HomeMy WebLinkAbout10/21/1997, 1 - APPEAL OF ARCHITECTURAL REVIEW COMMISSION'S APPROVAL OF PROJECT APPLICATION NO. ARC 113-97 - A REQUEST TO RE-ROOF THREE BUILDINGS, INCLUDINGS THE HISTORICAL DALLIDET ADOBE AND THE RAMONA HOTEL RAILROAD DEPOT, LOCATED AT THE END OF PACIFIC council °'/0
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CITYOF SAN LUIS O B I S P O
FROM: Arnold B.Jonas, Community Development Director ID
Prepared By: Pam Ricci& Jeff Hook,Associate Planners
SUBJECT:
Appeal of Architectural Review Commission's approval of Project Application No. ARC
113-97 - a request to re-roof three buildings, including the historical Dallidet Adobe and the
Ramona Hotel Railroad Depot, located at the end of Pacific Street adjacent to. San Luis
Creek.
CAO RECOMMENDATION
Adopt Draft Resolution A, upholding the appeals of the Architectural Review Commission's
action allowing composition shingles, and requiring new roofing materials to be wood
shingles, either factory-treated with fire resistive chemicals or installed with an approved
deluge sprinkler system, based on findings of consistency with the State Historical Building
Code and the City and State's historical preservation guidelines.
DISCUSSION
Situation/Previous Review
On August 25, 1997,the CHC reviewed the request and recommended that the Architectural
Review Commission approve the seismic retrofit and find that the wood-shingle roof is a
"character-defining feature" of the adobe and the depot, and further that the Architectural
Review Commission work with the applicant to identify which material is most acceptable
for maintaining the adobe's and the depot's historic integrity and appearance. Committee
members expressed a preference for wood shingle replacement for historic integrity, but
acknowledged that the action left open the possibility of another similar material being
approved by the Architectural Review Commission
On September 15, 1997, the ARC voted 5-0-1 to approve the use of composition shingles as
the roofing material for the three buildings as requested by the Historical Society. The
Commission found that that the composition shingles will provide superior fire safety for
structures, allow for more efficient maintenance, and protect the buildings from further
structural deterioration. The Commission qualified their action by acknowledging that the
fire resistive wood shingles would be the.optimal solution and that the composition shingles
were viewed as interim -solution. Several members of the Society spoke explaining the
aesthetic, historical and budgetary factors that were considered in deciding on a suitable
roofing material.
Dallidet Re-roofing Appal(ARC 113-97)
Page 2
Stan's Recommendation to the ARC
Planning staff had recommended that the ARC require fire retardant wood shingles to replace
the existing wood shake roofs for the three buildings. This recommendation was based on: 1)
adopted standards in the City's Historical Preservation Program Guidelines; 2) the Cultural
Heritage Committee's recommendation; and 3) staff's research on the buildings' historic
context and appropriate treatments for historic adobe buildings. During discussions at the
CHC and ARC meetings, all parties agreed that wood shakes or shingles are the most
appropriate roofing material to maintain the historical and architectural integrity of the
Dallidet Adobe and the Ramona Depot.
Roofing material has a major effect on a building's appearance, and the use of historically
inappropriate roof material will detract from an historic building's architectural character and
integrity. The ARC's action to allow use of composition shingles was undoubtedly
influenced by the Historical Society's statements that installation of wood shake or shingle
roofing would pose an economic hardship for the organization.
The Dallidet Adobe and Ramona Depot are two of the City's pre-eminent heritage buildings.
They are distinctive remnants of important persons or events that shaped the City's history.
As such, historic buildings are held to a high standard of architectural preservation to
preserve their importance for future generations. Policy 6.6.2 of the General Plan Land Use
Element states:
"Historically or architecturally significant buildings should not be demolished or
substantially changed in outward appearance, unless doing so is necessary to remove a
threat to health and safety and other means to remove the threat are infeasible. "
Cost factors alone are typically not a justification for developers to deviate from City
standards. However, given that budgetary issues were raised at the ARC meeting, it may be
useful to look at the actual costs involved. According to a roofing contractor, re-roofing with
safe, fire-treated wood shingles would cost about $15,000; composition shingles would cost
about one-half that amount. Community resources may be available through contributions,
fund raisers, or grants to make up the roughly $7,000 difference in cost between composition
and wood shingle roofs.
While cost is a consideration, re-roofing with wood shingles would appear to be the most
appropriate strategy from both an aesthetic and historical context standpoint, given the
buildings' importance to the community and City preservation policies. Wood shingles
would also be lighter than other alternative materials, like concrete shingles that can be made
to.resemble wood, and would work with existing truss and roof support systems. However,
the use of wood shingles seems to conflict with the City's fire protection strategies. The
State Historical Building Code addresses this apparent conflict in goals with the use of wood
shingles by providing the following two options:
1.) Fire retardant wood shingles: This alternative allows the use of the fire retardant wood
shingles when they are installed as part of an approved and tested assembly. The fire
Dallidet Re-roofing Appeiu(ARC 113-97)
Page 3
resistive chemicals are applied to the shingles at the factory. Recent tests have shown
that the fire resistant chemical treatment lasts for the roof's designated lifetime.
2.) Regular wood shingles equipped with a deluge water sprinkler system: Untreated
wood shingles could be used if a sprinkler system was installed to allow the entire roof to
be thoroughly saturated when activated.
Note: For the purposes of this report and the attached resolutions, wood shingles also
includes wood shakes.
Appeals Received
Three separate appeals of the ARC's decision were received, one on September 23'd and two
on September 24". The chief objection of the ARC's decision contained in the appeals is
that the approved composition shingles are not a historically convect material for the adobe
and other structures.
ALTERNATIVES
1. Adopt Draft Resolution B, denying the appeals of the ARC's action, and allowing the
use of composition shingles as requested by the Historical Society, based on findings.
