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Item #3 - Agenda Report (ARCH-2008-2018 - 1121 Montalban)
Meeting Date: April 1, 2019 Item Number: 3 Item No. 1 ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING The proposed project is a three-story mixed-use development consisting of 15 residential units (600 to 1,200 square feet each) and 430 square feet of commercial space. The project includes two affordable housing alternative incentive requests (§ 17.140.070) for a 97.5 percent density bonus and relief of site development standards to allow ground floor residences within the first 50 feet of floor area adjacent to the street (Attachment 1, Project Plans). The density bonus and associated alternative incentive requests will be evaluated by the Planning Commission under the application AFFH-2009- 2018. The existing residence and accessory structures on site are planned for demolition; based on the Historic Assessment, these structures are not historic resources (Attachment 2, Historic Assessment). General Location: The 15,000-square foot project site is located on two existing parcels with direct access off Montalban Street. The property is relatively flat with a slight downslope from north to south of less than 3%. Present Use: Single-Unit Dwelling Zoning: Tourist Commercial (C-T) General Plan: Tourist Commercial Surrounding Uses: East: Single Family Residence West: General Retail & Restaurants North: Multi-Unit Developments South: Restaurants & Multi-Unit Developments 2.0 PROPOSED DESIGN Architecture: Contemporary design Design details: Community room, commercial suite, outdoor patio, flat roof, slanted screens, aluminum storefront, balconies, exterior stairs & access corridor, and vertical vinyl windows Materials: Stucco, spaced board railings, and privacy screens Colors: Primary gray-blue & light-gray stucco with accent colors; green, white, & charcoal FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner PROJECT ADDRESS: 1121 Montalban St. FILE NUMBER: ARCH-2008-2018 APPLICANT: Chris Baranek REPRESENTATIVE: Thom Jess ____________________________________________________________________________________________________ For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org Figure 1: Subject Property Packet Page 65 ARCH-2008-2018 1121 Montalban Street Page 2 3.0 FOCUS OF REVIEW The ARC’s role is to 1) review the office building in terms of its consistency with the Community Design Guidelines (CDG) and applicable City Standards and 2) provide comments and recommendations to the Planning Commission. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, and CDG. Staff has identified the discussion items below related to consistency with CDG Chapters 2 (General Design Principles), 3.1 (Commercial Project Design), and 6 (Site Planning and Other Design Details). Highlighted Sections Discussion Items Chapter 2 – General Design Principles §2.1.C - Site Function The ARC should discuss whether the project site activities (residential on the ground level along the street frontage) are logically oriented so that the project will operate efficiently and effectively for all users. Chapter 3.1 – Commercial Project Design Guidelines §3.1.B.2 Neighborhood Compatibility The ARC should discuss whether the commercial development respects architectural styles and scale of adjacent development in the vicinity by incorporating; appropriate design themes, proportional building scale/size, and appropriate setbacks and massing. §3.1.B.8 Entries The ARC should discuss whether the project entries are sufficient for the commercial district in creating an architectural focal point for the building. §3.1.B.12 Colors The ARC should discuss the proposed accent colors and whether they complement the base color or a variation of its hue. §3.1.C.1 Consider Neighboring Development The ARC should discuss whether the project demonstrates adequate consideration of; natural features, views, solar access, site layout, massing and privacy of neighboring structures. Figure 2: Rendering of project design from Montalban Street. Packet Page 66 ARCH-2008-2018 1121 Montalban Street Page 3 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Front Setback 10 feet 10 feet Density (units/acre) 9 (97.5% Bonus) 4.08 Floor Area Ratio (FAR) 0.8 2.5 Maximum Height of Structures 39 feet 45 feet Max Building Coverage 50% 75% Total # Parking Spaces Electric Vehicle Parking Bicycle Parking 19 (6 compact) 3 EV Ready TBD 19 2 EV Ready 34 Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15332 (In-Fill Development Projects) *2018 Zoning Regulations 6.0 ACTION ALTERNATIVES 6.1 Continue the project. An action continuing the application should include direction to the applicant and staff on pertinent issues. 6.2 Recommend denial the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS 7.1 Project Plans 7.2 Historic Assessment Packet Page 67 DateJANUARY 31, 2019for:SheetScaleA1.0NO SCALE1121 MONTALBAN STAttachment 1Packet Page 68 Attachment 1Packet Page 69 Attachment 1Packet Page 70 UNIT 2032 BED(1,075 SF)UNIT 2041 BED(600 SF)UNIT 2021 BED(600 SF)UNIT 2011 BED(600 SF)UNIT 2051 BED(600 SF)UNIT 2061 BED(600 SF)STAIR1STAIR210'150'41'25'25'25'24'100'5'30'10'25'5'10'26'5'25'5'27'5'4'8'DateJANUARY 31, 2019for:SheetScaleSECOND FLOOR PLAN081642PROJECTNORTHA2.11/16" = 1'-0" @ 11x171/8" = 1'-0" @ 24x36ACTUALNORTHAttachment 1Packet Page 71 UNIT 3032 BED(1,075 SF)UNIT 3041 BED(600 SF)UNIT 3021 BED(600 SF)UNIT 3011 BED(600 SF)UNIT 3051 BED(600 SF)UNIT 3061 BED(600 SF)STAIR1STAIR210'150'41'25'25'25'24'100'5'30'10'25'5'10'26'5'25'5'26'5'4'8'DateJANUARY 31, 2019for:SheetScaleTHIRD FLOOR PLAN081642PROJECTNORTHA2.21/16" = 1'-0" @ 11x171/8" = 1'-0" @ 24x36ACTUALNORTHAttachment 1Packet Page 72 1/4" : 12"1/4" : 12"AREA OFMECHANICALEQUIPMENT TOBE SCREENEDBY PARAPETAREA OF FUTURESOLAR PANELSAREA OF FUTURESOLAR PANELSDateJANUARY 31, 2019for:SheetScaleROOF PLAN081642PROJECTNORTHA2.31/16" = 1'-0" @ 11x171/8" = 1'-0" @ 24x36ACTUALNORTHAttachment 1Packet Page 73 BUILDING ELEVATION - MONTALBAN (NORTH)A3.0DateJANUARY 31, 2019for:SheetScale1/16" = 1' @ 11x171/8" = 1' @ 24x36081642Attachment 1Packet Page 74 A3.1DateJANUARY 31, 2019for:SheetScale1/16" = 1' @ 11x171/8" = 1' @ 24x36BUILDING ELEVATION - COURTYARD (EAST)081642Attachment 1Packet Page 75 A3.2DateJANUARY 31, 2019for:SheetScale1/16" = 1' @ 11x171/8" = 1' @ 24x36BUILDING ELEVATION - COURTYARD (SOUTH)081642Attachment 1Packet Page 76 A3.3DateJANUARY 31, 2019for:SheetScale1/16" = 1' @ 11x171/8" = 1' @ 24x36BUILDING ELEVATION - SIDE (WEST)081642Attachment 1Packet Page 77 A4.0DateJANUARY 31, 2019for:SheetScale1/16" = 1' @ 11x171/8" = 1' @ 24x36BUILDING SECTION - A081642BUILDING SECTION - B081642Attachment 1Packet Page 78 A5.0DateJANUARY 31, 2019for:SheetScale1/8" = 1' @ 11x171/4" = 1' @ 24x36S2S3S5W1S2A1S1A1: WINDOWS & STOREFRONTKAWNEERMEDIUM BRONZEW1: WINDOWSVINYLGREY COLORS3: STUCCOBENJAMIN MOORE2029-40 STEM GREENS2: STUCCOBENJAMIN MOORE1635 - WATER'S EDGES1: STUCCOBENJAMIN MOORE1548 - CLASSIC GRAYF2: SLATTED SCREENS/RAILINGBENJAMIN MOOREHC - 166 KENDALL CHARCOALF2COLORS AND MATERIALS - MONTALBAN (NORTH)S5: PAINT COLORBENJAMIN MOOREHC - 166 KENDALL CHARCOALS1S5Attachment 1Packet Page 79 Attachment 1Packet Page 80 GROUPED VINYLWINDOWSRECESSED 2"FROM BUILDINGFACECEMENT PLASTERSTUCCO WALLTRIM ATPROJECTIONS11'-4"8'-0"6' HIGH GATETUBE FILLED ANDMETAL PANELSTUCCO FINISH26'-6"FRONTA5.2DateJANUARY 31, 2019for:SheetScale1/8" = 1' @ 11x171/4" = 1' @ 24x36ARCHITECTURAL DETAILSSCREEN ELEMENTRAILINGSWINDOW12" = 1'-0"TRASH ENCLOSURE 14" = 1'-0"METAL POSTS3 12" COMPOSITECLADDINGINSTALLEDHORIZONTALLYW/ 3" GAPBETWEEN BOARDSUP TO CEILINGAND ALIGNED TOADJACENTRAILINGTOP: 3 12"COMPOSITECLADDINGINSTALLEDHORIZONTALLY W3" GAP BETWEENBOARDSMETAL POSTSBOTTOM: 3 12"COMPOSITECLADDINGINSTALLEDHORIZONTALLYNOTE: 42" MIN. HEIGHT,PAINT TO MATCHEXTERIORNOTE: PAINT TOMATCH EXTERIORAttachment 1Packet Page 81 FRONT PERSPECTIVE - MONTALBAN STREET VIEWA6.0DateJANUARY 31, 2019for:SheetScaleNOT TO SCALEAttachment 1Packet Page 82 BACK PERSPECTIVE - COURTYARDA6.1DateJANUARY 31, 2019for:SheetScaleNOT TO SCALEAttachment 1Packet Page 83 VANNO PARKINGWWWWGGGGGGGGGGGGGGGGGGW W W W W W W W W W W W W W W W W WWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS ETC ETC ETC ETC ETC ETC ETC ETCETCETC GGGGGGGGGGXXXXXXXXWWWWVANNO PARKING9.8%231.15 LIP231.07 FL231.07 LIP230.99 FL231.58 FS231.66 FS231.72 FS231.64 FS1.5%60.00'30.00'20.00'10.00'6.00'5.00'4.00'231.82 