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Home My WebLink About08-01-16 ARC Correspondence - Item 1 (Cooper) (2)ARC 08-01-2016 Item: 1 To: San Luis Obispo Cultural Heritage Committee From: Allan Cooper Regarding: 71 Palomar Tree Report The purpose of the Cultural Heritage Committee is “the preservation of historic and architecturally-significant buildings and locations.” However, per the Historic Preservation Ordinance Chapter 14.01: 14.01.055 Historic gardens, site features, signs, and other cultural resources. A. Historic Site and Landscape Features. Historic gardens, site features…cultural landscapes and areas or objects of archaeological, architectural, cultural or historic significance not part of a designated property may be added to the inventory of historic resources through CHC review and council approval as specified herein” (see: http:// www.codepublishing.com/CA/SanLuisObispo/html/SanLuisObispo14/ SanLuisObispo1401.html#14.01.030). 71 Palomar is the site of an historically important location by virtue of its historic gardens and site features. The choice of landscape materials and their placement are an integral part of, and work in concert with, the Italian Renaissance style of architecture and garden design (and NOT “Colonial Revival” (see “Trees That Form A Part Of The Cultural Landscape” below) Per staff’s report, Colonial Revival was “…popular in the early twentieth century that was inspired by the early houses of the Atlantic seaboard.” This style of architecture was NOT popular in the 1890’s, presumably when this house was built). An arborist named Chip Tamagni assisted A & T Arborists in preparing the following report. This is a very flawed report. In order to better understand its shortcomings, I have proceeded to quote extracts from the report entitled “tree report” in quotation marks and these are followed by my responses. Tree report: “We visited the site to verify the current tree inventory at 71 Palomar in San Luis Obispo. Included in this report is a spreadsheet that includes: • Tree numbers that corresponds to the map. • Tree common name • Tree diameter • Tree condition rated from a 0 (dead) to 10 (arboricultural specimen) • Removal status •Individual tree notes as needed” Tree report: “Tree #1 is a large Canary Island palm tree that will be preserved. In addition, one Mexican fan palm (#7) located at the corner of the property will also be saved. The healthier of the two Norfolk Island pines (#4) will be saved.” Tree report: “Tree #2 w/ 36” diameter (NI Pine) located next to the CI palm is very suppressed on one side and has the most significant dieback so it will be removed (condition 3).” Response: Norfolk Island pines are particularly tolerant of sandy soils and windy conditions. They were an early introduction into California by William Walker in 1859. These two at 71 Palomar are among the largest specimens in San Luis Obispo County having been planted only 25 years after this species was first introduced into California. If branch tips and the main growing tip is yellow instead of dark green then apply a micronutrient solution and water less. If there is branch loss, then water less. According to a web site titled “Monumental Trees” a comparably aged Norfolk Island pine in the garden of Pazo e Lourizán, Spain is considered a “monumental tree”. “The owner of a 100-year-old Norfolk Island Pine at Banora Point, New South Wales, Australia, said he's going to do everything in his power to save the historic tree…” http://www.tweeddailynews.com.au/news/fears-100-year-old-tweed-icon-norfolk-pine-dying/ 3006651/ Tree report: “All the eucalyptus are planned for removal. These trees have all been topped in the last 20 years and have now re-grown suckers that are a significant hazard. Indiscriminate topping is not a proper arboricultural pruning action as the sucker growth is not properly attached to the trunk. Over time, they will split off. All of the eucalyptus trees (mainly the large blue gums) are infested with eucalyptus tortoise beetles (Trachymela sloanei). While these beetles don’t necessarily kill the trees, they eat the leaves making the trees a bit unsightly close up. There is no viable control.” Response: In temperate Southern Australia eucalyptus live 400-500 years. San Luis Obispo is close to Southern Australia in climate. Eucalypt flowers are mainly pollinated by insects, but birds and small mammals may also act as pollinating agents. http://wiki.bugwood.org/Eucalyptus_globulus#POLLINATION In fact, eucalyptus is particularly valuable as bee pasture, because it blooms year-round. The hollows in older eucalyptus trees also provide homes to animals and birds. Birders have identified over 40 species of birds in Sutro Forest. This is not unique to Sutro Cloud Forest. From a Nature Conservancy assessment: “The wildlife in a Eucalyptus forest varies depending upon the geographic location of the grove. At Jepson Prairie Preserve, CA, Swainson’s hawk and yellow warblers, both of which are “Blue Listed” species of concern, nest in the trees. At Pescadero Creek County Park, south of San Francisco along the coast of California, great blue herons and egrets use the trees to build their rookeries.” Eucalyptus is actually fire-resistant. In fact, it may actually fight fires by acting as a windbreak and blocking flying embers. It will burn in forest fires, but so do all trees. Many people think of the devastating Oakland Hills fires; but a inquiry there noted that