2. Continue with direction to the staff, applicant, and/or appellant.
Attached:
Draft Resolutions
Appeals to City Council received 9-23-97 &9-24-97
ARC approval letter dated 9-23-97
Draft 9-15-97 ARC minutes
9-15-97 ARC report and attachments
Enclosed:
Project plans
arc\113-97(council appeal report)
Draft Resolution "A"
RESOLUTION NO. (1997 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
UPHOLDING THE APPEALS OF THE ARCHITECTURAL REVIEW COMMISSION'S
ACTION ALLOWING COMPOSITION SHINGLES, AND REQUIRING NEW
ROOFING MATERIALS TO BE WOOD SHINGLES, EITHER FACTORY-TREATED
WITH FIRE RESISTIVE CHEMICALS OR INSTALLED WITH AN APPROVED
DELUGE WATER SPRINKLER SYSTEM (ARC 113-97)
WHEREAS, the City Council conducted a public hearing on September 15, 1997, and
has considered testimony of interested parties including the appellants, the records of the
Architectural Review Commission hearing and action, and the evaluation and recommendation
of staff; and
WHEREAS, the City Council has determined that the project is categorically exempt
under Section 15301. of the CEQA Guidelines.
BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this Council, after consideration of the proposed re-
roofing request to use composition shingles (ARC 113-97), and the recommendations of the
Architectural Review Commission and Cultural Heritage Committee, public testimony, the
appellants' statements, and staff recommendations and reports thereof, makes the following
findings:
1. The choice of wood shakes or shingles, either factory-treated with fire resistive chemicals
or installed with an approved deluge water sprinkler system, are allowed under the State of
California Historical Building Code and will result in buildings that appear to be faithfully
restored to their historical context consistent with the City's architectural guidelines and
General Plan policies regarding historical preservation.
2. Wood shingles, either factory-treated with fire resistive chemicals or installed with an
approved deluge water sprinkler system, further promote the original architectural style and
character of the three buildings slated for re-roofing consistent with both City and State
historical preservations guidelines and goals.
l�
Resolution No. (1997 Series)
Page 2
SECTION 2. Action. The appeals are hereby upheld, and the applicant's request to
use composition shingles denied. The Council therefore requires that the new roofing material
be wood shingles, either factory-treated with fire resistive chemicals or installed with an
approved deluge water sprinkler system.
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this 21'day of October, 1997.
Mayor Allen Settle
ATTEST:
City Cl Aum Ga-4*
APPROVED:
mftm 113-97 Mallidet Appeal•uphoW)
��S
Draft Resolution "B"
RESOLUTION NO. (1997 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING THE APPEALS OF THE ARCHITECTURAL REVIEW COMMISSIONS
ACTION, AND ALLOWING NEW ROOFING MATERIALS TO BE
COMPOSITION SHINGLES (ARC 113-97)
WHEREAS, the City Council conducted a public hearing on September 15, 1997, and
has considered testimony of interested parties including the appellants, the records of the
Architectural Review Commission hearing and action, and the evaluation and recommendation
of staff-, and
WHEREAS, the City Council has determined that the project is categorically exempt
under Section 15301. of the CEQA Guidelines.
BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this Council, after consideration of the proposed re-
roofing request to use composition shingles (ARC 113-97), and the recommendations of the
Architectural Review Commission and Cultural Heritage Committee, public testimony, the
appellants' statements, and staff recommendations and reports thereof, makes the following
finding:
1. The composition shingles will provide superior fire safety for structures, allow for more
efficient maintenance,and protect the buildings from further structural deterioration.
SECTION 2. Action. The appeals are hereby denied, and the applicant's request to
use composition shingles approved.
Resolution No. (1997 Series)
Page 2
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this 21"day of October, 1997.
Mayor Allen Settle
ATTEST:
City Clerk Bonnie Gawf
APPROVED:
City Attorney Jeff Jorgensen
rWam 113-97(Dillldet nppral-deny)
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1144 Buchon Street �`'�' 9/2 Y�rz
San Luis Obispo, CA 93401
Sept. 22, 1997
Mayor and Council Members
City of San Luis Obispo
990 Palm St.
San Luis Obispo, CA 93401
Dear Council Members:
The Dallidet Adobe has become a well-known and important
historical resource to the City of San Luis Obispo. Numerous
public gatherings and private wedding receptions, memorials,
and club meetings are held in the lovely garden. Unfortunately,
every historical structure occasionally needs repair. The roof
of the Dallidet Adobe is scheduled for renovation now in prep-
aration for what we all believe will be a very wet winter.
The repair of historic structures should be done with care-
ful thought toward preserving the historic integrity and value
of the building. The San Luis Obispo Cultural Heritage Commis-
sion recently recommended unanimously that the present wood
shingle roof be replaced with one of similar materials to preserve
the historic integrity of the building. Wood shingles were,
indeed, the historically correct roof covering. The Architect-
ural Review Commission, I was astounded to hear, did not concur
with this recommendation, leaving the door open for such
horrendous alternative as tar paper or some other non-historical
material. I am sure that members of the ARC would not have
come to this conclusion if they had carefully considered the
matter.
I urge the Council to support the use of the historically
correct wood shingles on the Dallidet Adobe.
Sind
Robert L. Hoover, Ph.D.
RECEIVED
5 F F 9 3 1997
SLO CITY COUNCIL
� IIIII@
cityo san l�u�s OBIS PO
APPEAL TO THE CITY COUNCIL
In accordance with the appeals procedures as authorized by Title, 1, Chapter 1.20 of the
San Luis Obispo Municipal Code, the.undersigned hereby appeals from the decision of
Architectural Review Commissiorendered on September 15 , 1997
which consisted of the following (i.e., explain what you are appealing and the grounds
for submitting the appeal. Use additional sheets as needed.)
See attached letter.
The undersigned discussed the decision being appealed with:
on
Name/Department (Date)
878 Boysen Ave.
Appellant: Dean Miller, DDS SLO 93405
Name/Title Mailing Address (& Zip Code)
Home Phone Work Phone
Representative:
Name/Title Mailing Address (& Zip Code)
For Official Use Only:
Calendared for LCT• �`1 /Q2 7 Date &Time Received:
c: City Attorney
City Administrative Officer RECEIVED
Copy to the following department(s): SEP 2 4 1997
Arnold Jonas
Ron, Whi•senknd
SLO CITY CLERK
Pam Ricci .
