HomeMy WebLinkAbout04-04-2017 Item 16, Riehl/PriceCOUNCIL MEETING: 4 - SI- / RECEIVED
ITEM NO.: t Cp
APR 0 4 2017
Subject: FW: Item #16: FW: 71 Palomar -Supplemental AE Letter LSL.O CITY CLERK
-
Attachments: AE Response to Wittwer letter 040317.pdf; 71 PalomarDPR Form_rev.pdf; Historic
Rsources Inventory.pdf
From: Loren Riehl [
Sent: Monday, April 03, 2017 4:25 PM
To: Cohen, Rachel <rcahen@slocity org>
Subject: 71 Palomar - Supplemental AE Letter
Dear Ms. Cohen:
Attached please find a supplemental letter from Applied Earthworks in response to the appellants' recent letter.
Please let me know if you have any questions or comments.
Thanks
Loren A. Riehl
LR Development Group, LLC
EI Segundo, CA
(
ArVINApplied
EARTHWORKS
3 April 2017
LR Development Group, LLC
Attn: Mr. Loren Riehl
El Segundo, California
San Luis Obispo, CA
RE: 71 Palomar Avenue (APN 052-162-007)
LWdate to Archaeological Resource Inventory, Significance Evaluation, and Design Review
Dear Mr. Riehl:
I have reviewed the letter dated March 31, 2017 from Wittwer/Parkin (Wittwer Letter) regarding the
historical resource analysis of your property at 71 Palomar Avenue, San Luis Obispo, California. As you
know, in October 2015, Applied Earthworks, Inc. (1£) prepared an Archaeological Resource Inventory,
Significance Evaluation, and Design Review (Report) for the proposed development (Jenks et al. 2015),
and on May 2, 2416 we issued a supplemental letter (Supplemental Letter) to the report based on certain
revisions you made to the project. We found that the proposed treatment of the historic building is
consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties (SOI
Standards) and therefore complies with CEQA, the City's Historic Preservation Ordinance and Historic
Preservation Program Guidelines.
At your request, we would like to address the concerns raised in the Wittwer Letter pertaining to the
analysis and recommended treatment of the historical resource. First, we would like to highlight that we
found this project to be consistent with the SOI Standards; both the City Cultural Heritage Committee
(CHC) and Architectural Review Commission (ARC) concurred. Our analysis included a
comprehensive review of the project, including the adaptive reuse and restoration of the existing
building and the repositioning of the building on the site. Please review the Report for a comprehensive
analysis of the project under the SOI Standards.
The CEQA Guidelines Section 15064.5(b)(3) provides that "Generally, a project that follows the
Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for
Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings ... shall be considered as
mitigated to a level of less than a significant impact on the historical resource." It is our judgement that
the project complies with this requirement.
Period of Significance
The Wittwer Letter questions the period of significance of the Sandford. House. As stated on pages 31-
32 in our report, the period of significance is 1895-1930:
6.2.1 Period of Significance
The period of significance refers to an identified period of time diuing which significant
events and activities associated with a historic property occurred. For properties that are
architecturally significant. the period of significance is the date of construction and/or the
(ARCHAEOLOGY
CULTURAL RESOURCES MANAGEMENT www.apphedearthworks_com
dates of any significant alterations and additions. TO be Considered signiTicaut, alterations
and/or additions must convey the significance of the architectural style. The character -
defining features of the building are identified as features front the period of significance that
retain integrity and allow the building to convey its significance.
The period of signVeance for the Sandford House Is recommended as circa 1895-1930.
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. The period of significance ends fit 1930 to include the addition
of the solarium that signifleantly contributes to the architectural style of the property. The
period of slgniffcance excludes the two additions to the main building and lite garage and
secondary residence located on the parcel These buildings and additions do not convey file
significance of the properly. [emphasis added]
Additionally, on Page 45 of the Report, we state:
The period of significance for the Sandford House is circa 1895-1930. Added prior to 1930,
the solarium addition to the side (north) elevation of the subject property will be rehabilitated
and integrated into the Sandford Hoitse's proposed new use for residents. The two accessory
buildings, a secondary residential building and garage with attached carport, were
constructed afl'er the period of significance, as were lite two additions constructed to fire
rear of rite Sandford House. Based on historical research, the accessory buildings and
additions do not appear to have acquired historical significance in their own right and will
be removed as part of the proposed project. [emphasis added]
Since the property was designated as significant for its architecture, the period of significance is the date
of constriction and/or the dates of any significant alterations and additions. To be considered significant,
alterations and/or additions must convey the significance of the architectural style. We determined that
roof, windows, scale, symmetry, and other architectural features of the solarium help to convey the
architectural significance of the property (i.e. the architectural style). Because the accessory buildings,
rear additions, and garage differ in virtually all material aspects (roof, windows, scale, symmetry, etc.),
they do not convey the architectural significance of the property_
Below we provide photographs of the main structure, solat7iun, additions and secondary structures from
our Report. The photographs depict the extensive differences between the historic strictures (i.e. the
main house and solarimn) and the non -historic structures (i.e. the secondary structures and rear
additions).
Main Shuchire (historic):
Figure 5-5 The Sandford House street -facing east faeade.
