HomeMy WebLinkAbout03-01-2016 Item 05 Historic Significance Determination for a Contributing List Property 1009 Monterey Street
Meeting Date: 3/1/2016
FROM: Michael Codron, Community Development Director
Prepared By: Shawna Scott, Contract Planner
SUBJECT: HISTORIC SIGNIFICANCE DETERMINATION FOR A CONTRIBUTING
LIST PROPERTY AT 1009 MONTEREY STREET
RECOMMENDATION
As recommended by the Cultural Heritage Committee (CHC), adopt a Resolution (Attachment
A) determining the structure at 1009-1025 Monterey Street does not qualify for listing as a
historic resource, and approving the removal of 1009 Monterey Street from the City’s lis t of
contributing historic resources.
REPORT-IN-BRIEF
On January 25, 2016 the Cultural Heritage Committee (CHC) reviewed the request to determine
the historic significance of a Contributing List property (1009 Monterey Street) located in the
Downtown Historic District. The CHC found the structure located at 1009-1025 Monterey Street
did not meet the eligibility requirements for historic listing and recommended the City Council
remove the subject property from the City’s list of contributing historic resources (Attachment E,
Draft CHC Minutes).
DISCUSSION
Historic Preservation is an important goal of
the City’s General Plan, as described in
Conservation and Open Space Element
policies 3.3.1 - 3.3.5. In an effort to preserve
the integrity of the City’s Historic Resources,
it is important that those resources included
as Contributing or Master List properties
meet the historic criteria provided in the
City’s Historic Preservation Ordinance. The
purpose of the Ordinance is to promote
identification, protection, enhancement, and
preservation of those resources that represent
distinctive elements of San Luis Obispo’s
cultural, educational, social, economic,
political and architectural history. In this
case, a qualified historian (Donald M. Faxon,
Figure 1: Location of the subject property
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Applied Earthworks, Inc.) has confirmed that this property does not meet eligibility requirements
for listing (Attachment C), and the CHC has reviewed and concurred with the evaluation.
Background
The 0.55 acre site is located in the
Downtown Historic District on Monterey
and Higuera Streets, between Santa Rosa
Street and Osos Street (Attachment B,
Vicinity Map). The project site is zoned C-
D-H (Downtown Commercial, Historic
Preservation) and is within the General
Retail land use designation. The site is
developed with two restaurants (Que Pasa
and Aisuru) and Mission Cinemas. The
Fremont Theater is located to the northeast,
and Mo’s Smokehouse BBQ is located to
the southwest (refer to Figure 2).
A Sanborn fire insurance map dated 1888
(Attachment C, Figure 4-2, page 13) shows
that the subject parcel was part of the joint
location of the San Luis Obispo Flour Mill
complex, which was located at the
intersection of Monterey and Osos Streets1.
1009 Monterey Street remained largely
vacant2 until 1910, when the site was
developed with the San Luis Garage (also
known as the Laird Garage building). The
Laird Garage occupied the site until 1945,
when it was converted to a Greyhound Bus Station (refer to Figure 3). The City placed the
property on its Contributing List in 1987.
Architecture
The architectural style of the Greyhound Bus Station was based upon the Mission Revival -style,
and incorporated added Art Deco-influenced vertical elements in its smoothed-over styling,
central dormered pavilion with large glass storefront waiting room window, and modern vertical
signage (refer to Figure 2). This style differed from many of the more architecturally unique and
famously distinctive pre-war Greyhound bus stations. The Greyhound Bus Station remained
active from 1945 until 1965, and at between approximately 1956 and 1982 minor aspects of its
1 The 1888 Sanborn map also shows a small one story building, possibly a house, along Monterey Street.
2 Oil tanks were installed on the property to serve the San Luis Obispo City Electric Light Company, which was
located in the northern portion of the subject parcel in 1903, and powered the Sperry Flour Company building (1005
Monterey Street).
Figure 3: 2015 photograph of the subject structure
Figure 2: 1945 photograph of the subject structure
(Applied Earthworks)
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Mission Revival detailing were re-created,
and over time its storefronts were modified
to accommodate a variety new businesses
(refer to Figure 4). Major modifications
occurred in the early 1980’s, including the
remodeling of Mission Cinemas and other
improvements to accommodate retail,
office, and restaurant uses. Structural
modifications were made for public safety
under seismic loads between approximately
2004 to 2013.