Original in City Clerk's Office /I 9
Mayor Allen Settle & City Council members
990 Palm St.
San Luis Obispo,CA
93401
Dear Mayor;
I would like to appeal the September 15 action of the Architectural Review
Commission (ARC) approving a request of the San Luis Obispo County
Historical Society for the use of composition roofing material to reroof the
Dallidet Adobe.
The Cultural Heritage Commission has previously opposed the use of such a
substitute material on the Dallidet, a registered State Historic Landmark(No.
720) since it was inconsistent with State of California regulations,as well as the
Secretary of the Interior's Standards for Historic Preservation. Fire resistant
roofing is available; though slightly more costly to install, it is compatible with
preservation guidelines intended to preserve the appearance of these historic
structures.
The ARC decision may be defendable from solely an esthetic prespective but
it is an uncomfortable precedent when judged against City historic guidelines
and generally accepted Historic Preservation Guidelines. The City is working
hard to preserve the character of the adobes it owns and should expect the same
of other groups entrusted with the care of these historic structures.
My hope is that in considering this appeal you will give both guidance
concerning the narrow issue of roofing materials, as well as direction to the ARC
concerning their use of applicable Standards for Historic Preservation in future
deliberations.
Since
Dean E.Miller RECEIVED
c.c G 1 4 1997
SLO CI i Y COUNCIL
C: r%-OW-19 .c Ai
A: rTANS
R. ;y,,;50aaD
Luther Bertrando Diez/
267 Foothill Blvd. &AeK NOW F�[F
San Luis Obispo, CA 93405
September 22, 1997.
Allen Settle, Mayor
and City Council
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA
Dear Council Members;
On September 15, 1997 the Architectural Review Committee granted a variance to the
San Luis Obispo Historical Society by allowing them to substitute a composition shingle
roof on the Dallidet Adobe and other structures rather than the historically correct
wooden shingle roof. Fire retardant wooden shingles are now approved by the Fire
Department for use on historic structures, and the Historical Society has this information..
The Architectural Review Committee granted the variance based on a claim of hardship,
thus overriding the unanimous recommendation of the Cultural Heritage Committee of
maintaining historical accuracy with a wooden shingle roof. While the variance specifies
this as a temporary solution, it does not indicate how long"temporary"is, and a
composition shingle roof with a twenty-five year guarantee could hardly be categorized
as temporary. It seems very inappropriate for an organization like the Historical Society,
which should be protecting and sharing our historical heritage, to try to sidestep City
Historical Guidelines as well as the Secretary of Interior Standards regarding historic
properties. This will set a precedent that may well effect other historic properties in the
city, both public and privately owned.
My understanding is that the Historical Society has enough funds to allow for the
historically accurate solution, but if they are claiming hardship, then I think they must
open their books to review. The City in retrofitting and restoring the "Carnegie Library"
is adhering to both the spirit and the letter of the Historic Guidelines. The action of the
Architectural Review Committee now places the City in the contradictory position. As a
member of the Historical Society as well as the Friends of las Casas de Adobe, I think
this precedent will erode public confidence in that segment of our community which is
working to restore these symbols of our history.
Sincerely,
/Luther Bertrando RECEIVED
SEP 2 4 1997
SLO CITY COUNCIL �/
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city of san tuts oaspo
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990 Palm Street, San Luis Obispo, CA 93401-3249
September 23, 1997
SLO County Historical Society
P.O.Box 1391
San Luis Obispo,CA 93406-1391
SUBJECT: ARC 113-97: 1185 Pacific Street
Dear Applicant:
The Architectural Review Commission,at its meeting of September 15, 1997 approved the use of
composition shingles as the roofing material for the three buildings as requested, based on the
finding that the composition shingles will provide superior fire safety for structures, allow for
more efficient maintenance, and protect the buildings from further structural deterioration. The
Commission qualified their approval by acknowledging that fire resistive wood shingles would
be the optimal solution and that the composition shingles were viewed as interim solution.
The decision of the Commission is final unless appealed to the City Council within ten days of
the action. The appeal period will expire on Thursday, September 25, 1997 at 5:00 p.m. An
appeal may be filed with the City Clerk by any person aggrieved by a decision of the
Commission.
While the City's water allocation regulations are in effect, the Architectural Review
Commission's approval expires after three years if construction has not started, unless the
Commission designated a different time period. On request, the Community Development
Director may grant a single one-year extension.
If you have questions,please contact Pamela Ricci at(805) 781-7168.
Sincerely, J
onald hisenand
Development Review Manager
RW:mk
cc: Robert Vessely
/O The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.
v� Telecommunications Device for the Deaf (805) 781-7410.
Draft
ARCHITECTURAL REVIEW COMMISSION
Regular Meeting- September 15, 1997
PRESENT: Cotnmrs. Woody Combrink, Linda Day, Curtis Illingworth, Ron Regier,
Chairperson Jim Aiken, and one vacancy
ABSENT: Commr. Laura Joines-Novotny. Commr. Combrink left the meeting after Item #3.
OTHERS
PRESENT: Pam Ricci, Associate Planner and Ron Whisenand, Development Review
Manager
PROJECTS:
I. ARC 113-97: 1185 Pacific Street: Review of new roofing materials for three on-site
historical buildings; O zone; San Luis Obispo County Historical Society, applicant.
Pam Ricci, Associate Planner, presented the staff report, recommending approval of the seismic
retrofit and re-roofing with the condition that new roofing materials be fire-retardant wood
shingles, or other material that the ARC deems appropriate, rather than the proposed composition
shingles, based on findings.
Bob Vessely, representative, stated that he agrees that wood shingles would be the optimal
roofing material selection. He also stated that he agrees with the CHC that wood shingles are a
"character-defining" component of the structures. He noted that cost is an important factor in
proposing to use composition shingles. He mentioned that the chemical treatment of fire
retardant shingles makes them brittle.
