-1890, which is the approximate date of construction. Research
indicates that 564 Higuera Street is associated with the residential growth of San Luis Obispo in the late-19th century; an event
which made a significant contribution to the broad patterns of the history of San Luis Obispo, San Luis Obispo County, California,
and nationwide. However, 546 Higuera Street is one of thousands of buildings in San Luis Obispo and San Luis Obispo County
that are associated with this theme, and no evidence was identified to elevate the building in associative stature; it does not possess
specific, important associations with this context that distinguish it from many of other buildings with similar design, construction
history, and use (Criterion 1). (see continuation sheet).
B11. Additional Resource Attributes: None
B12. References:
City of San Luis Obispo
2012 City of San Luis Obispo Master List of Historic Resources,
updated March 2012. Electronic document,
http://www.slocity.org/communitydevelopment/Long%20Range/S
LO%20Final%20Historic%20Context%20Statement_1.21.2014.p
df, accessed June 4, 2014.
2010 City of San Luis Obispo Historic Preservation Program
Guidelines. Electronic document
http://www.slocity.org/communitydevelopment/historicpreservati
onord/New_Folder/HistoricGuidelines%20%284-18-11%29.pdf,
accessed June 4, 2014.
Hibma, Michael
2013 Eligibility Evaluation of 546 Higuera Street, San Luis Obispo, San
Luis Obispo County, California. LSA Associates, Inc., Point
Richmond, California.
B13. Remarks: None
B14. Evaluator: Michael Hibma
LSA Associates, Inc.
157 Park Place,
Point Richmond, California 94801
Date of Evaluation: July 9, 2014
DPR 523B (1/95)
(This space reserved for official comments.)
546 Higuera Street
North
ATTACHMENT 4
CHC1 - 17
State of California C The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Page 3 of 8 Resource Name: 546 Higuera Street
Recorded by: Michael Hibma Date: July 9, 2014
B10. (continued)
The building at 546 Higuera Street is associated with Dr. James Sinclair, a late-19th century San Luis Obispo-based physician
who lived with his family in the building at 546 Higuera Street. Dr. Sinclair was later appointed head physician of the San Luis
Obispo County Hospital. However, records were not located which indicate that Dr. Sinclair was responsible for building 546
Higuera Street, he did not operate his medical practice there, and the Sinclair family left 546 Higuera Street by 1906, when his
wife Ida and their two sons moved to the Alameda County community of Berkeley. Dr. Sinclair died in 1913 at the Noyes
Lodging House at 667 Monterey Street from complications of tuberculosis. This indicates that the association of the building at
546 Higuera Street with Dr. Sinclair and his family is peripheral in associative stature under this criterion (Criterion 2). The
building at 546 Higuera Street possesses some of the general architectural characteristics of the Gothic Revival/Carpenter
Gothic, an architectural style well represented in the existing building stock of San Luis Obispo, San Luis Obispo County,
California, and nationwide (Criterion 3). The building is not likely to yield information important to history (Criterion 4).
Integrity
The building at 546 Higuera Street has not been moved and retains integrity of location. The building at 546 Higuera Street
retains integrity of association with Gothic Revival/Carpenter Gothic architecture in San Luis Obispo, San Luis Obispo County,
California, and nationwide.
The building at 546 Higuera Street does not retain integrity of setting and feeling. This is due to the removal of associated
outbuildings and associated equipment that were located in the northern portion of the property from the 1880s and the late
1940s and the establishment of Mission Trailer Park. Other changes to setting and feeling are reflected in the gradual
transformation of the surrounding neighborhood from the mid-20th century through today. This change has altered the once
predominately single and multi-family residential and light-commercial character of the area into one more reflective of
downtown business core expanding along Higuera Street, a busy, one-way thoroughfare. This decades-long change resulted in
more property allocated to serve commercial growth and businesses once closer to downtown. Many of the older single-family
Victorian-era homes were demolished to accommodate commercial and residential construction along Higuera Street, converted
into multi-unit flats or apartments, or refashioned as a mixed-use property, as was 546 Higuera Street.