FS1.0%4.8%1.5%230.28 FS1.5%4.5%230.28 FS229.12 FS228.64 FS228.95 FS4.5%1.5%2.2%2%FF = 229.75FF = 231.8FF = 230.8230.42 FSFF = 230.84.8%228.17 FS226.83 FS6.5%4.5%229.25 BS4.5%FF = 228.954.5%5.0%2.0%2.4%228.71 TC228.21 FS228.88 FS4.5%229.31 TC227.81 FS2.0%2.4%1.0%228.66 TW225.81 FGH = 2.85'228.66 TW226.23 FGH = 2.43'1.5%228.93 TW226.51 FGH = 2.42'232.32 FG2.2%12H = 1'12222234556666677778899SS1W1W3W2G134MATCH (E)W1DOMESTICCOMMERCIALProject:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2018 All Jobs\181638 - Montalban Residences (Civil) - Arris\02_Working Drawings\Preliminary\02_ONSITE\GRADING SHEET.dwg, C-2.1, Jan 31, 2019 1:14pm, KathleenPhone Ext.:Phone Ext.:Engineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG,C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENI C 78390TS CTAEFOIGERAIOFILACLIVNRRERPSDERETFONOILAGNEISSKENNETHB.BROW N PLAN REVIEW SETNOT FOR CONSTRUCTIONSheet Size:24 x 361121 MONTALBAN STREET1121 MONTALBAN STREETSAN LUIS OBISPO, CA 93401KEAKBB01.30.2019181638GRADING PLANC-2.11----2----3----4----5----165119NDIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGSITE CONSTRUCTION NOTES:PROPOSED AC DRIVE ASILEPROPOSED PERVIOUS PAVER SECTIONPROPOSED 6" CURB AND 18' GUTTERPROPOSED 3' VALLEY GUTTERPROPOSED CURB CUTS FOR DRAINAGEPROPOSED 6" CURBPROPOSED CONCRETE FLATWORKPROPOSED ADA RAMPPROPOSED RETAINING WALL, HEIGHT PER PLANRIGHT OF WAY CONSTRUCTION NOTES:PROPOSED DRIVEWAY PRE CITY OF SAN LUIS OBISPO STANDARD DETAIL 2110PROPOSED 6' ATTACHED SIDEWALK PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4110.PROPOSED TREATMENT PLANTERPROPOSED 6" CURB AND 18" GUTTER PER CITY OF SAN LUIS OBISPO STANDARD 40301234010 10 20HORIZONTAL SCALE: 1" = 10'SANITARY SEWER CONSTRUCTION NOTES:PROPOSED HDPE SANITARY SEWER LATERAL PER CITY OF SAN LUIS OBISPO STANDARD DETAIL6810 AND 6020.WATER CONSTRUCTION NOTES:INSTALL WATER SERVICE WITH METER PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6210,6110, AND 6020. SEE MECHANICAL PLANS FOR SIZE FROM METER TO BUILDING.INSTALL 4" PVC FIRE LINE PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6330. 6530 AND6020. FIRE SPRINKLER ENGINEER TO VERIFY SERVICE SIZE PRIOR TO COMMENCEMENT OFCONSTRUCTION.INSTALL IRRIGATION LINE WITH BACKFLOW ASSEMBLYGAS CONSTRUCTION NOTES:PROPOSED GAS LINEAttachment 1Packet Page 84 Attachment 1Packet Page 85 DateJANUARY 31, 2019for:SheetScaleTREE REMOVAL PLAN081642PROJECTNORTHTR-011/16" = 1'-0" @ 11x171/8" = 1'-0" @ 24x36ACTUALNORTHLEGENDTREE TO BE REMOVEDAttachment 1Packet Page 86 Attachment 1Packet Page 87 Historic Building Assessment at 1121 Montalban Street, City of San Luis Obispo, California Annie McCausland Prepared By Applied EarthWorks, Inc. 811 El Capitan Way Suite 100 San Luis Obispo, CA 93401 Prepared For CoVelop, Inc. 1135 Santa Rosa Street, Suite 210 San Luis Obispo, CA 93401 January 2019 Keywords: USGS San Luis Obispo, Calif. 7.5' Quadrangle; in Township 30 South, Range 12 East, City of San Luis Obispo, San Luis Obispo County; 1121 Montalban Street Attachment 2 Packet Page 88 Attachment 2 Packet Page 89 Historic Building Assessment-1121 Montalban Street iii MANAGEMENT SUMMARY CoVelop, Inc. proposes to redevelop two parcels, including the extant building and accessory structure, at 1121 Montalban Street (Project) in the City of San Luis Obispo (City). The Spanish Colonial Revival bungalow-style dwelling and detached garage were constructed in 1928. As a result of the proposed demolition of the dwelling and garage, the City requested a historic building assessment be performed. Applied EarthWorks, Inc. (Æ) was retained to conduct a historic building assessment in accordance with the City’s guidelines to determine if the subject building and structure are a historic resource eligible for listing in the California Register of Historical Resources (CRHR) or the San Luis Obispo Master List of Historic Resources. The scope of work included a literature and records search of the Central Coastal Information Center (CCIC) at University of California Santa Barbara; an intensive-level pedestrian survey and inspection of the subject building, structure, and properties; and background research on the history and development of the City of San Luis Obispo and the subject properties. This report provides the results of that study. The subject properties, APN 001-114-034 and APN 001-114-035, were historically one lot until 1943. Both properties are included in this investigation. APN 001-114-034 features the Spanish Colonial Revival bungalow-style dwelling and detached garage, APN 001-114-035 is a vacant lot with a few trees. The dwelling was constructed in 1928 and the detached garage, sometime between 1928 and 1950. Therefore, the building and structure meet the 50-year age threshold under the CRHR and the San Luis Obispo Historic Preservation Ordinance (SLOHPO). Meeting the age criteria, the Spanish Colonial Revival bungalow-style dwelling and detached garage at 1121 Montalban Street was recorded and evaluated for historical significance. Æ Architectural Historian Annie McCausland, evaluated the historical significance of the building and structure based on in-depth historical background research and by applying the four criteria of the CRHR, and the three SLOHPO criteria. Historical background research demonstrates that the building and structure are not eligible for listing on the CRHR or the San Luis Obispo Master List of Historic Resources due the property’s lack of historic significance at the national, state, and local level. Field notes documenting the current investigation are on file at Æ’s San Luis Obispo office. A copy of this report and Department of Parks & Recreation (DPR) 523 recording forms documenting the subject building and structure will be placed on file at the CCIC for inclusion in the California Historical Resources Information System (CHRIS). The DPRs are attached as Appendix A. Attachment 2 Packet Page 90 iv Historic Building Assessment-1121 Montalban Street Attachment 2 Packet Page 91 Historic Building Assessment-1121 Montalban Street v CONTENTS 1 INTRODUCTION..............................................................................................................1 1.1 SCOPE AND PURPOSE OF INVESTIGATION ...................................................1 1.2 SOURCES CONSULTED .......................................................................................1 1.2.1 Cultural Resource Literature and Records Search .......................................5 1.2.2 City of San Luis Obispo Preservation Ordinance ........................................5 1.2.3 Archival Research ........................................................................................5 1.3 REPORT ORGANIZATION ...................................................................................6 2 HISTORICAL BACKGROUND ......................................................................................7 2.1 EARLY TWENTIETH CENTURY DEVELOPMENT IN THE CITY OF SAN LUIS OBISPO ................................................................................7 2.2 CITY OF SAN LUIS OBISPO LOT 2 BLOCK 80 .................................................7 2.3 SPANISH COLONIAL REVIVAL STYLE .........................................................10 3 SURVEY METHODS AND RESULTS .........................................................................13 3.1 SURVEY METHODS ...........................................................................................13 3.2 1121 MONTALBAN STREET SURVEY RESULTS ..........................................13 4 EVALUATION OF 1121 MONTALBAN STREET .....................................................17 4.1 REGULATORY CRITERIA .................................................................................17 4.1.1 California Register of Historical Resource Criteria ...................................17 4.1.2 San Luis Obispo Historic Preservation Ordinance Criteria .......................17 4.2 EVALUATION OF 1141 MONTALBAN STREET ............................................19 4.2.1 CRHR .........................................................................................................19 4.2.2 City of San Luis Obispo Historic Resource ...............................................20 5 SUMMARY AND RECOMMENDATIONS .................................................................23 6 REFERENCES .................................................................................................................25 APPENDICES A California DPR Forms FIGURES 1-1 Project area vicinity in San Luis Obispo County, California.............................................. 