HomeMy WebLinkAboutItem # 5 HIST-1458-2018 (1568 Higuera)Meeting Date: May 21, 2018
Item Number: 5
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: A request to include two properties in the Master List of Historic Resources
ADDRESSES: 1568, 1582, & 1592 Higuera St BY: Walter Oetzell, Assistant Planner
1061 Grove St Phone: 781-7593
FILE #: HIST-1458-2018 E-mail: woetzell@slocity.org
FROM: Brian Leveille, Senior Planner
1.0 RECOMMENDATION
Adopt the Draft Resolution (Attachment 1), determining that the property at 1568 Higuera Street
(The Miles Fitzgerald Home) is eligible for inclusion in the City’s Master List of Historic
Resources, and that the property at 1568, 1582, and 1592 Higuera Street, and 1061 Grove Street
(The Annie Steiner Residences) is eligible for inclusion in the City’s Contributing Properties List
of Historic Resources.
2.0 SITE DATA
Applicant and
Property Owner Thomas Menzie Cliff
Complete Date March 26, 2018
General Plan Office
Zoning Office (O)
Site Area 19,485 sq. ft.
Historic Status Not listed resources;
not within an historic district
Environmental
Status
Categorically Exempt
(CEQA Guidelines §15061(b)(3))
3.0 SUMMARY
The applicant has requested that the property at 1568 Higuera be included in the City’s Master
List of Historic Resources as The Miles Fitzgerald Home and that the property at 1582 & 1592
Higuera, and 1061 Grove be included in the Master List as The Annie Steiner Residences. The
properties are not currently included in the City’s Inventory of Historic Resources, nor are they
located within any historic district. The Committee reviews applications to determine if property
meets eligibility criteria for historic listing and forwards a recommendation to City Council, who
will take final action on the application.1
1 Historic Preservation Ordinance § 14.01.060
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4.0 DISCUSSION
4.1 Site and Setting
The subject property, just under ½ acre in area, is comprised of two parcels at the northwest
corner of Higuera and Grove Streets, in an Office (O) Zone. The immediate surroundings are
characterized by older single-family dwellings of various styles, some converted to office use,
and several small-scale commercial buildings. Though many of the residential structures are
older buildings with historical character, no properties in these blocks of Higuera or Grove are
included in the City’s Inventory of
Historic Resources.
The property at 1568 Higuera is
developed with a single-family
residence built in 1925, (hereinafter
referred to as the Fitzgerald Home) and
a detached garage added a year later.2
The adjacent property hosts a duplex
(1582 & 1592 Higuera) built in 1928
and a single-family residence
(1061 Grove) built in 1929 (hereinafter
referred to as the Steiner Residences).3
An Historic Resource Evaluation has been prepared for the property by Betsy Bertrando of
Bertrando & Bertrando Research Consultants, describing the history of the property
(Attachment 3), the buildings, and the people associated with them. This report summarizes
relevant information from the applicant’s narrative.
4.2 Building Architecture
As described in the Historic Resource Evaluation, all three of the buildings are of a Spanish
Colonial Revival style, stucco with tiled roofs. Thomas Maino, a noted local architect, is
identified as the builder of the Steiner Residences, and is presumed to be the builder of the
2 Betsy Bertrando, “Historic Resource Evaluation: Miles Fitzgerald Home; Annie Steiner Residences”
(February 2018), pg. 15
3 Ibid.
Figure 1: Fitzgerald Home (1568 Higuera)
Figure 2: Annie Steiner Residences: 1582 & 1592 Higuera (left, center); 1061 Grove (right)
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Fitzgerald Home.4 The architectural characteristics of the structures on these properties is more
fully discussed in the Historic Resource Evaluation submitted with this application, and
summarized in the Evaluation section of this report, below.
4.3 The Fitzgerald Family5
Miles Andrew Fitzgerald was the second child (of six) born to Andrew F. Fitzgerald, an Irish
immigrant and Mary F. Duff, whose family came to the area in the late 19th Century. Andrew
Fitzgerald was an insurance and real estate agent, served on the Grand Jury and as City
Treasurer, and was active in the community, helping select the location of the City Library and
Cal Poly.