Carmen Simpson said she was concerned with the maintenance problems associated with wood
shingles, especially with the amount of landscaping at the site.
Bruce Collier stated he is concerned with fire safety issues. He noted that budget is a major
consideration.
ARC Minutes
September 15, 1997
Page 2
Bud Mertens said aesthetic, historical and budgetary factors were all considered in choosing an
appropriate material for roofing. He believed that thatch roofing was originally used on the
adobe. He likes wood from an aesthetics standpoint..
Bob Vessely stated that the goal is to maintain and repair a functional building, rather than
restore a historical artifact. He noted that they are not proposing changes that can't be undone.
ARC Comments:
Commr. Day felt the Society's arguments were persuasive and could support composition
shingles. She agreed that the project is not a strict historical restoration.
Commr. Illingworth liked the comment that this project is not irreversible.
Commr. Combrink agreed with Commr. Illingworth.
Commr. Illingworth moved to approve the use of composition shingles as the roofing material for
the three buildings as requested, based on the finding that composition shingles will provide
superior fire safety for structures, allow for more efficient maintenance, and protect the buildings
form further structural deterioration. The Commission qualified their approval by
acknowledging that fire resistive wood shingles would be the optimal solution and that the
composition shingles were viewed as an interim solution.
Commr. Combrink seconded the motion.
AYES: Illingworth, Combrink, Aiken, Day, Regier
NOES: None
ABSENT: Joines-Novotny
CITY OF SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION STAFF REPORT ITEM# I
BY: Pam Ricci,Associate Planner P5�, MEETING DATE: September 15, 1997
FROM: Ron Whisenand,Development Review Manager
FILE NUMBER: ARC 113-97
PROJECT ADDRESS: 1185 Pacific Street
SUBJECT: Review of new roofing materials for three buildings, including the historical Dallidet
Adobe and the Ramona Hotel Railroad Depot, located at the end of Pacific Street adjacent to San Luis
Creek.
SUMMARY RECOMMENDATION:
Approve the seismic retrofit and re-roofing with the condition that new roofing materials be fire-
retardant wood shingles, or other material that the ARC deems appropriate, rather than the proposed
composition shingles, based on findings.
BACKGROUND:
Situation
The San Luis Obispo County Historical Society owns and operates the Dallidet Adobe and gardens. The
Society wants to replace the adobe's leaky wood shingle roof with composition shingles,and seismically
strength the roof. The historic Ramona Hotel Depot and a public rest room,also on the grounds,are also
slated for re-roofing.
As explained in their letter, the Society wants to replace the roofs because they leak and are in poor
condition. Also,the adobe roof supports are sagging and need to be strengthened and tied into the walls
to preserve the structure during an earthquake. When the roof is off, the Society wants to seismically
strengthen the roof/wall connection. The only visible change will be the change in roofing material from
wood shingle to composition shingles. Composition shingles were selected because: 1) City codes
prohibit the use of wood shake or shingle roofing (although an exception is possible for historic
structures);2) composition shingles are expected to be longer lasting than a new wood shingle roof and
have long-lasting fire resistance; and 3) a composition shingle roof is more economical to install and
maintain.
Previous Review
Because the proposed re-roofing constitutes architectural changes which could change the appearance or
historic significance of buildings on the City's Master List of Historic Resources, this request was
referred to the Cultural Heritage Committee (CHC) for comment before the Architectural Review
ARC 113-97
Page 2
Commission's review. On August 25, 1997,the CHC reviewed the request and recommended that the
Architectural Review Commission approve the seismic retrofit and find that the wood-shingle roof is a
"character-defining feature" of the adobe and the depot, and further that the Architectural Review
Commission work with the applicant to identify which material is most acceptable for maintaining the
adobe's and the depot's historic integrity and appearance. Committee members expressed a preference
for wood shingle replacement for historic integrity, but acknowledged that the action left open the
possibility of another material being approved by the Architectural Review Commission. The minutes
from this meeting are attached to this report.
Data Summary
Address: 1185 Pacific Street
Applicant: The San Luis Obispo County Historical Society
Representative: Bob Vessely
Zoning: O, Office
General Plan: Offices
Environmental Status: Categorically exempt under Class 1, Section 15301. of the CEQA Guidelines.
Project Action Deadline: October 26, 1997
SiteBuildin Dg escription
The Dallidet Adobe is one of the City's oldest and most significant historic structures,is eligible for the
National Register of Historic Places,and has been designated a State Historic Landmark(#720). Located
on 1 acre, the site is part of what once was a much larger homestead and vineyard owned by Pierre
Hyppolite Dallidet. Mr. Dallidet was a farmer and vintner who arrived in San Luis Obispo from France
in the mid 1850s. Later,the vineyard became the site of the Ramona Hotel railway depot,which served
the street car line connecting the posh hotel with the railroad. Paul Dallidet, the senior Dallidet's
youngest child of seven,deeded the family home to the Society in 1960.
EVALUATION
The Historical Society recognizes that the roof material change will constitute a change to the building's
historic character;however after considering other roofing options,the Society believes that composition
shingles would be the best all-around choice considering cost, appearance,fire resistance,maintenance,
and historic character. Alternative materials considered include metal shingles or concrete tile (which
resemble wood shakes) and fire-retardant wood shingles. Some of the alternative materials such as
concrete tile are heavier and may pose structural problems with the existing truss systems of the
buildings.
The attached letter from Bob Vessely describes the proposed changes and the structural problems driving
the request. There is no clear historic record of the adobe's original roofing. The current roof was
probably installed in the 1960s;however remnants of an earlier,underlying roof suggest that the adobe's
previous roofing was also wood shingle. Adobes dating back to 1850 would most likely have been
roofed with clay tiles,wood shingles or shakes,corrugated tin, or rolled asphalt roofing. The Depot and
Nc
ARC 113-97
Page 3
rest rooms were probably built with wood shingle roofs. By the 1890s, individual slate, asphalt or
asbestos shingles would also have been readily available.