Solmiutn (historic; consistent with train structure):
Figure 5-6 Two-story solarium on the south (side) fagade of the Sandford House.
Secondary Stmetures (non -historic):
Figure 5-10 Enclosed garage with attached carport on the north fagade.
Figure 5-11 Secondary residential building southwest of the Sandford Nouse.
M
Additions (note-iustoric):
Figure 54 North (side) fapde of the Sandford House with good deck and view of the two-story
addition.
Figure 5-9 North fapde of two-story addition to the Sandford House; the single -story addition is
attached to the south.
A
3
Figure 5-7 West (rear)14ade of the Sandford House with a able -story addition on the nortkwest
corner of the building.
The original Historic Resource Inventory form (attached) prepared for the property in 1983 cites only
the significant features of the main structure in describing the building's siguifucance. The form notes
fiwther that "Overall, except for window, balcony and railing replacements and an addition to the right
rear, from the viewer's perspective, the structure remains intact and is reasonably well preserved_" The
1983 form goes on to state "there are miscellaneous outbuildings on the grounds of this property."
Consistent with our Report, the original inventory similarly found that the outbuildings and additions
were not architecturally consistent with the original structure and did not embody any significant
qualities of the resource. The inventory form provides that the addition at the rear of the property is
actually one of the impediments to considering the struchire "well preserved_" This would confirm that
not only is there no negative impact to removing the non -historic additions and structures, but doing so
will actually bring the building closer to its original design.
For further detail regarding the timing of the additions and accessory structures, our Report states on
page 27:
Assessor's records estimate the date of construction for the first accessory building (likely the
garage) as circa 1950. the adjacent carport and second accessory building were constructed
circa 1955. Building permit data from the City of San Luis Obispo Community Development
Department notes constniction of an "addition and alteration" in 1951, possibly one of the rear
additions to the main residence. and construction of the garage in 1953. The solarium addition
appears to be the earliest addition to the residence, likely constructed before 1940.
r�r
Despite all of the statements to the contrary in the Report, the Wittwer Letter states that "removal of the
additions to the Sandford House clearly constitute a significant adverse effect on the Sandford House
since the additions fall within the period of sigzuficance_" This is based on citation to Appendix D of our
Report (a document which we prepared as pail of the review process). However, please note that there
is a typographic error in Appendix D, which was corrected in the Report but remained in Appendix D.
We have subsequently revised Appendix D and will be resubmitting the revised draft to the California
Historical Resources Information System.
Notably, page 34 of our Report states:
Design: The Sandford House generally retains its original form, floor plan, and structural
system. 77ie solarium was constructed Wthin the period of signifleance. The residence retains
integrity of fenestration patterns. mass, and ornamental detailing. Original side -gabled roof
orientation is also intact. The large majority of window and door types and accompanying
spatial organization remain intact as does the prominent portico, an important neoclassical
characteristic of the style. Taken together, design elements reflect the Colonial Revival style,
which remain clearly recognizable. The property retains integrity of design. [emphasis added]
Appendix D basically thatches the above text with the exception of the highlighted sentence. It
incorrectly stated that "Reny -Additions were constructed within the period of significance." The term
"Rear addition" should have stated "solarium". The Report, written subsequently to Appendix D,
corrected this typographic error, and as mentioned above, we have enclosed a copy of the revised
Appendix D. Similarly, the period of significance on pages G and 8 of Appendix D have been revised to
reflect the period from 1895-1930 in accordance with the Report for the reasons provided therein.
More than One Significant Impact
The Wittwer Letter states that the project proposes "more than one significant adverse impact" and
highlights "a) removal of the garage, carport, and secondary residential building; b) relocation of the
main residence of the Sandford House, and renovating the structure to be used as a leasing office and
amenity space... c) removing 55 of 59 existing trees and d) constructing six (d) apartment buildings."
Please note that all of those components were addressed in the Report and by the CHC and ARC, and the
entire project was found to be consistent with the SOI Standards. Analysis under the SOI standards is
not required to be hi ited to one "change" to the property. In fact, analysis under the SOI Standards
almost always includes an analysis of multiple "changes."
Relocation
The Wittwer Letter consistently refers to "relocation of the Sandford House." Per our supplemental
letter, the term "relocation" is inaccurate in this case, and "this should more accurately be considered a
repositioning or resiting of the building on the property, since Section 14.01.020 of the Ordinance
defines relocation as the `removal of a resource from its original site and its reestablishment in
essentially the same form, appearance and architectural detailing at another location.' This is further
understood to mean removal of a building or structure from the property where it was originally built
and placement on another property elsewhere in the City or outside the City (the "receiver site"). Since
the current project does not propose to remove the Sandford House from the site, it should be understood
as a change in siting on the original property rather than a relocation. Thus, Section 14.01.110 of the
Ordinance does not apply." It is our view that provisions applicable to "relocation" do not apply to this
project.