trees were not the primary hazard – not even eucalyptus trees. (Click here for a post on that subject.) Grass fires are actually more dangerous (click here for more on the subject). There’s also an excellent post on the Death of a MillionTrees website on the subject. Tree report: “Several atlas cedars, one gray pine, one stone pine…” Tree report: Tree #43 w/ 29 inch diameter: “…one stone pine, (severely stressed; condition 2) one Monterey pine along with several ash trees will be removed. None of these trees would qualify as a “specimen tree” so replacement is a viable option.” …” Response: This (Italian Stone Pine) handsome evergreen is drought-tolerant, rarely bothered by deer and is not highly susceptible to many diseases. Stone pines thrive on the West Coast, especially in California where temperatures do not fluctuate severely. Tolerant of saltwater spray, the pine isn't picky about where it lays down its roots and will grow in acidic and alkaline soils. This tree neither has pitch canker (causing the branch tips to droop) nor does it have root rot (causing the needles to turn yellow, orange or red and drop). http://motherhood.modernmom.com/droopy-italian-stone-pine-plant-care-13251.html Britain’s Kew Gardens has records of one of these Mediterranean beauties that attained an age of 300 years. Contrary to the tree man’s opinion, this tree would qualify as a “specimen tree”. Tree report: “A couple of the olive trees are of decent quality, however, they are all fruit producers. Many HOAs and parks are removing them due to the fruit load. People track the olives onto carpets which caused permanent stains and also people slip and fall on sidewalks from the fruit. Replanting with fruitless varieties is highly recommended.” Response: “In the case of olives—a tree that can live well over 500 years and still bear fruit —farmers are losing history as well. “Olives have been around since the start of civilization,” DePaoli says. “It literally hurts to pull them out.” Fruit and seed eating birds, including finches, will take the berries off most shrubbery, steal fruit from trees and even olives that aren’t yet ripe. Tree report: “There are a few ash trees located between Valencia Apts. and this property. Those trees would quickly outgrow their space. They are close enough to the Valencia Apts. retaining wall that they could easily begin to crack the wall and cause significant damage.” “We also inventoried the trees in the berm along Lunetta. There are no quality trees in this area. The eucalyptus tree has been topped several times by PG & E. The acacia is very invasive and has sprouted up in other areas. The Monterey pine is already rubbing on the power pole. PG & E won’t let this tree exist in its right of way for long. The two myoporums are basically garbage trees at this point. A bug called a thrip (Klambothrips myopori ) has invaded these trees all along the Central Coast. They are next to impossible to control.” Tree report: “There is one small, multiple trunk coast live oak along the berm. The top has been broken out of this tree by a passing vehicle most likely. This tree will never amount to a quality tree due to the severe damage.” Response: The acorns (of the Coast Live Oak) feed everything from squirrels and deer to wild turkeys and black bears. More than 500 butterflies and moths are attracted to this host plant. Norfolk island pine in the garden of Pazo de Lourizán This page contains specific information about Norfolk island pine (Araucaria heterophylla) '9397', which can be found in the garden of Pazo de Lourizán in Lourizán (municipality of Pontevedra). The girth of the tree, measured at a height of nr-4' 11"1.50 mend, is nr-10' 8"3.25 mend (Oct 9, 2011, robur73). Its height is around nr-98' 5"30 mend (Oct 9, 2011, estimate based on experience, robur73). This tree was planted around the year 1890 ± 10, which makes it around 126 ± 10 years old (robur73, Oct 9, 2012). Trees That Form A Part Of The Cultural Landscape Like historic buildings and districts, cultural landscapes reveal aspects of our country's origins and development through their form and features and the ways they were used. Cultural landscapes also reveal much about our evolving relationship with the natural world. For example, the Italian Renaissance garden emerged in the late 15th century at villas in Rome and Florence, inspired by classical ideals of order and beauty, and intended for the pleasure of the view of the garden and the landscape beyond. In the late Renaissance, the gardens became more symmetrical. The symmetrical placement of the two Eugenias and the two Norfolk Pines relative to the entrance of the Sandford Residence should be preserved as they complement the Italian Renaissance revival architecture. Olives are natural choices for Italian-style gardens, or planted in formal lines ﬂanking a driveway or walkway. Similarly, the lone Stone Pine and Frond Palm, which were frequently planted within the context of Italian Renaissance gardens, should also be preserved. Trees That Are Either Endangered Or Historically Important Seven trees on the 71 Palomar property should be preserved both for their historical importance and for their rarity. Of the seven trees, two are Norfolk Island Pine, two Eugenia, one Frond Palm, one Italian Stone Pine and one European Olive. The trees are believed to have been planted by the owner, an orchardist, around 1895 when the historic Sandford residence was built. These trees are large and healthy specimens. They add beauty to the north part of San Luis Obispo and are accessible for viewing and enjoyment by the public. The City Arborist remarked recently “I have admired the trees at 71 Palomar for some time now and appreciate you and your group taking the time and effort to take pictures and ﬁll out part of the Heritage Tree Form. Thank you!