The building at 546 Higuera Street does not retain sufficient integrity of workmanship, design, or materials. This is due to
alterations to the original function and historic fabric of the building as a result of renovations to the building, which include the
single story kitchen addition at the rear, north-facing façade, the single-story, square-shaped washroom/laundry addition on the
west façade, evidence of patchwork wooden siding repair on the east, north, and west facades, the removal of the original square-
shaped wooden, porch supports and balustrade atop the full-width, front porch on the southern, street-facing façade, replacement
of the original, large, three-vertical paned square-shaped gable peak window above the front porch, repainting the originally
white-colored house with red paint and the replacement of the original front door. These alterations, taken together, diminish the
integrity of workmanship, materials, and design.
Conclusion: The building at 546 Higuera Street is a two -story, Gothic Revival/Carpenter Gothic residential building built circa
1886-1890. The building was originally used as a single-family home. Subsequent uses include a boarding house, multi-unit
rental property, and a used clothing store. It is currently vacant. The surrounding parcel was converted to a 33-unit mobile home
estate property in 1948. Based on background research and field survey, the building at 546 Higuera Street does appear eligible
for inclusion in the CRHR under Criterion 3 as it possesses expressive Gothic Revival/Carpenter Gothic architectural qualities.
However, it does not retain the integrity necessary to convey those significant characteristics in a manner that would render it
eligible for inclusion in the CRHR. The same deficiencies support a conclusion that the building is also not a candidate for
inclusion in the City of San Luis Obispo Master List of Historic Resources. For these reasons, the building at 546 Higuera Street
is not a historical resource for the purposes of the California Environmental Quality Act (CCR Title 14(3) §15064.5). This
conclusion affirms the status of the parcel at 546 Higuera Street as presented in the 2012 City of San Luis Obispo Master List of
Historic Resources and the 2013 San Luis Obispo Master List of Contributing Historic Resources, both of which indicate that the
building at 546 Higuera Street is not a recognized Historic Resource, nor is it a contributing element to an existing or proposed
Historic District.
DPR 523L (1/95)
ATTACHMENT 4
CHC1 - 18
State of California C The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Page 4 of 8 Resource Name: 546 Higuera Street
Recorded by: Michael Hibma Date: July 9, 2014
P5a. Photograph (continued)
546 Higuera Street, east façade. View to the west. 6/24/14.
546 Higuera Street, north and east façades. View to the southwest. 6/24/14.
DPR 523L (1/95)
ATTACHMENT 4
CHC1 - 19
State of California C The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Page 5 of 8 Resource Name: 546 Higuera Street
Recorded by: Michael Hibma Date: July 9, 2014
P5a. Photograph (Continued)
546 Higuera Street, east façade. View to the east. 6/24/14.
546 Higuera Street, north façade. View to the south from mid-parcel (Mission Trailer Park). 6/24/14.
DPR 523L (1/95)
ATTACHMENT 4
CHC1 - 20
State of California C The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Page 6 of 8 Resource Name: 564 Higuera Street
Recorded by: Michael Hibma Date: July 9, 2014
P5a. Photograph (Continued)
San Luis Obispo, circa 1900. View east along Higuera Street toward downtown.
546 Higuera Street at left, medium distance.
Photo courtesy of History Center of San Luis Obispo County
DPR 523L (1/95)
ATTACHMENT 4
CHC1 - 21
State of California C The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Page 7 of 8 Resource Name: 546 Higuera Street
Recorded by: Michael Hibma Date: July 9, 2014
P5a. Photograph (Continued)
546 Higuera Street, south façade. View to the north. Circa 1904. Note balustrade atop porch, flat-arched bracket at far left porch
support, faux storm shutters and brick chimney at roof peak. Source: Souvenir of San Luis Obispo. San Luis Obispo Fire Department,
June 1904. On file at History Center of San Luis Obispo County, San Luis Obispo, California.
546 Higuera Street, south and west façade. View to the northeast. Circa 1935. Note balustrade atop porch is gone and porch supports
appear tapered, and more substantial, and the brick chimney at roof peak is gone. Picket fence shown in 1904 is replaced by masonry
wall. On file at History Center of San Luis Obispo County, San Luis Obispo, California.
