HomeMy WebLinkAbout06-26-2017 CHC Agenda Packet
City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis
Obispo
Agenda
Cultural Heritage Committee
Monday, June 26, 2017
5:30 p.m. REGULAR MEETING Council Hearing Room
990 Palm Street
San Luis Obispo, CA
CALL TO ORDER: Chair Papp
ROLL CALL: Committee Members Thom Brajkovich, Damon Haydu, Sandy Baer, Craig
Kincaid, Glen Matteson, Vice-Chair Shannon Larrabee, and Chair James Papp
ACCEPTANCE OF AGENDA: Committee or staff may modify the order of items.
PUBLIC COMMENT: At this time, the public may address the Committee about items not on
the agenda. Items raised are generally referred to staff, and, if action by the Committee is
necessary, may be scheduled for a future meeting.
PUBLIC HEARING ITEMS
NOTE: The action of the CHC is a recommendation to the Community Development Director,
another advisory body, or City Council, and, therefore is not final, and cannot be appealed.
1. 1160 Leff Street. HIST-0679-2017: Historic significance determination for a property
currently on the City’s Contributing Properties List of Historic Resources; R -3 zone; Tai
Martin, applicant. (Walter Oetzell)
BUSINESS ITEMS
1. Jack House and Historic Information Plaques. Review and discussion of the proposed
Master List Jack House National Register Plaque, and streamlining options for installation of
other plaques providing historic property information for other historically significant
properties.
San Luis Obispo – Cultural Heritage Committee Agenda of June 26, 2017 Page 2
COMMENT AND DISCUSSION
1. Agenda Forecast & Staff Updates
ADJOURNMENT
The next Regular Cultural Heritage Committee meeting is scheduled for Monday, July 24,
2017 at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California.
The City of San Luis Obispo wishes to make all of its public meetings accessible to the
public. Upon request, this agenda will be made available in appropriate alternative formats to
persons with disabilities. Any person with a disability who requires a modification or
accommodation in order to participate in a meeting should direct such requests to the City Clerk’s
Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications
Device for the Deaf (805)781-7107.
Meeting Date: June 26, 2017
Item Number: 1
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Historic significance determination for property currently on the City’s
Contributing Properties List of Historic Resources.
ADDRESS: 1160 Leff Street BY: Walter Oetzell, Assistant Planner
Phone: 781-7593
FILE #: HIST-0679-2017 E-mail: woetzell@slocity.org
FROM: Brian Leveille, Senior Planner
1.0 SUMMARY RECOMMENDATION
Forward a recommendation to the City Council that the property be removed from the Contributing
Properties List of Historic Resources.
2.0 SITE DATA
Applicant and
Property Owner Tai Martin
Representative Bryce Engstrom
General Plan Medium-High Density
Residential
Zoning Medium-High Density
Residential (R-3)
Historic Status Contributing List Resource
Environmental
Status
Exempt under General Rule
(CEQA Guidelines §15061(b)(3))
3.0 BACKGROUND
The owner of the property at 1160 Leff Street has submitted applications to subdivide it into a 3-lot
Common Interest Subdivision, and to develop each resulting lot with a single-family dwelling. The
property is on the City’s Contributing Properties List of Historic Resources, and includes a small
residential cottage, built in 1910, which is proposed to be demolished. The applicant has requested
that the property be removed from historic listing. Consideration of this request is being referred
to the Cultural Heritage Committee (CHC) for a historic significance determination and
recommendation for Council action, as provided in § 14.01.030 (B)(2) of the City’s Historic
Preservation Ordinance.
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HIST-0769-2017 (1160 Leff)
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4.0 DISCUSSION
4.1 Site and Setting
The property is a 9,110 square-foot parcel on the north side of Leff Street, 250 feet southwest of
Toro Street, in a Medium-High Density Residential (R-3) Zone. The neighborhood is characterized
by a mix of single- and multi-family dwellings, including adjacent and nearby apartment
complexes. It is located within 200 to 300 feet of, but not within, the Old Town and Railroad
Historic Districts. A small grouping of modest residential cottages with historic character is found
in the immediate vicinity of the site. This
property and one other property on the block
(1169 Leff) are Contributing List Resources.
The site is developed with a small residential
cottage, built in 1910 (see Figure 1). The
architect of the building is unknown. It is
described in City records1 (Attachment 3) as a
neoclassical row house of horizontal wood
siding, unadorned, with an open porch supported
by plain columns, a symmetrical façade with a
centered entry and two large double-hung
windows with plain wooden molding.
4.2 Historic Listing
Historic preservation policies are set out in the Conservation and Open Space Element (COSE) of
the City’s General Plan. Significant historic and architectural resources are to be preserved and
rehabilitated, and their demolition, or substantial change to them, is to be avoided (COSE § 3.3).
The City’s Historic Preservation Ordinance (SLOMC Ch. 14.01) implements these policies.
Property may be designated as a Contributing List resource where a building on it maintains its
historic and architectural character, and contributes, by itself or in conjunction with other
structures, to the unique or historic character of a neighborhood, district, or to the City as a whole,2
and satisfies at least one of the historic significance criteria listed in § 14.01.070. The subject
property was designated by the City Council as a Contributing List Resource, along with 52 other
properties within an 8-block area, in December 2012 (see Attachment 4). As set out in the findings
of the Council Resolution, the group of 53 properties, including the subject property, were found
to be eligible for historic listing by satisfaction of Architectural Criteria for style and design:
Style: The properties contain good examples of the Craftsman Bungalow, Neoclassic
Rowhouse, and Railroad Vernacular style homes; these properties illustrate integrity;
purity of style; and, effectively contribute to the historic character of their surroundings.
Design: The structures exhibit notable attractiveness with aesthetic appeal because of
artistic merit, details and craftsmanship.
1 Historic Resources Inventory Form; CDD Historic Property Record (“Yellow File”) for 1160 Leff
2 See Historic Preservation Ordinance § 14.01.020 for definition of Contributing List Resource or Property
Figure 1: 1160 Leff Street
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HIST-0769-2017 (1160 Leff)
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5.0 EVALUATION
5.1 Historic Resource Inventory and Evaluation (Provenience Group)
A Historic Resource Inventory and Evaluation for the property (Attachment 5) was prepared by
Carole Denardo, an architectural historian with Provenience Group of Santa Ynez. The report
provides historical information and an evaluation of the residence on the property to determine if
it retains sufficient integrity as a Contributing List Resource,3 and concludes that the residence no
longer qualifies for the City’s Contributing List of Historic Resources.4
The report notes that the residence is a good example of a Neoclassical building design which
contributes to the historic character of the surrounding area,5 then draws attention to the integrity
of the structure. Though the basic form and appearance of the house has changed little, three
unpermitted modifications are noted:
New composition shingles on the roof
Porch repairs
▫ New posts
▫ Resetting the porch roof onto the window casing
Replacement of original windows with vinyl windows
The porch and window changes are described as affecting and compromising the building’s
integrity of design, materials, and workmanship, thereby compromising the building’s status on
the Contributing List of Historic Resources. Replacement of the original windows with taller
windows has caused the reset porch roof to be placed on the upper window casings, instead of
above them, and the vinyl material of the new windows is described as incompatible with the
building.6 Photos of the window replacement suggest evidence of the porch being lowered.7 In
effect, the report concludes that the findings made by Council regarding the architectural style and
design of this structure are no longer supported due to the integrity of design, materials, and
workmanship being compromised, and that the property is therefore no longer is eligible for
historic listing under those criteria.
5.2 Criteria for Historic Resource Listing
In order to be eligible for designation, a resource must exhibit a high level of historic integrity and
satisfy at least one of the evaluation criteria listed in § 14.01.070 of the City’s Historic Preservation
Ordinance. The Ordinance also provides that, while it is the general intent that property not be
removed from historic listing, property may be removed if the structure on it is found to no longer
meet eligibility (historic significance) criteria for listing (§ 14.01.060 (C)).
In considering whether this building remains eligible for historic listing, the Commission should
consider whether, and to what degree, it satisfies Architectural Criteria related to style and design,
3 Denardo, Historic Resource Inventory and Evaluation (1160 Leff), Project Description, pg. 5
4 Ibid. Management Summary, pg. iii
5 Ibid. § 7.0 (Integrity and Criteria Analysis), pg. 33
6 Ibid. § 7.2 (Integrity), pg. 34
7 Ibid. Plate 9, pg. 49
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which were the basis for adding this property, along with 52 others, to the City’s Contributing List
of Historic Resources in 2012.
A. Architectural Criteria: Embodies the distinctive characteristics of a type, period,
region, or method of construction, or represents the work of a master, or possesses high
artistic values.
Style: Describes the form of a building, such as size, structural shape and details
within that form (e.g. arrangement of windows and doors, ornamentation, etc.).
Building style will be evaluated as a measure of: a) The relative purity of a
traditional style; b) Rarity of existence at any time in the locale; and/or current
rarity although the structure reflects a once popular style; c) Traditional,
vernacular and/or eclectic influences that represent a particular social milieu and
period of the community; and/or the uniqueness of hybrid styles and how these
styles are put together.
Design: Describes the architectural concept of a structure and the quality of
artistic merit and craftsmanship of the individual parts. Reflects how well a
particular style or combination of styles are expressed through compatibility and
detailing of elements. Also, suggests degree to which the designer (e.g.,
carpenter-builder) accurately interpreted and conveyed the style(s). Building
design will be evaluated as a measure of: a) Notable attractiveness with aesthetic
appeal because of its artistic merit, details and craftsmanship (even if not
necessarily unique); b) An expression of interesting details and eclecticism among
carpenter-builders, although the craftsmanship and artistic quality may not be
superior.
This building, with its unadorned character, symmetrical form, and raised wood porch, exhibits
several of the characteristic features of the Neoclassical style, as described in the City’s Historic
Context Statement (Attachment 6). Though the number of Neoclassical Rowhouse-style dwellings
is limited, their occurrence in areas of the City near the railroad itself is not particularly ra re. Nor
does the modest style of the building appear to exhibit any strong vernacular or eclectic influences,
or suggest any hybrid style. It is not located within any historic district, where its value as a
contributing structure among similarly styled buildings would take on greater importance. While
the building has a certain amount of charm, it does not necessarily possess notable attractiveness
or striking artistic merit, nor does it display any particularly remarkable details or craftsmanship.
6.0 SUMMARY
Considering the concerns noted in the Provenience Group’s Historic Evaluation related to the
building’s integrity, and that the building does not appear to clearly satisfy architectural
significance criteria, is not located within an historic district, and that the structure does not appear
to be important in contributing to the historic character of the City as a whole, the Committee could
recommend that the City Council remove the property from the Contributing Properties List of
Historic Resources.
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7.0 ENVIRONMENTAL REVIEW
Consideration of continued eligibility of this property for historic listing is exempt from the
provisions of the California Environmental Quality Act (CEQA), as it is does not have the potential
for causing a significant effect on the environment, and so is covered by the general rule described
in CEQA Guidelines § 15061 (b) (3). The determination of continued eligibility for historic listing
is limited to review of whether the subject site remains eligible for historic resource listing
according to the criteria set forth in the City’s Historic Preservation Ordinance.
8.0 RECOMMENDATION
Adopt the draft resolution recommending that the City Council remove the property from the
Contributing Properties List of Historic Resources.
9.0 ALTERNATIVES
1. Continue consideration of the request with direction to the applicant and staff.
2. Recommend to the City Council that the property not be removed from historic listing, based
on findings describing the property’s continuing eligibility for listing.
10.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Historic Resource Inventory Form
4. Council Agenda Report (12/4/2012) and Resolution 10416 (2012)
5. Historic Property Inventory and Evaluation for 1160 Leff Street
6. Historic Context Statement (Excerpts)
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RESOLUTION NO. CHC-####-17
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE
RECOMMENDING THAT THE CITY COUNCIL REMOVE THE PROPERTY AT
1160 LEFF STREET FROM THE CITY’S CONTRIBUTING PROPERTIES
LIST OF HISTORIC RESOURCES
(HIST-0679-2017)
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a
public hearing in the Council Hearing Room (Room 9) of City Hall, 990 Palm Street, San Luis
Obispo, California, on June 26, 2017, pursuant to a proceeding instituted under HIST-0679-2017,
Tai Martin, applicant and owner; 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.
