HomeMy WebLinkAbout08-24-2015 CHC Item 1 - 624 Grove Street (HIST-1633-2015)Meeting Date: August 24, 2015
Item Number: #1
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Review of the historic status of a potentially contributing historic property in the Low-
Density Residential (R-1) zone.
PROJECT ADDRESS: 624 Grove St. BY: Kyle Bell, Assistant Planner
FILE NUMBER: HIST-1633-2015 FROM: Brian Leveille, Senior Planner
SUMMARY RECOMMENDATION
Adopt a resolution recommending the City Council place 624 Grove Street on the Contributing List of
Historic Resources.
SITE DATA
Applicant David Spiegel
Historic Status Potentially Contributing
Zoning R-1 (Low-Density Residential
zone)
General Plan Low Density Residential
Site Area ~5,000 square feet
Environmental
Status
Exempt from CEQA under
Section 15061(b)(3) because
the activity is covered by the
general rule that CEQA
applies only to projects which
have the potential for causing
a significant effect on the
environment.
SUMMARY
The applicant has indicated interest in pursuing a remodel of an existing residence and garage on a
property that was designated as “potentially contributing” in a 1989 historic resource survey due to
its architectural style. Properties noted as “potentially contributing” are not considered to be
historically designated but rather reflect the need to review the property to determine merit for
designation. The residence was originally built in 1927. The residence was constructed in a Mission
Revival style that is similar to the adjacent structures in the neighborhood that are also identified as
“potentially contributing”.
Since a future proposal for a remodel and/or addition could alter the potential historical significance
of the property, a historical significance determination is needed. If the CHC and City Council
CHC 1-1
HIST-1633-2015
624 Grove Street
Page 2
determine that the property is eligible for listing, the development project would be referred to the
CHC for review of consistency with the Historic Preservation Guidelines and Secretary of Interior
Standards. If the CHC determines that the property is not eligible for listing, Historic Preservation
Guidelines would not be applicable and existing structures could be demolished and/or the
development project would go through architectural review at the staff level with the Community
Development Director taking final action on the project.
PROJECT INFORMATION
Site Information/Setting
The property is within the Low-Density Residential (R-1) zone, located on Grove Street between
Wilson Street and Hillcrest Place. The site is not within nor adjacent to a historic district. The
surrounding neighborhood developed during the late 1920’s and early 1930’s. The subject property
is surrounded by several residences which were also identified as “potentially contributing” historic
resources. The immediate adjacent residences are of a similar Mission Revival style, other
residences in the vicinity include an eclectic mix of styles significant to the early 20th century
residential development.
According to the City’s Historic Resources Inventory, the property at 624 Grove Street was built in
1927, and is of the California Mission Revival style. The residence exhibits character-defining
features that include; red tile roof and arched lintels over windows, and a flat roofline over the
structure with a sloping tile roof over the veranda. The veranda is supported by four flat columns
that are squared with a center block detail. (Attachment 3, Historic Resources Inventory).
Project Description
The applicant has interest in potentially remodeling the structure and a historic determination will
inform future plans for the project. If the CHC determines the residence is eligible for listing as a
Contributing historic resource, the applicant will be required to design the proposed modifications
consistent with the Secretary of Interior Standards for Rehabilitation as required by the City’s
Historic Preservation Ordinance. The project also would return to the CHC for review.
Figure 1: Photo from Historic Resource Inventory compared to current photo.
CHC 1-2
HIST-1633-2015
624 Grove Street
Page 3
EVALUATION
The CHC’s role is to provide a recommendation to the City Council on whether the property
qualifies as a historic resource under the historic significance criteria of the Historic Preservation
Ordinance.
Historic Resource Designation
There are two primary categories of historic significance: Master List and Contributing historic
resources. Master List resources are the most unique and important resources in terms of age,
architectural or historical significance, rarity, or association with important persons or events in the
City’s past. Contributing properties include those properties that by virtue of their age, design and
appearance, contribute to and embody the historic character of the neighborhood or historic district
which they are located.1 While the property does not appear to exhibit architectural features or style
of a rare or unique form that would support listing as Master List Historic Resource, staff has
provided evaluation below which could support listing the property as a Contributing Historic
Resource.
Listing of a Contributing Historic Structure
Section 14.01.050.B. 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.” The ordinance also states that non-contributing resources are “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.”
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
significance criteria.2 As discussed below, staff has found the property to be eligible for listing
based on the criteria of Architectural Style, Design, and Integrity. Historical research has not been
completed to determine if the property could also qualify for listing based on events or persons
associated with the property.
1. Architectural Criteria (Style & Design)
Style: Describes the form of a building, such as size, structural shape and details within that
form (e.g. arrangement of windows and doors, ornamentation, etc.).
Design: Describes the architectural concept of a structure and the quality of artistic merit
and craftsmanship of the individual parts. Reflects how well a particular style or
combination of styles are expressed through compatibility and detailing of elements. Also,
1 Historic Preservation Ordinance. 14.01.050. & 14.01.050.A.
2 Historic Preservation Ordinance, 14.01.070. Evaluation Criteria for Historic Resource Listing. Architectural criteria,
Historical criteria, and Integrity Criteria.