DPR 523L (1/95)
ATTACHMENT 4
CHC1 - 22
State of California C The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
Page 8 of 8 Resource Name: 546 Higuera Street
Map Name: USGS 7.5-minute San Luis Obispo, CA Scale: 1:24,000 Date of Map: 1995
DPR 523J (1/95)
ATTACHMENT 4
CHC1 - 23
ATTACHMENT 5
RESOLUTION NO. (2014 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO ADDING
THE DAVID NORCROSS RESIDENCE AT 546 HIGUERA STREET TO THE MASTER
LIST OF HISTORIC RESOURCES
(HIS- 0155-2014)
WHEREAS, applicant John Belsher, on September 8, 2014, submitted a historic
resources report to determine the historic listing eligibility of the residence at 546 Higuera Street.
WHEREAS, City staff determined that the residence reflects a significant architectural
style and was constructed in 1874 and therefore may qualify as a significant historic resource in
accordance with the City’s Historic Preservation Ordinance and the California Environmental
Quality Act.
WHEREAS, The Cultural Heritage Committee of the City of San Luis Obispo conducted
a public hearing in the Council Meeting Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on June 23, 2014, for the purpose of considering adding property located at 546
Higuera Street to the Contributing or Master List of Historic Resources; and
WHEREAS, the City Council conducted a public hearing on November 18, 2014, for the
purpose of considering the property located at 546 Higuera for the Master List of Historic
Resources; and,
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicants, interested parties, the records of the Cultural Heritage Committee hearing, and
the evaluation and recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. The Council makes the following findings of consistency with
Historic Preservation Program Ordinance eligibility criteria for the Contributing List of Historic
Resources:
Findings
1. The residential structure at 546 Higuera Street is eligible for the Master List of
Historic Resources because it satisfies at least one of the evaluation criteria for
historic resource listing described in the Historic Preservation Ordinance, exhibits
historic integrity, and is more than 50 years old.
2. The house satisfies evaluation criteria for historic resources listing, related to
architectural style and design (§14.01.070 A). It is a rare and unique example of a late
19th Century owner-built residence that exhibits the Gothic Revival style, which is a
rare and unique style of architecture in the City. Its eclectic detailing and
CHC1 - 24
Resolution No. _______________ (2014 Series) ATTACHMENT 7
Page 2
craftsmanship is notably attractive and aesthetically appealing and the street facing
façade of the structure is in original condition.
3. The house exhibits historic integrity, and satisfies evaluation criteria for historic
resources listing related to historic integrity (§14.01.070 C). The structure occupies its
original site and the extent of its original foundation. Its historic character and
appearance have been maintained, and materials and workmanship retained.
4. The house is at least 140 years old and was constructed in 1874 as identified on
Sanborn Insurance maps/deed records. The house was published in the 1904
Fireman’s Souvenir book as the residence of Dr. James Sinclair, the lead physician at
San Luis Obispo County Hospital. The house was the residence of David Norcross,
the Sheriff of San Luis Obispo and the president of the San Luis Obispo Railroad
organization, instrumental in linking the Pacific Coast Railroad to San Luis Obispo.
SECTION 2. Environmental Determination. The City Council has determined that
the above actions are exempt under Class 6, Information Collection, Section 15306 of the CEQA
Guidelines because the resource evaluation does not result in a serious or major disturbance to an
environmental resource.
SECTION 3. Action. The Council of the City of San Luis Obispo does hereby add the
property located at 546 Higuera Street to the Master List of Historic Resources.
Upon motion of _______________________, seconded by _______________________,
and on the following vote:
AYES:
NOES:
ABSENT:
The foregoing Resolution was adopted this _______________________, 2014.
________
Mayor Jan Marx
ATTEST:
____________________________
Anthony J. Mejia, CMC
City Clerk
CHC1 - 25
Resolution No. _______________ (2014 Series) ATTACHMENT 7
Page 3
APPROVED AS TO FORM:
____________________________
Christine Dietrick, City Attorney
t:\council agenda reports\2014\2014-11-18\review of 546 higuera st (johnson-dunsmore)\attachment 7_council reso.docx
CHC1 - 26