NOW, THEREFORE, BE IT RESOLVED, by the Cultural Heritage Committee of the City
of San Luis Obispo as follows:
Section 1. Findings.
1. Significant modifications have affected the integrity of the primary structure on the property,
including: resetting of the porch roof; and replacement of windows on the front elevation
with windows that are taller than the original windows, which has caused the reset porch roof
to be placed on the upper window casing, instead of above it, and which has introduced vinyl
material that is incompatible with the building.
2. Modifications made to the structure have compromised the integrity of its design, materials,
and workmanship, such that the property no longer satisfies the criteria for Architectural
Style and Design set out in § § 14.01.070 (A) (1) and (A) (2) of the City’s Historic
Preservation Ordinance.
3. The structure no longer satisfies the criteria for Architectural Style set out in
§ 14.01.070 (A) (1) of the City’s Historic Preservation Ordinance. Though the structure
exhibits several characteristic features of the Neoclassical style, including an unadorned
character, symmetrical form, and raised wood porch, it does not exhibit strong vernacular or
eclectic influences or suggest any hybrid style. Though the number of Neoclassical
Rowhouse-style dwellings within the City is limited, their occurrence in areas near the
railroad itself is not particularly rare.
4. The structure no longer exhibits a high level of historic integrity, and no longer satisfies the
criteria for Architectural Style and Design set out in § 14.01.070 (A) (2) of the City’s Historic
ATTACHMENT 1
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Resolution No. CHC-XXXX-17
HIST-0679-2017 (1160 Leff)
Page 2
Preservation Ordinance. It does not possess notable attractiveness or striking artistic merit,
nor does it display any particularly remarkable details or craftsmanship.
5. The removal of the existing structure from the City’s Contributing Properties List of Historic
Resources is consistent with the Historic Preservation Ordinance because the building no
longer exhibits a high level of historic integrity, and no longer satisfies the criteria under
which it was originally determined to be eligible for historic listing, namely: for Architectural
Criteria for Style and Design, set out in § § 14.01.070 (A) (1) and (A) (2) of the City’s
Historic Preservation Ordinance. It is not located within any historic district, nor within a
significant concentration of historic structures.
Section 2. Environmental Review. Consideration of continuing eligibility of this property
for historic listing is exempt from the provisions of the California Environmental Quality Act
(CEQA), as it is does not have the potential for causing a significant effect on the environment,
and is covered by the general rule described in CEQA Guidelines §15061(b)(3).
Section 3. Action. The Committee hereby recommends that the City Council remove the
property at 1160 Leff Street from the City’s Contributing Properties List of Historic Resources.
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 26th day of June 2017.
_____________________________
Brian Leveille, Secretary
Cultural Heritage Committee
ATTACHMENT 1
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HISTORIC RESOURCE INVENTORY AND EVALUATION
1160 LEFF STREET (APN 003-555-020)
SAN LUIS OBISPO, CALIFORNIA
PREPARED BY:
Carole Denardo, M.A., RPA and Joshua Severn, M.A.
PROVENIENCE GROUP
1552 N. Refugio Road
Santa Ynez, California 93460
(805) 350-3134
PREPARED FOR:
City of San Luis Obispo
Community Development Department
990 Palm Street
San Luis Obispo, California 93401-3249
(805) 781-7170
SUBMITTED TO:
Tai Martin and John Ferguson
Colliers International
575 Price Street, Suite 211
Pismo Beach, California 93449
(805) 595-1555
April 2017
ATTACHMENT 5
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Historic Resource Inventory and Evaluation PROVENIENCE GROUP
1160 Leff Street ii April 2017
San Luis Obispo, California
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ATTACHMENT 5
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Historic Resource Inventory and Evaluation PROVENIENCE GROUP
1160 Leff Street iii April 2017
San Luis Obispo, California
MANAGEMENT SUMMARY
Provenience Group’s architectural historian, Carole Denardo, inventoried and prepared a determination of
eligibility using California Register of Historic Resources (California Register) and City of San Luis Obispo
criteria to determine the significance of the residence and detached garage at 1160 Leff Street within the
City of San Luis Obispo in San Luis Obispo County (APN 003-555-020). Per the requirements of CEQA
and PRC Section 5024.1(g), County of San Luis Obispo regulations, and City of San Luis Obispo historic
preservation guidelines, this report presents the results of a historic architectural resource inventory and
evaluation of the historic resource because it is more than 50 years of age, and in 2012, the City of San Luis
Obispo’s Cultural Heritage Committee placed the building on the List of Contributing Historic Resources.
This report concludes that the historic building at 1160 Leff Street does not qualify for eligibility on the
California Register, nor does it qualify any longer for the City of San Luis Obispo’s Contributing List of
Historic Resources. However, modifications to the building were not completed in accordance with the
Secretary of Interior’s Standards for Rehabilitation and they were performed without a permit. Alternations
to buildings in the City San Luis Obispo require a building permit.
Provenience Group will submit a copy of the report and associated California Department of Parks and
Recreation (DPR) 523 Series form to the Central Coast Information Center (CCIC) of the California
Historical Information System (CHRIS) at the University of California, Santa Barbara. Research materials
and photographs are stored at Provenience Group’s office in Santa Ynez, California.
ATTACHMENT 5
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Historic Resource Inventory and Evaluation PROVENIENCE GROUP
1160 Leff Street iv April 2017
San Luis Obispo, California
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ATTACHMENT 5
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Historic Resource Inventory and Evaluation PROVENIENCE GROUP
1160 Leff Street v April 2017
San Luis Obispo, California
TABLE OF CONTENTS
1.0 INTRODUCTION ............................................................................................................................ 1
2.0 PROJECT LOCATION AND DESCRIPTION ................................................................................ 3
2.1 PROJECT LOCATION ................................................................................................................ 3
2.2 PROJECT DESCRIPTION ........................................................................................................... 5
3.0 REGULATORY SETTING .............................................................................................................. 7
3.1 STATE REGULATIONS ............................................................................................................. 7
3.1.1 California Environment Quality Act ..................................................................................... 7
3.1.2 California Register Criteria for Evaluation ........................................................................... 7
3.1.2 Thresholds of Significance .................................................................................................... 8
County of San Luis Obispo ................................................................................................................... 8
City of San Luis Obispo ........................................................................................................................ 9
City of San Luis Obispo Evaluation Criteria for Historic Resource Listing ....................................... 10
4.0 HISTORIC CONTEXT................................................................................................................... 13
4.1 Early Exploration (1542-1774) ................................................................................................... 13
4.3 Rancho Period (1820-1848) ........................................................................................................ 14
4.4 Anglo-Americanization Period (1848-1880) .............................................................................. 14
4.5 Americanization Period (1880-1915) .......................................................................................... 16
4.6 Period of Regional Culture (1915-1945)..................................................................................... 19
4.7 Suburban Period (1945-1965) ..................................................................................................... 19
4.8 Contemporary (1965-Present) ..................................................................................................... 19
4.9 Subject Property Map Research .................................................................................................. 20
4.10 Subject Property Research .......................................................................................................... 23
4.11 Subject Property Modifications .................................................................................................. 25
5.0 METHODOLOGY ......................................................................................................................... 27
5.1 ARCHIVAL RESEARCH .......................................................................................................... 27
5.2 FIELD INVENTORY ................................................................................................................. 27
6.0 INVENTORY RESULTS ............................................................................................................... 29
6.1 DESCRIPTION OF THE RESIDENCE AT 1160 LEFF STREET ............................................ 29
7.0 INTEGRITY AND CRITERIA ANALYSIS.................................................................................. 33
7.1 California Register Criteria ......................................................................................................... 33
7.2 Integrity ....................................................................................................................................... 34
8.0 RESULTS AND CONCLUSIONS ................................................................................................. 37
ATTACHMENT 5
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Historic Resource Inventory and Evaluation PROVENIENCE GROUP
1160 Leff Street vi April 2017
San Luis Obispo, California
8.1 Eligibility Results ........................................................................................................................ 37
8.2 Conclusions ................................................................................................................................. 37
9.0 REFERENCES ............................................................................................................................... 41
Deed of Trust, Vol. 22, Page 59. ............................................................................................................. 43
Record of Maps: R.M. Book A, Page 126 .............................................................................................. 43
FIGURES
Figure 1. Project Location Map for 1160 Leff Street in San Luis Obispo. ................................................... 3
Figure 2. Assessor Map Book for 1160 Leff Street - APN 003-555-020 (formerly Block 174 Lot 23). ...... 4
Figure 3. Overview of the 1160 Leff Street historic resource location. ....................................................... 4
Figure 4. 1876 Loomis Addition to the City of San Luis Obispo (Annexed 1887). ................................... 16
Figure 5. 1894 Regional Map of the City of San Luis Obispo, depicting specific landmarks and the San
Luis Obispo Street Railway, Pacific Coast Railway and Southern Pacific Railroad. ................................. 18
Figure 6. 1891 Sanborn Map showing the street configuration .................................................................. 20
Figure 7. 1909 Sanborn Map indicates the undeveloped lot at 1160 Leff Street (Sheet 23). ..................... 21
Figure 8. 1926 Sanborn Map showing residence and garage at 1160 Leff Street (Sheet 20). ................... 22
Figure 9. 1926-1950 Sanborn Map depicting development on the east end of Leff Street (Sheet 20). ...... 22
Figure 10. 1160 Leff Street, facing northeast, as of March 2017. .............................................................. 30
Figure 11. 1160 Leff Street, facing northeast, in the 1980s (top) and 2012 (bottom)................................. 35
TABLES
Table 1. Chain of Property Ownership and Improvements at 1160 Leff Street. ......................................... 23
APPENDICES
Appendix A – Photographic Plates
Appendix B – DPR 523 Form
ATTACHMENT 5
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Historic Resource Inventory and Evaluation PROVENIENCE GROUP
1160 Leff Street 1 April 2017
San Luis Obispo, California
1.0 INTRODUCTION
This report presents the results of a historic resource inventory and evaluation by Provenience Group for a
residence and garage at 1160 Leff Street (APN 003-555-020) as requested by property owner Tai Martin.
The historic architectural resource is on a 9,583 square foot (sq ft) ( .22 acre) parcel, within the City of San
Luis Obispo in San Luis Obispo County, California. The one-story residence, with a detached one-car
garage, is located on Leff Street, which is oriented diagonally, and less than one block south and east of the
Old Town Historic District and north of the San Luis Obispo Railroad Historic District. The property owner
plans to demolish the residence and garage and construct multi-unit residences.
The purpose of the study was to assess the historic significance of the historic resource at 1160 Leff Street.
Provenience Group prepared the inventory and evaluation pursuant to the California Environmental Quality
Act (CEQA) and City of San Luis Obispo historic preservation guidelines. In accordance with CEQA, if a
project will pose a significant impact on important cultural resources, then the applicant should develop
alternative plans or mitigation measures. However, mitigation measures only apply to important cultural
resources (CEQA 2006).
In 2012, the subject property was included as part of a focused inventory of an eight block area outside
known historic districts within the City of San Luis Obispo to determine architecturally significant
resources. As a result of this study, the Cultural Heritage Committee nominated 53 properties, including
the ca. 1910 historic residence at 1160 Leff Street, to the City’s list of Contributing Historic Resources.
Because the applicant has requested a demolition permit, the City of San Luis Obispo Building and Planning
Department required an historic resource report by a qualified architectural historian. Provenience Group’s
report provides the regulatory framework, historic context, inventory, and evaluation of the historic
architectural resource.