Removal of Trees
The ❑iiittwer Letter states that there was a "failure to analyze the impact of destroying 55 of 59 trees on
the Sandford House as a historical resource." To the contrary, the impact of the removal of the trees on
the house was discussed extensively at the CHC and ARC. The Initial Sturdy notes that
The proposed project and the Applied Earthworks Evaluation was reviewed by the City of San
Luis Obispo Cultural Heritage Commnittee {CHC} on March 28, 2016 and on June 27, 2016 for
compliance with the City Historic Preservation Ordinance (City Ordinance: Municipal Code
Chapter 14.01). the Historic Preservation Program Guidelines. and the Secretary of the Interior's
Standards for the Treatment of Historic Properties. The CHC determined that the proposed
repositioning, rehabilitation and adaptive reuse, and the construction of the new residential units
(described below) with incorporation of the recommended actions included herein as mitigation
measures, to be in conformance with SOI Standards for the Treatment of Historic Properties and
City standards. Therefore, impacts are considered to be mitigated to a less than a significant
level under CEQA Guidelines (CEQA Guidelines Section 15064.5(b)(3)).
The Initial Study further states "The original setting of the site has experienced substantial change since
construction of the horse in 1895 with the development of Palomar Avenue, Lttneta Drive and the
adjacent homes and apartments." Similarly, Page 2 of our Supplemental Letter states:
the original historical landscape and setting have been materially altered by prior development
of the surrounding area. including subdivision of the original 15 acre parcel and construction of
new roads, infrastructure. and surrounding residential neighborhoods that ended the property's
relative isolation. As a result, the integrity of the historic landscape and setting have been
substantially diminished by prior development. Given the broad change in its environment and
context, the historic character of the subject property is expressed today in the prominence of
the Sandford House within the parcel. While the proposed project calls for the repositioning and
slight reduction in elevation of the residence, it will remain on site and in a prominent position
on the parcel, serving as the architectural anchor of the site.
The issue of the impact of removal of the trees on the Sandford House was analyzed in detail in
the Initial Study and at the CHC and ARC.
Thank you for the opportunity to comment on this project.Please let us know if you have any
further questions.
Sincerely,
Barry A. Price, M.A.
Managing Principal
8
State of California — The Resources Agency Primary #
DEPARTMENT OF PARRS AND RECREATION HRI#
PRIMARY RECORD Trinomial
NRHP Status Code 5S1
Other Listings
Review Code Reviewer Date
Page 1 of 10 Resource Name or # The Sandford House
P1. Other Identifier:
*P2. Location: a. County: San Luis Obispo ❑ Not for Publication ® Unrestricted
b. USGS 7.5' Quad: San Luis Obispo Date: 1995 TIR 30S/12E-. NE 1/4 of NW 'I, of Section 27 NTD. B.M.
c. Address: 71 Palomar Avenue. San Luis Obispo, CA 93401
d. UTM: 10S 711450 mE 3907888 mN
e. Other Locational Data: APN 052-162-007
*P3a. Description: The Sandford House, located at 71 Palomar Avenue, is prominently situated on 1.17 acre parcel at the
northwest intersection of Palomar Avenue and Luneta Drive. Pedestrian access to the front yard is available from Palomar
Avenue by a wood rail staircase leading to a brick path and the £rout portico. A retaining wall is adjacent to the Paloi ar
Avenue sidewalk while a decorative rock wall is along the edge of the front lawn. Secondary brick paths meander through the
northeast portion of the property leading to the deck on tine north elevation. Mature trees are present throughout the lot, with a
cluster of large eucalyptus trees at the rear of the house. Expansive lawns are located on the north aid west portions of the
property. Vehicle access to the property is via a gated, single lane driveway accessed from Luneta Drive. with a secondary
vehicle entrance at the southwest corner, again accessed from Luneta Avenue. The subject property consists of four buildings:
a main residence, two accessory buildings, and a car port. (See Continuation Form)
*P3b. Resource Attributes: HP3 Multiple Family Property
*P4. Resources Present: M Building ❑ Structure ❑ Object ❑ Site ❑ District ❑ Element of District ❑ Other:
*P5a. Photograph or Drawing:
*P11. Report Citation:
*Attachments: ❑ NONE ® Location Map
M Building, Structure, ❑ Archaeological Record
and Object Record ❑ Milling Station Record
❑ Photograph Record ❑ Other (list):
P5b. Description of Photo: View of the
fagade of die twain residence. facing
west.
*P6. Date Constructed/Age and Sources:
Circa 1895. based San Luis Obispo
County Deed Records.
❑ Prehistoric N Historic ❑ Both
W. Owner and Address: Delta Tau House
Corlaoration. 1000 La Senda. Santa
Barbara. CA 93105
*P8. Recorded By: Jim Jenks
Applied Earthworks, Inc.
