HomeMy WebLinkAbout09-28-2015 CHC Item 3 (ARCH-1856-2015 -- 536 Marsh St.)Meeting Date: September 28, 2015
Item Number: 3
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Removal of existing elevator structure and restoration of bay windows to match
original detailing of the Master List Historic Jack House, with a categorical exemption from
CEQA.
PROJECT ADDRESS: 536 Marsh BY: Kyle Van Leeuwen, Planning Technician
FILE NUMBER: ARCH-1856 FROM: Brian Leveille, Senior Planner
SUMMARY RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) recommending the Community Development Director
approve the project based on findings, and subject to conditions.
SITE DATA
Applicant City of San Luis Obispo
Representative Mike McGuire
Historic Status Master List
Submittal Date August 13, 2015
Complete Date August 28, 2015
Zoning C-D
General Plan General Retail
Site Area ~36,900 square feet
Environmental
Status
Exempt from CEQA under
Section 15331, Historic
Resource
Restoration/Rehabilitation.
SUMMARY
A City-sponsored restoration project has been proposed to the City owned Historic Jack House
to remove an elevator addition on the west elevation and to restore this side of the structure to its
period of historic significance.
The project requires review by the Cultural Heritage Committee since it involves modifications
to the exterior of a Master List Historic Resource, and the property is on the National Register of
Historic Places.
CHC 3-1
536 Higuera Street
Jack House (ARCH-1856-2015)
Page 2
PROJECT INFORMATION
Site Information/Setting
The Historic Jack House was built in approximately 1878 and is described in the Historic
Resources inventory as Late Victorian/Italianate architectural style (Attachment 5). The house is
an excellent example of an Italianate residence with character defining features such as a highly
decorative boxed cornice with dentils and brackets, tall narrow windows with flat and corniced
window heads, low pitched asymmetrical roof with balustrades (railings), and a full width single
story covered porch with roof balustrade. The two-story structure has an overall rectangular
shape with rooms located off of a central hallway. A full porch extends across the front of the
house facing Marsh Street. The window proportions are tall and narrow and are consistently
proportioned around the house (with the exception of the non-historic elevator enclosure on the
west elevation proposed for removal).
The Jack House property features a well maintained grass open area and landscaping with a
historic carriage house in the northwest corner. The grounds also feature a gazebo and recently
updated restroom building, which aids in hosting events on the property. Weddings and other
events are held on the grounds regularly. The entire property is surrounded by a white picket
fence and gate. The driveway and grounds are covered with mature trees, many of which were
planted by the original owners.
The house was built by Robert Jack who was a prominent banker, land developer, and rancher in
Central California from the early 1870s. He and his wife Nellie Jack lived in the residence until
his death in 1916. Descendants have continued to live in the property for over 90 years and the
house still features the family’s original furnishings, artwork, kitchen and keepsakes. The Jack
House was added to the City of San Luis Obispo’s Master List of Historic resources in 1983 and
the National Register of Historic Places in 1993 based its association with Robert Jack.
The property is owned by the City of San Luis Obispo which is advised by the Jack House
Committee in the administration and restoration of the house and grounds. The seven member
committee has reviewed the proposed project, and unanimously recommended approval of the
project.
The elevator passage was constructed around 1972 as an addition to the Jack House building
(figure 1, below). The addition was made by owners at that time to assist aging family members
in reaching the upper floor before the City took ownership in 1975. The elevator is not a
requirement for the building under the American’s with Disabilities Act.
CHC 3-2
536 Higuera Street
Jack House (ARCH-1856-2015)
Page 3
Figure 1. Elevator Enclosure on west side of Jack House
Project Description
The project scope affects the west/southwest facing elevation of the building. The intent of the
proposed elevator removal and restoration is to restore the building to its original appearance
during its period of historical significance (Attachment 3, project plans) and is summarized
below.