ATTACHMENT 5
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Historic Resource Inventory and Evaluation PROVENIENCE GROUP
1160 Leff Street 2 April 2017
San Luis Obispo, California
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ATTACHMENT 5
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Historic Resource Inventory and Evaluation PROVENIENCE GROUP
1160 Leff Street 3 April 2017
San Luis Obispo, California
2.0 PROJECT LOCATION AND DESCRIPTION
2.1 PROJECT LOCATION
The historic resource is located at 1160 Leff Street within the City of San Luis Obispo in San Luis Obispo
County, California, as indicated on the 1995 San Luis Obispo, CA USGS Topographic Quadrangle 7.5-
minute Map Series (Figure 1). The project area is located about 0.1 miles northeast of the San Luis Obispo
Rail Station, and about 0.3 miles east of Mitchell Park. The parcel is zoned R-3 (medium-high density
residential). The approximately 888 sq ft one-story residence, including the front porch (Assessor’s Parcel
Number (APN 003-555-020) and a 216 sq ft detached one-car garage lies on a 0.22 acre (9,583 sq ft) parcel.
No other buildings are present on Lot 20 (formerly Lot 23) (Figures 2 and 3).
Figure 1. Project Location Map for 1160 Leff Street in San Luis Obispo.
USGS 7.5’ Quad: San Luis Obispo, CA (1995)
1160 Leff Street
Project Location
Historic Resource
Inventory and Evaluation
1160 Leff Street, San Luis Obispo
San Luis Obispo County, CA
ATTACHMENT 5
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Historic Resource Inventory and Evaluation PROVENIENCE GROUP
1160 Leff Street 4 April 2017
San Luis Obispo, California
Figure 2. Assessor Map Book for 1160 Leff Street - APN 003-555-020 (formerly Block 174 Lot 23).
Figure 3. Overview of the 1160 Leff Street historic resource location.
ATTACHMENT 5
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Historic Resource Inventory and Evaluation PROVENIENCE GROUP
1160 Leff Street 5 April 2017
San Luis Obispo, California
2.2 PROJECT DESCRIPTION
Provenience Group prepared the historic resource inventory and evaluation for 1160 Leff Street in San Luis
Obispo, California (APN 003-555-020) because the residence and detached garage are over 50 years of age.
According to San Luis Obispo County Assessor records, the construction date was ca. 1910. The one-story
residence and detached one-car garage, currently owned by Tai Martin of Colliers International, is less than
one block south and east of the Old Town Historic District and north of the San Luis Obispo Railroad
Historic District. The property owner plans to demolish the residence and garage and construct multi-unit
residences.
In 2012, the subject property was determined to be an architecturally significant resource, then added to the
City’s list of Contributing Historic Resources. The objective of this study was to provide historical
information and evaluate the residence to determine if it qualifies as a California Register of Historical
Resources (CRHR) eligible resource, and to establish if it retains sufficient integrity as a City of San Luis
Obispo’s Contributing Historic Resource. Provenience Group prepared the historical resource evaluation
pursuant to CEQA (Title 14 CCR 15064.5) and City of San Luis Obispo historic preservation guidelines.
ATTACHMENT 5
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Historic Resource Inventory and Evaluation PROVENIENCE GROUP
1160 Leff Street 6 April 2017
San Luis Obispo, California
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3.0 REGULATORY SETTING
Provenience Group inventoried and evaluated the historic resource for its eligibility for listing on the
California Register of Historical Resources (California Register) in accordance with CEQA regulations,
and its eligibility as a County of San Luis Obispo historical landmark.
3.1 STATE REGULATIONS
3.1.1 California Environment Quality Act
CEQA Statutes and Guidelines describe procedures for identifying, analyzing, and divulging potential adverse
impacts to historical resources. CEQA states a “historical resource” is:
A resource listed in, or determined to be eligible for listing in, the National Register of Historic
Places (National Register) or California Register.
A resource included in a local register of historical resources, as defined in Section 5020.1(k) of
the Public Resources Code (PRC), unless the preponderance of evidence demonstrates that it is not
historically or culturally significant.
A resource identified as significant in a historical resource survey meeting the requirements of PRC
Section 5024.1(g) (DPR Series 523), unless the preponderance of evidence demonstrates that it is
not historically or culturally significant.
Any object, building, structure, site, area, place, record, or manuscript, which a lead agency
determines to be historically significant or significant in the architectural, engineering, scientific,
economic, agricultural, educational, social, political, military, or cultural annals of California,
provided the determination is supported by substantial evidence in light of the whole record.
3.1.2 California Register Criteria for Evaluation
The California Register is a listing of State of California resources that are significant within the context of
California’s history, and includes all resources listed in or formally determined eligible for the National
Register. The California Register is a state-wide program of similar scope to the National Register. In
addition, resources designated under municipal or county ordinances are also eligible for listing in the
California Register. A historical resource must be significant at the local, state, or national level under one
or more of the following criteria defined in the California CCR Title 14, Chapter 11.5, §4850:
(1) It is associated with events or patterns of events that have made a significant contribution to the
broad patterns of local or regional history, or the cultural heritage of California or the United States
(U.S.) (Criterion 1); or
(2) It is associated with the lives of persons important to local, California, or national history (Criterion
2); or
(3) It embodies the distinctive characteristics of a type, period, region, or method of construction, or
represents the work of a master, or possesses high artistic values (Criterion 3); or
(4) It has yielded, or has the potential to yield, information important to the prehistory or history of the
local area, California, or the nation (Criterion 4).
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The California Register criteria are similar to National Register criteria, and any resource that meets the
above criteria is considered an historical resource under CEQA.
Resources nominated to the California Register must retain enough of their historic character or appearance
to be recognizable as historic resources and to convey the reasons for their significance. It is possible that
a resource whose integrity does not satisfy National Register criteria may still be eligible for listing in the
California Register. A resource that has lost its historic character or appearance may still have sufficient
integrity for the California Register if, under Criterion 4, it maintains the potential to yield significant
scientific or historical information or specific data. Resources that have achieved significance within the
past 50 years also may be eligible for inclusion in the California Register, if enough time has lapsed “to
obtain a scholarly perspective on the events or individuals associated with the resource.”1
3.1.2 Thresholds of Significance
Appendix G of the CEQA Guidelines indicate that impacts from the project would be considered significant
if the project would cause a substantial adverse change in the significance of a historical resource as defined
in Section 15064.5:
• Demolish or materially alter in an adverse manner those physical characteristics of a historical resource
that convey its historical significance and that justify its inclusion in, or eligibility for, inclusion in the
California Register of Historical Resources.
• Demolish or materially alter in an adverse manner those physical characteristics that account for its
inclusion in a local register of historical resources pursuant to local ordinance or resolution, or its
identification in an historical resources survey meeting the requirements of Public Resources Code Section
5024.1(g).
• Demolish or materially alter in an adverse manner those physical characteristics of a resource that convey
its historical significance and that justify its eligibility for inclusion on the California Register as determined
by a lead agency.
3.2 LOCAL POLICIES AND REGULATIONS
County of San Luis Obispo
The County of San Luis Obispo requires protection of archaeological and historic resources to the greatest
extent feasible. San Luis Obispo County environmental guidelines were adopted by the Board of
Supervisors of the County of San Luis Obispo pursuant to Section 21082 of the Public Resources Code.
Article 1 of the San Luis Obispo County environmental guidelines states that their purpose is to:
“…provide definitions, procedures, criteria and objectives for the implementation of the
California Environmental Quality Act (Public Resources Code Section 21000 et. seq.,
CEQA). These Guidelines are intended to facilitate County compliance with CEQA and
standardize procedures for the evaluation of projects and the preparation of environmental
documents when the County of San Luis Obispo is the Lead, Responsible, or Reviewing
agency under CEQA. These Guidelines supplement the State CEQA Guidelines (California
Code of Regulations, Title 14. Natural Resources, Sections 15000 et seq.). Where the State
CEQA Guidelines are more restrictive, the State Guidelines shall supersede any
1 California Office of Historic Preservation 2011:3
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inconsistent provisions of these County Guidelines. The County shall comply with all
mandatory provisions of the State CEQA Guidelines applicable to local government
agencies.”
Also applicable is Chapter 19.20 (Demolition of Historic Structures) of the San Luis Obispo County
Building and Construction Ordinance, which requires a determination of historic or architectural
significance prior to issuance of a permit.
City of San Luis Obispo
The City of San Luis Obispo’s General Plan Conservation and Open Space Element Policy 3.3.1 provides
the following direction for historic preservation, “…significant historic and architectural resources should
be identified, preserved and rehabilitated.”
In addition, the implementing program 3.6.1 states: “The City’s Cultural Heritage Committee will help
identify, and advise suitable treatment for archaeological and historical resources.”
The City of San Luis Obispo Historic Preservation Ordinance states: “The broad purpose of this ordinance
is to promote the public health, safety and welfare through the identification, protection, enhancement and
preservation of those properties, structures, sites, artifacts and other cultural resources that represent
distinctive elements of San Luis Obispo’s cultural, educational, social, economic, political and architectural
history. Specifically, this ordinance sets forth regulations and procedures to:
1. Identify, protect, preserve, and promote the continuing use and upkeep of San Luis Obispo’s historic
structures, sites and districts.
2. Foster the retention and restoration of historic buildings and other cultural resources that promote
tourism, economic vitality, sense of place, and diversity.
3. Encourage private stewardship of historic buildings and other cultural resources through incentives where
possible.
4. Implement the historic preservation goals and policies of the Conservation and Open Space Element of
the General Plan.
5. Promote the conservation of valuable material and embodied energy in historic structures through their
continued use, restoration and repair, and on-going maintenance of historic resources.
6. Promote the knowledge, understanding and appreciation of the City’s distinctive character, cultural
resources, and history.
7. Establish the procedures and significance criteria to be applied when evaluating development project
effects on historic resources.
8. Fulfill the City’s responsibilities as a Certified Local Government under State and Federal regulations
and for Federal Section 106 reviews.
9. Establish the policy of the City to pursue all reasonable alternatives to achieve compliance with the
Ordinance for the protection of historic resources prior to initiating penalty proceedings as set forth in
Section 14.01.140 of this Ordinance” (City of San Luis Obispo Historic Preservation Ordinance 2010).
Among actions subject to review and recommendations by the Cultural Heritage Committee include
“applications to demolish or relocate listed historic resources or structures” (City of San Luis Obispo
Historic Preservation Ordinance 2010:9).
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Removal from historic listing. It is the general intention of the City not to remove a property from historic
listing. Council may, however, rezone a property to remove Historic Overlay Zoning, or remove the
property from historic listing if the structure on the property no longer meets eligibility criteria for listing,
following the process for listing set forth herein.
City of San Luis Obispo Evaluation Criteria for Historic Resource Listing
When determining if a property should be designated as a listed Historic or Cultural Resource, the Cultural
Heritage Committee and City Council shall consider this ordinance and State Historic Preservation Office
(“SHPO”) standards. In order to be eligible for designation, the resource shall exhibit a high level of historic
integrity, be at least fifty (50) years old (less than 50 if it can be demonstrated that enough time has passed
to understand its historical importance) and satisfy at least one of the following criteria:
A. Architectural Criteria: Embodies the distinctive characteristics of a type, period, region, or method of
construction, or represents the work of a master, or possesses high artistic values.
(1) Style: Describes the form of a building, such as size, structural shape and details within that form (e.g.
arrangement of windows and doors, ornamentation, etc.). Building style will be evaluated as a measure of:
a. The relative purity of a traditional style; b. Rarity of existence at any time in the locale; and/or current
rarity although the structure reflects a once popular style; c. Traditional, vernacular and/or eclectic
influences that represent a particular social milieu and period of the community; and/or the uniqueness of
hybrid styles and how these styles are put together.
(2) Design: Describes the architectural concept of a structure and the quality of artistic merit and
craftsmanship of the individual parts. Reflects how well a particular style or combination of styles are
expressed through compatibility and detailing of elements. Also, suggests degree to which the designer
(e.g., carpenter-builder) accurately interpreted and conveyed the style(s). Building design will be evaluated
as a measure of: a. Notable attractiveness with aesthetic appeal because of its artistic merit, details and
craftsmanship (even if not necessarily unique); b. An expression of interesting details and eclecticism
among carpenter-builders, although the craftsmanship and artistic quality may not be superior.