2 1-2 Project area on the USGS San Luis Obispo 7.5-minute quadrangle. .................................. 3 1-3 Aerial view of the Project area. ........................................................................................... 4 Attachment 2 Packet Page 92 vi Historic Building Assessment-1121 Montalban Street FIGURES (CONTINUED) 2-1 1875 Town of San Luis Obispo Map, Courtesy of the San Luis Obispo History Center. .. 8 2-2 1950 Sanborn Fire Insurance Map, Courtesy of the Los Angeles Public Library. ............. 8 2-3 1121 Montalban Street Building Permit, Courtesy of the Cal Poly Special Collections and Archives. ............................................................................................................................. 9 2-4 M.F Avila House, constructed between 1927 and 1929. Courtesy of the City of San Luis Obispo. .............................................................................................................................. 11 3-1 View from Montalban Street, facing southeast................................................................. 14 3-2 Detached wood lath patio addition on the south façade, facing south. ............................. 14 3-3 North façade of detached garage, looking from the driveway, facing southeast. ............. 15 3-4 Trees on adjacent property to the east. Historically this property was a portion of the subject property. ................................................................................................................ 15 Attachment 2 Packet Page 93 Historic Building Assessment-1121 Montalban Street 1 1 INTRODUCTION CoVelop, Inc., proposes to redevelop the two properties, APN 001-114-034 and APN 001-114-035, at 1121 Montalban Street (Project) in the City of San Luis Obispo. One of the subject parcels features a Spanish Colonial Revival bungalow-style dwelling constructed in 1928 and a detached garage constructed sometime between 1928 and 1950. The subject building and structure are on Montalban Street, north of U.S. Route 101 and east of California State Route 1, in the central portion of the City of San Luis Obispo (City), California (Figure 1-1). The subject property encompasses approximately 0.17 acres within Township 30 South, Range 12 East on the U.S. Geological Survey (USGS) San Luis Obispo 7.5-minute topographical quadrangle (Figures 1-2 and 1-3). Elevation of the property is approximately 254 feet above mean sea level. 1.1 SCOPE AND PURPOSE OF INVESTIGATION Applied EarthWorks, Inc. (Æ) was retained to conduct a historic building assessment of 1121 Montalban Street. The scope of work included completing a literature and records search through the Central Coastal Information Center (CCIC) at the University of California Santa Barbara; an intensive-level pedestrian survey and inspection of the subject building and structure; and background research on the history and development of the City of San Luis Obispo and the subject properties. Æ’s Principal Archaeologist, Erin Enright (M.A., Registered Professional Archaeologist [RPA] 16575), served as Project Manager and developed the scope of work. Æ Architectural Historian, Annie McCausland (M.A., who meets the U.S. Secretary of the Interior’s professional qualification standards), conducted background research and completed the historic building assessment report. Æ Staff Archaeologist, Karin Pitts-Olmedo (M.A., RPA 17221), conducted a cultural resource literature and records search at the CCIC on November 28, 2018, that covered the subject properties and the immediate vicinity. McCausland also conducted a field inspection of the subject building, structure, and properties on November 29, 2018, immediately followed by archival research and evaluation of the building and structure’s historical significance. Æ Principal Architectural Historian, M. Colleen Hamilton (M.A., RPA 10535), guided McCausland’s work. 1.2 SOURCES CONSULTED Various sources were consulted as part of this historic building assessment including historical records and literature housed at the CCIC. The City of San Luis Obispo Historic Preservation Ordinance and the San Luis Obispo Citywide Historic Context were consulted for information on the history of the City, architectural styles found within the City, and previous historic resources surveys conducted by the City. For information pertaining to the history and development of the subject building, numerous sources were consulted as part of historical background research. A detailed discussion of the sources consulted, and results of these investigations are provided Attachment 2 Packet Page 94 Date: 12/6/2018Document Path: H:\Montalban-Historic Building Assessment-3973\Projects\Deliverables - one folder per document\Arch Survey Report - 2018-12-05\3973 Figure 1.mxd505 Miles 505 Kilometers 10,000 0 10,000 20,000 30,000 Feet Figure 1-1 Project area vicinity in San Luis Obispo County, California. PROJECT AREA PROJECT AREA 2 Service Layer Credits: Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © 1:250,000SCALE Historic Building Assessment-1121 Montalban Street Attachment 2 Packet Page 95 Date: 12/6/2018Document Path: H:\Montalban-Historic Building Assessment-3973\Projects\Deliverables - one folder per document\Arch Survey Report - 2018-12-05\3973 Figure 2.mxd Historic Building Assessment-1121 Montalban Street 0.5 0 0.5 1 Miles 0.5 0 0.5 1 Kilometers 1,000 0 1,000 2,000 3,000 4,000 5,000 Feet Township 30 S /Range 12 E , Section 26 San Luis Obispo (1965-PR1994), CA 7.5' USGS Toprgraphic Quadrangle Figure 1-2 Project area on the USGS San Luis Obispo 7.5-minute quadrangle. PROJECT AREA Legend 3 1:24,000SCALE Attachment 2 Packet Page 96 Date: 1/21/2019Document Path: H:\Montalban-Historic Building Assessment-3973\Projects\Deliverables - one folder per document\Arch Survey Report - 2018-12-05\3973 Figure 1-3.mxd0.01 0 0.01 Miles 0.05 0 0.05 Kilometers 100 0 100 200 Feet ° Figure 1-3 Aerial view of Project area . PROJECT AREA PROJECT AREA 4 Service Layer Credits: Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community 1:1,000SCALE Historic Building Assessment-1121 Montalban Street APN 0 0 1 - 1 1 4 - 0 3 4APN 0 0 1 - 1 1 4 - 0 3 5 Mont al b a n St. Olive St.Ca b r i l l o Hw y Attachment 2 Packet Page 97 Historic Building Assessment-1121 Montalban Street 5 below, as well as in subsequent sections of this report that discuss the historical development of the subject properties. The data gathered from references consulted are on file at Æ’s San Luis Obispo office and are fully referenced in Chapter 7. 1.2.1 Cultural Resource Literature and Records Search Prior to the historic building survey, a historic resources literature and records search was conducted by Æ Staff Archaeologist Karin Pitts-Olmstead at the CCIC on November 28, 2018. The CCIC is maintained under the auspices of the California State Office of Historic Preservation (OHP) as the CHRIS responsible for providing coverage for San Luis Obispo County. The objective of the records search was to determine whether the subject buildings, or any buildings within the immediate vicinity, had been previously documented as historical resources eligible for the California Register of Historical Resources (CRHR). The scope of the records search included the subject properties and immediate surrounding area. Sources consulted include DPR 523 records and historic resource location maps, the National Register of Historic Places (NRHP), the OHP Directory of Properties in the Historic Property Data File, and the listings of California Historical Landmarks and California Points of Historical Interest. Records search results indicate that the subject building and buildings surrounding the subject property have not been previously evaluated and recorded in CHRIS. 1.2.2 City of San Luis Obispo Preservation Ordinance The City of San Luis Obispo Historic Preservation Ordinance was adopted in 2010. The SLOHPO provides criteria for the inclusion of historic or cultural resources on the City’s Master List or Contributing List of Historic Resources. The Ordinance also provides guidelines for the management of historic resources within the City. McCausland consulted the City’s Master List and Contributing List of Historic Resources to identify if the subject properties are currently listed on either lists and if there are any extant historic resources adjacent to the properties. The subject properties are not listed on either lists and there are no historic resources or historic districts identified adjacent to the subject properties (City of San Luis Obispo 2010; 2018). 