The City's Historic Preservation Program Guidelines address changes to Master List buildings. They
state that "changes to the outside of a historic building should further promote its original architectural
style and character"; and "Changes to the outside of such a building should not introduce some new or
conflicting element and should complement the prevailing architecture of the surrounding area. Changes
to parts of the a building that have been modified in the past should usually exhibit the building's original
architectural style." The Guidelines encourage,but do not require,owners to follow the Secretary of the
Interior's Standards of Historic Rehabilitation Projects. These standards state,in part:
• "The distinguishing original qualities or character of a building,structure or site and its environment
shall not be destroyed. The removal or alteration of any historic material or distinctive architectural
feature should be avoided when possible."(emphasis added)
• "Stabilization shall be accomplished in such a manner that it detracts as little as possible from the
property's appearance. When reinforcement is required to reestablish structural stability, such work
shall be concealed wherever possible so as not to intrude upon or detract from the.aesthetic and
historical quality of the property, except where concealment would result in the alteration or
destruction of historically significant material or spaces."
The owners'options are basically to:
1) replace the roof with composition shingles;or
2) replace the roof with fire-treated wood shingles; or
3) replace the roof with some other acceptable material which would balance cost, appearance and
durability considerations.
The Uniform Building Code and Chapter 8-14 of the State Historic Building Code allow the use of
alternative building materials for historic buildings where the alternative materials are comparable in
safety or performance to conventional building materials. Treated, fire-retardant wood shingles have
been shown to provide long-term fire resistance and are indistinguishable from untreated wood shingles.
According to the City's Chief Building Official,new tests have concluded that the fire-resistive chemicals
applied to the wood shingles stay.with the shingles for their lifetime. For aesthetic reasons and to be
faithful in historical preservation efforts, staff feels that the fire-retardant wood shingles are the superior
choice for these important historical resources.
ALTERNATIVES
1. Approve the proposed re-roofing project with composition shingles as proposed.
2. Continue review of the project. Direction should be given to the applicant regarding desired
information or needed revisions to plans.
1 -117
ARC 113-97
Page 4
RECOMMENDATION
Approve the seismic retrofit and re-roofing with the condition that new roofing materials be fire-
retardant wood shingles, or other material that the ARC deems appropriate, rather than the proposed
composition shingles, based on the following findings: "
1. The choice of fire-retardant wood shingles will result in buildings that appear to be faithfully
restored to their historical context consistent with the City's architectural guidelines and general
plan policies regarding historical preservation.
2. Fire-retardant wood shingles further promote the original architectural style and character of the
three buildings slated for re-roofing.
Attached: Vicinity map
Letter from Robert Vessely dated 8-11-97
8-25-97 CHC Minutes
Historical Resources Inventory for the Dallidet Adobe
Photographs and newspaper article
Enclosed: Project plans
Available at meeting: Roofing Sample
arc\113-97(Dallida re-roofing)
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VESSELY
CIVIL & STRUCTURAL
E N G I N E E R I N G
143 Padfic St.,Suite 8 Soo lois Obispo,(A 93401 805/541-1003
August 11, 1997
Mr. Jeff Hook, Associate Planner
Community Development Department
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
RE: Dallidet Adobe, ARC and CHC application.
Jeff,
At the request of the County Historical Society I am submitting the attached drawings for review by the
Cultural Heritage Committee(CHC)and the Architectural Review Commission (ARC). The project for
which this application is made includes strengthening of the roof framing, partial seismic retrofit and
replacement of the roofing material of the Dallidet Adobe and the replacement of the roofing material on
the Ramona Depot and the rest rooms all on the property at 1185 Pacific Street.
This project has been instigated by the poor condition of the roofing on these three buildings and the fact
that they have been leaking. During my investigation of the adobe, I found that the roof framing, which is
a combination of original and replacement members, is in very poor condition. The rafters have sagged
and appear to be contributing to the outward list of the walls. In addition, the Historical Society proposes
to take the opportunity of having the roof open to install roof-to-wall ties and diaphragm improvements
since the adobe is an unreinforced masonry building.
The only elements of this project that will be visible after construction is the proposed change of roofing
material from the existing wood shingles to composition shingles.The most recent roofing materials on
these buildings is wood shingles and we are aware of no historical record that shows that it ever was
anything else. Asphalt shingles were available in the 1890's' but the adobe dates from 1858 and the
depot from 1889 and therefore it's most likely that they both originally had wood shingles.
There are several reasons for this change of material. First of all, composition shingles are expected to
be able to keep out the sun and rain for a longer period of time than wood shingles. The existing wood
shingles have been in place for about 30 years and are well past their useful live. The Historical Society
has chosen a heavyweight, laminated replacement shingle that is warranted for 30 years.
There is also an obvious fire protection reason for the change. Wood shingles can be treated for fire
resistance but the chemicals currently used are reported to loose their effectiveness after a few years
where as composition shingles do not.
' Sweetser, Sarah M., °Roofing for Historic Buildings', Preservation Briefs#4, U.S. Department of the
Interior, National Park Service, Preservation Assistance Division, Technical Preservation Services, 1978,
pg. 3.
1
Mr.Jeff Hook
August 12, 1997
pg.2.
Not the least of all, there is a cost consideration for the change in material. Wood shingles would add
almost 80%to the cost of the re-roofing, about$6000 on the adobe alone. When the initial savings, the
additional life expectancy and the fire protection qualities are all considered, the potential cost savings to
the Historical Society could be substantial; money that could be used for other restoration and
stabilization projects at the building.
While its clear that composition shingles will constitute a change to the historic fabric of the building, the
Historical Society seriously considered the options and believes that this proposal would be the best for
the building.We investigated alternate materials such as concrete tile that are made to look like wood
shakes but none of them were found to match the scale and appearance of the existing roof as well as
composition shingles.
The Secretary on the Interior's Standards for Rehabilitation addresses this situation:
`...the treatment of`rehabilitation'assumes that at least some repair or alteration of the historic
building will be needed in order to provide an efficient contemporary use."(pg. 7).