(3) Architect: Describes the professional (an individual or firm) directly responsible for the building design
and plans of the structure. The architect will be evaluated as a reference to: a. A notable architect (e.g.,
Wright, Morgan), including architects who made significant contributions to the state or region, or an
architect whose work influenced development of the city, state or nation. b. An architect who, in terms of
craftsmanship, made significant contributions to San Luis Obispo (e.g., Abrahams who, according to local
sources, designed the house at 810 Osos - Frank Avila's father's home - built between 1927 – 30).
B. Historic Criteria
(1) History – Person: Associated with the lives of persons important to local, California, or national history.
Historic person will be evaluated as a measure of the degree to which a person or group was: a. Significant
to the community as a public leader or for his or her fame and outstanding recognition - locally, regionally,
or nationally; b. Significant to the community as a public servant or person who made early, unique, or
outstanding contributions to the community, important local affairs or institutions.
(2) History – Event: Associated with events that have made a significant contribution to the broad patterns
of local or regional history or the cultural heritage of California or the United States. Historic event will be
evaluated as a measure of: (i) A landmark, famous, or first-of-its-kind event for the city - regardless of
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whether the impact of the event spread beyond the city. (ii) A relatively unique, important or interesting
contribution to the city.
(3) History-Context: Associated with and also a prime illustration of predominant patterns of political,
social, economic, cultural, medical, educational, governmental, military, industrial, or religious history.
Historic context will be evaluated as a measure of the degree to which it reflects: a. Early, first, or major
patterns of local history, regardless of whether the historic effects go beyond the city level, that are
intimately connected with the building; b. Secondary patterns of local history, but closely associated with
the building.
C. Integrity: Authenticity of an historical resource’s physical identity evidenced by the survival of
characteristics that existed during the resource’s period of significance.
Integrity will be evaluated by a measure of: (1) Whether or not a structure occupies its original site and/or
whether or not the original foundation has been changed, if known. (2) The degree to which the structure
has maintained enough of its historic character or appearance to be recognizable as an historic resource and
to convey the reason(s) for its significance. (3) The degree to which the resource has retained its design,
setting, materials, workmanship, feeling and association.
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4.0 HISTORIC CONTEXT
This section describes the setting and historic context of the historic resource and surrounding area resulting
from archival research completed by Provenience Group. The historical context provides a framework for
documenting and evaluating the architectural resource for California Register eligibility as a Historical
Resource, and City of San Luis Obispo continued eligibility as a Contributing Resource.
The historic resource at 1160 Leff Street lies within the eastern portion of the City of San Luis Obispo, west
of the Southern Pacific Railroad. The project area is approximately 0.1 miles northeast of the San Luis
Obispo Railroad Station, and about 0.3 miles east of Mitchell Park. The residence lies on flat ground at an
elevation of approximately 236 ft amsl. Several mature trees and shrubs line the property and a citrus tree
is present in the back yard, and The residence and garage face south on Leff Street. The surrounding
neighborhood is a mixture of original modest private residences and multi-residential units.
A summary of historical development and land use associated with the 1160 Leff Street property and
surrounding area follows.
4.1 Early Exploration (1542-1774)
Historically, the Chumash people settled the Coast Ranges between San Simeon and Malibu.2 The
Chumash communities in San Luis Obispo County formed the northern or Obispeño dialect group. Their
way of life, centered on seasonal hunting, gathering, and fishing, was interrupted by the arrival of Spanish
explorers in the late sixteenth century.3
In 1542, Juan Sebastian Cabrillo first sailed into Chumash territory, and was one of the first of the exploring
Europeans to navigate the California coasts.4 Gaspar de Portolá passed through the San Luis Obispo area
en route to northern California and the Monterey area in September 1769; this marked the first documented
Spanish land expedition in California.5 The expedition explored the new territory, searched for worthy
locations for Franciscan missions, and aimed to locate the Bay of Monterey, described by sailors one-
hundred years earlier. Coined the Sacred Expedition, Fray Junípero Serra joined the journey with
aspirations to convert Native Americans to Catholicism and use the neophytes as a labor force to help build
the missions. As they approached San Luis Obispo, they noted several appealing natural resources,
including running water and good grazing land for the animals.6 Several accounts of this expedition are
included in diaries of Juan Crespi, Miguel Costansó, and Pedro Fages.7
In 1774, Juan Bautista de Anza navigated the same route as Portolá had five years before him. This
expedition made two stops in San Luis Obispo County, including the present location of Mission San Luis
Obispo de Tolosa and the Nacimiento River.8
2 Kroeber, A. L. Handbook of the Indians of California. Bureau of American Ethnology, Bulletin 78, 1925:550-551.
3 Landberg, Leif. The Chumash Indians of Southern California. Los Angeles: Southwest Museum Papers No 19, 1965.
4 Barter, E. R., G. Farris, and B. J. Rivers. Coastal Branch, Phase II, State Water Project Cultural Resources Survey, Reach 4, San Luis Obispo
County, California, 1994:22.
5 Bolton, H. E. Captain Portola in San Luis Obispo County 1769. Tabula Rasa Press, Morro Bay, California, 1926; Browning, P. (Editor). The
Discovery of San Francisco Bay -- The Portolá Expedition of 1769 – 1770: The Diary of Miguel Costansó. Great West Books, Lafayette, California,
1992; Priestley, H. I. A Historical, Political, and Natural Description of California by Pedro Fages, Written for the Viceroy in 1775. Translated
by Herbert Ingram Priestley. University of California Press, Berkeley, 1937.
6 Bolton, 25.
7 Bolton; Browning; Priestley.
8 Hoover, M. B., H. E. Rensch, E. G. Rensch, and W. N. Abeloe. Historic Spots in California. Douglas E. Kyle, revised edition. Stanford University
Press, Stanford, California, 1990:359.
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Father Junípero Serra founded Mission San Luis Obispo de Tolosa on September 1, 1772.9 Chumash
neophytes, instructed in the teachings of the Catholic Church and baptized, provided almost all the labor to
construct and maintain the missions.10
4.2 Mission Period (1774-1820)
Spanish settlement grew throughout the late eighteenth and early nineteenth centuries, beginning with a
system of missions and presidios extending along El Camino Real. By 1804, the padres had established
five of the 21 missions within Chumash dialect territories.11 Most missions had similar construction and
design, consisting of a church and living quarters for the priests, soldiers, and baptized Indian neophytes.
The buildings were rectangular-shaped and constructed of wooden beams and adobe bricks.
In 1810, the Mexican revolution began as Mexicans fought for independence from Spain, fundamentally
due to large tax increases and Spain’s favored stance to Spanish-born citizens in Mexico and inequality to
Mexican-born individuals.
4.3 Rancho Period (1820-1848)
Mexico declared independence from Spain, and after signing the Treaty of Cordova in 1821, California
became a Mexican Territory. In 1834, the missions became secularization, and Mexican officials gradually
dispersed large land grants to former military soldiers as compensation for their loyal service. The Mexican
government also sold some of their holdings as a tactic to thwart Spain’s control of California. During this
period, cattle ranches prospered by trading hide and tallow for manufactured goods, and wheat farming was
profitable.12 Frequently, Chumash Indians who had been neophytes at the mission became vaqueros at the
ranches.
In 1844, Governor Micheltorena granted the 4,157-acre La Laguna Rancho to the Church. However,
distribution of most of the land grants previously occurred by the Mexican government to favored citizens,
such as Maria Concepcion Boronda Deleissegues who was granted approximately 3,500 acres, known as
Rancho Potrero in 1842. The governor ceded the land grant to Mrs. Deleissegues because it was unlawful
for her foreign-born husband to hold title to property.
The Mexican-American War in 1846 weakened Mexico’s hold on Alta California, and American influence
steadily increased. In 1848, the Treaty of Guadalupe Hidalgo put an end to the war and the United States
received California as the victor, it became the nation's thirty-first state.
4.4 Anglo-Americanization Period (1848-1880)
In 1848, the two-year war between Mexico and the United States ended and under the Treaty of Guadalupe
Hidalgo, California became a United States territory. The Gold Rush, which began 1848-1849, provided
economic opportunities for Americans throughout California, which included the sale of San Luis Obispo
County beef and other supplies at a premium. California became the thirty-first state in 1850.13 Under
American rule, state courts required proof of land ownership for land grant claims to the original grantee
9 Hoover et al., 360.
10 Barter 1994.
11 Ibid: 23.
12 Angel, M. History of San Luis Obispo County, California. Thompson and West. Reprinted in 1979 by Valley Publishers, Fresno, California,
1883: 233.
13 Chartkoff, J., and K. Chartkoff. Archaeology of California. Palo Alto: Stanford University, 1984.
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formerly made under Mexican rule. Often land grants were denied to the original grantee when formal legal
documents were lacking, causing the property to fall into the hands of new owners, generally recent
American immigrants.14
In 1851, the president of San Luis Obispo's board of trustees, Charles H. Johnson, obtained a patent from
the United States for the 572.65 acres on which San Luis Obispo was located. The Board of Trustees held
the land in trust for the townspeople, under an Act of Congress, and issued deeds to individual townsmen,
after payment of $1.25 per acre fee required by the land office in San Francisco; priority was given to those
already in possession of the land.15 San Luis Obispo became a town on February 19, 1856, a patent provided
in 1871, and then it became re-incorporated as a city in 1876. At the time of incorporation, the town was a
collection of only about 150 buildings.16 Beginning in 1852, San Luis Obispo issued land patents to
individual rancho and grant owners after confirmation of the title and an official survey of the land.17
After passage of the Homestead Act was in 1861, settlers attracted by the promise of free government land
began arriving to file homestead claims as early as 1867.18 Over the next twenty years, Yankee settlers
continued their influx into California. They married into the families of wealthy Californios, and gradually
outnumbered the Mexican citizens. The heyday of the ranchos ended with the drought of 1862-1864, which
decimated the population of long-horned cattle and forced many rancheros to sell their lands. Facing
bankruptcy, many rancho owners had no alternative but to sell to Anglo-Americans. Americans began to
supplant the Californios following the severe drought. The newcomers, who were attracted to the beauty
and climate of the central coast, transformed ranch land into farms with cultivated fields and vegetable
crops.19 By the 1870s, wheat farming became a major agricultural product in San Luis Obispo County.
By 1869, there was an obvious shift from beef cattle to dairy cows, when large numbers of Swiss and Swiss-
Italian farmers immigrated to the region to engage in dairy farming, which became a vital contributor to
San Luis Obispo’s economy.20 The new property owners introduced more resilient cattle breeds and
advocated dairy farming in San Luis Obispo. Dairies and small farms gradually replaced large-scale cattle
ranching, with coastal towns and shipping locations growing as a result. Wheat and barley became
important crops and the Frenchman Dallidat began to grow grapes.21 In the ensuing years, the dairy industry
would become extremely important to the economy of the county, which was a major supplier of milk and
cheese for the San Francisco area.
Transportation, particularly overland travel to San Luis Obispo, greatly improved during this period. As
stagecoach companies developed in California, they constructed roads and provided larger coaches and
regular service. In 1862, the Coast Line Stage Company began running a four-horse stage daily between
San Francisco and Los Angeles, using the old postal route stops at Jolon, San Miguel, and San Luis Obispo.22
Local Chinese entrepreneur, Ah Louis, provided Chinese labor to carve out the first county road from San
Luis Obispo to San Simeon in 1870.
14Barter 1994:25.
15 Robinson W.W. The Story of San Luis Obispo County. Title Insurance and Trust Company, San Luis Obispo, California, 1962:21-22.
16 Krieger, Daniel E. Looking Backward into the Middle Kingdom: San Luis Obispo County. Windsor Publications, Inc., Chatsworth, California,
1988:47.
17 Robinson, 17-18.
18 Tompkins, 65-67.
19 Ibid 75.
20 Angel.
21 Robinson, 27.
22Angel, 312; Barter, Eloise R., Glenn Farris, and Betty J. Rivers. Coastal Branch, Phase II, State Water Project Cultural Resources Survey,
Reach 5A, San Luis Obispo County, California, 1995:37.