Remove the existing elevator enclosure that was constructed around 1972
Construct a bay window on the first floor with three window sections to reflect the
historic architectural style and details of the building
Construct a flush window on the second floor to match the existing second story
windows
Both the bay window and the flush window will be installed to match the building’s
historical style and arrangement that has been established through the review of physical
and historical evidence. (Attachments 4 & 6, Architectural/physical evidence and
historic photo)
EVALUATION
Historic Preservation Program Guidelines and Secretary of Interior Standards
Projects involving an alteration to a listed historic resource require CHC review of the proposed
work for consistency with the Historic Preservation Program Guidelines and the Secretary of the
Interior’s (SOI) Standards for the Treatment of Historic Properties.
The Historic Preservation Program Guidelines state that exterior modifications to historic
buildings should not introduce new or conflicting architectural elements and should be
CHC 3-3
536 Higuera Street
Jack House (ARCH-1856-2015)
Page 4
architecturally compatible with the original and/or prevailing architectural character of the
building1.
The proposed project is categorized as “restoration” in the Secretary of the Interior’s Standards
for the treatment of Historic Properties. The guidelines define restoration as the process of
accurately depicting the form, features, and character of a property as it appeared at a particular
period of time by means of the removal of features from other periods in its history and
reconstruction of missing features from the restoration period.
Staff Analysis:
The project will preserve the materials and features from the late 1800s and will not remove
materials or alter features that characterize the period2. The removal of the elevator enclosure
will allow for the structure to be a more recognizable physical record of its time, place and use3.
The elevator enclosure is not a distinctive feature and was not built using construction
techniques or craftsmanship that characterizes the property4, and has not acquired historical
significance. The new construction will remove the non-historic elevator addition and
reconstruct the first floor bay window and upper level window consistent with other historical
elements of the structure based on photographic and architectural evidence (Attachments 4 & 6,
Historic Analysis by Representative & Historic Photo). Removal of the elevator enclosure will
remove features that did not exist historically5 (Figure 2, below). The proposed removal of the
elevator enclosure and window construction project conforms to the Secretary of the Interior’s
Standards for Restoration (SOI) and is consistent with the Historic Preservation Guidelines.
1 City of San Luis Obispo Historic Preservation Program Guidelines. Guideline 3.4.4 Exterior building changes.
2 Secretary of the Interior’s Standards for Restoration. Standard 2: Materials and features from the restoration
period will be retained and preserved. The removal of materials or alteration of features, spaces, and spatial
relationships that characterize the period will not be undertaken.
2 Secretary of the Interior’s Standards for Restoration. Standard 3: Each property will be recognized as a physical
record of its time, place, and use. Work needed to stabilize, consolidate and conserve materials and features from
the restoration period will be physically and visually compatible, identifiable upon close inspection, and properly
documented for future research.
4 Secretary of the Interior’s Standards for Restoration. Standard 5: Distinctive materials, features, finishes, and
construction techniques or examples of craftsmanship that characterize the restoration period will be preserved.
5 Secretary of the Interior’s Standards for Restoration. Standard 7: Replacement of missing features from the
restoration period will be substantiated by documentary and physical evidence. A false sense of history will not be
created by adding conjectural features, features from other properties, or by combining features that never
existed together historically
CHC 3-4
536 Higuera Street
Jack House (ARCH-1856-2015)
Page 5
Figure 2. Historic Photo of the Jack House, showing the first floor bay window and second story single
window.
RECOMMENDATION
Recommend the Community Development Director approve the project based on findings, and
subject to conditions in the attached resolution (Attachment 1).
ALTERNATIVES
1. Continue the item with direction to the applicant and staff on pertinent issues.
2. Deny the project. An action denying the application should include findings that cite the
basis for denial and should reference inconsistency with the Historic Preservation Program
Guidelines or Secretary of the Interior Standards.