1.2.3 Archival Research For information pertaining to the history and development of the Project area, numerous sources were consulted as part of historical background research. These sources include Sanborn Fire Insurance Maps, County maps and aerial photographs accessed online; historic maps, deeds, and newspapers housed at the San Luis Obispo History Center and the San Luis Obispo County Recorder’s Office; city directories and census records accessed through Ancestry.com; and digitized newspapers accessed through Newspapers.com. The original building permit for the dwelling was acquired from Cal Poly Special Collections and Archives. McCausland visited the San Luis Obispo County Recorder office, San Luis Obispo County Assessor, San Luis Obispo City Clerk office, San Luis Obispo Community Development Center, and the San Luis Obispo History Center on November 29 and 30, 2018. Attachment 2 Packet Page 98 6 Historic Building Assessment-1121 Montalban Street 1.3 REPORT ORGANIZATION This report documents the results of the historic building assessment in accordance with the CRHR and SLOHPO guidelines. Chapter 1 has introduced the scope of the work and stated regulatory requirements. Chapter 2 synthesizes the historical setting of the subject properties. Chapter 3 summarizes the results of the cultural resource literature and records search as well as summarizing sources consulted. The survey methods employed during this investigation and findings are provided in Chapter 4. An evaluation of historical significance is provided in Chapter 5. Conclusions and recommendations are included in Chapter 6, and bibliographic references are cited in Chapter 7. Department of Parks and Recreation (DPR) 523 recording forms documenting the building and structure are attached as Appendix A. Attachment 2 Packet Page 99 Historic Building Assessment-1121 Montalban Street 7 2 HISTORICAL BACKGROUND For a complete historic context for the City of San Luis Obispo please refer to City of San Luis Obispo Citywide Historic Context Statement written by Historic Resources Group in 2013. Appropriate sections are provided below to create a context for the property specific evaluation. 2.1 EARLY TWENTIETH CENTURY DEVELOPMENT IN THE CITY OF SAN LUIS OBISPO The following context is excerpted from the San Luis Obispo Citywide Historic Context Statement; In the early 20th century, the development of San Luis Obispo was characterized by three major factors: the introduction of the Southern Pacific Railroad line, the founding of California Polytechnic School, and the widespread use of the automobile. The former factors spurred a considerable increase in the population, but it was the latter factor-the automobile -that allowed urban planners to respond to the increased population growth by expanding development outside of the central city. By 1920, the City Population had grown to 5,805 residents [Historic Resources Group 2013:74]. San Luis Obispo’s population continued to grow in the early twentieth century. Residences from this period range from small, vernacular cottages to more elaborate two-story residences. During this period, residential architecture began to shift away from the Victorian-era styles imported from the east and new regional styles began to emerge including Craftsman as well as a variety of revival styles including Spanish Colonial, Mission, American Colonial, and Tudor. These popular styles were constructed on small and large scales in the City (Historic Resources Group 2013:81). Small-scale versions of these architectural styles were referred to as bungalows. Designs for the bungalow were advertised throughout the country through popular magazines like House Beautiful, Good Housekeeping, and Ladies Home Journal. Pattern books with a wide variety of bungalow designs and complete mail order house kits soon followed, allowing the styles to spread quickly across the country. Kit homes were manufactured by Sears, Aladdin, and Pacific Ready Cut Homes and were sold between 1908 and 1940. The kits were shipped by boxcars and contained framing members and all the architectural drawings (Historic Resources Group 2013:81). There are several extant neighborhoods in the City that developed in the early twentieth century and featured bungalow revival styles, including the neighborhoods near Santa Rosa Park on Oak, Montalban, and Olive streets. This area was considered to be on the outskirts of the City which became accessible with the advent of the automobile. 2.2 CITY OF SAN LUIS OBISPO LOT 2 BLOCK 80 In 1875 the land adjacent to Montalban Street was subdivided within the Town of San Luis Obispo (Harris 1875). The Rodriques family owned Lot 2 in Block 80 which includes the subject Attachment 2 Packet Page 100 8 Historic Building Assessment-1121 Montalban Street properties, APN 001-114-034 and APN 001-114-035, as well as the property to the east, APN 001-114-029 (1145 Montalban Street), as shown in Figures 2-1 and 2-2. However, this adjacent property is not included in the Project and the extant built environment on this property is not included in this historic context or this investigation. Figure 2-1 1875 Town of San Luis Obispo Map, Courtesy of the San Luis Obispo History Center. Figure 2-2 1950 Sanborn Fire Insurance Map, Courtesy of the Los Angeles Public Library. Attachment 2 Packet Page 101 Historic Building Assessment-1121 Montalban Street 9 A Jose M. Martins granted Lots 1 and 2 in Block 80 to Elsie F. Haskin et al. on October 3, 1925 (San Luis Obispo County Recorder 1925). On April 4, 1926 Haskin et al. granted the lots to a Conrad Winter (San Luis Obispo County Recorder 1926). Winter then granted Lot 2 to John and Trinnie Lewelling on February 9, 1928 (San Luis Obispo County Recorder 1928). The Lewelling family have owned the property since 1928 spanning three generations (San Luis Obispo County Assessor 2018). John J. Lewelling married Pasquala de Trinidad Rodriquez, commonly known as Trinnie, on December 14, 1913 (Rodriquez n.d:17). Both were San Luis Obispo natives. John was a local plumber at Union Hardware and Plumbing and Trinnie was a housewife (U.S. Bureau of the Census 1930). The Lewellings had three children, John Fredrick (known as Cupi), Virginia Angelina, and Dorothy Elsie (her real name was Rosa Juanita). John constructed the subject dwelling himself in 1928 for his growing family (San Luis Obispo Tribune 1928; San Luis Obispo City Clerk 1928). Figure 2-3 is the original building permit for the modest Spanish Colonial Revival bungalow style dwelling, a popular style in the 1920s. Figure 2-3 1121 Montalban Street Building Permit, Courtesy of the Cal Poly Special Collections and Archives. Attachment 2 Packet Page 102 10 Historic Building Assessment-1121 Montalban Street Dorothy Lewelling married Frank Silva, another San Luis Obispo native, in 1940 (San Luis Obispo Daily Telegram 1940). Frank was a foreman with the State Division of Highways and Dorothy was a housewife (Ancestry.com 2011). Virginia Lewelling married an Alfred Roger Damso, native of Cambria. John F. Lewelling was a well-known local baseball player. In 1940, he lived with his wife Theda, and daughter, Joan, on Morro Street (U.S. Bureau of the Census 1940). The detached garage was constructed sometime between 1928 and 1950 according to available sources (Sanborn Fire Insurance Map Co. 1950; San Luis Obispo City Clerk 1928). The Lewelling children, Virginia, Dorothy, and Joan inherited portions of Lot 2 Block 80 in 1943 after their mother, Trinnie Lewelling passed away (San Luis Obispo County Recorder 1943). This divided up the original lot into three lots. The lot with the dwelling and garage was inherited by Dorothy who also purchased Virginia’s tract (vacant lot) a few years later (Silva 2000). Dorothy’s husband, Frank Silva, passed away in 1998 and the property was inherited by Carol Ann Johnson, Dorothy and Frank’s daughter (San Luis Obispo County Assessor 2018). 