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In 1872, Captain John Harford, a lumber merchant, began construction of the narrow gauge Pacific Coast
Railway (PCRR), with the line completed from his wharf to the City of San Luis Obispo in 1876. The
PCRR also extended as far south as Los Olivos in Santa Barbara County.
4.5 Americanization Period (1880-1915)
During the 1880s, successful political wrestling assured routing of the Southern Pacific Railroad across San
Luis Obispo County. The railroad segment from Santa Margarita to San Luis Obispo was both onerous and
expensive due to construction of “seven tunnels, many fills, a horseshoe curve, and a long steel trestle.”23
Construction, operation, and maintenance of the railroad required the employ of large numbers of workers.
During the 1870s, in anticipation of the coming of the railroad, entrepreneurs began to establish new tracts
for residential development, such as Loomis’s Addition to the City of San Luis Obispo (Figure 4).
Figure 4. 1876 Loomis Addition to the City of San Luis Obispo (Annexed 1887).
(San Luis Obispo County Recorder’s Office)
23 Robinson, 31
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In 1876, the Loomis Addition, on acreage formerly owned by Jose Maria and Maria Munoz, was platted in
the eastern portion of San Luis Obispo, north and east of both Dallidat’s Addition and Murray and Church’s
Addition, and southwest of Deleisseguez Addition, and west of Goldtree Brothers property. Meadow Creek
was depicted meandering through the blocks north of Leff Street, including Block 174 (now 555), and a
stone wall lined most of the north side of the creek. The eastern end of Leff Street was aligned at an angle
east of Ruth Street. Unlike standardized lot configurations that ran parallel to streets, in this area the platted
parcels on the north side of Leff Street, such as Lot 23 (now 20), were of an irregular shape.
After annexation of the Loomis Addition in 1887, both blue collar and professional workers eagerly
purchased the residential lots because of easy access to downtown San Luis Obispo and closeness to the
soon to be completed Southern Pacific Railroad Depot. On May 5, 1894, the first Southern Pacific Railroad
train pulled into San Luis Obispo, to compete with the Pacific Coast Railway and San Luis Obispo Railway
(Figure 5).24 Historic development of the City of San Luis Obispo resulted in the establishment of many
businesses, buildings, structures, and features, resulting in dramatic population increases over time.
24 Krieger, 72.
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Figure 5. 1894 Regional Map of the City of San Luis Obispo, depicting specific landmarks and the
San Luis Obispo Street Railway, Pacific Coast Railway and Southern Pacific Railroad.
The California petroleum industry began exploration and production in the 1860s, but activity was sluggish
until the 1880s because of inadequate technology. Between the 1890s and 1920s, fuel oil became an
increasingly essential commodity and petroleum refineries became the largest manufacturing industry in
California.25
25 Breschini, G.S., T. Haversat, and R.P. Hampson. A Cultural Resources Overview of the Coast and Coast-Valley Study Areas. Facsimile
reprint by Coyote Press, Salinas, 1983.210.
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During the early twentieth century, the economic base of San Luis Obispo was wheat and other agricultural
crops. Dairy products such as butter produced from cream became a key industry in and near San Luis
Obispo. Cream from the local dairy farms produced nearly 4,000,000 pounds of butter.26
In 1903, California Polytechnic State University (Cal Poly) opened its doors on 281 acres in San Luis
Obispo to serve as a vocational school devoted to instruction in agriculture, industry and arts and science.27
4.6 Period of Regional Culture (1915-1945)
With the entry of America into World War I in 1917, a new prosperity came to southern San Luis Obispo
and northern Santa Barbara counties.28 These counties produced superior quantities of high-grade navy
beans, a real boon for feeding the nation at war prior to widespread use of refrigeration. Farmers could
produce several crops a year; and millions of pounds of beans were cleaned and shipped around the
continent. At the end of the war, however, the government food contracts ended, and growers faced a
devastating drop in demand. Hoof-and-mouth disease severely affected animal herds, and the 1920s were
a difficult time economically.
Beneficial changes in San Luis Obispo in the 1920s, included completion of U.S. Highway 101 along the
historic route of El Camino Real in 1926, and founding of the National Guard’s Camp Merriam on 2,000
acres in 1927.
The Great Depression marked the 1930s and the local dairy industry suffered. Thousands flocked to the
central coast from all over the country in search of work; many were sent packing when the labor market
became saturated.
Between 1940 and 1941, Camp Merriam, the military training installation, changed its name to Camp San
Luis. The camp, at least partly, provided the stimulus for the local depressed economy to recover. During
the 1940s, agriculture still dominated the economy, and bean and grain crops were the primary source of
income in and around San Luis Obispo.
4.7 Suburban Period (1945-1965)
The opening of the Men's Colony, and Cal Poly’s to a co-ed institution resulted in a dramatic doubling of
population size in the 1940s, with a concomitant need for housing, goods and services. Perhaps the most
discernible growth ensued after World War II when military installations, established in response to the
war, artificially inflated the local economy. After the war, many former Camp San Luis soldiers and their
families chose San Luis Obispo as their home. The post-World War II population increase created a need
for supplemental housing.29 After 1950, Highway 101 expanded from a two-lane road to a four-lane freeway
to accommodate the increase in transportation needs.
4.8 Contemporary (1965-Present)
Cal Poly entered into the California State University System in 1972, and San Luis Obispo quickly acquired
the distinctive flair of a university community. By 1982, Cal Poly had grown to include more than 6,000
acres. During the last half of the twentieth century,
26 Barter 1995:50.
27 Robinson, 32.
28 Krieger, 72.
29 Krieger, 102-104.
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San Luis Obispo became increasingly more prosperous, its image beginning to shift away from a primarily
agricultural community and reflecting both the presence of the college and the central coast's increasing
focus as a resort area. San Luis Obispo has remained a small town in many ways. San Luis Obispo became
increasingly more prosperous, its image beginning to shift away from a primarily agricultural community
and reflecting both the presence of the college and the central coast's increasing focus as a resort area. San
Luis Obispo has remained a small town in many ways, which can be partially be attributed to the City’s
policy for limited growth, as opposed to pro-growth programs of many other cities.30
4.9 Subject Property Map Research
During research for this project, Provenience Group staff examined historic maps. The Sanborn Fire
Insurance Map dating to 1891 (pre-SPRR) indicates an angled street that connects Leff Street with Toro
Street and Ruth Street dead ends at the angle, and a “dry creek” traverses south of Leff Street (Figure 6).
The Sanborn Fire Insurance Map dated 1909 indicates Leff Street at an angle past Lot 23, prior to dead-
ending near the Southern Pacific Railroad tracks. A barn is located at the end of Osgood Street, which is
not open. Although Lot 23 is still undeveloped, 1144 Leff Street, which is two lots away and 1157 Leff
Street across the street, both depict small houses with garages. A larger dwelling also occupies the corner
lot bordered by Leff and Osgood streets, and all lots on Islay Street are developed (Figure 7).
Figure 6. 1891 Sanborn Map showing the street configuration
prior to construction of the Southern Pacific Railroad mainline.
30 San Luis Obispo Historic Resources Survey 1983:22-23.
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Figure 7. 1909 Sanborn Map indicates the undeveloped lot at 1160 Leff Street (Sheet 23).
The 1926 Sanborn Fire Insurance Map (Sheet 20) reveals Lot 23 in Block 569 (174) at 1160 (1166) Leff
Street to be a wedge-shaped parcel that backs up to the creek. The lot depicts a small square one-story
residence with a full-length front porch and two small additions at the rear, plus a small garage northwest
of the dwelling. The lots on either side remain undeveloped, although about half of the surrounding lots
contain residences. One street to the west, Islay Street is fully developed. Other features include a “Creek
Dry in Summer” traversing through Block 589 (176) and the main track of the Southern Pacific Railroad
within 75 feet southeast of the historic resource (Figure 8).
The Sanborn Fire Insurance Map (Sheet 20) dated April 1920-May 1950, portrays the dwelling and garage
at 1160 Leff Street to be the same size and configuration as in 1926. With the exception of the lot directly
north of the subject property, nearly all lots within the block were developed with modest dwellings. The
biggest change to the neighborhood was the “Los Higueras Housing Units” development, which merged
two lots to establish two one-story dormitories and a one-story office. The map states, “all rms & office
have aux. auto fire alarm systems connected to air horn in off bldg. Heat – oil furn & ducts” (Figure 9).
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Figure 8. 1926 Sanborn Map showing residence and garage at 1160 Leff Street (Sheet 20).
Figure 9. 1926-1950 Sanborn Map depicting development on the east end of Leff Street (Sheet 20).
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4.10 Subject Property Research
In 1849, Maria Deleissegues became a widow with five children, residing on her Rancho Potrero de San
Luis Obispo. Two years later, she married Jose Maria Munoz, and in 1855, they swapped a portion of
Rancho Potrero for acreage on La Vina Rancho, which included a two-story adobe named La Loma de La
Nopalera (1590 Lizzie Street)–an ideal home for their growing family. After Mr. Munoz’s death in 1877,
Mrs. Munoz and her children inherited the 74-acre La Loma land patent (T30S – 12E, Section 35, Lot/Tract
1), which included the subject parcel. In 1887, Mrs. Munoz sold La Vina Rancho to John Corbett and moved
to Nipomo to reside with family.31 Table 1 below presents a summary of the chain of title ownership and
householders at 1160 Leff Street.
Table 1. Chain of Property Ownership and Householders at 1160 Leff Street.
Date Grantor/Householder Grantee Document Type Document #
January 30, 1877 Jose Maria Munoz Maria C Munoz and
Heirs of Jose Maria
Munoz
Land Patent T30S –
12E, Section 35,
Lot/Tract 1 (74 acres)
#5596, BLM Serial
Nr: CACAAA
107066
1887 Maria C Munoz John Corbett Loomis Addition
(R.E. Osgood, E.W.
Osgood, D.S. Gregory,
and R.A. Loomis)
R.M. Book A, Page
126
1912-1958
(Householder
Directories)
Block 174, Lot 23 Edwin Fouch and
Mabel I Fouch
Homestead or Deed
January 24, 1927 Edwin Fouch and Mabel I.
Fouch
Bank of Italy Deed of Trust Vol. 22, Page 59
May 29, 1961 Iva Mabel I Fouch Thomas and Katherine
De La Rosa
Administrator’s Deed Vol. 1134, Page 66
1962-1964 John F. and Patricia L.
McIntosh (renter)
Occupant listed in
householder directory
NA NA
1965-1970 Adela D. Stak (aka Stek)
(renter) Retired
Occupant listed in
householder directory
NA NA
1973-1983 Bina Harrison (renter)
Cashier at Cal Poly
Occupant listed in
householder directory
NA NA
1989 Stacey L. Wallace
(renter)
Occupant listed in
householder directory
NA NA
1996-1999 Carol M. Adams (renter)
General Delivery
Occupant listed in
householder directory
NA NA
December 27, 2000 Thomas Delarosa Trust
Delarosa Living Trust
Delarosa Prop LLC Deed #2000076872
2003 Ethan J. Miller (renter) Occupant listed in
householder directory
NA NA
December 2, 2013 Delarosa Prop LLC Rick & Teri Gambril Deed #2014001253
2014-2015 Lauren Bussey (renter)
Assistant Distiller
Occupant listed in
householder directory
NA NA
October 22, 2015 Rick & Teri Gambril Tai Martin Grant Deed #2015061291
In 1876, R.E. Osgood, E.W. Osgood, D.S. Gregory, and R.A. Loomis platted the Loomis Addition on the
east side of San Luis Obispo, apparently in anticipation of the future Southern Pacific Railroad.32
Annexation of the Loomis Addition to the City of San Luis Obispo occurred in 1887, at which time the lots
were put up for sale. According to a title search completed for the historic resource, construction of the
31 Taylor, Patti. “La Loma Adobe” Journal Plus, ISSUU Digital Publishing, 2014, https://issuu.com/journalplus/docs/10-14_journal_plus_web/30;
BLM Serial Nr: CACAAA 107066.
