HomeMy WebLinkAboutItem 3 - ARCH-1574-2018 (1717 Santa Barbara)CULTURAL HERITAGE COMMITTEE REPORT
FROM: Brian Leveille, Senior Planner BY: Walter Oetzell, Assistant Planner
PROJECT ADDRESS: 1717 Santa Barbara Ave. FILE NUMBER: ARCH-1574-2018
APPLICANT: Devin Gallagher; represented by Justine Neves, Studio S Squared
For more information contact Walter Oetzell, Assistant Planner: 781-7593 (woetzell@slocity.org)
1.0 PROJECT DESCRIPTION AND SETTING
The applicant proposes to reconstruct a studio
dwelling at 1717 Santa Barbara Avenue, located
about 100 feet south of Leff Street. The property
is a listed historical resource (Master List
Property) within the Railroad Historic District.
Zoning, Surrounding Uses, Historic Designation:
The site is located in the Medium-High Density
Residential (R-3) and Historical Preservation (H)
Overlay Zones. The vicinity is characterized by
older single-family dwellings, many divided into
apartments wtihin the original buildings. All six
properties on this block are included on the City’s
Inventory of Historic Resources, four of which are
Master List Properties.
2.0 EXISTING CONDITIONS
City records1 describe the primary building on the site as the “William M. Duff House;” a two-
story residential structure built in 1901 as a single-family dwelling, and a good example of
Railroad Vernacular architectural style. It has since been divided into four apartment units within
the building. The property was added to the City’s Master List of Historic Resources in 1994
(Resolution 8299, Attachment 2), and the City entered into a Mills Act historical property contract
with the property owner in 1997 (Resolution).
The detached structure behind the main dwelling was added to the rear of the property
sometime around 1915 and though not explicitly included in the 1994 nomination to the Master
List of Historic Resources, was confirmed by the Cultural Heritage Committee in 2000 to be
included in the property’s historic designation, to be considered part of the property’s historic
significance (see April 4, 2000 CHC Memorandum and meeting minutes, Attachment 3).
1 Community Development Department historic property record (“yellow file”) for 1717 Santa Barbara
Meeting Date: January 28, 2019
Item Number: 3
Item No. 1
Figure 1: Subject Property
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Design details: The studio building appears to
have been originally of a rectangular form, and
has been extensively modified since its
construction (see photos, Attachment 4, and
Figure 2). It has a gabled roof form, with a flat-
roofed projection extending from the west side
of the building. Siding is mainly vertical wood
board & batten, with the westerly projection
sided in wood shingles of varying dimension.
Apart from an outsized double-hung window on
the south elevation, windows are of various
forms having no particular relation to the
prevailing Vernacular style or period of significance of the main building (the Duff House) or of
the studio itself. Overall the building is in very poor condition and has been, as recently as 2003,
the subject of code enforcement action related to substandard building condition, general
delapidation, and improper maintenance.
3.0 FOCUS OF REVIEW
Alterations on historically listed properties and in historic districts are subject to review by the
Cultural Heritage Committee (Historic Preservation Ordinance § 14.01.030 (C)). The Committee
will make a recommendation to the Community Development Director as to the consistency of
the proposed work with applicable historical preservation policies and standards, and may
recommend conditions of project approval as appropriate.
4.0 PROPOSED CHANGES
As shown in the Demolition Plan included
with this application (see Attachment 1), all
existing exterior walls are to be repaired in
place. Several door and window openings
are proposed to be removed (with
replacement doors and windows) and the
building entry will be moved to the rear of
the dwelling, to be accessed through a new
covered porch.
Building elevation drawings depict the proposed work, consisting of replacement of deteriorated
building features (also see rendering, Figure 3). The wood board & batten siding material is to be
reused where practical and replaced where the material is too deteriorated for re-use. Existing
deteriorated wood fascia and trim details will be replaced with new fiberglass or wood material,
to match the trim of the existing Duff House. The gable roof form and shingle covering will be re-
created, with fish-scale shingles added to the roof gables for decorative embellishment. A new
porch is added to the south elevation, part of the relocated building entry.
Figure 3: Proposed changes
Figure 2: Existing building
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5.0 DISCUSSION ITEMS
Guidance is provided mainly in the City’s Historic Preservation Program Guidelines and the
Secretary of the Interior’s Standards for the Treatment of Historic Properties.2 Selected
applicable guidelines, standards, and recommendations from these documents are outlined
below. Historic Preservation Program Guidelines for the Railroad Historic District are provided as
Attachment 5 for reference.