`Some exterior and interior alterations to the historic building are generally needed to assure its
continued use, but it is most important that such alterations do not radically change, obscure, or
destroy character-defining spaces, materials, features, or finishes."(pg. 10).
'New additions and adjacent or related new construction shall be undertaken in such a manner that if
removed in the future, the essential form and integrity of the historic property and its environment
would be unimpaired.'(pg. 6).
Based on this,we believe that the proposed change is needed and appropriate for these buildings.
Thank you,
�a'
Robert S. es ly, RCE
CADOBESCALLFMDOC
Draft
MINUTES
SAN LUIS OBISPO
CULTURAL HERITAGE COMMITTEE
Regular Meeting of August 25, 1997
The meeting convened at 5:30 p.m. in the Council Hearing Room (Room 9), San Luis Obispo
City Hall, 990 Palm Street.
ROLL CALL
Present: Chairperson Alice Loh, Paula Carr, Steve McMasters Loren Nicholsen, Bob
Pavlik,Bob Schrage and Matt Whittlesey.
Absent: None.
Staff: Glen Matteson, Associate Planner; John Mandeville, Long-range Planning
Manager
PUBLIC COMMENT
There was no public comment.
APPROVAL OF MINUTES: Regular meeting of July 28, 1997.
On motion of Bob Schrage, seconded by Paula Carr, on a 6-0 vote, the minutes were approved
with a correction to the spelling of "Shanghai Low" on page 5. (Matt Wittlesey arrived
immediately after this item.)
PUBLIC HEARING ITEMS
1. Request to nominate property located at 1408 Johnson Avenue to the Contributing List
of Historical Properties, and to clarify City policies regarding the location of contributing
historic properties outside of historic districts;Evelyn Talmage, applicant.
Glen Matteson introduced the item. Committee members, Evelyn Talmage (owner), Brian Stan:
(architect), and staff discussed the history of the house and its modifications, the relationship
among the buildings on the parcel, the background of the Historic (H) zone boundaries, and the
policies and precedents for designating Contributing or Master List properties inside and outside
H zones. Factors identified in support of a Contributing designation included the age of the
buildings and the apparently minimal exterior changes from their originally constructed
appearance, and the association of the main house with a prominent citizen of the county.
CHC Minutes, August 25, 1997
Page 2
On motion of Loren Nicholson, seconded by Paula Carr, with a vote of seven to none, the entire
property was nominated as a contributing property.
The Committee took no action on the question of extending the H zone to include the property,
or on a general interpretation for contributing properties outside H zones. Committee members
were divided on whether this case should serve as a precedent. All Committee members agreed
the it would be desirable to have more clear guidelines for listing contributing properties, in
relation to H zones.
2. Proposed architectural change to a Master List property located at 670 Islay Street,
known as the historic Willett Home; Randy and Shayne LaVack, applicants.
Glen Matteson introduced the item. Committee members, Randy LaVack (owner), and Bob
Vessely (engineer) discussed the structural aspects of the chimney, past modifications to the
house, the extent to which the chimney was a defining feature, and the presence or absence of
chimneys on other houses in the area.
On motion of Steve McMasters, seconded by Bob Schrage, with a vote of four to three, the
chimney was determined to be a character-defining element, and the part of the chimney visible
above the roof should be maintained or reconstructed.
3. Proposed architectural changes for Master List properties located at 1185 Pacific
Street,known as the historic Dallidet Adobe and the historic Ramona Hotel Depot; San Luis
Obispo County Historical Society, applicant.
Glen Matteson introduced the item. Committee members, several Historical Society members,
and Bob Vessely (engineer) discussed the choice of roofing material, considering appearance,
fire safety, cost, durability, and structural considerations.
On motion of Paula Carr, seconded by Loren Nicholson, with a vote of seven to none, the
Committee recommended that the Architectural Review Commission approve the seismic retrofit
and find that the wood-shingle roof is a "character-defining feature" of the adobe and the depot,
and further that the Architectural Review Commission work with the applicant to identify which
material is most acceptable for maintaining the adobe's and the depot's historic integrity and
appearance. Committee members expressed a preference for wood shingle replacement for
historic integrity, but acknowledged that the action left open the possibility of another material
being approved by the Architectural Review Commission.
/-Z3
CHC Minutes, August 25, 1997
Page 3
DISCUSSION ITEMS
4. Proposed agenda for the CHC retreattfocus session to be held on Monday, September 22,
1997,from 3:30 to 5:30 pm.
John Mandeville explained the purpose for the retreat, and its intended format. Alice Loh
suggested that considerations in having a historic preservation element of the General Plan be
discussed, and that the CHC receive an update on the Railroad District Master Plan.
It was decided that the CHC chair could contact the chairs of other advisory committees
concerning communications and recommendations.
INFORMATION SHARING
Alice Loh noted upcoming Chinatown Public Art dedication and announced a fund-raising raffle
to be held at Farmer's Market on Thursday, September 11. She also made available a flyer for a
conference in Oakland on successful historic protection. She offered to work with other CHC
members on guidelines for the Chinatown historic district.
Bob Pavlik reported on a meeting where the results of the "certified local government" grant
applications were announced, and the results confirmed that the benefits probably would not
justify the effort to apply.
S. Items for the September 22, 1997 CHC agenda.
Potential items are an introduction of the Railroad District Master Plan,the subcommittee report
on post-disaster recovery, and the update of the historic preservation guidelines.
The meeting adjourned at 8 p.m. to the CHC retreat/focus session at 3:30 p.m. on Monday,
September 22, 1997, followed by the regular meeting of the Cultural Heritage Committee in the
Council Hearing Room (Room 9), at San Luis Obispo City Hall.