…Bob and I feel very strongly about preserving canopy and habitat…”. Nevertheless, these trees are scheduled to be cut down for an apartment complex. Timely action by residents and the CHC/ARC may preserve them. Araucaria hetrophylla or Norfolk Island Pine are naturally long-lived and reach a height of 100’, making our local trees at over 65' very large specimens. In modern home landscapes, where frost-free climates or protected locations allow, Norfolks are known to live 150 years or more (see: The California Polytechnic State University SelecTree. "Araucaria Heterophylla Tree Record," 1995-2015). They are particularly tolerant of sandy soils and windy conditions. These pines are cylindrical at maturity. Due to its size, they are seldom seen in home landscapes and their use is limited to parks and botanical gardens. Norfolk Island Pines make spectacular specimen plants when situated on large expanses of lawn. Norfolk Island Pines are endemic to Norfolk Island located between New Zealand and New Caledonia. They were an early introduction into California by William Walker in 1859. These are the largest specimens in San Luis Obispo County having been planted only 25 years after this species was ﬁrst introduced into California. Eugenia brasiliensis, with common names Brazil Cherry and grumichama, is medium sized tree (maximum 65’ height) endemic to Brazil which bears small fruits that are purple to black in color, and have a sweet cherry-like ﬂavor. Its slow growth and low rate of dispersal make it rare, and it's generally considered an endangered species. Although Phoenix canariensis or Frond Palm grows just six inches a year and requires many years to attain full height. But because the tree grows so slowly, needing decades to reach its full height of 60 feet, very few nurseries even try to grow it. Exceptionally tall specimens can be up to 120 feet. The rare full-grown trees can fetch $20,000. While best in full sun and the usual well-drained loamy soil, P. canariensis can tolerate a wide range of exposures, including deep shade, and a wide range of soil types, including sand and heavy clay. It has a unique ability to tolerate both severe drought and ﬂooding very well, which makes them ideal to plant in housing tracts in which the soil was heavily compacted. Frond Palms dating back to the 1880's are middle aged and some live to be over 400 years old. The pinus pinea or Italian Stone Pine is a coniferous evergreen tree that can exceed 82’ in height, but 40’–65’ is more typical. In youth, it is a bushy globe, in mid-age an umbrella canopy on a thick trunk, and, in maturity, a broad and ﬂat crown over 26’ in width. In Italy, the stone pine has been an aesthetic landscape element since the Italian Renaissance garden period and is frequently planted within the context of Italian Renaissance architecture, such as is the case with the Sandford Residence. Britain’s Kew Gardens has records of one of these Mediterranean beauties that attained an age of 300 years. Olea europaea, commonly called Common Olive, is an evergreen tree that is native to the Mediterranean region. It typically grows at a slow rate to 20’-30’ tall with a rounded crown. Common olive trees are drought tolerant once established. The lifespan of the European Olive tree ranges from 300 years to 600 years. The Italian Stone Pine was frequently planted within the context of Italian Renaissance gardens The Italian Renaissance garden emerged in the late 15th century at villas in Rome and Florence, inspired by classical ideals of order and beauty, and intended for the pleasure of the view of the garden and the landscape beyond. In the late Renaissance, the gardens became more symmetrical. “The upper class, however, wanted European reﬁnement, not rustic gardens. They favored aspects of Italian Renaissance gardens, with axial designs, fountains, and parterres, and the warm climate allowed them to incorporate into this frame a potpourri of exotic ornamental plants that would not grow outdoors in Europe or back east. They enjoyed living and entertaining outdoors here, appreciating the view of well-tended gardens with rose bushes an palm trees…” 18) “Based on historical research, the Sandford House at 71 Palomar Avenue is signiﬁcant as a good example of the Colonial Revival architectural style and is appropriately listed on the City Master List of Historic Resources.” Correction: Based on this report the Sandford House in its current state is NOT a “good example of the Colonial Revival architectural style”. The house is lacking dormers, shutters, a hip roof and ship-lap siding. However, the Sandford House IS a “good example” of the Italian Renaissance architectural style. 19) “The proposed project appears to be consistent with the City Ordinance relocation criteria, City Guidelines, and the Secretary’s Standards for Rehabilitation.” Correction: According to Applied Earthworks, the proposed project may APPEAR to be consistent with the City Ordinance but it is not. Per the SLO Historic Preservation Ordinance - 14.01.070 “Evaluation Criteria for Historic Resource Listing”, this property will no longer meet eligibility criteria if the property no longer “occupies its original site and the original foundation has been changed.” 