Historic Preservation Program Guidelines
§ 3.4.2 Percent of resource to be preserved Retain at least 75%: Retention of exterior
walls, where practical, proposed; repair where
too deteriorated (repair consistent with SOI
Standards not included in calculation)
§ 3.4.3 Retain character-defining features.3 Retained: General building footprint; wood
board & batten siding pattern; gabled roof
form
Modified: door and window replacements;
porch addition; gabled projection on north
elevation
§ 3.4.4 No new or conflicting architectural
elements; changes to be architecturally
compatible with building character
New windows (except two) of double-hung
form; new porch addition that is compatible
with Vernacular character.
§ 5.2.5 Railroad Historic District –
Architectural Character
Gable and some hip roof types, low to
medium pitch; painted wood siding;
traditional fenestration (e.g. double-hung,
wood sash, fixed divided light windows);
rectilinear massing; simple detailing.
Discussion: The form, scale, and architectural character of the reconstructed studio dwelling is
consistent with that of the primary structure and of the Railroad Historic District.
2 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment of Historic
Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings.
Washington, D.C.: U.S. Department of the Interior National Park Service; Technical Preservation Services, 2017
3 Character Defining Features: The architectural character and general composition of a resource, including, but
not limited to, type and texture of building material; type, design, and character of all windows, doors, stairs,
porches, railings, molding and other appurtenant elements; and fenestration, ornamental detailing, elements of
craftsmanship, finishes, etc. (Historic Preservation Ordinance § 14.01.020 (9))
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5.2 Secretary of the Interior’s Standards (Rehabilitation)
Recommended Not Recommended
Wood: Identifying, retaining and preserving wood
features that are important in defining the overall
historic character of the building.
Removing or substantially changing wood
features which are important in defining the
overall historic character of the building so that,
as a result, the character is diminished.
Windows: Identifying, retaining, and preserving
windows and their functional and decorative
features that are important to the overall character
of the building.
Removing or substantially changing windows or
window features which are important in defining
the overall historic character of the building so
that, as a result, the character is diminished.
Changing the appearance of windows that
contribute to the historic character of the building
by replacing materials, finishes, or colors which
noticeably change the sash, depth of the reveal,
and muntin configurations […];or the appearance
of the frame.
Discussion: The proposed alterations replicate the predominant board & batten wood siding and wood
trim details, and new windows are of a form and appearance that is consistent with the Vernacular site
architecture and the architectural character of the Railroad Historic District.
6.0 ACTION ALTERNATIVES
1.Continue review to another date with direction to staff and applicant.
2.Recommend Director deny the project, citing reasons for the recommendation.
7.0 ATTACHMENTS
1.Project Plans
2.Resolution 8299 (1994)
3.CHC Memorandum and meeting minutes (April 4, 2000)
4.Building photographs (2000)
5.Railroad Historic District (HPPG § 5.2.2)
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ATTACHMENT 1 Packet Pg. 12
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RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO:
City of San Luis Obispo
City Clerk's Office
P.O. Box 8100 (990 Palm St)
San Luis Obispo, CA
93403 -8100
Doc No: 199/57535 Rec No: 00070559
Official 'n- & -,,ords ;NF 0.00
San Luis Obispo Co. ;
Francis M. Cooney
Recorder
Oct 03, 1994
Time: 15:02
@@ L
RESOLUTION NO 8299(1994 SERIES)
TOTAL 0.00
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
AMENDING THE MASTER LIST OF HISTORIC RESOURCES TO INCLUDE
PROPERTIES LOCATED AT 1717 AND 1725 SANTA BARBARA STREET.
WHEREAS, in 1983 the City Council adopted Resolution No. 5197 establishing the
Master List of Historic Resources ", along with procedures for adding properties to the listing;
and
WHEREAS, this nomination was initiated by the property owner of 1.717 and 1725 Santa
Barbara Street, who has extensively researched the properties' histories and, submitted historical
and architectural documentation; and
WHEREAS, on February 28, 1994 the Cultural Heritage Committee held a public
hearing and based on the documentation and public testimony presented, recommended that the
City Council add the properties to the Master List due to their historical and /or architectural
significance to the community; and
WHEREAS, this City Council considered this recommendation during a public hearing
on June 7, 1994 pursuant to historic preservation guidelines established by Council Resolution
No. 6157 (1987 Series);
NOW THEREFORE BE IT RESOLVED by the Council of the City of San Luis
Obispo that based on the Cultural Heritage Committee's recommendation, documentation as
described in the Historical Resource Inventory for each property, on file in the Community
Development Department, public testimony, the staff report, and on the City's Historical
Preservation Program Guidelines the following:
SECTION 1. Addition to Master List of Historic Resources. The following properties are
hereby added to the Master List of Historic Resources as Type 5 properties ( not eligible for the
A -A)00
ATTACHMENT 2
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Council Resolution No.829§ (1994 Series)
Page 2
National Register of Historic Places, but locally significant), and are more fully described in the
historical documentation for each property, on file in the Community Development Department,
and as legally described in Exhibit A:
1717 Santa Barbara Street (The William M. Duff House)
1725 Santa Barbara Street (The Andrew Galewski House)
SECTION 2. Publish Revised Master List. The Community Development Director is hereby
directed to amend the Master List of Historic Resources to include the properties listed above,
and to publish a revised Master List for-public distribution.