32 R.M. Book A, Page 126.
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residence at 1160 Leff Street occurred during ownership by Edwin and Mabel I. Fouch. It is likely that
Leff Street was named in honor of Gerhard Leff, a farmer of German descent, who lived in San Luis Obispo
with his wife Marie and children William and Teresa as early as 1860.33
Edwin Fouch (b. July 25, 1878) was one of nine children born to Erastus and Mary Fouch, successful
farmers in Arroyo Grande.34 In the first decade of the twentieth century, Edwin Fouch received at least two
patents for large acreages in the Arroyo Grande area, and on May 1, 1902, he married Iva Mabel Bauman.35
In 1908, Mr. Fouch was living in San Luis Obispo County and employed as a soda water manufacturer,
likely at the San Luis Obispo Soda Water Plant on Islay Street in Block 175, as noted on Figure 6.36 Two
years later, Mr. and Mrs. Fouch had a child named Iva M. Fouch. By 1912, the family was living at 1160
Leff Street in San Luis Obispo. The following is the property description:
That portion of Lot 23 in Block 174 and of an unnumbered lot adjoining the Northeasterly
line of said Lot 23, of Loomis’ Addition to the City of San Luis Obispo, County of San Luis
Obispo, State of California, according to the map thereof recorded January 4, 1877 in Book
A, Page 126 of Maps.
At appears that Mr. and Mrs. Fouch owned the adjoining property also because in 1915 they received a
building permit to construct a woodshed on neighboring parcel Lot 22 of Block 174.37 In 1920, Mr. Fouch
was employed as a concrete laborer and Mrs. Fouch worked as a chambermaid in a hotel. Mr. and Mrs.
Fouch obtained a Deed of Trust from the Bank of Italy in 1927.38 In 1932, he worked as a cement
contractor.39 During World War II, Mr. Fouch and his wife Mabel were both still living at the same address
at 1160 Leff Street.40 In 1957, Mr. Fouch and his wife Mabel lived at 1160 Leff Street continuously from at
least 1912 through 1957. However, Edwin Fouch was deceased in 1958 and Mabel Fouch followed two
years later. Subsequently, their daughter, Iva M. Fouch sold the property to Thomas and Katherine De La
Rosa in 1961.41
The De La Rosa and Fouch families were familiar with each other. Thomas and Katherine De La Rosa lived
at 1159 Islay Street, which is the adjoining lot to the northwest, separated by the creek. From as early as
the 1950s, the De La Rosa family lived at 1159 Islay Street. In 1951, James and Marina De La Rosa (Thomas
De La Rosa’s parents) purchased the small rectangular piece of land at the northwest side of Mr. and Mrs.
Fouch’s property, which included the creek and a small bridge.42 According to Thomas De La Rosa Jr., the
family raised chickens on the plot.43
Thomas De La Rosa was a long-time employee for the Southern Pacific Railroad who began as a fireman
in 1935 and worked his way up to engineer in 1954; a position he held until retirement. Purchase of the
subject property at 1160 Leff Street by Thomas De la Rosa was an investment, and from 1962 until 201,
the residence served as a rental for family members and other tenants (Table 1); Mr. De la Rosa never lived
33 US Census Record for 1860.
34 Morrison, Annie and John Haydon. History of San Luis Obispo and Environs. Los Angeles: Historic Records Company, 1917.
35 032S/014E, 2, 8371, CACAAA 11087, 7/27/1904; 032S/014E, 2, 21143, CACAAA 110490, November 17, 1905.
36 Polk’s San Luis Obispo City Directory, 1908.
37 City Council meeting, June 7, 1915.
38 Deed of Trust, Vol. 22, Page 59.
39 1920 United States Census; Polk’s San Luis Obispo City Directory 1932.
40 1942 U.S. World War II Draft Registration Card for Edwin Fouch.
41 Administrator’s Deed, Vol. 1134, Page 66.
42 Joint Tenancy Grant Deed, Vol. 604, Page 516; APN Map 003-5555-020.
43 Personal communication, Thomas De La Rosa, Jr., April 19, 2017.
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in the house.44 In 2000, the subject property passed from the Thomas Delarosa Trust to Delarosa Properties,
LLC, owned by Thomas (Jr.) and Kerry De La Rosa.45
On October 2, 2013, De La Rosa Properties, LLC sold the subject property at 1160 Leff Street to Rick and
Teri Gambril.46 Mr. Gambril is an entrepreneur who makes his home in Oakhurst, California, and as a
property developer, he has several projects in San Luis Obispo County. After their purchase, the property
continued to be a rental. Rick and Teri Gambril transferred ownership to Tai Martin on October 22, 2015.47
Tai Martin is an employee of Colliers International and lives in San Luis Obispo, California. According to
his website, “Tai has assisted property owners with (i) developing targeted marketing plans for leasing of
new and existing retail and office projects, (ii) acquiring value added properties for repositioning in the
marketplace, (iii) consultation and asset management of client property portfolios. Mr. Martin has also
represented national, regional and local tenants seeking existing properties as well as acquisition of ground
up development sites for specific retailers expanding their national presence.”48
4.11 Subject Property Modifications
According to San Luis Obispo County Assessor’s Office records, the subject property has a parcel size of
9,583 sq ft with an original structure size of 768 sq ft. The original construction date was stated as 1910,
and the residence included two bedrooms and one bathroom. As of March 2, 1975, the last available
property information available by the Assessor’s Office, the property had a garage and the only
modifications pertained to the porch.49
It is uncertain when the wood windows were replaced with vinyl windows throughout the house; however,
documentation provided in the DPR 523 primary record for 1160 Leff Street prepared by the Cultural
Heritage Committee in November 2012 state “The rectangular wooden windows are quite large, double-
hung, with a 6” wide and plain wooden molding around it.”50 Therefore, the vinyl replacement windows
were installed sometime after November 2012.
44 Administrator’s Deed, Vol. 1134, Page 66.
45 Deed #2000076872.
46 Deed, #2014001253.
47 Grant Deed, #2015061291.
48 http://www.colliers.com/tai.martin?mkt=/US/California/Bakersfield.
49 San Luis Obispo County Assessor’s Office. “SLO County Property Information Search: APN 003-555-020,” County of San Luis Obispo,
accessed April 3, 2017, last modified 2017, http://assessor.slocounty.ca.gov/assessor/pisa/SearchResults.aspx.
50 City of San Luis Obispo Cultural Heritage Committee. Citywide Historic Resources Inventory – DPR 523 primary record for 1160 Leff Street.
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5.0 METHODOLOGY
Detailed below, are the methods used to conduct archival research, field inventory, and evaluation of the
historic resource at 1160 Leff Street and the results of those efforts.
5.1 ARCHIVAL RESEARCH
Archival research facilities include the San Luis Obispo Public Library and History Center of San Luis
Obispo. Provenience Group staff also reviewed building and assessor parcel documents, including deeds
to establish the chain of title, and surveyor maps on file at the County of San Luis Obispo. Other sources
consulted included historic maps, specific publications, telephone directories, U.S. Census Records,
Sanborn Fire Insurance Maps, and online sources.
5.2 FIELD INVENTORY
On March 25, 2017, Provenience Group architectural historian Carole Denardo performed a field inventory
of the historic resource at 1160 Leff Street. Ms. Denardo exceeds the qualifications criteria listed in the
Secretary of Interior’s Standards and Guidelines for both Archaeology and Historic Preservation (Per
Section 101(f), (g), and (h)).
During the architectural inventory, Ms. Denardo took field notes and photographed the building exterior,
including elevations and three-quarter views. Additional digital photographs entailed specific architectural
elements, plus visual overviews of the resource in its existing setting. Appendix A depicts photographs of
the residence and associated captions, and Appendix B is the associated DPR 523 form with supporting
maps and photographs.
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6.0 INVENTORY RESULTS
The following section provides the results of a visual examination, inventory, documentation, and
evaluation of the residence at 1160 Leff Street in the City of San Luis Obispo, San Luis Obispo County,
California. Provenience Group performed the historic resource inventory because the residence is more
than 50 years old. On November 6, 2012, 1160 Leff Street, which is not located within any historic district,
was inventoried by the City of San Luis Obispo Cultural Heritage Committee and placed on the List of
Contributing Historic Resources, as noted in Appendix D of the Citywide Historic Resources Inventory for
the City of San Luis Obispo.51 Given the applicant’s proposed plans to demolish the historic residence, the
on-site inventory reassessed the building’s significance and current integrity using California Register and
City of San Luis Obispo criteria.
6.1 DESCRIPTION OF THE RESIDENCE AT 1160 LEFF STREET
The City of San Luis Obispo’s Historic Preservation Program Guidelines, reference this modest type of
building as a Classic Box architectural style.52 However, the Department of Parks and Recreation (DPR
523) record for 1160 Leff Street prepared by the City of San Luis Obispo Cultural Heritage Committee in
2012, described the subject property as:
The rectangular cottage, neoclassical row house is a raised one story building with an
attached open porch with walled railing, spanning across almost the entire width of the
structure and supported by four plain columns, without fluting; it has a high-pitched
comp shingle hipped roof with enclosed eaves, projected very little. The front elevation
is perfectly symmetrical, with centered entry door and one double-hung window at each
side of the door. The rectangular wooden windows are quite large, double-hung, with a
6” wide and plain wooden molding around it. The exterior is covered with horizontal
wood siding. There is no ornamentation. The structure sits on concrete foundation with
four wooden steps leading to the porch, it is in good condition.53
The historic resources inventory in 2017 by Provenience Group resulted in the following description:
The historic resource is set back on a wedge-shaped lot at the northwest side of 1160 Leff Street before it
begins to curve to the north and intersect Toro Street. It is a one-story, wood-framed, massed plan dwelling
with a pyramidal hipped roof with a moderate pitch, clad with composition shingles and a moderate boxed
eave overhang, as noted in Figure 10 and Appendix A).54 Constructed in 1910, the dwelling exhibits a raised
floor with a pier-and-post foundation concealed by vertical wood skirting. Clapboard siding covers the
exterior walls. This inexpensive, modest house form became common after the railroad arrived, especially
during the early 1900s.
Character-defining features include the simple square form, pyramidal hipped roof with boxed eaves,
clapboard exterior cladding, and symmetrical façade with a nearly full-length porch supported with square
posts. The following building description begins with the south façade, and moves counterclockwise to
include the east, north and west elevations.
51 Historic Resources Group. City of San Luis Obispo Citywide Historic Context Statement, 2013:178.
52 City of San Louis Obispo Historic Preservation Program Guidelines, 2010:32.
53 Ibid, 138.
54 McAlester, Virginia, and Lee McAlister. A Field Guide to American Houses. New York: Alfred A. Knopf, 2000.
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Figure 10. 1160 Leff Street, facing northeast, as of March 2017.
South Façade
A partially enclosed porch projects from the main mass across the façade, and four square posts support a
porch shed roof with hipped ends that is dropped below the house roof eave (Plates 1 and 7). The centered
wood porch steps access the hollow-core front door and aluminum screen door, which are flanked by evenly
spaced 1/1 single-hung vinyl replacement windows (Plates 8 and 9). It is apparent that there were recent
repairs made to the porch, due to the presence of newer replacement materials.
East Elevation
The east elevation reveals two 1:1 sliding vinyl windows on the central block and another on the
bathroom/laundry room addition (Plate 2). A wood dog-eared privacy fence extends from the northeast
corner of the house to the east property boundary, which is also lined with a dog-eared fence.
North Elevation
A shed roof addition at the rear of the building houses the bathroom and laundry room (Plates 3 and 4).
There is a small 1:1 sliding vinyl window on the upper northern corner of the elevation and a small wood
utility shed at the opposite end. No fenestration is present on the exposed northwest wall of the main block.
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West Elevation
Access to the back entrance to the dwelling is from the west side of the rear addition. Three wood steps
with a wood railing leads up to a wood door with a 1/1 pane aluminum window, flanked on each side by a
small 1:1 sliding vinyl window, The porch also exhibits an extended roofline supported by a plain wood
post (Plates 4 and 5). The main block of the west elevation features two evenly spaced 1/1 single-hung
vinyl windows (Plates 6 and 7).