CHC 1-3
HIST-1633-2015
624 Grove Street
Page 4
suggests degree to which the designer (e.g., carpenter-builder) accurately interpreted and
conveyed the style(s).
Staff Analysis: The structure located at 624 Grove Street, is over 50 years old, and contains
architectural design features that are reflective of the Mission Revival architectural style. The
Mission Revival style was once a popular style in the early 20th century, with character defining
features that include; red tile roof with overhanging eaves, flat roof and arched lintels over the
windows, and stucco exterior wall cladding. The immediate adjacent properties are of a similar style
built approximately at the same time, which reflects a neighborhood pattern through compatibility
and detailing of elements. Since the residence was built in 1927 it has retained its quality of artistic
merit and craftsmanship of the original construction.
2. Integrity: Authenticity of an historical resource’s physical identity evidenced by the survival
of characteristics that existed during the resource’s period of significance.
Staff Analysis: The building has retained a significant portion of its design, setting, materials,
workmanship, feeling and association since the original construction. There have been no
significant modifications to the residence since the time of construction; however, a few of the
original windows with divided mullions have been replaced with double hung windows. The
building maintains authenticity and integrity because the building occupies its original site and
maintains enough of its historic character and appearance to be recognizable as a historic resource.
ENVIRONMENTAL REVIEW
The project is exempt from CEQA under the General Rule (Section 15061(b)(3)) which states a
project is not subject to CEQA if it can be seen with certainty that the action will not have a
significant effect on the environment. Since the project only involves a determination of historic
significance, it can be seen with certainty that there is no possibility that the activity in question
may have a significant effect on the environment.
RECOMMENDATION
Adopt the draft Cultural Heritage Committee Resolution (Attachment 1) recommending that the City
Council add the property to the Contributing List of Historic Resources, based on the findings, and
subject to the conditions of the draft Resolution.
ALTERNATIVES
1. Continue the item with direction to the applicant and staff on pertinent issues.
2. Provide findings and a recommendation to the City Council that the property does not qualify for
the City’s list of Contributing Historic Resources.
CHC 1-4
HIST-1633-2015
624 Grove Street
Page 5
ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Historic Resources Inventory
4. Evaluation Criteria for Historic Resource Listing
CHC 1-5
Attachment 1
RESOLUTION NO. XXXX-15
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE,
RECOMMENDING THE CITY COUNCIL ADD 624 GROVE STREET TO THE CITY’S
LIST OF CONTRIBUTING HISTORIC RESOURCES, R-1 ZONE, HIST-1633-2015
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted
a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on August 24, 2015, pursuant to a proceeding instituted under HIST-1633-2015,
David Spiegel, applicant; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Cultural Heritage Committee has duly considered all evidence, including
the testimony of the applicant, interested parties, and the evaluation and recommendations by
staff, presented at said hearing.
BE IT RESOLVED, by the Cultural Heritage Committee of the City of San Luis Obispo
as follows:
Section 1. Findings.
1. The character of the building is historically significant due to the Mission Revival design
that maintains a high level of its historic character and appearance to be recognized as a
historic resource. Character defining features include; red tile roof and arched lintels over
the windows, flat roofline over the structure with a sloping tile roof over the veranda
supported by four square columns with a center block detail.
2. The residential structure retains a high level of integrity and retains a significant portion
of its design, setting, materials, workmanship, feeling and association preserving its
original historic character and appearance reflecting the Mission Revival style. The
building maintains authenticity because there have been only slight exterior modifications
to the residence since the time of construction and the residence occupies its original site.
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 and authentic
integrity. retaining
Section 2. Environmental Review. Section 15061(b)(3) states a project is exempt from
CEQA if the activity is covered by the general rule that CEQA applies only to projects which
have the potential for causing a significant effect on the environment. Since the project only
involves a determination of historic significance, it can be seen with certainty that there is no
possibility that the activity in question may have a significant effect on the environment.
Section 3. Action. The Committee hereby recommends the City Council add 624 Grove
Street to the City’s list of contributing historic structures.
CHC 1-6
Resolution No.XXXX-15 Attachment 1
624 Grove (HIST-1633-2015)
Page 2
On motion by Committee member, , seconded by Committee member, , and on the
following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 24th day of August 2015.
_____________________________
Brian Leveille, Secretary
Cultural Heritage Committee
CHC 1-7
G
R
O
V
E
HILLC
R
E
S
T
WILSON
PHILL
I
P
S
TU
R
N
E
R
VICINITY MAP 1633-2015624 GROVE ¯
CHC 1-8
CHC 1-9
CHC 1-10
CHC 1-11
CHC 1-12
12
Zoning, or remove the property from historic listing if the structure on the property no longer
meets eligibility criteria for listing, following the process for listing set forth herein.