CHC 3-5
536 Higuera Street
Jack House (ARCH-1856-2015)
Page 6
ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Reduced scale project plans
4. Architectural/physical evidence
5. Historic Resources Inventory
6. Historic Photo
CHC 3-6
Attachment 1
RESOLUTION NO. XXXX-15
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE,
RECOMMENDING THE COMMUNITY DEVELOPMENT DIRECTOR APPROVE
PLANS TO REMOVE A NON-HISTORIC ELEVATOR ENCLOSURE FROM THE
JACK HOUSE BUILDING AND RESTORE THE BUILDING TO THE HISTORIC
APPEARANCE AT 536 MARSH STREET, DOWNTOWN-COMMERCIAL ZONE,
(C-D), APPLICATION #ARCH-1856-2015
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 September 28, 2015, pursuant to a proceeding instituted under ARCH-1856-2015;
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. Based upon all the evidence, the Cultural Heritage Committee
makes the following findings:
Findings
1. The proposed project is consistent with the City’s Historic Preservation Program
Guideline 3.4.4 since the exterior changes of the historically-listed building will not
introduce new or conflicting architectural elements and will be architecturally compatible
with the original and/or prevailing architectural character of the building, its setting and
architectural context. The architectural character of the building will be improved by the
removal of the non-historic elevator enclosure and reestablishing the windows and other
elements that existed during the resource’s period of signficance.
2. The project is consistent with the Secretary of the Interior’s Standards for Restoration
because the historic character of the property will be retained and preserved without
removal of distinctive materials or features. Only the non-historic elevator enclosure will
be removed.
3. The project is consistent with the Secretary of the Interior’s Standards for Restoration
because it involves the replacement of missing features from the restoration period which
is substantiated by documentary and physical evidence. Specifically, the removal of the
elevator enclosure will eliminate a false sense of history by eliminating a feature that
never existed with the building historically, and the replacement of the bay window and
other historic features allows the property to be a more recognizable physical record of its
time, place, and use.
CHC 3-7
Resolution No.XXXX-15 Attachment 1
536 Marsh Street (ARCH-1856-2015)
Page 2
Section 2. Environmental Review. The project is categorically exempt under Section
15331 (Historic Resource Restoration/Rehabilitation) because the project consists of
rehabilitation of a historical resource in a manner consistent with the Secretary of the Interior’s
Standards for the Treatment of Historic Properties.
Section 3. Action. The Cultural Heritage Committee hereby recommends approval of
the project, subject to the following conditions:
Conditions
1. A building plan check submittal that is in full conformance with submitted project plans,
and incorporating any final conditions of the Director, shall be submitted for review and
approval of the Community Development Department. A separate, full-size sheet shall be
included in working drawings submitted for a building permit that lists all conditions of
project approval. Reference shall be made in the margin of listed items as to where in
plans requirements are addressed. Any change to approved design, colors, materials,
landscaping, or other conditions of approval must be approved by the Director or
Architectural Review Commission, as deemed appropriate
2. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other
related window features.
3. Plans submitted for a building permit shall call out the colors and materials of all
proposed building surfaces and other improvements on elevation drawings to the
satisfaction of the Community Development Director.
On motion by Committee member, , seconded by Committee member, , and on the
following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 28th day of September 2015.
_____________________________
Brian Leveille, Secretary
Cultural Heritage Committee
CHC 3-8
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Attachment 3
CHC 3-10
9'-0"
20'-0"
3'-0"
2'-6"
6"
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536 Marsh St.
Client: City of San Luis Obispo
San Luis Obispo, CA 93401
SC
A
L
E
:
A
1/
4
"
=
1
'
-
0
"
SC
A
L
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:
B
3/
1
6
"
=
1
'
-
0
"
SC
A
L
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:
F
1/
4
"
=
1
'
-
0
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SC
A
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:
C
1/
4
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=
1
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-
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EX
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2
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=
1
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SC
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E
1/
2
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=
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NO
T
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:
W
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,
T
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&
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W
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Attachment 3
CHC 3-11
Attachment 4
CHC 3-12
Attachment 4
CHC 3-13
Attachment 4
CHC 3-14
Attachment 4
CHC 3-15
Attachment 4
CHC 3-16
Attachment 4
CHC 3-17
Attachment 5
CHC 3-18
Attachment 5
CHC 3-19
Attachment 6
CHC 3-20