Miles Fitzgerald was born in San Luis Obispo in 1893. In 1923 he was elected as City Attorney,
a post he held for more than forty years,6 and served on various City committees during this
period. Echoing the work of his father, he served on the Library Board, finding a new location
for the library and arranging the use of the Carnegie Library as a museum. He was a founding
member of the San Luis Obispo County Historical Society and was instrumental in the
acquisition and preservation of the Dallidet Adobe, a local landmark and Master List Historic
Resource. Miles and his wife Emma moved into the house at 1568 Higuera in 1925 after its
completion, and resided there throughout their lives (Miles died in 1967; Emma in 1982).
4.4 Anna M. Steiner7
Anna M. Steiner was an immigrant from Switzerland who, with her husband Karl, moved into
the recently-completed duplex at 1582 & 1592 Higuera in 1928. She lived in the building,
renting the adjoining unit and the adjacent single-family dwelling (completed in 1929) until her
death in 1943. Among her tenants were health care practitioners associated with Mountain View
Hospital and Stover’s Sanitarium (old French Hospital) nearby.
5.0 EVALUATION
To be eligible for listing as an historic or cultural resource, the resource must exhibit a high level
of historic integrity, be at least 50 years old, and meet one or more of the eligibility criteria
described in § 14.01.070 of the Historic Preservation Ordinance (see Attachment 4). As provided
in § 14.01.050 of the Ordinance, eligible resources 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, may be designated as "Contributing List Resources or Properties." The most unique and
important resources and properties in terms of age, architectural or historical significance, rarity,
or association with important persons or events in the City’s past may be designated as “Master
List Resources.”
4 Ibid., pg. 22
5 Summarized from Bertrando, beginning from pg. 10
6 Betsy Bertrando, “Historic Resource Evaluation: Miles Fitzgerald Home; Annie Steiner Residences”
(February 2018), pg. 22
7 Summarized from Bertrando, beginning from pg. 14
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5.1 Architectural Criteria
As detailed in the Historic Resource Evaluation prepared for this application, the buildings on
both properties satisfy criteria under § 14.01.070 A (1) related to architectural style. Stucco
cladding, red clay tile roofs, wood-frame casement and double-hung windows, and arched
building features are common to all the buildings, embodying the distinctive characteristics of
the Spanish Colonial Revival style, popular in the early decades of the 20th Century (see
Attachment 5), with many extant examples throughout the City. The Fitzgerald Home also has a
distinctive corredor, a wide porch under a low roof with exposed rafters, running across the front
of the house, and a “U-shaped” layout providing a pleasant courtyard on its east side. The Grove
Street house has wrought-iron grillwork at the base of the entry window. All of the buildings are
attributed to Thomas Maino, a noted local builder of the time, and exhibit notable attractiveness
arising from a high quality of design, detailing, and craftsmanship.
5.2 Historic Criteria
The Fitzgerald Home is closely associated with the Miles A. Fitzgerald, a person important to
local history, as summarized in this report and detailed in the Historic Resource Evaluation
prepared for this application, satisfying criteria under § 14.01.070 (B) (1) and (B) (3) related to
historical persons and context. Mr. Fitzgerald lived at 1568 Higuera for about 45 years, most of
his adult life. He was particularly significant to the community as a public servant, with a long
period of service as City Attorney and in other important functions in City government, through
his involvement in the foundation of the San Luis Obispo County Historical Society, and in
community organizations such as Rotary, Knights of Columbus, and the Order of the Elks.
5.3 Integrity
Each of the buildings on the subject properties also exhibits a high level of historical integrity, in
satisfaction of criteria set out in § 14.01.070 (C). The buildings remain in their original locations
and are unaltered, except for a minor bathroom addition having been made to the Fitzgerald
Home in 1933, and subsequent minor alterations to the kitchen. With only two noted exceptions
(two replaced windows), the interiors retain original doors, windows, fixtures, hardware, and
built-in cabinetry.
5.4 Conclusion
According to the information in the applicant’s narrative documenting the historical significance
and architectural character of the house, both properties are eligible for inclusion in the City’s
Inventory of Historic Resources. All of the structures convey a purity of style and exhibit
attractiveness through detailing and craftsmanship, and are associated with a notable builder,
satisfying the Architectural Criteria for Style, Design, and Architect set out in § 14.01.070 (A) of
the City’s Historic Preservation Ordinance. They also occupy their original site, are largely
unaltered, and retain their characteristic design and materials, satisfying criteria for Integrity set
out in § 14.01.070 (B) of the Ordinance.