14.01.070. Evaluation Criteria for Historic Resource Listing
When determining if a property should be designated as a listed Historic or Cultural Resource,
the CHC and City Council shall consider this ordinance and State Historic Preservation Office
(“SHPO”) standards. In order to be eligible for designation, the resource shall exhibit a high
level of historic integrity, be at least fifty (50) years old (less than 50 if it can be demonstrated
that enough time has passed to understand its historical importance) and satisfy at least one of the
following criteria:
A. Architectural Criteria: Embodies the distinctive characteristics of a type, period, region, or
method of construction, or represents the work of a master, or possesses high artistic values.
(1) Style: Describes the form of a building, such as size, structural shape and details
within that form (e.g. arrangement of windows and doors, ornamentation, etc.). Building
style will be evaluated as a measure of:
a. The relative purity of a traditional style;
b. Rarity of existence at any time in the locale; and/or current rarity although the
structure reflects a once popular style;
c. Traditional, vernacular and/or eclectic influences that represent a particular social
milieu and period of the community; and/or the uniqueness of hybrid styles and how
these styles are put together.
(2) Design: Describes the architectural concept of a structure and the quality of artistic
merit and craftsmanship of the individual parts. Reflects how well a particular style or
combination of styles are expressed through compatibility and detailing of elements.
Also, suggests degree to which the designer (e.g., carpenter-builder) accurately
interpreted and conveyed the style(s). Building design will be evaluated as a measure of:
a. Notable attractiveness with aesthetic appeal because of its artistic merit, details and
craftsmanship (even if not necessarily unique);
b. An expression of interesting details and eclecticism among carpenter-builders,
although the craftsmanship and artistic quality may not be superior.
(3) Architect: Describes the professional (an individual or firm) directly responsible for
the building design and plans of the structure. The architect will be evaluated as a
reference to:
CHC 1-13
13
a. A notable architect (e.g., Wright, Morgan), including architects who made
significant contributions to the state or region, or an architect whose work influenced
development of the city, state or nation.
b. An architect who, in terms of craftsmanship, made significant contributions to San
Luis Obispo (e.g., Abrahams who, according to local sources, designed the house at
810 Osos - Frank Avila's father's home - built between 1927 – 30).
B. Historic Criteria
(1) History – Person: Associated with the lives of persons important to local, California,
or national history. Historic person will be evaluated as a measure of the degree to which
a person or group was:
a. Significant to the community as a public leader (e.g., mayor, congress member,
etc.) or for his or her fame and outstanding recognition - locally, regionally, or
nationally.
b. Significant to the community as a public servant or person who made early, unique,
or outstanding contributions to the community, important local affairs or institutions
(e.g., council members, educators, medical professionals, clergymen, railroad
officials).
(2) History – Event: Associated with events that have made a significant contribution to
the broad patterns of local or regional history or the cultural heritage of California or the
United States. Historic event will be evaluated as a measure of:
(i) A landmark, famous, or first-of-its-kind event for the city - regardless of whether
the impact of the event spread beyond the city.
(ii) A relatively unique, important or interesting contribution to the city (e.g., the Ah
Louis Store as the center for Chinese-American cultural activities in early San Luis
Obispo history).
(3) History-Context: Associated with and also a prime illustration of predominant
patterns of political, social, economic, cultural, medical, educational, governmental,
military, industrial, or religious history. Historic context will be evaluated as a measure
of the degree to which it reflects:
a. Early, first, or major patterns of local history, regardless of whether the historic
effects go beyond the city level, that are intimately connected with the building (e.g.,
County Museum).
b. Secondary patterns of local history, but closely associated with the building (e.g.,
Park Hotel).
CHC 1-14
14
C. Integrity: Authenticity of an historical resource’s physical identity evidenced by the
survival of characteristics that existed during the resource’s period of significance. Integrity
will be evaluated by a measure of:
(1) Whether or not a structure occupies its original site and/or whether or not the
original foundation has been changed, if known.
(2) The degree to which the structure has maintained enough of its historic character
or appearance to be recognizable as an historic resource and to convey the reason(s)
for its significance.
(3) The degree to which the resource has retained its design, setting, materials,
workmanship, feeling and association.
14.01.080 Historic District Designation, Purpose and Application
A. Historic (H) District designation. All properties within historic districts shall be designated
by an “H” zoning. Properties zoned “H” shall be subject to the provisions and standards as
provided in Ordinance 17.54 (Zoning) of the Municipal Code.
B. Purposes of Historic Districts. The purposes of historic districts and H zone designation are
to:
(1) Implement cultural resource preservation policies of the General Plan, the
preservation provisions of adopted area plans, the Historic Preservation and
Archaeological Resource Preservation Program Guidelines, and
(2) Identify and preserve definable, unified geographical entities that possess a significant
concentration, linkage, or continuity of sites, buildings, structures, or objects united
historically or aesthetically by plan or physical development;
(3) Implement historic preservation provisions of adopted area and neighborhood
improvement plans;
(4) Enhance and preserve the setting of historic resources so that surrounding land uses
and structures do not detract from the historic or architectural integrity of designated
historic resources and districts; and
(5) Promote the public understanding and appreciation of historic resources.
C. Eligibility for incentives. Properties zoned as Historic Preservation (H) shall be eligible for
preservation incentive and benefit programs as established herein, in the Guidelines and other
local, state and federal programs.
CHC 1-15