811 El Capitan Way, Suite 100
San Luis Obispo, CA 93401
*Pg. Date Recorded: May 28, 2015
*P10. Survey Type: ® Intensive
❑ Reconnaissance ❑ Other
Describe:
❑ Sketch Map ® Continuation Sheet
❑ District Record ❑ Linear Feature Record
❑ Rock Art Record ❑ Artifact Record
State of California — The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #!Trinomial
CONTINUATION SHEET
Irl Continuation ❑ UDdate
Page 2 of 10 Resource Name or #: The Sandford House
"P3a.Description (Cont):
The two-story. stucco -clad main building is a rectangular, pediniented side -gable residence roofed with composition shingles
and constructed on a concrete foundation (Figure 7). Half -round wood vents are set into each peak. The two-story building's
facade features symmetrically balanced windows and centered 6 -panel wood door flanked by 8 -light sidelights and an 8 -light
overhead fanlight. The stain entryway is accessed from the prominent flat -roof portico, which features two wood Tuscan
columns said entablature. A dentil course is present along the soffit and engaged pilasters flank the door. 'Five concrete steps
provide access to the portico and a concrete walkway wraps around the fagade. Window openings flank each side of the
portico and each is crowned with a half -round molding. The second floor features two 8 over 8 light wood frame double -hang
windows. The center window is fixed -pane modern replication of the adjacent original windows. The windows are evenly
spaced. The side (south elevation) features a gabled solaritun addition, inset to the principle gable (Figure 8). Evenly spaced_
engaged pilasters are along solarium elevations, creating bays. Side-by-side- windows are evenly spaced along the first floor
of each bay and a door opening is centrally set into the middle bay on the south elevation. Wood -frame ribbon windows are
present on the second floor bays.
The side (north elevation) features an elevated wood frame deck supported by four utility -style poles. The deck is accessed by
a concrete staircase. The deck is adjacent to a first -floor, flat -roof projection, with fenestration that includes grouped, multi -
light wood casement windows and a I0 -light wood door. A 112 -light window crowned by a half -round molding is north of the
projection. Second -floor fenestration includes a two evenly -spaced 818 -light wood double -hung windows. A smaller 414 -light
wood double hung is between to the two larger windows. The rear (west) features two exterior, stucco -clad chimneys which
pierce the west -side roof slope. Wood single -pane hopper windows flank the each side of the south chimney on the ground
floor. while wood 818-double4hung windows flank each side of the chimney on the second boor. A hipped roof two-story
projection extends from the elevation. A 6 -light wood door flanked by a single -pane sidelight on each side is on the ground
floor. A metal -funned 414 -light double -hung window is centrally set into the second floor of the projection.
Two one-story. sequential additions extend fi.-orn the north side of the rear elevation. The first stucco -clad addition is gabled
and constructed on concrete pad. The single -story addition includes a slider window is located on the rear (west) elevatiom
with another metal slider on the side (south) elevation. The second addition is attached to the first addition's northwest comer.
The two-story, stucco -clad addition has a tripped roof and is constructed on a concrete pad. A ground floor door on the rear
(west) elevation provides access to the daylight basement; this elevation also features a centrally -set wood 4 -light window on
the second floor. An entryway to the residence is located on the side (south) elevation of the addition, accessed by a wood
staircase that extends from grade.
Two accessory buildings avid a carport are also present on the subject property (Figure 9). The fast accessory building. a
garage, is located southwest of the main residence. The stucco -clad. side -gabled building is roofed with composition shingles
and constructed on a concrete pad. The front (east) elevation features three engaged pilasters evenly spaced across the
facade. A metal slider window is on the south side of the elevation and a wood door is present on the north end. The south
(side) elevation features three window openings with one set into the peak. Two openings are boarded over. while a third
opening is covered with transparent plastic. The side (north) elevation includes two evenly -spaced 414 fight wood casement
windows. Two additional aluminum slider windows are set into the gable and a covered vent opening is set into the peak. The
rear (west) elevation features a stucco -clad, shed roof addition. The addition's south (aide) and rear (west) elevations each
include a single off -set aluminum slider. The side (north) elevation and entry way and single covered window opening. A
cowered carport is attached to the north side of the addition. The flat -roof building is topped with corrugated plastic panels and
sits on raised concrete fottstdation. The carport is open along its east elevation, though a brick patio and low brick wall is
present along a portion of the elevation. Three 4 by 4 foot wood posts, which support the building's roof frame, are imbedded
in the brick wall. The rear (west) and side (north) elevations are clad with a unix of corrugated metal panels and wood boards.
A flat roof shed is attached to the rear of the car port. It is clad with corrugated metal panels and constructed on a concrete
foundation. The shed entryway is located on its north elevation.
A second accessory building is located west of the main residence. The front gabled, stucco -clad building is roofed with
composition shingles and is constructed on a concrete pad. An off -set entrance is located on the facade. and a single off -set
metal slider window is on the side (north) elevation. Two irregularly spaced metal double -hung windows are on the side
(south) elevation. A shed roof addition is attached to the rear (west) elevation. The addition, is constructed on a partially
raised concrete foundation and is clad and roofed with corrugated metal panels. Sliding wood garage doors occupy the entire
south elevation. This entryway is the only addition fenestration. A wood frame patio and brick and wood deck are on the
north side of the second accessory building. A wood shed roof shelters a portion of the patio while wood rails surround most
of the deck.
State of California — The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #Trinomial
CONTINUATION SHEET
0 Continuation ❑ Update
Page 3 of 10 Resource Name or #: The Sandford House
P5b.Description of Photo: View looking east at the rear (west) elevation of the residence. The two sequential additions are
illustrated on the center and left side of the image.
Pft.Description of Photo: View looking south at the side (north) elevation of the residence, with the second addition visible.
State of California — The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #ITrinomial
CONTINUATION SHEET
I] Continuation ❑ Update
Page 4 of 10 Resource Name or #: The Sandford Hoge
P5b.Descrlptlon of Photo: View looking northwest at the front (east) elevation and side (north) elevation solarium.