SECTION 3. Recording of Historic Properties. The City. Clerk is hereby directed to record
the properties' historic designation with the County Recorder, pursuant to State Law.
On motion of Romero , seconded by Rappa - and
on the following roll call vote:
AM: Council Members Romero, Rappa, Roalman and Settle
NOES: None
ABSENT: May Pinard
The foregoing Resolution was passed and adopted this 7th day of June, 1994.
ATTEST:-*
r
4e Gla 7 ell,, Clerk
PPROVED:
0104 a ......... .... ... Loa
J ff r ens n, City Attorney
ATTACHMENT 2
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EXHIBIT "A"
LEGAL DESCRIPTIONS OF HISTORIC PROPERTIES
Following are legal descriptions of the properties added to the City of San Luis Obispo's Master
List of Historic Resources, by City Council Resolution No. 8299 (1994 Series):
1. 1717 Santa Barbara Street. (William M. Duff House)
City of San Luis Obispo, Graham's Resubdivision of Loomis & Osgood's Addition, Block
176, Lot 4 and portion of Lot 3 (Assessor's Parcel Number (APN #)) 003 -552- 0007).
Owners: Gallagher, Devin K. (50 %) and Gallagher Living Trust (50 %)(for the.benefit
of Astrid Gallagher).
2. 1725 Santa Barbara Street. (Alexander Galewski House)
City of San Luis Obispo, Graham's Resubdivision of Loomis & Osgood's Addition, Block
176, portion of Lot 6 (APN# 003- 552 - 0008). Owners: Gallagher, Devin K. (50 %) and
Gallagher Living Trust (50 %)(for the benefit of Astrid Gallagher).
wL: ccpesc3.pc
END OF DOCUMENT
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5.2.5 Railroad Historic District
Setting
Established in 1998, the Railroad Historic District boundaries follow the historic boundaries of
the Southern Pacific rail yard. The district is bounded by railroad right-of-way on the east, from
Johnson Avenue on the north to Orcutt Road on the south, on the northwest generally by Leff
Street, and on the west by Broad Street and the railroad right-of-way. The district includes a
residential and commercial area on the west side of the tracks, and abuts the Old Town Historic
District along its northwest and north boundary. The Southern Pacific (or “Espee”) standard
gauge railroad arrived in San Luis Obispo on May 4th, 1894. By 1901, San Luis Obispo was a
part of the completed railroad line from San Francisco to Los Angeles, and served as the main
layover and maintenance yard for the coastal route. The SP railroad operated in tandem with the
older, narrow gauge railroad, the Pacific Coast Railway, or PCR. The PCR was a regional
railway with a station on South and Higuera - the development of a spur line along South
connected the PCR with the Southern Pacific rail yard. The Railroad District is a part of nine
older subdivisions: the Beebee Phillips Tract recorded in 1874, Fairview Addition recorded in
1887, Haskins Tract recorded in 1887, Ingleside Homestead Tract recorded in 1887, the McBride
Tract recorded in 1887, the Loomis Addition recorded in 1887, Maymont Addition recorded in
1888, Loomis and Osgood Re-subdivision recorded in 1894 and the Imperial Addition recorded
in 1897. The Railroad District has an area of 80.7 acres or 0.126 square miles and 38 designated
historic structures.
Development in the Railroad Historic District corresponded to the development of the Southern
Pacific Railroad yard. Commercial and residential buildings were constructed to accommodate
railway workers, freight and passengers, and employees of Southern Pacific and related
businesses. Surviving historic structures date from 1894 to 1945, corresponding with the peak
activity of the rail yard and the district’s period of significance, and most were constructed from
1894 to 1920. The buildings were laid out in a fairly regular grid near the station,
accommodating the curve of the rail line and the diagonal path of Santa Barbara. South of
Upham the lots are much larger to accommodate the railroad structures.