2.3 SPANISH COLONIAL REVIVAL STYLE The following description of the Spanish Colonial Revival style is excerpted from the City of San Luis Obispo Citywide Historic Context Statement written by the Historic Resources Group in 2013. Enormously popular in Southern California from the late 1910s through the late 1930s, the Spanish Colonial Revival style emerged from a conscious effort by architects to emulate older Spanish architectural traditions, and break with Eastern colonial influences. At the peak of its popularity, design features of other regions of the Mediterranean were often creatively incorporated, including those of Italy, France, and North Africa. The result was a pan-Mediterranean mélange of eclectic variations on Spanish Revival Styles [Historic Resources Group 2013:147]. This Spanish Colonial Revival style was popular in San Luis Obispo and there are many extant examples of the style within the City (City of San Luis Obispo 2010; 2018). Many Spanish Colonial Revival style dwellings are contributing resources to local historic districts and are listed in the San Luis Obispo Master List of Historic Resources, including the M.F. Avila House, Resource No. 22 (Figure 2-4). The M.F. Avila House was constructed between 1927 and 1929 and was designed by prominent local architect, Edward Abrahms (City of San Luis Obispo 2018). Attachment 2 Packet Page 103 Historic Building Assessment-1121 Montalban Street 11 Figure 2-4 M.F Avila House, constructed between 1927 and 1929. Courtesy of the City of San Luis Obispo. Attachment 2 Packet Page 104 12 Historic Building Assessment-1121 Montalban Street Attachment 2 Packet Page 105 Historic Building Assessment-1121 Montalban Street 13 3 SURVEY METHODS AND RESULTS 3.1 SURVEY METHODS The primary purpose of this historic building assessment is to inspect and document the buildings on the subject property, assess their age, use, and condition, research their construction history, and evaluate their collective and individual significance for listing on the CRHR. In order to complete this task, Æ Architectural Historian Annie McCausland first performed a desktop review of aerial and satellite imagery and historic maps, followed by a reconnaissance- level field inspection of the subject property on November 29, 2018. The purpose was to identify all buildings and structures located on the subject site, and any other features of the built environment dating prior to 1969, which would meet the 50-year age threshold for consideration as a historical resource as detailed above. The survey consisted of pedestrian transects across the subject property, and inspection of the building and structure found on the subject property. Once field work was completed, additional research was conducted to explore the historical background and development of the subject property, building, and structure. Finally, the appropriate DPR forms were compiled to document the historic-age building and structure and assess their historical significance. 3.2 1121 MONTALBAN STREET SURVEY RESULTS One building and one structure were identified to be over 50 years of age extant on one of the subject properties (APN 001-114-034). The subject building is a Spanish Colonial Revival dwelling constructed in 1928. Another structure on the property is a detached garage that was constructed sometime between 1928 and 1950. This 1,059-square-foot single-story Spanish Colonial Revival bungalow-style dwelling with detached garage sits on a 0.17-acre lot on the south side of Montalban Street. The wood framed, stucco clad dwelling rests on a concrete foundation and features a flat roof. A chimney and seven wood framed double-hung windows are featured on the west façade (Figure 3-1). The north façade fenestration includes three wood framed windows, two double-hung and one fixed window in the middle, on the west end (Figure 3-1). An attached covered porch with an arched opening and a Spanish red tile shed roof, is on the east end (Figure 3-1). The porch covers the main entry and two fixed windows (Figure 3-1). The building is surrounded by an asphalt driveway to the west, an enclosed front yard to the north, and concrete sidewalk and an asphalt driveway (Figure 3-1). The front yard is enclosed by stucco walls on the east and west ends and a wood picket fence to the north. The entry path through the front yard features a wood portico (Figure 3-1). The east façade features four wood framed double-hung windows, however the entire façade was not visible via the public right of way. A detached wood lath patio addition is on the south façade and at least one wood framed window (Figure 3-2). This addition is not original, and it is unknown when it was added. The entire south façade was not visible from the driveway (Figure 3-2) and access was not available. Attachment 2 Packet Page 106 14 Historic Building Assessment-1121 Montalban Street The detached garage is wood framed and clad in stucco (Figure 3-3). The garage features a flat roof, wooden garage door, and an entry door on the east end of the north façade (Figures 3-1 and 3-3). The adjacent property was historically part of the subject property and is currently undeveloped with a few trees (Figure 3-4). Figure 3-1 View from Montalban Street, facing southeast. Figure 3-2 Detached wood lath patio addition on the south façade, facing south. Attachment 2 Packet Page 107 Historic Building Assessment-1121 Montalban Street 15 Figure 3-3 North façade of detached garage, looking from the driveway, facing southeast. Figure 3-4 Trees on adjacent property to the east. Historically this property was a portion of the subject property. Attachment 2 Packet Page 108 16 Historic Building Assessment-1121 Montalban Street Attachment 2 Packet Page 109 Historic Building Assessment-1121 Montalban Street 17 4 EVALUATION OF 1121 MONTALBAN STREET This assessment was requested by the City who must permit demolition of the structures and redevelopment of the lot. The City has a historic preservation ordinance that recognizes historic districts and individual historic resources within the City limits and maintains the City’s Master List of Historic Resources and List of Contributing Historic Resources. 4.1 REGULATORY CRITERIA 4.1.1 California Register of Historical Resource Criteria For this study, the subject building and structure were evaluated under the requirements for listing on the California Register of Historic Resources (CRHR) following four criteria for historical significance: 1. Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage; 2. Is associated with the lives of persons important in our past; 3. Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values; or, 4. Has yielded, or may be likely to yield, information important in prehistory or history (California Office of Historic Preservation 2018). 4.1.2 San Luis Obispo Historic Preservation Ordinance Criteria The SLOHPO outlines the following criteria for the inclusion of historic or cultural resources on the City’s Master List or Contributing List of Historic Resources. In order to be eligible for designation, the resource must exhibit a high level of integrity, be at least fifty (50) years old, and satisfy at least one of the following criteria (City of San Luis Obispo 2010): 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 value. 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/eclectic influences that represent a particular social milieu Attachment 2 Packet Page 110 18 Historic Building Assessment-1121 Montalban Street 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. Design also, takes into consideration the 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. 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 referenced to as: 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 craftmanship, 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 History-Person Associated with the lives of persons important to local, California, or national history. Historical Persons 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). 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 events will be evaluated as a measure of: a. A landmark, famous, or first-of-its-kind event for the city-regardless of whether the Attachment 2 Packet Page 111 Historic Building Assessment-1121 Montalban Street 19 impact of the event spread beyond the city; b. 