P5b.Description of Photo: View looking west at front (east) elevation of the Fust non -original accessory building and
attached car port.
State of California — The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #!Trinomial
CONTINUATION SHEET
U Continuation Lf Update
Page 5 of 10 Resource Name or #: I -lie Sandford House
P5b.Description of Photo: View looking south at the north elevation of the second non -original accessory building and its
rear addition. The covered patio and portion of the deck are also present in the image.
State of California — The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial
BUILDING, STRUCTURE, AND OBJECT RECORD
'NRNP Status Code 5S1
Page 6 of 10 Resource Name or M The Sandford HotLse
B1.Historic Name: Sandford House
62. Common Name: Delta Tau House
B3. Original Use: Single Family Residence B4. Present Use: Multiple Family Residence
*85. Architectural Style: Colonial Revival
*B6. Construction History (construction date, alterations, and dates of alterations):
County Assessor Office records estimate the date of construction of the residence as circa 1900. while a 1983 State of
California Historic Resources Inventory Form completed by City of San Luis Obispo Historic Resource Survey Staff estimated
the ma in residence's constriction date as circa 1990. Assessor records estimate the date of construction for the first accessory
building (likely the gar -age) as circa 1950, with the adjacent carport and second accessory building constructed circa 1955.
Data from City of San Luis Obispo Building Department notes construction of an "addition and alteration," perhaps one of the
rear additions to the m. in 1951. City Building Department data also includes the constriction of lite garage in 1953. The
solarium addition appears to be the earliest addition to the residence, likely constructed before the subject property was
included in city boundaries and building department records were maintained for the property, beginning in the early 1950s.
Discussions with current property owners revealed that a 30 foot tall water tower burned down in the 1970s. The remains of
the tower foundation are located south of the garage. The garage was converted to sleeping quarters during the Delta Tau era.
circa 1970. The metal -clad rear addition to the second accessory building and adjacent rear deck and covered patio were also
constructed circa 1970, as was lire wood deck along the residence's side (north) elevation. The brick patio area north of the
garage was in place prior to the Delta Tau era. indicating that the carport may have actually served as an covered recreational
area.
Additionally, visual inspection of the residence located a number of alterations. A metal -railed balcony was once located on
top of the portico. balcony rails have been removed and the original wood-fratue. double -hung second -floor window located
adjacent to the balcony was removed and replaced with a modern fixed -parte window. which replicated the original windows,
to restrict access to the balcony. This alteration was made by Delta Tau Fraternity. While most of the residence's windows
appear original. lite fagade's first floor windows which flank the portico are non -original: original windows wets likely wood
multi -lite double -hung windows or wood French doors, which are both features of the Colonial Revival Style. All fenestration
along (lie First floor of the solarium has been removed and boarded closed. The interior floor has been removed and the room
has been sealed off to everyday access.
*B7. Moved?: ® No Yes ❑ Unknown Date: Original Location:
*BS. Related Features:
B9. a. Architect: Unknown b. Builder: Unknown
`810. Significance: Theme: Residential Architecture Area: City of San Luis Obispo
Period of Significance: Circa 1895 — 1930 Property Type: Residential Applicable Criteria: California Register 3
The subject property. Iocated at 71 Palomar Avenue, is listed on the City of San Luis Obispo's Master Last of Historical
Resources as the Sandford House, a prominent residence in northwest San Luis Obispo. General Land Office (GLO) data
demonstrates that the subject property was originally patented in 1870 as part of an 80 acre acquisition by Mr. Encarnacion
Bareras. Background research indicates that an Encarnacion Berreras [sic] was born in Mexico in 1811. but is listed in 1867
voter registration data as a Ranchero residing in San Luis Obispo (Bureau of Land ManagtententlGenerai Land Office 2015:
Ancesiuy.cotn 2015)
GIA surveys were undertaken of the subject property and surrounding township, range and section in 1857, 1877. 1889, and
1890. No buildings are illustrated in Section 27 on any of the four survey maps. However, a the 1897 USGS 7.5 minute
topographical Wrap for the area illustrates a single building: in what appears to be close proximity to the subject property_ The
1942 USGS trap appears to portray the same building, though it is unknown if these maps portray the subject property {United
States Geological Survey 2015).
DPR 523B (1195) Required Information
State of California — The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI 1«ITrinomial
BUILDING, STRUCTURE, AND OBJECT RECORD
*NRNP Status Code 5S1
Page 7 of 10 Resource Name or #: The Sandford House
Early ownership of the subject property is traced to McDonough N. Venable, a lawyer and William M. Hersnnan. a minister.
En 1892. Herstnan sold tate then 15.80 acre property to Reginald Wills -Sandford. Historical references to Wills -Sandford
indicate his position as a second lieutenant with the 4th Battalion. Gloucester Regiment, a militia unit of the British Army. He
resigned his commission in 1882 and, according to U.S_ Census data, immigrated to the United States the following year. In
March 1892. Wills -Sandford. then a resident of Arroyo Grande, wed Mary Woods Sperry at the St. Stephens Episcopal Church
in Sate Luis Obispo. Sperry was the widow of Hetuy A. Sperry. a prominent local rancher whose first wife. Louisa, was the
daughter of Francis Ziba Branch. Branch was one the first American settlers in the region, establishing a retail business in
Santa Barbara in .1835 before ranching in the Arroyo Grande Valley. He was exceedingly successful. with county holdings
that eventually reached nearly 80.000 acres (see Table 2-1 for a roster of known property owners) (Bureau of Land
Management/General Land Office 2015: The Colonies and India 1892: U.S. Census 2015).