Respectfully Submitted,
Glen Matteson,Associate Planner
JWG:chc8-97.min
,_Zy
Sate of California—The Resaurc ercyVo. 0093-0
DEPARTMENT OF PARKS AND RE. ATION NABS_ HAER .r1 3
SHL Loc_
UTM: A 10/713230/39065508
HISTORIC RESOURCES INVENTORY C D
IDENTIFICATION Dallidet Adobe
1. Common name:
2. Historic name: Dallidet Adobe
3. Street or rural address: 1185 Pacific
City San Luis Obispo Zip .93401 County San Luis Obispo
4. Parcel number: 02-446-09
5. Present Owner: Historical Society of San Luis Obispo Address: P.O. Box 1391
City San Luis Ohisoo Zip 93401 Ownership is: Public Private X
6. Present Use: mnurism Original use: Residence
. •c
DESCRIPTION
7a. Architectural style: Aaobe/Wood Prarne
7b. Briefly describe the present physical description of the site or structure and describe any major alterations from its
original condition:
This adobe residence has a broadly pitched roof with brown shingles and
two chimneys, brick and adobe. [windows are 3/4 double sash windows with
wood frames. The front porch is recessed and supported by thick posts
and surrounded by a stick style railing. There is lush landscaping on
the grounds.
8. Construction date:
Estimated 1860 Factual
"
_55rj 4. Architect Unknown
10. Builder Unknown
11. Approx.property size lin feet)
'• _ Frontage 230' Depth 250'
k:
orapprox. acreage
12. Date(s) of enclosed photograph(s)
December 1982
Y Y •� K
DPR
13. Condition: Excellent X Good Fair_ Deteriorated _ No longer in existence
14. Alterations: Wood siding additions
15. Surroundings: (Check more than one if necessary) Open land _Scattered buildings_Densely built-up
Residential X_Industrial _Commercial X Other:
16. Threats to site: None known XPrivate development_ Zoning _ Vandalism
Public Works project _ Other:
17. Is the structure: On its original site? vow Moved? Unknown?
18. Related features:
SIGNIFICANCE
19. Briefly state historical and/or architectural importance (include dates,events,and persons associated with the site.)
The Dallidet Adobe was built for Monsieur Pierre Hyppolite Dallidet in the
mid-1850's, shortly after he arrived in San Luis Obispo from France.
Dallidet planted a vineyard for a winery on his property surrounding the
adobe. He married Senorita Ascension Salazar who was born in San Luis
Obispo in 1840. They had seven children and it is said that in order to
accomodate the large family, wooden quarters were added to the original
structure. In 1889, the vineyard became the site of the Ramona Hotel
railway depdt> 'The Dallidet family lived in the adobe for over one
hundred years. Currently owned and operated by the County Historical
Society, '2':t became a State Historical Landmark (Number 72'0) in 1960.
PCul Dallidet, the youngest of Pierre's children, deeded his family home
to the Society in 1953.
Locational sketch map (draw and label site and
surrounding streets, roads, and prominent landmarks):
20. Main theme of the historic resource: (If more than one is NORTH
checked, number in order of importance.)
Architecture 1 Arts& Leisure
Economic/Industrial Exploration/Settlement
Government Military >
Religion Social/Education'
21. Sources (List books,documents;surveys,personal interviews
and their dates). ' •'
County Historical Publication — "The '? r
Dallidet Adobe" =` y .
History of San Luis Obispo 'County by
Myron Angel, 1883
22. Date form prepared June 30, 1983
By (name) Historic Res. Survey Staff
Organization City of San Luis Obispo
Address: P.O. Box 321
City San Luis ObisDo Zip 93401
Phone: (805) 541-1000541-1000
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Courtesy-of City of San Luis Obispo. �.
The Dallidet Adobe,at Pacific and Santa Rosa streets,was badly overgrown in 1909.
Dallidet . Adobe. ..,_,� . .
Walls of history preserved by society:
By Da:Krieger than 810 despite the several dozens of guests who come
Telegram-Tribune History Writer to visit every Sunday through the summer from 1 to 4
P.M.
My wife and I have been involved in the San Luis
received a call recently from Sacramento Obispo County Historial Society for a decade.We had
I concerning earthquakes in the adobe era of San lived in San Luis Obispo for the better part of an earlier
Luis Obispo history.I opened up one of my decade prior to our involvement.James P.Jones Jr.'s
generic files labeled simply"Adobes."Among the 40- thesis caused me to recall how far that group has gone
some sub-files,I found a photocopy of a"Report on the in preserving representative elements of the past,and
old adobes of San Luis Obispo,California"by James P. how very much remains to be done.It also made me
Jones,Jr.,age 11;Troop 6,Racoon Patrol,65 Rincon mindful of the people who did the work,while Liz and I
Drive,San Luis Obispo.I recalled being given a copy of were taking such matters for granted.
the report by James'mother,Francis.She proudly told Historic preservation and historical societies are
me that it had won first prize in a citywide essay contest remarkably good investments in building communities.
on adobes in about 1953. You also get the opportunity to know the people who live
James Jr.and I are of an Identical age.I reread his in your town,from their roots up.
account with great interest.I came to the passage on When young Mr.Jones went to interview Paul
the Daldet Adobe: Dallidet about 1953,the grounds at the adobe were
"Pa!Dallidet Jr.'s adobe is located at the end of impossibly overgrown.Paul and his two unmarried
Pacific Street.When he dies,he is giving his house to sisters had lived at the family home in genteel poverty
San Luis Obispo's County Historical Society.There are for years.Only the kindness of members of the
now ss lots left of the original 16 lots.It was built about community like former City Attorney Miles FitzGerald
1860 and was the family home.The old house has five... and Historical Society legal counsel Peter Andre kept
rooms.His father,Pierre H.Dallidet,Sr.,was a French Paul from starvation during his last years.
soldier stationed In Tahiti.He and six other soldiers had When the county Historical Society accepted title to
landed in San Francisco.Pierre traveled south, the property to prevent its being sold for taxes,Paul
intending to rejoin his friends in Mexico.Instead,be Dallidet retained a life interest.With Paul's death in
settled here in San Luis Obispo and built his home.He 1957,a gigantic cleanup and fixup began.With the help
used to be a member of the vigilantes and kept a gun of past-society presidents,officers and members,the I
and a holster at the head of his bed.The bolster is still adobe has met and survived a wide variety of i
there.Some old trees that he planted were olive,black challenges. - 1
walnut,orange,palm and avocado are still there." Because of lack of appropriate space elsewhere,the
Yowg Mr.Janes wrote a very goad account of Dallidet grounds are now home to the oldest Southern
history.His date on construction of the adobe is Pacific railroad depot along the Coast Line,the Ramona
considerably more accurate than the date given on the Depot,and the onlyhorse-drawn streetcar remaining °
state of California marker and cited in Historical from the three which
h plied the streets of San Luis .