20) “Modern replacements for the ﬁrst-ﬂoor solarium windows should minimally consist of window sash that is of the appropriate proportion to ﬁt into the original openings; multi-light versions which replicate the original multi-light windows located throughout other areas of the residence could be employed, however no evidence has been found thus far that documents the original window design for the solarium.” Correction: Besides the solarium windows, there is no mention of all the other windows. Are we to construe that, excepting the solarium, no other windows will be replaced or rehabilitated? To: SLO Cultural Heritage Committee From: Allan Cooper, San Luis Obispo Regarding: 71 Palomar Honorable Chair and Committee Members - On the 27th of June, you will be asked to recommend to the Architectural Review Commission a ﬁnding that this project is consistent with the City’s Historic Preservation Program Guidelines and the Secretary of the Interior’s Standards for the Treatment of Historic Properties. It is my contention that you will not be able to make this ﬁnding based on the report submitted to the City by Applied Earthworks back in October 2015 and titled “Archaeological Resource Inventory, Signiﬁcance Evaluation, and Design Review”. This is because there are at least twenty errors made in this document…some minor and some major…which I have attempted to correct (see below). Many of these ﬁndings are based on evidence that is either speculative, circumstantial, unsubstantiated, erroneous or based on inadequate and/or missing information. In the ﬁnal analysis, per the Secretary’s Standards, this very historical property deserves to be preserved or restored in situ (not merely rehabilitated) and under no circumstance should it be relocated. I am therefore recommending that you continue this project to a date uncertain pending the time when you are provided more accurate and complete information. Evidentiary Errors Pertaining to “Archaeological Resource Inventory, Signiﬁcance Evaluation, and Design Review” Submitted By Applied EarthWorks, Inc. October 2015 1) “The repositioning of the historic residence will, as proposed, allow construction of a new 41- unit apartment building on the west and north portions of the parcel.” Correction: The apartment building complex can be built without relocating the historic residence. 2) “Historical research identiﬁed 13 owners of the subject property, although it does not appear that the ﬁrst three owners made any improvements to the property.” Correction: It does not appear that the ﬁrst TWO owners made any improvements to the property. 3) “While no speciﬁc information was located conﬁrming Wills-Sandford as the builder of the residence, the timeframe of Wills-Sandford’s ownership as well as his afﬂuence make it likely that the residence was constructed circa 1895 during his era of ownership.” Correction: This is pure speculation. Wills-Sandford’s wife was the oldest daughter of Chauncey Hatch Phillips. There is no evidence that Reginald Wills-Sandford was “afﬂuent” or if his afﬂuence might have resulted from his wife’s inheritance. However, it’s much more likely that Reginald’s father-in-law selected the architect and ﬁnanced the construction of the house on behalf of his eldest daughter. 4) “Jacobson was also a central ﬁgure in bringing the ﬁrst television station to the region, founding KVEC-TV in 1953.” Correction: Important omission: In 1953, Jacobson became the ﬁrst female to own a TV station in America. 5) “By 1966, the property was owned by Alexander P. and Carolyn J. Quaglino.” Correction: Important omission: The Quaglino’s were roofers. The property needed a new roof and the Quaglino’s took title to the property in exchange for replacing the roof (presumably the roof conﬁguration was changed at this time from the original hip style to the Colonial gable style). 6) “The modern stucco siding is not original, and it is not known when that modiﬁcation was made.” Correction: This statement needs further substantiation. The stucco siding could be original to the house. 7) “ The original windows were likely wood multi-light double-hung windows or wood French doors, which are both features of the Colonial Revival style.” Correction: The arches over these windows are NOT features of the so-called “Colonial Revival style”. These are features of the Italian Renaissance style of architecture (see illustration below). 8) “While documentation of the speciﬁc date of construction was never located, research indicates that circa 1895 appears to be the approximate date of construction. This date is consistent with the general time period associated with the Colonial Revival style and is associated with the ownership of Reginald Wills-Sandford, likely the ﬁrst occupant of the residence, and for whom the building is named.” Correction: The general time period associated with the Colonial Revival style here in San Luis Obispo is NOT circa 1895 but much later. 