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). Historic-Context Associated with and also prime illustrations 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 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). The SLOHPO also provides criteria for evaluating integrity of significant resources and is defined under Criterion C. C. Integrity Authenticity of a 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: a. Whether or not a structure occupies its original site and/or whether or not the original foundation has been changed, if known; b. 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; c. The degree to which the resource has retained its design, setting, materials, workmanship, feeling, and association. 4.2 EVALUATION OF 1141 MONTALBAN STREET 4.2.1 CRHR For this study, the subject building and structure were evaluated for listing on the CRHR including the following four criteria for historical significance. Criterion 1. The subject building is a modest Spanish Colonial Revival bungalow-style, constructed in 1928, and the subject structure is a detached garage constructed sometime between 1928 and 1950. The subject property has been maintained as a single-family residential property throughout the twentieth century and is not associated with any events or trends of historical significance at the national, state, or local level. The subject building and structure are not considered significant under Criterion 1. Attachment 2 Packet Page 112 20 Historic Building Assessment-1121 Montalban Street Criterion 2. The subject property was owned by the Lewelling and Silva families during the twentieth century, neither of which are significant at a national, state, or local level. The subject building and structure are not associated with person(s) of historical significance and it is not considered significant under Criterion 2. Criterion 3. The subject building embodies the distinctive characteristics of a modest Spanish Colonial Revival bungalow; however, there are better extant representations of this style within the region that are not modest in design. The bungalow was constructed by John J. Lewelling who is not a master architect or builder. The detached garage does not feature an architectural style and its builder is unknown. As such, they do not embody the distinctive characteristic of a method of construction, or represent the work of a master, or possess high artistic values. The subject building and structure are not historically significant under Criterion 3. Criterion 4. This criterion is most relevant for archaeological sites, but it can be applied to built- environment resources if further study has the potential to yield information that cannot be obtained from other sources. However, historical information about Spanish Colonial Revival bungalows is prevalent, and further study of the building would not add any new information. The subject building and structure are not considered significant under Criterion 4. 4.2.2 City of San Luis Obispo Historic Resource The City of San Luis Obispo Historic Preservation Ordinance outlines the following criteria for the inclusion of historic or cultural resources on the City’s Master List or Contributing List of Historic Resources. In order to be eligible for designation, the resource must exhibit a high level of historic integrity, be at least fifty (50) years old, and satisfy at least one of the following criteria: Criterion A. The subject building embodies the distinctive characteristics of a modest Spanish Colonial Revival bungalow, however there are better extant representations within the City of San Luis Obispo that are not as modest in design, including the M.F Avila House. The dwelling was constructed by John J. Lewelling who is not a master architect or builder, nor a prominent local architect. The detached garage does not feature an architectural style and the builder is unknown. The property is not located within a historic preservation overlay district nor is it a contributing property to a historic district. In conclusion the subject building and structure do not represent a t ype, period, region, or method of construction, or represents the work of a master, or possesses high artistic value and are therefore is not eligible under Criterion A of the SLOHPO. Criterion B. The subject building and structure are associated with the Lewelling and Silva families. Extensive research has shown that the Lewelling and Silva families are not historically significant within a national, state, or local context. The subject building does not represent any patterns of history nor is it associated with any historic events. Therefore, the subject building and structure are not significant under Criterion B of the SLOHPO. Criterion C. The property is not historically significant under Criteria A or B; therefore, the property does not have a period of significance. The property retains integrity of location, as it has not been moved. The wood lath patio addition on the dwelling south façade has altered the dwelling’s integrity of design, materials, and workmanship. Lastly, the addition of the more Attachment 2 Packet Page 113 Historic Building Assessment-1121 Montalban Street 21 contemporary garage which was not included in the original construction alters the overall setting and feeling of the original dwelling. Overall, the property does not retain integrity of association due to its lack of historical significance under Criteria A and B of the SLOHPO. Attachment 2 Packet Page 114 22 Historic Building Assessment-1121 Montalban Street Attachment 2 Packet Page 115 Historic Building Assessment-1121 Montalban Street 23 5 SUMMARY AND RECOMMENDATIONS Meeting the age criteria, the Spanish Colonial Revival bungalow and detached garage at 1121 Montalban Street was recorded and evaluated for eligibility for the CRHR and the City’s Master List of Historic Resources. Æ Architectural Historian Annie McCausland evaluated the historical significance of the building based on background research and by applying the four criteria of the CRHR and the three criteria of the SLOHPO. Background and archival research on the development and growth of the City of San Luis Obispo, the subject property, and the subject building and structure, has demonstrated that the subject building and structure do not qualify as a historical resource due the property’s lack of historic significance at the national, state, and local level. Attachment 2 Packet Page 116 24 Historic Building Assessment-1121 Montalban Street Attachment 2 Packet Page 117 Historic Building Assessment-1121 Montalban Street 25 6 REFERENCES Ancestry.com 2011 U.S. City Directories: 1822-1995. Accessed January 17, 2019. https://search.ancestry.com/search/db.aspx?dbid=2469. California Office of Historic Preservation 2018 California Register of Historical Resources. Accessed June 28, 2018. http://ohp.parks.ca.gov/?page_id=21238. City of San Luis Obispo 2010 Historic Preservation Ordinance. Accessed January 17, 2019. https://www.slocity.org/home/showdocument?id=4142. 2018 SLO Story Map: Historic Properties in San Luis Obispo. Accessed January 17, 2019. https://gis.slocity.org/HistoricMapTour/index.html. Harris, R.R 1875 Map of the town of San Luis Obispo. On file, San Luis Obispo History Center, San Luis Obispo, California. Historic Resources Group 2013 City of San Luis Obispo Citywide Historic Context Statement. Historic Resources Group, Pasadena, California. Accessed on January 17, 2019. https://www.slocity.org/home/showdocument?id=4042. Rodriquez, Miguel n.d Descendants of Miguel Rodriquez: 1732-1999. On file, San Luis Obispo History Center, San Luis Obispo, California. Sanborn Fire Insurance Map Co. 1950 San Luis Obispo, Sheet 2. From the Los Angeles Public Library Digital Collections, http://www.lapl.org/collections-resources/research- guides/sanborn-atlases. San Luis Obispo City Clerk 1928 Application for Building Permit. MS 034 San Luis Obispo Building Permits Collection, Special Collections and Archives, Cal Poly, San Luis Obispo. San Luis Obispo County Assessor 2018 Assessor Records. On file, San Luis Obispo County Assessor’s Office, San Luis Obispo, California. San Luis Obispo County Recorder 1925 Deed Book 6, Page: 242. 1926 Deed Book 12: 277. Attachment 2 Packet Page 118 26 Historic Building Assessment-1121 Montalban Street 1928 Deed Book 45: 170. 1943 Deed Book 345: 4. San Luis Obispo Daily Telegram 1928 Permits to Build Approved, 24 January 24. San Luis Obispo, California. Hardbound newspapers on file at the San Luis Obispo History Center. 