Society literature as recently as 10 years ago.His only Obispo from 1886 to 1905.The streetcar is on loan from .
error was the"Paul,Jr.,"since there was no Paul the George Bell family of Rinconada.
Dallidet,Sr.His lucid description makes you want to The grounds also house a freightcar with trucks,the
visit the site and learn more about this remarkable single remaining operating piece of equipment in our
Frenchman who came to California during the Gold county from the Pacific Coast Railway.The trucks were.
Rush. salvaged by Union Oil Company from its wharf that
This Sunday,May 29,as on each Sunday of every collapsed in the spring 1963 storms.
Memorial Day weekend since 1958,the Dallidet AdobeImprovements at the adobe accelerated during the
on Pacific at Santa Rosa streets will he open to the early 1980s when the San Luis Obispo Noontime Kiwanfs
public.It's free and that's the way the San Luis Ob spo Club accepted responsibility for the creation of /�Z
County Historical Society wants to keep it.The •
f -;�.,,i�Iti.ri,,h,=i fpllnm mm��•n!fn more r..T.II:Ao! n�na 1A
Robert S. Vessels . RCE 805+541+2098 P. 01
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Oct-21-97 O :OSP City...�F SLO-CD Dept. 805 . �1 7173 P. 01
ano cr2IM
, 1997 MEETING AGENDA
DATE ITE #
City lerlc R CEIVED
City f San Luis Obispo OC1 21 1997
990 aim Street
San uis Obispo,CA 93401 CITY OF SAN LUIS OBISPO
COMMUNITY DEVELOPMENT
SUB ECT: Dallidet Re-roofing Project(ARC 113-47)
Base on the letter drafted by Bob Vessely on behalf of the County Historical Soviet
indic iting that they are in agreement to modify their proposal to use wood shingles for
the r -roofing of the Dallidet Adobe, I do hereby withdraw my appeal of the ARC's
decis ion of September 154'which allowed the use of composition shingles as origin ly
requ sled by the County Historical Society. Please make this a part of your official
recor Is in the project file.
Sinct rely,
Luth r Bertrando
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FROM : PHONE NO. : 805 544 9458 Oct. 21 1997 02:52PM P1
Oct -21-97 01 : 21P Cit- r SLO-CD Oept. 805 71 7173 P.02
MEETING AGENDA
DATE e�� ITEM #�..—
October 21, 199 RECEIVED
City Clerk OCT 21 1997
City of San Luis Obispo
990 Palm Street CITY OF SAN LUIS OBISPO
San Luis Obispo,CA 93401 COMMUNITY DEVELOPMENT .
SUBJECT: DaIIldet Re-roofing Project(ARC 113-97)
Based on the Ime;•drafted by Bob Vessely on behalf ofthe County Historical Society
indicating that they are in agreement to modify their proposal to use wood shingles for
the re-roofing of the Dallidet Adobe,l do hereby withdraw my appeal of the ARC's
decision of September 15"which allowed the use of composition sW4es as originally
requested by the Co=y Historical Society. Please make this a part of your official
records in the project file.
Sincerely,
Dean E Miller
�C UNCIL :FIN
O CAO IEFtTTORNEY p'CLERKIORI� CHFYONTEAM RIR0IR
RECEIVED
0 C T 2 1 1997
SLO Ca 7`r' CLERK
FROM PHONE NO. : 805 544 9458 Oct. 21 1997 02:52PM P1
' Oct-21-97 01 :21P Cit., -of SLO-CD Oept. 805 7173 P.02.
MEETING AGENDA
DATE -X-P ITEM #i. -
October 21,1997 RECEIVED
City Clerk OCT 21 1997
City of San Luis Obispo
990 Palm Street CITY OF SAN LUIS OBISPO
San Luis Obispo,CA 93401 COMMUNITY DEVELOPMENT .
SUBJECT: DaRldet Re-roollag Project(ARC 113-97)
Based on the letter drafted by Bob Vessely on behalf ofthe County Ristorical Society
indicating that they are in agreement to modify their proposal to use wood shingles for
the re-roofing of the Dallidet Adobe.l do hereby withdraw my appeal of the ARC's
decision of September 151 which allowed the use of composition Woes as originally
requested by the Coumy Historical Society. Please make this a part o:your official
records in the,project file.
Sincerely,
Dean E Miller
LUE03rCmGm
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RECEIVED
O C T 2 1 1997
SLO Ci T Y vLERK
Robert S. Vessels , RCE 805+541+2098 P. 02
ROBERT-S. ME_ ..VG AGENDA
DATE 8i- I EM #_
V SSELY
CIVIL L STRUCTURAL
E N O N E B A I N 0
143 Pacific SL,Suite B San lois OWPD,(A 93401 605541.2003
Octot er 20. 1997 0 S 80 S A30 sI WJ,wu�3
Mr. Jc ff Hook,Associate Planner L66L 0 9 100
Comr iunity Development Department
City o San Luis Obispo
WARM
990 P aim Street
San L jis Obispo, CA 93401
FAX 7 81-7173
RE: D allidet Adobe,ARC and CHC application.
Jeff,
At the tequest of the County Historical Society I hereby withdrew our application to ch nge the
roof rr aerial on the Dallidet Adobe,the Ramona Depot and the rest rooms at 1185 P�cifc
Street The Dallidet Committee agrees with the Cultural Heritage Committee that, for historical
integ 'y,wood shingles are the preferable material and they agree to use wood shing es in
replac ng the existing roofing. i
Based on this,we believe that the appeals filed and the hearing before the City Coun 51 are no
longer necessary.
Thank you,
RobertS.V s ly, PE
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