HomeMy WebLinkAboutItem 04 - Addition of 1789 Santa Barbara Ave to the Master List of Historic Resources (Lozelle & Katie Flickenger Graham House)
Department Name: Community Development
Cost Center: 4003
For Agenda of: July 7, 2020
Placement: Consent
Estimated Time: N/A
FROM: Michael Codron, Community Development Director
Prepared By: Walter Oetzell, Assistant Planner
SUBJECT: ADDITION OF A PROPERTY AT 1789 SANTA BARBARA AVENUE TO
THE MASTER LIST OF HISTORIC RESOURCES AS THE LOZELLE AND
KATIE FLICKINGER GRAHAM HOUSE
RECOMMENDATION
As recommended by the Cultural Heritage Committee, adopt a Resolution (Attachment A)
adding the property at 1789 Santa Barbara Avenue to the Master List of Historic Resources as
“The Lozelle and Katie Flickinger Graham House."
DISCUSSION
Background
Michael and Paden Hughes, represented by James Papp of Historicities, LLC, have requested
that the property at 1789 Santa Barbara Avenue be designated as a Master List Resource in the
City’s Inventory of Historic Resources, as The Lozelle and Katie Flickinger Graham House . The
property is currently designated as a Contributing List Resource and is located within the
Railroad Historic District.
Previous Advisory Body Action
On May 18, 2020, the Cultural Heritage Committee considered this request and found that the
property meets eligibility criteria for historical listing to a degree that qualifies it for designation
as a Master List Resource and recommended that the City Council designate the property as such
in the City’s Inventory of Historic Resources.
Site and Setting
The property is at the northwest corner of Church Street and Santa Barbara Avenue, within the
Railroad Historic District. Development in the District corresponded to the development of the
Southern Pacific Railroad yard, accommodating 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, with most constructed before 1920.
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The property is developed with a single-family dwelling (see Figure 2), built in the late 19th
Century. In 1988, the property was designated as a Contributing Resource in the City’s Historic
Resources Survey (Resolution No. 6424). The applicants have provided an evaluation of the
property and its eligibility for historic listing prepared by James P app of Historicities, LLC
(Attachment B).
Building Architecture
The dwelling is of an Italianate style,
and, being built in 1884, is among the
Railroad District’s oldest surviving
buildings. The City’s Historic Context
Statement describes the style as one
that began in England as part of the
Picturesque Movement, and in the
United States followed the informal
model of the simple Italian farmhouse,
adapted into an indigenous style. The
house’s design is not attributed to a
known architect and was likely built by
Lozelle Graham and his father, Dr.
William Graham. The architectural
characteristics of the building are more
fully discussed in the Historicities
Evaluation submitted with this application, and summarized in the Evaluation section of this
report, below.
Lozelle Graham and Katie Flickinger
The Historicities Evaluation outlines the history of the Graham and Flickinger Families. William
B. Graham was a physician who, in 1884, arrived in San Luis Obispo from Napa County, having
originated from Indiana. His son Lozelle F. “Charlie” Graham operated a “dry and fancy goods”
business in the City.
Joseph Henry Flickinger arrived in California in 1849, operated a meat market in San Jose,
among other endeavors around that time, and married Mary Smith (of New York), with twins
Katie and Charles born in California in 1857. In 1885, Katie Flickinger married L. F. Graham in
San Jose, and the two occupied the house in San Luis Obispo until they relocated back to San
Jose to work for the Pacific Orchard and Cannery, of which L.F. Graham became president. The
dwelling is associated with the City’s pre-railroad Late 19th Century Residential Development
and extends through the Early 20th Century period, through its continued use as a rental for
occupants associated with the Southern Pacific Railroad operations (Historicities Evaluation
pg. 5).
Figure 1: 1789 Santa Barbara Avenue
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Evaluation of Eligibility for Listing
To be eligible for listing as an historic or cultural resource, the resource must exhibit a high level
of historic integrity, be at least 50 years old, and meet one or more of the eligibility criteria
described in § 14.01.070 of the Historic Preservation Ordinance (see Attachment C). As provided
in § 14.01.050 of the Ordinance, the most unique and important resources and properties in terms
of age, architectural or historical significance, rarity, or association with important persons or
events in the City’s past may be designated as “Master List Resources.”
Architectural Criteria
Character-defining features of the Italianate Style are described in the City’s Historic Context
Statement to include:
▪ Symmetrical façade
▪ Low pitched hipped or flat roof
▪ Widely overhanging eaves with large decorative brackets
▪ Tall narrow windows, commonly arched or curved above
▪ Elaborated window crowns
▪ One-story entry porch, often supported by square posts with beveled corners
▪ Centrally-placed square tower or cupola
As described and depicted in pages 12-19 of the Historicities Evaluation, the subject building
exhibits many of these characteristic features:
Character-defining features include modest size and asymmetric footprint of
the mid nineteenth-century irregular cottage, promoted in the Gardenesque
aesthetic by architect–landscape architects John Claudius Loudon and Andrew
Jackson Downing; obtuse gable angle; deep eaves; twinned windows; window
and door crowns; shiplap siding; corner boards; entrance porch with square
columns and pilasters, arches, and classically referenced fretwork of the
American Italianate style in wood. (Historicities Evaluation pg. 12)
Historic Criteria
During its period of significance, the property was most closely associated with the Graham
family (Lozelle Graham and Katie Flickinger) and with subsequent occupants associated with
Southern Pacific Railroad operations. Though the background of the family and subsequent
occupants provide an interesting and informative glimpse into early California and local history
and local history related to railroad operations, the evaluation provided does not indicate a
relevant association with singular and important historical events and patterns or significance to
the community rising to a level that qualifies the property as a “Master List Resource” under
Historic Criteria in § 14.01.070 (B) of the Historic Preservation Ordinance.