Notwithstanding the attractiveness and high level of craftsmanship exhibited by the Steiner
Residences, the Spanish Colonial Style is not particularly rare, and while Ms. Steiner was a
valued member of the community, the buildings do not exhibit a rare or unique architectural style
and do not appear to have association with persons or events that would qualify the property for
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designation as a “Master List Resource.” Thus, staff’s recommendation is to forward a
recommendation to the City Council designating the property at 1582 & 1592 Higuera and 1061
Grove Street as a “Contributing List Historic Resource.
The Fitzgerald Home is associated with the life of Miles A. Fitzgerald, a person significant to
local history as a public servant who also made important contributions to the community
through his service as City Attorney and through his efforts as a founding member of the San
Luis Obispo County Historical Society to preserve important local historic landmarks. This
association satisfies Historic Criteria under § 14.01.070 (B) (1) of the Ordinance. The property at
1568 Higuera, then, may qualify for designation as a “Master List Resource.”
6.0 ENVIRONMENTAL REVIEW
This project is categorically exempt from the provisions of the California Environmental Quality
Act (CEQA). Inclusion of the subject properties on the City’s Inventory of Historic Resources
does not have the potential for causing a significant effect on the environment, and so is covered
by the general rule described in § 15061 (b) (3) of the CEQA Guidelines.
7.0 ALTERNATIVES
1. Continue consideration of the request with direction to the applicant and staff on pertinent
issues.
2. Recommend an alternative designation (“Master List” or “Contributing List”) for property to
be added to the City’s Inventory of Historic Resources, based on findings related to its
uniqueness and importance, in terms of age, architectural or historical significance, rarity, or
association with important persons or events in the City’s past.
8.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Historic Resource Evaluation: Miles Fitzgerald Home; Anne Steiner Residences
4. Historic Criteria (Historic Preservation Ordinance)
5. Spanish Colonial Revival style (excerpt from Historic Context Statement)
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CULTURAL HERITAGE COMMITTEE
RESOLUTION NO. XXXX-18
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE
RECOMMENDING THAT THE CITY COUNCIL ADD THE PROPERTY LOCATED
AT 1568 HIGUERA STREET TO THE MASTER LIST OF HISTORIC RESOURCES AS
“THE MILES FITZGERALD HOME” AND ADD THE PROPERTY LOCATED AT 1582
& 1592 HIGUERA STREET AND 1061 GROVE STREET TO THE CONTRIBUTING
PROPERTIES LIST OF HISTORIC RESOURCES
(HIST-1458-2018)
WHEREAS, the applicant, Thomas Menzie Cliff, filed an application on March 7, 2018,
for review of the inclusion of the properties at 1568, 1582, and 1592 Higuera Street, and 1061
Grove Street on the City’s Master List of Historic Resources; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted
a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on May 21, 2018, for the purpose of reviewing the inclusion of the properties on the
City’s Master List of Historic Resources; and
WHEREAS, notices of said public hearings 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 applicants, 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. Based upon all the evidence, the Cultural Heritage Committee
makes the following findings:
1. The subject properties are eligible for inclusion in the City’s Inventory of Historic
Resources because they satisfy at least one of the evaluation criteria for historic
resource listing described in the § 14.01.070 of the City’s Historic Preservation
Ordinance (HPO), exhibit a high degree of historic integrity, and are more than 50
years old.
2. The structures on the subject properties satisfy evaluation criteria related to
architectural style (HPO §14.01.070 (A)) because they convey a purity of style and
exhibit attractiveness through detailing and craftsmanship, and are associated with
Thomas Maino, a notable local builder. They occupy their original site, are largely
unaltered, and retain their characteristic design and materials, satisfying criteria for
Integrity (HPO § 14.01.070 (C)).
ATTACHMENT 1
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Resolution No.XXXX-18
HIST-1458-2016 (1568 Higuera)
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3. The property at 1568 Higuera Street (the Miles Fitzgerald Home) qualifies for
designation as a Master List Resource because it has maintained its original historic and
architectural character, contributes to the historic character of the City, and is
associated with Miles A. Fitzgerald, an important person in the City’s history who
served as City Attorney and was a founding member of the San Luis Obispo County
Historical Society. The association with the life of a person important to local history
also satisfies Historic Criteria set out in HPO § 14.01.070 (B) (1).
4. The property at 1582 & 1592 Higuera Street and 1061 Grove Street qualifies for
designation as a Contributing List Resource because it has maintained its original
historic and architectural character, and contributes to the historic character of the City.