1940 Native San Luis Obispans are Married at the Old Mission, 30 September. San Luis Obispo, California. Hardbound newspapers on file at the San Luis Obispo History Center and digital issues available through Genealogy Bank.com. Silva, Frank 2000 Letter to Arnold Jones with the San Luis Obispo Community Development Department. On file, San Luis Obispo Community Development Department, San Luis Obispo, California. U.S. Bureau of the Census 1930 U.S Federal Census. Accessed January 17, 2019. https://search.ancestry.com/search/db.aspx?dbid=6224. 1940 U.S Federal Census. Accessed January 17, 2019. https://search.ancestry.com/search/db.aspx?dbid=2442. Attachment 2 Packet Page 119 APPENDIX A California DPR Forms Attachment 2 Packet Page 120 Attachment 2 Packet Page 121 DPR 523A (1/95) Primary-photo.doc [6-17-09] State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 6Z Other Listings Review Code Reviewer Date Page 1 of 8 Resource Name or #: 1121 Montalban Street P1. Other Identifier: *P2. Location: a. County: San Luis Obispo Not for Publication Unrestricted b. USGS 7.5′ Quad: San Luis Obispo, CA Date 1995 T 30S, R 12E; Unsectioned; M.D. BM c. Address: 1121 Montalban Street, San Luis Obispo, CA 93405 d. UTM: NAD , Zone 10S; 712403 mE / 3907536 mN e. Other Locational Data: APN 001-114-034 *P3a. Description: This 1,059-square-foot single-story Spanish Colonial Revival bungalow-style dwelling with detached garage sits on a 0.17-acre lot on the south side of Montalban Street. The wood framed, stucco clad, dwelling rests on a concrete foundation and features a flat roof. A chimney and seven wood framed double-hung windows are featured on the west façade. The north façade fenestration includes three wood framed windows, two double-hung and one fixed window in the middle, on the west end. An attached covered porch with an arched opening and a Spanish red tile shed roof, is on the east end. The porch covers the main entry and two fixed windows. The east façade features four wood framed double-hung windows. A detached wood lath patio addition is on the south façade and at least one wood framed window. The entire façade was not visible from the driveway. The building is surrounded by an asphalt driveway to the west, an enclosed front yard to the north, and concrete sidewalk and an asphalt driveway. The front yard is enclosed by stucco walls on the east and west ends and a wood picket fence to the north. The entry path through the front yard features a wood portico. The detached garage is wood framed and clad in stucco. The garage features a flat roof, wooden garage door, and an entry door on the east end of the north façade. *P3b. Resource Attributes: HP2: Single-family property *P4. Resources Present: Building Structure Object Site District Element of District Other: *P5a. Photograph P5b. Description of Photo: North façade, facing southeast. *P6. Date Constructed/Age and Sources: Prehistoric Historic Both 1928 (San Luis Obispo Daily Telegram) *P7. Owner and Address: Carol Johnson, 463 Pacific Street, San Luis Obispo, CA 93401 *P8. Recorded By: Annie McCausland Applied EarthWorks, Inc. 811 El Capitan Way, Suite100, San Luis Obispo, CA 93401 *P9. Date Recorded: December 2018 *P10. Survey Type: Intensive Reconnaissance Other Describe: Pedestrian survey *P11. Report Citation: McCausland, Annie 2018 Historic Building Assessment at 1121 Montalban Street, City of San Luis Obispo, California. Applied EarthWorks, Inc., San Luis Obispo, California. Prepared for CoVelop, Inc., San Luis Obispo, California. Submitted to the City of San Luis Obispo. *Attachments: NONE Location Map Site/Sketch Map Continuation Sheet Building, Structure, Archaeological Record District Record Linear Feature Record and Object Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (list): Attachment 2 Packet Page 122 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial CONTINUATION SHEET Page 2 of 8 Resource Name or #: 1121 Montalban Street Continuation Update DPR 523A (1/95) Primary-photo.doc [6-5-07] *P5a. Photograph (continued) P5b. Description of Photo: North façade of detached garage, looking from the driveway, facing southeast. P5b. Description of Photo: Detached wood addition on the south façade, facing south. Attachment 2 Packet Page 123 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial CONTINUATION SHEET Page 3 of 8 Resource Name or #: 1121 Montalban Street Continuation Update DPR 523A (1/95) Primary-photo.doc [6-5-07] P5b. Description of Photo: Trees on adjacent property to the east. Historically this property was a portion of the subject property. Attachment 2 Packet Page 124 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial BUILDING, STRUCTURE, AND OBJECT RECORD *NRHP Status Code 6Z Page 4 of 8 Resource Name or #: 1121 Montalban Street DPR 523B (1/95) *Required Information B1. Historic Name: Lewelling Residence B2. Common Name: 1121 Montalban Street B3. Original Use: Residential B4. Present Use: Same *B5. Architectural Style: Modest Spanish Colonial Revival bungalow *B6. Construction History (construction date, alterations, and dates of alterations): The five-room, wood framed, stucco clad dwelling was constructed in 1928 by property owner, John J. Lewelling (San Luis Obispo Daily Telegram 1928; San Luis Obispo City Clerk 1928). The garage was constructed sometime between 1928 and 1950 (Sanborn Fire Insurance Map Co. 1950). The house retains its original windows and seems to retain overall integrity. It is unknown when the detached wood lath porch on the south façade was added. *B7. Moved?: No Yes Unknown Date: Original Location: *B8. Related Features: none B9. a. Architect: John J. Lewelling b. Builder: John J. Lewelling *B10. Significance: Theme: n/a Area: n/a Period of Significance: n/a Property Type: n/a Applicable Criteria: n/a (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) Historic Context: In 1875 the land adjacent to Montalban Street was subdivided within the Town of San Luis Obispo (Harris 1875). The Rodriques family owned Lot 2 in Block 80 which includes the subject properties, APN 001-114-034 and APN 001-114-035, as well as the property to the east, APN 001-114-029 (1145 Montalban Street). However, this adjacent property is not included in the Project and the extant built environment on this property are not included in this historic context or this investigation. Jose M. Martins granted Lots 1 and 2 in Block 80 to Elsie F. Haskin et al. on October 3, 1925 (San Luis Obispo County Recorder 1925). On April 4, 1926 Haskin et al. granted the lots to a Conrad Winter (San Luis Obispo County Recorder 1926). Winter then granted Lot 2 to John and Trinnie Lewelling on February 9, 1928 (San Luis Obispo County Recorder 1928). The Lewelling family have owned the property since 1928 spanning three generations (Ancestry.com 2011; San Luis Obispo County Assessor 2018). John J. Lewelling married Pasquala de Trinidad Rodriquez, commonly known as Trinnie, on December 14, 1913 (Rodriquez n.d:17). Both were San Luis Obispo natives. John was a local plumber at Union Hardware and Plumbing and Trinnie was a housewife (U.S. Bureau of the Census 1930). The Lewellings had three children, John Fredrick (known as Cupi), Virginia Angelina, and Dorothy Elsie (her real name was Rosa Juanita). John constructed the subject dwelling himself in 1928 for his growing family (San Luis Obispo City Clerk 1928; San Luis Obispo Daily Telegram 1928). The modest Spanish Colonial Revival bungalow-style dwelling was a popular and affordable style in the 1920s. Dorothy Lewelling married Frank Silva, another San Luis Obispo native, in 1940 (San Luis Obispo Daily Telegram 1940). Frank was a foreman with the State Division of Highways and Dorothy was a housewife (Ancestry.com 2011). Virginia Lewelling married an Alfred Roger Damso, native of Cambria. John F. Lewelling was a well-known local baseball player. In 1940, he lived with his wife Theda, and daughter, Joan, on Morro Street (U.S. Bureau of the Census 1940). The detached garage was constructed sometime between 1928 and 1950 according to available sources (Sanborn Fire Insurance Map Co. 1928; 1950). The Lewelling children, Virginia, Dorothy, and Joan inherited portions of Lot 2 Block 80 in 1943 after their mother, Trinnie Lewelling passed away (San Luis Obispo County Recorder 1943). This divided up the original lot into three lots. The