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Integrity
Apart from “few changes in utilitarian features,” the author of the Historicities Evaluation notes
that the house has “a remarkable integrity of design:”
There have been none of the room additions common to and even anticipated
in irregular Italianate houses. There have been few changes in utilitarian
features: the addition of railing to the entrance porch and staircase, a small
back window to the south facade of the house, and an attic vent to the front
gable; the replacement of the front door, entrance transom glass, and window
sashes and panes (in a way sensitive to their proportions); and the removal of
structural elements from the rear porch. Roof cresting was added sometime
after 1892 and removed sometime after 1907. (pg. 21).
The building occupies its original site, in the same location on the property, and has changed
very little from its original appearance, and thus to a large degree was found to satisfy the criteria
for Integrity set out in § 14.01.070 (C) of the Historic Preservation Ordinance.
Conclusion
The information in the Historicities Evaluation prepared for this application, which documents
the architectural character and integrity of the house, provides a basis finding that the dwelling
satisfies Evaluation Criteria for Architectural Style and Design and for Integrity described in
§§ 14.01.070 (A) & (C) of the City’s Historic Preservation Ordinance, to a degree that qualifies
it for designation of as a Master List Historic Resource.
Policy Context
The recommended action on this item is supported by historical preservation policies set out in
§ 3.0 of the Conservation and Open Space Element of the City’s General Plan, and with
procedures and standards for listing of historic resources set out in the City’ s Historic
Preservation Ordinance §§ 14.01.060 & 14.01.070.
Public Engagement
Public notice of this hearing has been provided to owners and occupants of property near the
subject site, and published in a widely circulated local newspaper, and hearing agendas for this
meeting have been posted at City Hall, consistent with adopted notification procedures. Public
notice was also previously provided for the Cultural Heritage Committee meeting of May 18,
2020.
ENVIRONMENTAL REVIEW
This project is categorically exempt from the provisions of the Californi a Environmental Quality
Act (CEQA). Inclusion of the subject properties on the City’s Inventory of Historic Resources
does not have the potential for causing a significant effect on the environment, and so is covered
by the general rule described in § 15061 (b) (3) of the CEQA Guidelines.
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FISCAL IMPACT
Budgeted: No Budget Year: 2020
Funding Identified: No
Fiscal Analysis:
Funding Sources Current FY Cost
Annualized
On-going Cost
Total Project
Cost
General Fund N/A
State
Federal
Fees
Other:
Total N/A $0 $0
Adding the Property to the Master List of Historic Resources will have no fiscal impact. Historic
designation of the Property itself has no bearing on City fiscal resources.
ALTERNATIVES
1. Decline to designate the property as a Master List Resource in the Inventory of Historic
Resources based on finding that the Property is not considered to be sufficiently unique or
important, or found to satisfy Evaluation Criteria for listing to a degree warranting such
designation. The Property would remain in the Inventory as a Contributing List Resources.
2. Continue consideration of the request for additional information or discussion.
Attachments:
a - Draft Resolution
b - COUNCIL READING FILE - Master List Application (March 12, 2020)
c - Evaluation Criteria
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R ______
RESOLUTION NO. _____ (2020 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, ADDING THE PROPERTY LOCATED AT
1789 SANTA BARBARA AVENUE TO THE MASTER LIST OF HISTORIC
RESOURCES AS “THE LOZELLE AND KATIE FLICKINGER GRAHAM
HOUSE” (HIST-0144-2020)
WHEREAS, the applicants, Michael and Paden Hughes, filed an application on
March 12, 2019, for review of the inclusion of the property at 1789 Santa Barbara Avenue on the
City’s Master List of Historic Resources; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted
a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on May 18, 2020 and recommended that the City Council add the property at
1789 Santa Barbara Avenue to the Master List of Historic Resources; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
on July 7, 2020 for the purpose of considering the request to add the properties to the Inventory of
Historic Resources; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the City Council has duly considered all evidence, including the record of
the Cultural Heritage Committee hearing and recommendation, testimony of the applicant and
interested parties, and the evaluation and recommendation presented by staff.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo
as follows:
SECTION 1. Findings. Based upon all the evidence, the City Council makes the
following findings:
a) The subject property is eligible for inclusion in the City’s Inventory of Historic
Resources as a Master List Resource because the dwelling on the property satisfies
at least one of the evaluation criteria for historic resource listing described in the §
14.01.070 of the City’s Historic Preservation Ordinance (HPO), exhibits a high
degree of historic integrity, and is more than 50 years old.
b) The dwelling on the subject properties satisfies evaluation criteria related to
architectural style (HPO §14.01.070 (A)). It conveys a purity of style, exhibits
attractiveness through detailing and craftsmanship, and is a rare example within the
City of the Italianate Style. The building occupies its original site, with its exterior
largely unaltered, and retains its characteristic design and materials, satisfying
criteria for Integrity (HPO § 14.01.070 (C)).