9) “The Sandford House is an example of the Colonial Revival style of American architecture. According to the City Guidelines: The Colonial Revival style refers to a revival style popular in the early twentieth century that was inspired by the early houses of the Atlantic seaboard.” Correction: Applied Earthworks initially states that the Colonial Revival style of architecture was popular around 1895. Later, the consultant states that this style was popular in the “early twentieth century”. Which is it? 10) “The City Guidelines brieﬂy list characteristics of the style, which include: A hipped or gambrel roof…” Correction: In this case the City Guidelines are in error and this should be corrected. Colonial Revival style residences are predominately gable roofed, not hipped, have ship-lapped siding and are not stuccoed. On the other hand, Mediterranean or Italian Renaissance style architecture lacks dormers, lacks shutters and is predominately stuccoed, all characteristics of the Sandford residence. 11) “The subject property does not appear signiﬁcant for any association with the lives of persons important to local, California, or national history…While Jacobson began the KVEC television station in 1953, during her era of residence at the Sandford House, she also divested her interest in all local media holdings just 3 years later…Based on this analysis, the Sandford House does not appear to be historically signiﬁcant under this component of the Historic Criteria.” Correction: This is an implausible statement! There are two important omissions here. First Christina Jacobson was the ﬁfth female to own a radio station in the United States. Secondly, Christina Jacobson was the FIRST female to own a TV station in the United States. Over the 14 year period that she resided in this house, she was proprietor of both. 12) “Original side-gabled roof orientation is also intact.” Correction: The 1907 photograph included in this report clearly shows a hipped roof. 13) “While there is no known formal garden or landscaping plan associated with the property, expansive lawns remain around the residence to the east, west, and south.” Correction: The 1907 photograph included in this report clearly shows two formal hedges running some length down the hill and planted on axis to the entry porch of the house. There remains today formal planting of two Norfolk Island Pines and two Eugenias again planted on axis to the entry porch of the house. 14) “The size of the property itself has also been altered from 15.80 acres to today’s 1.17 acres. The integrity of setting is signiﬁcantly diminished.” Correction: Based on the 1907 photograph included in this report, it is clear that the rear of the Sandford Residence has always been framed by a mature forest of trees. This remains in the form of extensive plantings of mature eucalyptus. Any urbanization that occurred behind this grove of trees did little to diminish the integrity of its setting. 15) “While the building currently features stucco siding, a departure from original wood siding, this alteration may have occurred within the period of signiﬁcance.” Correction: This statement is again pure speculation. The stucco siding could be original to the house. Earthworks later admits the following: “The two rear additions must be removed with the minimum amount of impact to original construction and it is unknown if removal of the ﬁrst addition will reveal a stucco or wood-clad exterior wall.” This proves that Earthworks is clearly guessing that the original siding was wood. 16) “The only change to the house will be the elimination of the twin chimneys at the rear (west) elevation, which are already largely invisible from the street.” Correction: An important omission here is that the existing concrete day-lit basement will also be eliminated and replaced with a slab on-grade foundation. 17) “The Sandford House will be re-roofed with suitable composition shingle material.” Correction: The roof should be restored to its original hip roof conﬁguration. And consistent with Italian Renaissance architecture, the rooﬁng shingles would more suitably be clay rather than composition. 18) “Based on historical research, the Sandford House at 71 Palomar Avenue is signiﬁcant as a good example of the Colonial Revival architectural style and is appropriately listed on the City Master List of Historic Resources.” Correction: Based on this report the Sandford House in its current state is NOT a “good example of the Colonial Revival architectural style”. The house is lacking dormers, shutters, a hip roof and ship-lap siding. However, the Sandford House IS a “good example” of the Italian Renaissance architectural style. 19) “The proposed project appears to be consistent with the City Ordinance relocation criteria, City Guidelines, and the Secretary’s Standards for Rehabilitation.” Correction: According to Applied Earthworks, the proposed project may APPEAR to be consistent with the City Ordinance but it is not. Per the SLO Historic Preservation Ordinance - 14.01.070 “Evaluation Criteria for Historic Resource Listing”, this property will no longer meet eligibility criteria if the property no longer “occupies its original site and the original foundation has been changed.” 20) “Modern replacements for the ﬁrst-ﬂoor solarium windows should minimally consist of window sash that is of the appropriate proportion to ﬁt into the original openings; multi-light versions which replicate the original multi-light windows located throughout other areas of the residence could be employed, however no evidence has been found thus far that documents the original window design for the solarium.” Correction: Besides the solarium windows, there is no mention of all the other windows. Are we to construe that, excepting the solarium, no other windows will be replaced or rehabilitated? Colonial Revival Architecture