lot with the dwelling and garage was inherited by Dorothy who also purchased Virginia’s tract (vacant lot) a few years later (Silva 2000). Dorothy’s husband, Frank Silva, passed away in 1998 and the property was inherited by Carol Ann Johnson, Dorothy and Frank’s daughter (San Luis Obispo County Assessor 2018). Significance Evaluation: CRHR Criterion 1. The subject building is a modest Spanish Colonial Revival bungalow-style, constructed in 1928, and the subject structure is a detached garage constructed sometime between 1928 and 1950. The subject property has been maintained as a single-family residential property throughout the twentieth century and is not associated with any events or trends of historical significance at the national, state, or local level. The subject building and structure are not considered historically significant under Criterion 1. CRHR Criterion 2. The subject property was owned by the Lewelling and Silva families during the twentieth century, neither of which are historically significant at a national, state, or local level. The subject building and Attachment 2 Packet Page 125 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial BUILDING, STRUCTURE, AND OBJECT RECORD *NRHP Status Code 6Z Page 5 of 8 Resource Name or #: 1121 Montalban Street DPR 523B (1/95) *Required Information structure are not associated with person(s) of historical significance and it is not considered historically significant under Criterion 2. *B10. Significance Evaluation (continued): CRHR Criterion 3. The subject building embodies the distinctive characteristics of a modest Spanish Colonial Revival bungalow; however, there are better extant representations of this style within the region that are not modest in design. The bungalow was constructed by John J. Lewelling who is not a master architect or builder. The detached garage does not feature an architectural style and its builder is unknown. As such, they do not embody the distinctive characteristic of a method of construction, or represent the work of a master, or possess high artistic values. The subject building and structure are not historically significant under Criterion 3. CRHR Criterion 4. This criterion is most relevant for archaeological sites, but it can be applied to built- environment resources if further study has the potential to yield information that cannot be obtained from other sources. However, historical information about Spanish Colonial Revival bungalows is prevalent, and further study of the building would not add any new information. The subject building and structure are not considered significant under Criterion 4. San Luis Obispo Historic Preservation Ordinance (SLOHPO) Local Listing Evaluation: Criterion A. The subject building embodies the distinctive characteristics of a modest Spanish Colonial Revival bungalow, however there are better extant representations within the City of San Luis Obispo that are not as modest in design, including the M.F Avila House. The dwelling was constructed by John J. Lewelling who is not a master architect or builder, nor a prominent local architect. The detached garage does not feature an architectural style and the builder is unknown. The property is not located within a historic preservation overlay district nor is it a contributing property to a historic district. In conclusion the subject building and structure do not represent a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic value and are therefore is not eligible under Criterion A of the SLOHPO. Criterion B. The subject building and structure are associated with the Lewelling and Silva families. Extensive research has shown that the Lewelling and Silva families are not historically significant within a national, state, or local context. The subject building does not represent any patterns of history nor is it associated with any historic events. Therefore, the subject building and structure are not significant under Criterion B of the SLOHPO. Criterion C. The property is not historically significant under Criteria A or B; therefore, the property does not retain a period of significance. The property retains integrity of location, it has not been moved. The wood lath patio addition on the dwelling south façade has altered the dwelling’s integrity of design, materials, and workmanship. Lastly, the addition of the more contemporary garage which was not included in the original construction alters the overall setting and feeling of the original dwelling. Overall, the property does not retain integrity of association due to its lack of historical significance under Criteria A and B of the SLOHPO. B11. Additional Resource Attributes (list attributes and codes): *B12. References: Ancestry.com 2011 U.S. City Directories: 1822-1995. Accessed January 17, 2019. https://search.ancestry.com/search/db.aspx?dbid=2469. City of San Luis Obispo 2010 Historic Preservation Ordinance. Accessed January 17, 2019. https://www.slocity.org/home/showdocument?id=4142. 2018 SLO Story Map: Historic Properties in San Luis Obispo. Accessed January 17, 2019. https://gis.slocity.org/HistoricMapTour/index.html. Harris, R.R 1875 Map of the town of San Luis Obispo. On file, San Luis Obispo History Center, San Luis Obispo, California. Historic Resources Group 2013 City of San Luis Obispo Citywide Historic Context Statement. Historic Resources Group, Pasadena, California. Accessed on January 17, 2019. https://www.slocity.org/home/showdocument?id=4042. Attachment 2 Packet Page 126 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial BUILDING, STRUCTURE, AND OBJECT RECORD *NRHP Status Code 6Z Page 6 of 8 Resource Name or #: 1121 Montalban Street DPR 523B (1/95) *Required Information Rodriquez, Miguel n.d Descendants of Miguel Rodriquez: 1732-1999. On file, San Luis Obispo History Center, San Luis Obispo, California. Sanborn Fire Insurance Map Co. 1950 San Luis Obispo, Sheet 2. From the Los Angeles Public Library Digital Collections, http://www.lapl .org/collections-resources/research- guides/sanborn-atlases. San Luis Obispo City Clerk 1928 Application for Building Permit. MS 034 San Luis Obispo Building Permits Collection, Special Collections and Archives, Cal Poly, San Luis Obispo. San Luis Obispo County Assessor 2018 Assessor Records. On file, San Luis Obispo County Assessor’s Office, San Luis Obispo, California. San Luis Obispo County Recorder 1925 Deed Book 6, Page: 242. 1926 Deed Book 12: 277. 1928 Deed Book 45: 170. 1943 Deed Book 345: 4. San Luis Obispo Daily Telegram 1928 Permits to Build Approved, 24 January 24. San Luis Obispo, California. Hardbound newspapers on file at the San Luis Obispo History Center. 1940 Native San Luis Obispans are Married at the Old Mission, 30 September. San Luis Obispo, California. Hardbound newspapers on file at the San Luis Obispo History Center and digital issues available through Genealogy Bank.com. Silva, Frank 2000 Letter to Arnold Jones with the San Luis Obispo Community Development Department. On file, San Luis Obispo Community Development Department, San Luis Obispo, California. U.S. Bureau of the Census 1930 U.S Federal Census. Accessed January 17, 2019. https://search.ancestry.com/search/db.aspx?dbid=6224. 1940 U.S Federal Census. Accessed January 17, 2019. https://search.ancestry.com/search/db.aspx?dbid=2442. B13. Remarks: *B14. Evaluator: Annie McCausland, M.A. Applied EarthWorks, Inc., San Luis Obispo, CA 93401 Date of Evaluation: December 2018 This space reserved for official comments. Attachment 2 Packet Page 127 State of California The Resources Agency DEPARTMENT OF PARKS AND RECREATION LOCATION MAP TRUE NORTH ° SCALE 1:24,000 1 0 10.5 Miles 1010.5 Kilometers 1,000 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 Feet Scale: 1:24,000Resource Name or #: 1121 Montalban Street Primary # HRI# Trinomial Page 7 of 8 Map Name: San Luis Obispo (1965-PR1994), CA, USGS 7.5' quadrangle Date: 2019 1121 Montalban Street Attachment 2 Packet Page 128 465320018State of California The Resources Agency DEPARTMENT OF PARKS AND RECREATION SKETCH MAP DPR 523K (1/95)*Required information *Date of map: January 2019 Primary # HRI# Trinomial Page 8 of 8 *Drawn by: E. Mills Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community Legend Parcel T Nv *Scale: *Resource Name or #: 1121 Montalban Street 1 inch equals 8 meters Dwelling Detatched Garage 02468 Meters 0102030 Feet Attachment 2 Packet Page 129