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Resolution No. _____ (2020 Series) Page 2
R ______
SECTION 2. Environmental Determination. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA). Inclusion of the subject
properties on the City’s Inventory of Historic Resources does not have the potential for causing a
significant effect on the environment, and so is covered by the general rule described in
§ 15061 (b) (3) of the CEQA Guidelines.
SECTION 3. Action. The City Council of the City of San Luis Obispo does hereby
include the property located at 1789 Santa Barbara Avenue to the Master List of Historic Resources
as “The Lozelle and Katie Flickinger Graham House.”
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this 7th day of July 2020.
____________________________________
Mayor Heidi Harmon
ATTEST:
____________________________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, on _____________________.
____________________________________
Teresa Purrington
City Clerk
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Zoning, or remove the property from historic listing if the structure on the property no longer
meets eligibility criteria for listing, following the process for listing set forth herein.
14.01.070. Evaluation Criteria for Historic Resource Listing
When determining if a property should be designated as a listed Historic or Cultural Resource,
the CHC and City Council shall consider this ordinance and State Historic Preservation Office
(“SHPO”) standards. In order to be eligible for designation, the resource shall exhibit a high
level of historic integrity, be at least fifty (50) years old (less than 50 if it can be demonstrated
that enough time has passed to understand its historical importance) and satisfy at least one of the
following criteria:
A. Architectural Criteria: Embodies the distinctive characteristics of a type, period, region, or
method of construction, or represents the work of a master, or possesses high artistic values.
(1) Style: Describes the form of a building, such as size, structural shape and details
within that form (e.g. arrangement of windows and doors, ornamentation, etc.). Building
style will be evaluated as a measure of:
a. The relative purity of a traditional style;
b. Rarity of existence at any time in the locale; and/or current rarity although the
structure reflects a once popular style;
c. Traditional, vernacular and/or eclectic influences that represent a particular social
milieu and period of the community; and/or the uniqueness of hybrid styles and how
these styles are put together.
(2) Design: Describes the architectural concept of a structure and the quality of artistic
merit and craftsmanship of the individual parts. Reflects how well a particular style or
combination of styles are expressed through compatibility and detailing of elements.
Also, suggests degree to which the designer (e.g., carpenter-builder) accurately
interpreted and conveyed the style(s). Building design will be evaluated as a measure of:
a. Notable attractiveness with aesthetic appeal because of its artistic merit, details and
craftsmanship (even if not necessarily unique);
b. An expression of interesting details and eclecticism among carpenter-builders,
although the craftsmanship and artistic quality may not be superior.
(3) Architect: Describes the professional (an individual or firm) directly responsible for
the building design and plans of the structure. The architect will be evaluated as a
reference to:
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a. A notable architect (e.g., Wright, Morgan), including architects who made
significant contributions to the state or region, or an architect whose work influenced
development of the city, state or nation.
b. An architect who, in terms of craftsmanship, made significant contributions to San
Luis Obispo (e.g., Abrahams who, according to local sources, designed the house at
810 Osos - Frank Avila's father's home - built between 1927 – 30).
B. Historic Criteria
(1) History – Person: Associated with the lives of persons important to local, California,
or national history. Historic person will be evaluated as a measure of the degree to which
a person or group was:
a. Significant to the community as a public leader (e.g., mayor, congress member,
etc.) or for his or her fame and outstanding recognition - locally, regionally, or
nationally.
b. Significant to the community as a public servant or person who made early, unique,
or outstanding contributions to the community, important local affairs or institutions
(e.g., council members, educators, medical professionals, clergymen, railroad
officials).
(2) History – Event: Associated with events that have made a significant contribution to
the broad patterns of local or regional history or the cultural heritage of California or the
United States. Historic event will be evaluated as a measure of:
(i) A landmark, famous, or first-of-its-kind event for the city - regardless of whether
the impact of the event spread beyond the city.
(ii) A relatively unique, important or interesting contribution to the city (e.g., the Ah
Louis Store as the center for Chinese-American cultural activities in early San Luis
Obispo history).
(3) History-Context: Associated with and also a prime illustration of predominant
patterns of political, social, economic, cultural, medical, educational, governmental,
military, industrial, or religious history. Historic context will be evaluated as a measure
of the degree to which it reflects:
a. Early, first, or major patterns of local history, regardless of whether the historic
effects go beyond the city level, that are intimately connected with the building (e.g.,
County Museum).
b. Secondary patterns of local history, but closely associated with the building (e.g.,
Park Hotel).
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