Henry Sperry died in 1891, leaving Mary to marry Wills -Sandford one year later. Mary grew up in San Luis Obispo. the
oldest child of the highly successful C.H. Phillips, one of the principle businessmen of late nineteenth century San Luis
Obispo. However. by 1900. the funnily had relocated to Santa Clara. CA. where Wills -Sandford was employed as an
orchardist. 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 dining his
era of ownership, circa 1895 (U.S. Census 2015).
In 1899. the subject property was purchased from Wills -Sandford by Ms. Lottie Stewart. No biographical data was located
regarding Ms. Stewart. Following Stewart's brief period of ownership, the subject property passed Ellen Spaugenberg. Ellen
Spangenberg was the spouse of Ernest A. Spangenberg, who is described one local historic narrative as engaged in the "book
and drugs ' trade. Originally from Missouri. the 1899 California State Roster lists Spangenberg as a court auditor for San Luis
Obispo County. The Spangenberg's owned the property for just three years. selling to W.H. Schultze in 1903 (Thompson and
West 1883; U.S. Census 2015).
William Schultze was a German immigrant who came to the United States in 1866. Employed in the clothing industry.
Schultze and his large fancily Iived at (lie subject property until 1909. when it was purchased by Henry Baehr. Baehr was a
German immigrant and bank bookkeeper who owned the property for 10 years, the longest tenure of any titleholder to that
point (U.S. Census 2015; County of San Luis Obispo Clerk and Recorder 2015).
By the end of World War L deed information indicates that the property was under the ownership of Edward Elberg. proprietor
of a local hardware store. In 1928, Alexander and his sister Agnes Taylor began residence in the subject property, which
remained 15.80 acres at the time of purchase. Born in 1881. Alexander Taylor was a fanner and dairyman. He and Agnes
were the children of dairy rancher Peter Taylor, described in a 1917 Hivoty of San Luis Obispo County as "One of the most
highly respected citizens of San Luis Obispo County..." (Morrison 1917). A Scottish inunigrant, Taylor carte to the United
States in 1851, settling in New York. He arrived in San Luis Obispo County in 1869 and established a dairy farm near
Cambria. After Peter Taylor died Alexander took over management of the family ranch. 1920 Census data places Taylor in
San Simeon, engaged in dairy ranching. but by 1928 the Taylor siblings purchased and resided at the subject property (Figure
4) (U.S. Census 2015. County of San Luis Obispo Clerk and Recorder 2015).
In 1951. Assessor data documents sale of the property from the Taylor's to Ms. Christina Jacobson. Born in Colorado in 1944.
she resided with her husband in San Luis Obispo where she was employed as a bookkeeper at the Valley Electric Co., a local
radio and appliance dealer. By 1940, Jacobson was the manager of Valley Electric Company, which by that time was also
serving as a radio broadcast facility (U.S. Census 2015: San Luis Obispo County Assessor Office 2015: San Luis Obispo
County History Center 2015).
Historical references note Jacobson's pioneering role in bringing locally produced radio to Central Coast, In May 1937,
Jacobson secured the first local Federal Communications. Cottunission (FCC) license to begin broadcasting KVEC-AM, the
first local radio station on the Central Coast and the oldest retraining radio station in San Luis Obispo County. The station's
call letters recall its beginnings, standing for Vagey Electric Co. Jacobson was also a central figure in bringing the first
television station to the region, founding KVEC-TV in 1953. She sold both the KVEC radio and television operations in 1456.
Jacobson died in 1964, while still in residence at the subject property (San Luis Obispo County History Center 2015).
Mr. Leslie Hacker, KVEC station manager under Jacobson and later a partner in television station ownership, appears to have
assumed ownership briefly after Jacobson's death. Hacker appears to have served as the executor of Jacobson's estate, and
DPR 523B (1195) *Required Information
State of California — The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial
BUILDING, STRUCTURE, AND OBJECT RECORD
"NRHP Status Code 5S1
Page 8 of 10 Resource Name or #: The Sandford House
may have resided at the subject properly with Jacobson. By 1966, the property was owned by Alexander P and Carolyn J.
Quaglino. The Quaglino family resided at the property for just three years, until the Delta Tau House Corporation took
ownership in 1969. Delta Tau remains tine owners of the property, retaining the Sandford House for 46 years, the longest
continuous ownership of the historic residence (Figure 5 and Figure 6) (San Luis Obispo County Assessor Office 2015; Sana
Luis Obispo County History Center 2015).
In 1983, the Historic Resources Survey conducted in 1983 identified the Sandford House as important architecturally and for
its age, and the property was placed on the City's Master List. While a State of California Department of Parks and Recreation
Primary Record Form (523A) was minimally prepared for Master List designation. no significance evaluation was performed
and no period of significance was established. The significance of the property and associated period of significance roust be
defined to correctly identify the character -defining features of the Sanford House within the context of the proposed project to
the City's Historic Preservation Ordinance and Guidelines and the Secretaiy of the inferior's Standards.