5. The project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA). Inclusion of the subject properties on the City’s Inventory of
Historic Resources does not have the potential for causing a significant effect on the
environment, and so is covered by the general rule described in § 15061(b)(3) of the
CEQA Guidelines.
Section 2. Action. The Cultural Heritage Committee does hereby recommend that the
City Council add the property located at 1568 Higuera Street to the Master List of Historic
Resources as “The Miles Fitzgerald Home,” and add the property at 1582 & 1592 Higuera Street
and 1061 Grove Street to the 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 21st day of May, 2018.
_________________________
Brian Leveille, Secretary
Cultural Heritage Committee
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1568, 1582, 1592 Higuera & 1061 Grove ¯
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Zoning, or remove the property from historic listing if the structure on the property no longer
meets eligibility criteria for listing, following the process for listing set forth herein.
14.01.070. Evaluation Criteria for Historic Resource Listing
When determining if a property should be designated as a listed Historic or Cultural Resource,
the CHC and City Council shall consider this ordinance and State Historic Preservation Office
(“SHPO”) standards. In order to be eligible for designation, the resource shall exhibit a high
level of historic integrity, be at least fifty (50) years old (less than 50 if it can be demonstrated
that enough time has passed to understand its historical importance) and satisfy at least one of the
following criteria:
A. Architectural Criteria: Embodies the distinctive characteristics of a type, period, region, or
method of construction, or represents the work of a master, or possesses high artistic values.
(1) Style: Describes the form of a building, such as size, structural shape and details
within that form (e.g. arrangement of windows and doors, ornamentation, etc.). Building
style will be evaluated as a measure of:
a. The relative purity of a traditional style;
b. Rarity of existence at any time in the locale; and/or current rarity although the
structure reflects a once popular style;
c. Traditional, vernacular and/or eclectic influences that represent a particular social
milieu and period of the community; and/or the uniqueness of hybrid styles and how
these styles are put together.
(2) Design: Describes the architectural concept of a structure and the quality of artistic
merit and craftsmanship of the individual parts. Reflects how well a particular style or
combination of styles are expressed through compatibility and detailing of elements.
Also, suggests degree to which the designer (e.g., carpenter-builder) accurately
interpreted and conveyed the style(s). Building design will be evaluated as a measure of:
a. Notable attractiveness with aesthetic appeal because of its artistic merit, details and
craftsmanship (even if not necessarily unique);
b. An expression of interesting details and eclecticism among carpenter-builders,
although the craftsmanship and artistic quality may not be superior.
(3) Architect: Describes the professional (an individual or firm) directly responsible for
the building design and plans of the structure. The architect will be evaluated as a
reference to:
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a. A notable architect (e.g., Wright, Morgan), including architects who made
significant contributions to the state or region, or an architect whose work influenced
development of the city, state or nation.
b. An architect who, in terms of craftsmanship, made significant contributions to San
Luis Obispo (e.g., Abrahams who, according to local sources, designed the house at
810 Osos - Frank Avila's father's home - built between 1927 – 30).
B. Historic Criteria
(1) History – Person: Associated with the lives of persons important to local, California,
or national history. Historic person will be evaluated as a measure of the degree to which
a person or group was:
a. Significant to the community as a public leader (e.g., mayor, congress member,
etc.) or for his or her fame and outstanding recognition - locally, regionally, or
nationally.
b. Significant to the community as a public servant or person who made early, unique,
or outstanding contributions to the community, important local affairs or institutions
(e.g., council members, educators, medical professionals, clergymen, railroad
officials).
(2) History – Event: Associated with events that have made a significant contribution to
the broad patterns of local or regional history or the cultural heritage of California or the
United States. Historic event will be evaluated as a measure of:
(i) A landmark, famous, or first-of-its-kind event for the city - regardless of whether
the impact of the event spread beyond the city.
(ii) A relatively unique, important or interesting contribution to the city (e.g., the Ah
Louis Store as the center for Chinese-American cultural activities in early San Luis
Obispo history).
(3) History-Context: Associated with and also a prime illustration of predominant
patterns of political, social, economic, cultural, medical, educational, governmental,
military, industrial, or religious history. Historic context will be evaluated as a measure
of the degree to which it reflects:
a. Early, first, or major patterns of local history, regardless of whether the historic
effects go beyond the city level, that are intimately connected with the building (e.g.,
County Museum).
b. Secondary patterns of local history, but closely associated with the building (e.g.,
Park Hotel).
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