Garage
The original front gabled, wood-framed garage (ca. 1910) is located on the northwest side of residence.
The southeast façade features a wood double, hinged door that opens out (Plate 10). Rolled composition
roofing sheaths the partially collapsed roof and the wall are clad with wood planks, although wood shingles
partially cover the northwest elevation. The east elevation features a wood five-panel door and 1/1 pane
double-hung wood window at the north end (Plates 11 to 15).
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7.0 INTEGRITY AND CRITERIA ANALYSIS
The following section presents the results of the historic architectural resource evaluation and assessment
for 1160 Leff Street. Provenience Group reassessed the building’s significance and current integrity using
California Register and City of San Luis Obispo criteria. The CEQA definition of a historical resource also
includes resources listed on local historical registers.
7.1 California Register Criteria
Provenience Group evaluated the residence at 1160 Leff Street for eligibility to the California Register. The
evaluation was based on a visual inventory completed during the field survey, documentation obtained from
the City of San Luis Obispo Planning and Building Department and County Assessor’s offices, various
references, telephone directories, historic maps, architectural renderings, Deeds and other Official Records,
U.S. Census Records, and numerous online resources. Based on these considerations, Provenience Group
has revealed the following:
Criterion 1: It is associated with events or patterns of events that have made a significant contribution to
the broad patterns of local or regional history, or the cultural heritage of California or the United States.
Historic research indicates residential development for blue-collar workers increased along streets
surrounding the Southern Pacific Railroad in the years following 1894, an important time during the
development of San Luis Obispo. However, the residence at 1160 Leff Street was one of many modest
homes constructed during this housing expansion. Although it was part of the trend, its association with
local history was not notable.
Criterion 2: It is associated with the lives of persons important to local, California, or national history.
None of the individuals who lived in the residence at 1160 Leff Street were remarkable in any way. Edwin
and Mabel Fouch, the original owners and longtime residents, did not provide important contributions on a
local, state, or federal level. Although Thomas De La Rosa, Sr. spent a lifetime working for the railroad
and he owned the residence at 1160 Leff Street, he never lived there, and none of the house renters were
remarkable persons.
Criterion 3: It embodies the distinctive characteristics of a type, period, region, or method of construction,
or represents the work of a master, or possesses high artistic values.
The residence is a good example of a Neoclassical building design through its modest styling, which
contributes to the historic character of the surrounding area.
Criterion 4: It has yielded, or has the potential to yield, information important to the prehistory or history
of the local area, California, or the nation.
The building has been documented and is not likely the source of additional information.
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7.2 Integrity
The issue of integrity must be addressed when considering the applicable criteria. For a property to be
eligible for listing in the California Register, it must meet one or more criteria for significance and retain
integrity. The seven elements of integrity include:
Location. The place where the historic resource was constructed or the place where the historic event
occurred;
Design. The combination of elements that create the form, plan, space, structure, and style of a property;
Setting. The physical environment of a historic resource;
Materials. The physical elements that were combined during a particular time and in a particular pattern
or configuration to form a historic resource;
Workmanship. The physical evidence of the crafts of a particular culture of people during any given period
in history or prehistory;
Feeling. The property’s expression of the aesthetic or historic sense of a particular period of time; and
Association. The direct link between an important historic event or person and a historic resource.
The historic residence at 1160 Leff Street retains integrity of location because it is in its original location
and has not been moved. The building also retains much of its integrity of setting, feeling, and association.
However, recent changes have affected the integrity of design, materials, and workmanship.
Because it has been five years since the Cultural Heritage Committee placed the building on the List of
Contributing Historic Resources and the applicant proposes to demolish the historic residence, Provenience
Group paid particular attention to the building’s integrity. Photographs of the building facade dating from
ca. 1982, 2012, and 2017 were compared (Figures 10 and 11) and it appears the basic form of the house has
changed little in more than 30 years, and it is likely it retains much of its original 1910 appearance.
However, the following unpermitted building modifications were made within the past five years:
• New composition shingles on roof.
• Porch repairs, including new posts and resetting the porch roof onto the window casing (see Plate 9).
• Removal of traditional fenestration and replacement with vinyl windows throughout the house.
The new roofing matches the previous sheathing so it does not affect the building’s integrity, but the porch
and window modifications affect the integrity of design, materials, and workmanship. Although from the
street, the new vinyl windows on the façade and west elevation retain the same shape and style as the wood
windows they replaced, the modern material is incompatible with the 1910 building. In addition, the height
of the replacement windows is taller than the original windows, so when reset, the porch roof was placed
on the upper window casing, instead of above it. It compromises the building’s integrity of design,
workmanship, and materials, as noted in Plate 9.
In 2012, 1160 Leff Street was determined eligible for the City of San Luis Obispo’s Contributing List of
Historic Resources because it met Historic Preservation Ordinance Historic Significance criteria for
Architectural Criteria – Design, through its “notable attractiveness with aesthetic appeal because of artistic
merit, details and craftsmanship.”55 The recent alterations compromise the building’s status on the
Contributing List of Historic Resources.
55 Historic Resources Group,
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Figure 11. 1160 Leff Street, facing northeast, in the 1980s (top) and 2012 (bottom).
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8.0 RESULTS AND CONCLUSIONS
As defined in the Historic Preservation Ordinance: “A contributing resource is a designation that may be
applied to buildings at least 50 years old that maintain their original or attained historic and architectural
character, and contribute either by themselves or in conjunction with other structures to the unique or
historic character of a neighborhood, district, or to the City as a whole. They need not be located in a
historic district.”56
In 2011, in order to update the City’s Historic Resources, a Phase I Historic Resources Inventory was
completed within an eight-block area. The Cultural Heritage Commission determined 53 properties,
including 1160 Leff Street, qualified for nomination to the City’s list of Historic Resources, using the
following criteria:
“1. The primary structures on the properties….are eligible for the Contributing List of Historic Resources
because they meet Historic Preservation Ordinance Historic Significance criteria for Architectural Criteria
– Style. The properties contain good examples of the Craftsman Bungalow, Neoclassic Rowhouse, and
Railroad Vernacular style homes; these properties illustrate integrity; purity of style; and. effectively
contribute to the historic character of their surroundings.
2. The properties are eligible for the Contributing List of Historic Resources because they meet Historic
Preservation Ordinance Historic Significance criteria for Architectural Criteria – Design. The structures
exhibit notable attractiveness with aesthetic appeal because of artistic merit, details and craftsmanship.
3. Historic listing is exempt from environmental review (CEQA Guidelines Section 15308 (Resource
Protection).”57
8.1 Eligibility Results
Specific alterations to the historic building at 1160 Leff Street have compromised its architectural character.
This report concludes that it is not eligible for the California Register, because it is not associated with
important events or individuals (Criteria 1 and 2), and the building’s research potential has been exhausted
(Criterion 4). Although it represents a distinctive type of architecture, it does not retain sufficient integrity
to be eligible under Criterion 3.
Similarly, the recent alterations have compromised the building’s integrity, such that it no longer maintains
the attributes that qualified it for the City of San Luis Obispo’s Contributing List of Historic Resources in
2012.
8.2 Conclusions
This report concludes that the historic building at 1160 Leff Street does not qualify for eligibility on the
California Register, nor does it currently qualify for the City of San Luis Obispo’s Contributing List of
Historic Resources. However, modifications to the building were not completed in accordance with the
56 City of San Luis Obispo Council Agenda Report, 2013 http://opengov.slocity.org/WebLink/DocView.aspx?id=1751&searchid=af997b44-0224-
4557-9e9e-759a885cfb84&dbid=1
57 Ibid.
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Secretary of Interior’s Standards for Rehabilitation, and they were performed without a permit. Alternations
to buildings in the City of San Luis Obispo require a building permit.
City of San Luis Obispo’s Guidelines for Demolition of Historic Resources
A. Intent. Listed historic resources are an irreplaceable community resource that merit special protection
to preserve them for future generations, and shall not be demolished unless the City Council makes all of
the findings specified in Section 14.01.100 D, provided however, that these thresholds shall not apply to
repairs to listed historic resources that do not require a building permit, or where the CHC or the Director
has determined such work is consistent with the Secretary of the Interior’s Standards for the Treatment of
Historic Properties and with the Historic Preservation Program Guidelines.
B. Demolition review. The CHC shall review and make recommendation to the City Council concerning
demolition applications for structures listed in the Inventory of Historic Resources.
C. Demolition thresholds. Demolition permits for structures which are included on the Inventory of
Historic Resources shall be required for: (1) Alterations to or removal of greater than 25% of the original
building framework, roof structure, and exterior walls; and (2) Relocation of such resources to a site outside
the city limits.
D. Required findings for demolition of a historic resource. The decision-making body shall approve an
application for demolition of a structure listed in the Inventory of Historic Resources only if it determines
that the proposed demolition is consistent with the General Plan and: (1) The historic resource is a hazard
to public health or safety, and repair or stabilization is not structurally feasible. Deterioration resulting from
the property owner’s neglect or failure to maintain the property should not be a justification for demolition.
The applicant may be required to provide structural reports, to the approval of the Community Development
Director or City Council, to document that repairs or stabilization are not feasible; or (2) Denial of the
application will constitute an economic hardship as described under findings 1- 3 of Section J.
E. Demolition timing. City regulations provide for a 90-day waiting period before demolition of a listed
historic resource to allow consideration of alternatives to preserve the building through relocation and/or
property trades. The Chief Building Official shall not issue a permit for demolishing a historic resource,
except where the Chief Building Official determines a listed historic resource may pose an imminent
demonstrable threat to human life and safety, until: (1) public notice requirements in the City’s Demolition
and Building Relocation Code have been met; and (2) a construction permit is issued for a replacement
building; and (3) all permit fees for the new development are paid. Where no new development is proposed,
the property owner shall provide to the Director’s satisfaction, financial guarantees to ensure demolition
plans and conditions of approval are implemented.
F. Historic and architectural documentation. Before the issuance of a demolition permit for structures
listed in the Inventory of Historic Resources, the resource and its site shall be documented as specified in
City standards, to the satisfaction of the CHC and the Director. The documentation shall be retained in a
secure, but publicly accessible, location.
G. Historic acknowledgement. An acknowledgment of demolished resources shall be provided through
historic signage and/or the reuse or display of historic materials and artifacts on site, at the owner’s expense,
to the Director’s approval.
H. Code requirements. Demolitions shall follow standards and procedures in the Demolition and Building
Relocation Code and California Building Code as locally amended.
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I. Expiration of demolition approval. Demolition approval of a listed historic resource shall expire two
years after its date of approval, unless a building permit has been issued and construction has begun. A one
year extension may be granted by the Director. Additional time extensions shall require reapplication to,
and approval by the CHC.
J. Economic Hardship. An economic hardship provision is established to ensure that denial of a
demolition permit does not impose undue hardship on the owner of a historical resource. If the applicant
presents evidence clearly demonstrating to the satisfaction of the CHC or the City Council that the action
will cause an extreme hardship, the CHC may recommend approval, and the Council may approve or
conditionally approve a demolition or other application to modify a listed historic resource even though it
does not meet one or more standards set forth herein. The applicant shall be responsible for providing
substantiation of the claim to the Director, who shall review the information with the Director of Finance
and make a joint recommendation to the CHC on the hardship request. The CHC shall consider and make
a recommendation to the Council regarding the financial impacts of denial of the demolition permit. Private
financial information shall be maintained in confidence by the City. The CHC is authorized to request that
the applicant furnish information, documentation and/or expert testimony, the cost of which shall be paid
by the applicant, to be considered by the Committee in its related findings. All additional required
information shall be provided by a qualified individual or firm approved by the Director. In determining
whether extreme hardship exists, the Committee and Council shall consider evidence that demonstrates: (1)
Denial of the application will diminish the value of the historic resource so as to leave substantially no
economic value, after considering other means of offsetting the costs of retaining the historic resource,
including, but not limited to, tax abatements, financial assistance, building code modifications, changes in
allowed uses, grants,; or (2) Sale or rental of the property is impractical, when compared to the cost of
holding such property for uses permitted in the zoning district; or (3) Utilization of the property for lawful
purposes is prohibited or impractical.