The main residence is on tine City Of San Luis Obispo's Master List of Historic Resources, with a National Register rating
indicating that the property is " fN]ot eligible for the National Register but locally significant." Accordingly, the property has
been evaluated against City of San Luis Obispo criteria.
For a property to be eligible under Architectural Criterion A of the Historic Presemation Ordinance, the resource must
embody the distinctive characteristics of a type. period, region, or method of construction. or represent [lie work of a master, or
possess high artistic vahies. The style. design. and architect of the subject property are also reviewed under this criterion.
The Sandford House is an example of the Colonial Revival style of American architecture. According to the city's Historic
Preservation P+ogrmn 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. Compared to the highly detailed ornamental elements and
asymmetry that defined the Victorian styles. Colonial Revival buildings are symnnetrical and relatively austere. Colonial
Revival buildings are based on Georgian, Federal. and Dutch Colonial Styles and are often fused with Neoclassical decorative
elements such as classical porch columns" (2010:23). The Guidelines briefly list characteristics of the style. which include:
• A tripped or gambrel roof.
■ Symmetrical or balanced massing to the street form-.
• Raised wood porch with free-standing columns, classical entry surrounds;
• Dormer windows;
• Shuttered. double -hung windows;
• Horizontal, painted wood siding or stucco finish.
The often cited 4 Field Guide to American Horses (McAlester and McAlester: 1992) includes a discussion of the history of the
Colonial Revival style and its identifying features, which supplements the Guidelines overview. The Sandford House retains
several of the notable characteristics which reflect the Colonial Revival Style, including symmetry, window features and most
notable, the prominent main entryway and neoclassical portico. However, the historic building does lack other signature
element of the style, such a symmetrically arranged dormers across the front roof slope and wood shutters. Further, the front
facade window openings do not appear to have originally adhered to the style. where double -hung windows appeared in
adjacent pairs. Despite these features and while not a landmark example of the Colonial Revival style. the Sandford House
possesses many of the architectural characteristics associated with the style which are described in both the City's Historic
Preservation Guidelines and A Field Guide to American Houses which allow it to meet City of San Luis Obispo Master List
criteria. Accordingly, the property expresses its historic significance under the City's Architectural Criteria. as a local.
residential example of the style.
The Sandford House retains its integrity from the period of significance identified for the property, circa 1895 to 1930.
Aspects of integrity and how the Sandford House meet integrity required to meet City of San Luis Obispo requirements are
discussed below:
• Location: The Sandford House is located where it was historically established, outside the boundaries of the City of
San Luis Obispo until incorporation into city limits in the 1950s.
DPR 523B (1195) 'Required Information
State of California — The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial
BUILDING, STRUCTURE, AND OBJECT RECORD
'NRNP Status Code 5S1
Page 9 of 10 Resource Name or #: The Sandford House
Design: The Sandford House genetally retains its original £orrr. floor plan. and structural system. The solarium was
added within the period of significance. The residence retains integrity of fenestration patterns, mass, and ornamental
detailing. Original side -gabled roof orientation is also intact. The high majority of window and door types and
accompanying spatial organization remain intact as does the prominent portico. an important neoclassical
characteristic of the style. Taken together, design elements reflect the Colonial Revival style. which remains
recognizable.
Setting: The setting for the Sandford House retains some but not all of its original integrity. The immediate area
around the residence retrains open space, providing a semblance of the historic setting associated with the property.
The building maintain its historic orientation. atop a small slope facing east over the town of San Luis Obispo.
While there is no known formal garden or landscaping plats associated with the property, expansive lawns remain
around the residence, to the east. west and south. More broadly the setting has experience significant urbanization.
Since the 1960s urbanization tins slowly enclosed the property, with 1970s -era apartment buildings located to the
north and west. and modern single -fancily residences to [tie east and south. The size of the property itself has also
been altered, from 15.80 acres to today's 1.17 acres.
• Materials: The Sandford House retains much of its historic materials. The foundation remains intact as do most of the
original multi -light wood frame sash windows and prominent wood front door and surrouruding wood portico. While
the building currently features stucco siding. a departure from original wood siding, this alteration occurred within the
period of significance. Rear masonry chimneys remain intact and interior wood floors also remain intact. The floor
plan has experienced some modification since the period of significance. with alterations to a portion of the first floor,
but generally remains recognizable.
• Workmanship: The building's structural system remains unaltered and fenestration patterns remain unaltered.
Feeling: This is an intangible quality. which depends to some extent on integrity of design, setting. and materials for
building which express architectural significance. The Sandford House continues to evoke an historic sense of the
property's use. The building's prominence within its modern neighborhood remains distinct and a durable reminder
of its rural past. The open space around the residence is unique and conveys a sense of property's significance and
historic residential use.
• Association: Integrity of association refers to the degree to which a property has a direct link to an event. persom or
development for which the property is significant. As the Sandford House is architecturally significant. there is little
known association to historic events of individuals.