Site Features and Characteristics
Common site features/characteristics
include:
A.Commercial buildings located at
back of sidewalk with zero street
setbacks
B.Front building facades oriented
parallel to street
C.Finish floors at grade
D.Recessed front entries oriented
toward the street
Channel Commercial Company, 1880
Santa Barbara Avenue, West Elevation
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Architectural Character
The predominant architectural style within the Railroad Historic District is Railroad Vernacular.
Railroad Vernacular is characterized by simplicity of form and detailing, with wood, brick or
plaster siding, and is a style favored by railroad construction for its easy construction. As a
practical vernacular style it also incorporates other elements of other architectural styles
including Classical Revival and Mission Revival. Although many of the buildings within the
district were not constructed by the railroad, their use of Railroad Vernacular styles design
reflects the unifying focus of the district. The buildings in the Railroad District are a mix of
simple, yet elegant houses and practical, industrial-oriented commercial buildings, which create a
distinctive neighborhood. The architectural character and important historical elements are
described in the Railroad District Plan. The Plan includes design guidelines that illustrate
architecturally compatible design treatments for new development.
Predominant architectural details include:
A.One- and two-story buildings
predominate
B.Gable and some hip roof types of low to
medium pitch, occasionally with
parapets
C.Predominantly painted wood siding,
with some masonry or smooth plaster
wall siding
D.Traditional fenestration, such as double-
hung, wood sash windows, and fixed
divided light windows
E.Rectilinear massing, with equal or lesser
volume on second floor
F.Simple detailing often along the roof
line including brackets
1901 Santa Barbara, East Elevation
Tribune Republic Building, east elevation
1263 Santa Barbara Avenue
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Individually Contributing Elements in the Railroad District
Not all designated historic resources in the Railroad Historic District were built during the
District’s period of significance, 1894-1945. These buildings were constructed outside of the
period of significance, generally do not exhibit the signature architectural elements described
above, but do contribute to the historic character of San Luis Obispo in their own right based on
age, architectural style or historical association. By virtue of their significance, these resources
also merit preservation.
For example, the Tribune Republic Building, built in 1873, is believed to be the earliest
surviving wood commercial building in San Luis Obispo and has been placed on the City’s
Master List and the National Register of Historic Places for its association with the City’s first
newspaper.
Non-Contributing Elements in the Railroad District
Non -contributing buildings are those that both do not meet the criteria outlined above and have
not achieved historical significance. Most of the post—1950 contemporary buildings in the
district fall into this latter category.
Non-contributing architectural styles,
materials or site features include:
A. Building height, form, scale or
massing which contrasts markedly
with the district’s prevailing 1 and 2-
story buildings
B. Metal, contemporary stucco or other
contemporary siding, including “faux”
architectural details or features that
contrast markedly with traditional
railroad vernacular forms, details and
materials
C. Asymmetrical arrangement of doors or
windows
D. Non-recessed or offset street entries to buildings
Residential
Although the majority of the Railroad District is commercial, there is a small residential area
within it which runs along Church Street and Santa Barbara Avenue from Osos to Upham
Streets. This area was home to many railroad employees and their families.
Modern addition to 1880 Santa Barbara,
West Elevation
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Site features and characteristics- Residential:
A. Residential buildings with modest street
setbacks of 10 feet
B. Coach barn (garage) recessed into rear
yard
C. Front building facades oriented parallel
to street.
D. Finish floors raised 2-3 above finish
grade
E. Front entries oriented toward street,
with prominent walk, stairs and porch
The houses within the residential district are
modest, which reflects their early working class
occupants. Within the district are two hotels,
the Call/Parkview Hotel at 1703 Santa Barbara and the Park/Reidy Hotel at 1815 Osos which
once served as boarding houses for railroad workers. These vernacular buildings have decorative
elements from several styles including Craftsman Bungalow, Classical Revival and Folk
Victorian.
Architectural features- Residential:
A. One and two story buildings
B. Gable and some hip roof types of low
to medium pitch
C. Painted wood surface material,
occasionally smooth stucco wall
siding
D. Traditional fenestration, such as
double-hung, wood sash windows,
ornamental front doors, wood screen
doors
1034 Church St, South Elevation
1724 Osos, East Elevation
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***
Southern Pacific Railroad Depot, 1011 Railroad Avenue; Park/Reidy Hotel 1815
Osos Street; Southern Pacific Railroad Warehouse,1940 Santa Barbara Avenue; and
house located at 1789 Santa Barbara Avenue.
ATTACHMENT 5
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