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9.0 REFERENCES
McAlester, Virginia, and Lee McAlister. A Field Guide to American Houses. New York: Alfred A. Knopf,
2000.
Angel, M. History of San Luis Obispo County, California. Thompson and West. Reprinted in 1979 by
Valley Publishers, Fresno, California, 1883.
Barter, E. R., G. Farris, and B. J. Rivers. Coastal Branch, Phase II, State Water Project Cultural Resources
Survey, Reach 4, San Luis Obispo County, California. Report prepared for State of California,
Department of Water Resources, Division of Planning, and Sacramento. Report on file, Department of
Parks and Recreation, Cultural Heritage Section, Sacramento, 1994.
Barter, Eloise R., Glenn Farris, and Betty J. Rivers. Coastal Branch, Phase II, State Water Project Cultural
Resources Survey, Reach 5A, San Luis Obispo County, California. Report prepared for State of
California, Department of Water Resources, Division of Planning, and Sacramento, California. On file
at Department of Parks and Recreation, Cultural Heritage Section, Sacramento, California, 1995.
Bolton, H. E. Captain Portola in San Luis Obispo County 1769. Tabula Rasa Press, Morro Bay, California,
1926.
Breschini, G.S., T. Haversat, and R.P. Hampson. A Cultural Resources Overview of the Coast and Coast-
Valley Study Areas. Report submitted to the Bureau of Land Management, Bakersfield. Facsimile
reprint by Coyote Press, Salinas, 1983.
Browning, P. (Editor). The Discovery of San Francisco Bay -- The Portolá Expedition of 1769 – 1770: The
Diary of Miguel Costansó. Great West Books, Lafayette, California, 1992.
California Office of Historic Preservation. “Technical Assistance Series #6, California Register and
National Register: A Comparison (for purposes of determining eligibility for the California Register),”
2011.
Chartkoff, J., and K. Chartkoff. Archaeology of California. Palo Alto: Stanford University, 1984.
City of San Luis Obispo. “Completion Report: Historic Resources Survey,” July 1983.
City of San Luis Obispo. Historic Preservation Program Guidelines, 2010.
City of San Luis Obispo Cultural Heritage Committee, “Department of Parks and Recreation Primary
Record: 1160 Leff Street, San Luis Obispo, California, 93401,” State of California Resources Agency,
Department of Parks and Recreation, November 2012.
Historic Resources Group. City of San Luis Obispo Citywide Historic Context Statement, 2013.
Hoover, M. B., H. E. Rensch, E. G. Rensch, and W. N. Abeloe. Historic Spots in California. Douglas E.
Kyle, revised edition. Stanford University Press, Stanford, California, 1990.
Jordan, Adrianna L. The Historical Influence of Railroads on Urban Development and Future Economic
Potential in San Luis Obispo, 2011. M.S. Thesis, Cal Poly University, California.
ATTACHMENT 5
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Krieger, Daniel E. Looking Backward into the Middle Kingdom: San Luis Obispo County. Windsor
Publications, Inc., Chatsworth, California, 1988.
Kroeber, A. L. Handbook of the Indians of California. Bureau of American Ethnology, Bulletin 78, 1925.
Landberg, Leif. The Chumash Indians of Southern California. Los Angeles: Southwest Museum Papers
No. 19, 1965.
Morrison, Annie and John Haydon. History of San Luis Obispo and Environs. Los Angeles: Historic
Records Company, 1917.
U.S. Department of the Interior, National Park Service. “National Register Bulletin 15- How to Apply the
National Register Criteria for Evaluation,” 2002.
Priestley, H. I. A Historical, Political, and Natural Description of California by Pedro Fages, Written for
the Viceroy in 1775. Translated by Herbert Ingram Priestley. University of California Press, Berkeley,
1937.
Robinson W.W. The Story of San Luis Obispo County. Title Insurance and Trust Company, San Luis
Obispo, California, 1962.
Tompkins, Walker A. Goleta the Good Land. Goleta Amvets Post No. 55 (Goleta. California. Co-
sponsored by the Santa Barbara News-Press, Santa Barbara, California, 1966, 1978).
Internet Sources
City of San Luis Obispo Council Agenda Report – Addition of Properties to the City’s List of Contributing
Historic Resources as Part of an Update to the City’s Historic Resource Inventory, 2013.
http://opengov.slocity.org/WebLink/DocView.aspx?id=1751&searchid=af997b44-0224-4557-9e9e-
759a885cfb84&dbid=1
San Luis Obispo County Assessor’s Office, “SLO County Property Information Search: APN 003-555-
020,” accessed April 16, 2017, last modified 2017, http://assessor.slocounty.ca.gov/pisa/Search.aspx.
NetrOnline. “Historic Aerials: 1160 Leff Street, San Luis Obispo, California’ aerial photographs dated
1963, 1994, 2005, 2009, and 2012, accessed April 16, 2017, last modified 2017,
https://historicaerials.com/?layer=1&zoom=18&lat=41.506091&lon=-81.699404.
Taylor, Patti. “La Loma Adobe” Journal Plus, ISSUU Digital Publishing, 2014,
https://issuu.com/journalplus/docs/10-14_journal_plus_web/30.
Colliers International Website. http://www.colliers.com/tai.martin?mkt=/US/California/Bakersfield
SLO County Property Information Search: APN 003-555-020,” County of San Luis Obispo, accessed April
16, 2017, last modified 2017, http://assessor.slocounty.ca.gov/assessor/pisa/SearchResults.aspx
ATTACHMENT 5
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Archival Sources
County of San Luis Obispo Recorder’s Office
County of San Luis Obispo Assessor’s Office
City of San Luis Obispo Planning and Department
San Luis Obispo Library
Maps
1891. Sanborn Fire Insurance Map, San Luis Obispo California – Sheet 1.
1909. Sanborn Fire Insurance Map, San Luis Obispo California – Sheet 23.
1926. Sanborn Fire Insurance Map, San Luis Obispo California – Sheet 20.
1926-1950. Sanborn Fire Insurance Map, San Luis Obispo California – Sheet 20.
United States Geological Survey (USGS) Topographic Quadrangle San Luis Obispo, California, 1897.
United States Geological Survey (USGS) Topographic Quadrangle San Luis Obispo, California, 1942.
United States Geological Survey (USGS) Topographic Quadrangle San Luis Obispo, California, 1952.
United States Geological Survey (USGS) Topographic Quadrangle San Luis Obispo, California, 1965.
Telephone Directories
Polk’s San Luis Obispo City Directory, 1908-1960 (R.L. Polk & Co., Publishers).
Polk’s San Luis Obispo City Directory, 1961 (R.L. Polk & Co., Publishers, 1962), 51.
Polk’s San Luis Obispo City Directory, 1962 (R.L. Polk & Co., Publishers, 1963), 247.
Polk’s San Luis Obispo City Directory, 1965 (R.L. Poly & Co., Publishers, 1965), 454.
Official Records
Administrator’s Deed, Vol. 1134, Page 66.
BLM Land Patents: BLM Serial Nr: CACAAA 107066. 032S/014E.
BLM Land Patents: BLM Serial Nr: CACAAA 11087, 7/27/1904. 032S/014E.
BLM Land Patents: BLM Serial Nr: CACAAA 110490, November 17, 1905.
Deed of Trust, Vol. 22, Page 59.
Deed #2000076872.
Deed, #2014001253.
Grant Deed, #2015061291.
Joint Tenancy Grant Deed, Vol. 604, Page 516;
Record of Maps: R.M. Book A, Page 126
San Luis Obispo City Council meeting, June 7, 1915.
U.S. Federal Census Records
1860 U.S. Federal Census Records
1880 U.S. Federal Census Records
1900 U.S. Federal Census Records
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1920 U.S. Federal Census Records
1940 U.S. Federal Census Records
U.S. World War II Draft Registration
1942 U.S. World War II Draft Registration Card for Edwin Fouch.
Personal Communications
Personal communication, Thomas De La Rosa, Jr., April 19, 2017.
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APPENDIX A: PLATES
Plate 1. South façade of residence at 1160 Leff Street–facing north.
Plate 2. East elevation of residence at 1160 Leff Street–facing west.
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Plate 3. North elevation of 1160 Leff Street–facing south.
Plate 4. North and west elevations–facing east.
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Plate 5. West elevation of shed-roof addition–facing east.
Plate 6. North and west elevation–facing east.
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Plate 7. West elevation and west end of south elevation –facing northeast.
Plate 8. Front entrance with wood hollow core door and vinyl screen door.
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Plate 9. Close-up of replacement vinyl window on front porch, showing evidence of lowered porch.
Plate 10. South elevation of garage– facing north.
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Plate 11. South façade and east elevation of garage–facing northwest.
Plate 12. East elevation of garage –facing west.
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Plate 13. East and north elevations of garage –facing southwest.
Plate 14. West elevation and south façade of garage –facing northeast.
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Plate 15. Door on east elevations of garage –facing west.
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City of San Luis Obispo Architectural Character
Citywide Historic Context Statement
HISTORIC RESOURCES GROUP
138
NEO-CLASSICAL COTTAGE
The term “Neo-Classical Cottage” is used to describe simple house forms or cottages with fewer
decorative features than other styles from the period. While vernacular residences may display certain
characteristics of recognizable styles, decorative detailing is typically confined to the porch or cornice
line.
Character-defining features include:
Symmetrical façade
Simple square or rectangular form
Gabled or hipped roof with boxed or open eaves
Wood exterior cladding
Simple window and door surrounds
Details may include cornice line brackets
Porch support with turned spindles or square posts
1203 Pismo Street, c.1900. Source: Historic Resources
Group.
1211 Pismo Street, 1908.Source: Historic Resources
Group.
ATTACHMENT 6
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City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org
June 26, 2017
TO: Cultural Heritage Committee
FROM: Brian Leveille, Senior Planner
SUBJECT: Jack House and Historic Information Plaques
Discussion: The Jack House Committee has forwarded a recommended plaque
design providing historic property information including its National Register Status.
The plaque design (attached) is a bronze plaque with raised gold lettering, featuring
the City logo, National Register information, and a brief description of the property’s
historic significance including its City Historic Resource Number. Size is anticipated
to be approximately 18”x24”.
The final installation location is anticipated to be in close proximity t o the Jack
House front porch steps and will likely be positioned so the plaque can be read by
visitors walking on the pathway into the gardens. At the CHC meeting of June 26,
2017, staff will provide additional information on plaque mounting/base options and
a full-size mockup.
At the meeting, in addition to discussing any CHC input on the Jack House plaque,
staff would like to receive feedback on the possibility of endorsing the design for use
at other historic property locations. If the design receives CHC support, staff would
like to incorporate any CHC feedback and use the design as a standardized template
for streamlining review of other proposed signs for the City’s most important and rare
historic resources including other Master List properties inc luding those that also
carry the National Register designation. Some of the questions which should be
discussed are listed below:
Should plaque descriptive language be subject to CHC review; or, would staff
approval be acceptable?
Should specific pre-approved mounting options be approved?
What categories or historic properties should be eligible for the informational
plaques? Should the plaques only apply to National Register, California
Register, and Master List properties?
CHC B1 - 1
Should another option be considered for Contributing properties?
Should plaques include historic district information?
CHC feedback should consider that participation City-wide is more likely if plaque
proposals can be processed efficiently and not be burdened by significant review
processes.
Attached:
Jack House and National Register template plaque design with base options
CHC B1 - 2
CHC B1 - 3
Freestanding Historic Property Plaque Options
Scale: 1"= 1'-0"
4”x4”
pressure
treated post
3” pole
Brandon
Industries
SB-33 UP
Pole Base
18”x24”
Cast Bronze Plaque
CHC B1 - 4
Historic Property Plaque Options
No Scale
Single Line Name
Double Line Name
CHC B1 - 5