1311. Additional Resource Attributes (list attributes and codes):
'B12. References: Bureau of Land Management, online "General Land Office Patent and Survey Map"' data: San Luis
Obispo County Assessor Office, "Property Characteristics Forms", San Luis Obispo County Clerk and Records
Office mid First American Title Company, San Luis Obispo, "Grantee -Grantor Books'; Victor Johnson Interview.
July 2015: San Luis Obispo County Building Department: City of San Luis Obispo. Community Development Office
"Sandford House" records on file. City of San Luis Obispo Building Department. "Land Use information". San Luis
Obispo County Public Library, Local History Room, "City -County Directories" various years; San Luis Obispo
County History Center. photographic file for 71 Palomar Avenue. Aucestry,conn online data. U.S. Census and Voter
Registration data, various years.
B13. Remarks:
"614. Evaluator: Jim Jenks, M.A
Applied Earthworks, Inc.
811 EI Capitan Way. Suite 100
San Luis Obispo, CA 93401
DPR 523B (1195) 'Required Information
State of California — The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #)Trinomial
BUILDING, STRUCTURE, AND OBJECT RECORD
"NRNP Status Code 5S1
Page l+J of 10 Resource Name or #: The Sandford House
Date of Evaluation: June 2015
Sketch Map
This space reserved for official comments.
DPR 5238 (1195) 'Required irtformallon
State of California — The Flas \gency
DEPARTMENT OF PARKS ANG, iEATION
HISTORIC RESOURCES INVENTORY
ATTACHMENT 4
. No, 0087-05R
HAGS____ HAER NR 5 SHL
UTM: A 10/711570/390769
C D
IDENTIFICATION
1. Common name: Delta Tau Fraternity _
2. Historic name:
Loc
3. Street or rural address: 71 Palomar
City San Luis Obispo Zip 93401 County San Luis Obispo
4. Parcel number: 52-162-07
5. Present Owner:
City
Address:
Zip Ownership is: Public Private X
6. Present Use: Fraternity Original use:
Residence
DESCRIPTION
7a. Architectural style: Neo -Colonial
7b. Briefly describe the present physical description of the site or structure and describe any major alterations from its
original condition: Built in the Neo -Classical style, this structure is a massive two
story square shaped building resting on a slightly raised concrete foundation.
The main roof is slightly pitched gable roof with gable ends facing the sides.
A second floor porch is now enclosed in glass. The second story has 8/8 sash
windows. The first floor has two large fixed windows which are probably re-
placements. A prominent feature is the front door entrance which consists of
a six panel door with 8 light fanlights and an elintical shaped transom with
mullions (also probably replacements). The portico is defined by two Doric
columns in the front and engaged pilasters which flank the front door entrance.
D6ntils run the entire course of the soffit band. A modest balcony with steel
railings tops the portico. The first story windows are crowned by a semi-
circular shaped raised molding. Overall, except for window, balcony and railing
replacements and an addition to the right rear, from the viewer's perspective,
the structure remains intact and is reasonably well preserved. The original
porch was probably downstairs and has been enclosed in glass: There are mis-
cellaneous outbuildings on the grounds of this property. One small outbuilding
has pilasters and a aently nif-rbfiA Hall a v^^F.
I
8. Construction date:
Estimated 1890 Factual
9. Architect Unknown
10, Builder Unknown
11. Approx. property size lin feet)
Frontage 260' Depth980' -- or approx. acreage
12. Date(s) of enclosed photograph(s)
April 1963
CHC1 - 55
ATTACHMENT 4
.`
13. Condition: Excellent _Good _X Fair_ Deteriorated No longer in existence
14. Alterations: AdditiQn t f rear o nclosed
15. Surroundings: (Check more than one if necessary) Open land X _Scattered buildings X Densely built-up
Residential Industrial Commercial Other:
16. Threats to site: None known X Private development Zoning Vandalism
Public Works project Other:
17. Is the structure: On its original site? YPS Moved? Unknown?
18. Related features:
SIGNIFICANCE
19. Briefly state historical and/or architectural importance (include dates, events, and persons associated with the site.)
This impressive Neo—Colonial house was built between 1880 and 1890,
probably for Q.A. Spangenberg, a court auditor. Located in what was then
the country outside the city limits, this house symbolizes the lifestyle
of the affluent in San Luis Obispo during this era. Ed Elberg, who owned
the San Luis Hardware and Implement Company, resided here between 1915
and 1918. After several other owners, the house became the possession of
Christine Jacobson until the 1950's. She owned Valley Hardware and was
involved in early television and radio in the area.
20. Main theme of the historic resource: (If more than one is
checked, number in order of importance.)
Architecture 1 Arts & Leisure
Economic/Industrial —Exploration/Settlement
Government Military
Religion Social/Education
21. Sources (List books, documents, surveys, personal interviews
and their dates).
Interview with Floyd Cook
(June 1983)
22. Date form prepared June 30, 1983
By (name) ui stori c Alas
Organization City Of San Luis Obispo
Address: P.O. Box 321 _ T
City San Luis_ Obispo Zip 93401
Phone: (805) 541-1000
Locational sketch map (draw and label site and
surrounding streets, roads; and prominent landmarks):
NORTH
1
CHC1 - 56