Current Building Condition
The Laird Garage building was originally constructed as a central one-and-a-half story dormered
pavilion flanked by two equal garage
wings (refer to Attachment C). These
wings are now storefronts designed and
finished individually in a way that
suggest they are separate buildings
(refer to Figure 5). Original materials
were brick with a stucco finish and
Spanish tile roof; those materials remain
but have been refinished. Areas on the
rear-facing east façade near Higuera
Street retain early brickwork with
arched brick lintels (refer to Figure 6).
As documented in the Historic
Resources Evaluation Report (refer to
Attachment C), the façades at 1009 and 1025 Monterey have been removed or modified
significantly over time including:
The former bus entrance has been filled in to accommodate a smaller pedestrian entry;
The size, height, and area of the windows have been modified and one window no longer
exists;
A large header beam that supports all of the
structure above the storefront is slightly lower
(perhaps one foot) than the original bus opening;
Façade openings have been added or
substantially enlarged; and,
The roof and second floor office area dormer
(part of the central pavilion of the former bus
station) seem to retain their general appearance,
shape, and parapet profile, but the paired
windows of the dormer have been removed and
partially in-filled.
Figure 4: 1984 photograph of the subject structure
Figure 6: View of east façade near
Higuera Street showing brick
Figure 5: 2015 photograph of the subject structure showing
separate storefronts (Applied Earthworks)
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Summary of the Historic Resource Evaluation of 1009-1025 Monterey Street
Determinations of historic significance are based on evaluation criteria provided within the
City’s Historic Preservation Ordinance. The analysis below includes a discussion of findings
from the Applied Earthworks, Inc. historic evaluation and the CHC’s determination.
1. Listing of a Contributing Historic Structure
Section 14.01.050 of the Historic Preservation Ordinance states that “contributing list of
resources or properties are buildings or other resources at least 50 years old that maintain their
original or attained historic and architectural character, and contribute, either by themselves or
in conjunction with other structures, to the unique or historic character of the neighborhood,
district, or to the City as a whole.” Non-contributing resources are “buildings, properties and
other features in historic districts which are less than 50 years old, have not retained their
original architectural character, or which do not support the prevailing historic character of the
district.”
The Historic Preservation Ordinance contains the below historic significance criteria 3 (refer to
Attachment D, Historic Preservation Ordinance). In order for a property to qualify for historic
resource listing the property shall exhibit a high level of historic integrity, be at least 50 years old
(less than 50 if it can be demonstrated enough time has passed to understand its historical
importance) and satisfy at least one of the following criteria:
Architectural Criteria (Style, Design, and/or Architect)
Staff Response: As discussed above under Site Information and Current Building Condition,
traces of the building’s original style remain or may have been reconstructed in the past as an
attempt to return some of its original Mission Revival detailing (i.e. Spanish tile roofline, second
floor dormer); however, the structure has undergone several substantial modifications and
seismic structural additions to both its structural system and storefronts. The structure does not
embody the distinctive characteristics of a type, period, region, or method of construction, or
represent the work of a master, or possess high artistic values.
Historic Criteria (Person, Event, and/or Context)
Staff Response: Transportation-related infrastructure including bus transportation was a
significant element of transportation needs during the first half of the 20th century (refer to
Attachment C, Historic Resources Evaluation Report for additional background information). In
its current condition, the subject structure no longer conveys its association with historical
themes of transportation and bus stations previousl y represented by the Laird Garage and
Greyhound Bus Station. In addition, the structure does not appear to be significant for association
with the lives of persons important in history or events that made a significant contribution to the
broad patterns of history or as a prime illustration of predominant patterns of history that would fit
within the defined Period of Significance (1870-1930) for the Downtown Historic District.
3 14.01.060 Listing Procedures for Historic Resources & 14.01.070 Evaluation Criteria for Historic Resource Listing
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Integrity
Staff Response: The building no longer maintains authenticity and integrity because the structure
has been remodeled multiple times and has undergone major repairs that have impacted its
integrity and removed much of its architectural character. The building no longer retains its
original feeling, workmanship, or connection to historic themes of transportation and bus
stations.
Conclusion
Staff has not found evidence indicating the structure is historically significant. While the
property remains in its original location, the structure no longer retains enough of its histo ric
physical characteristics to convey its significance or association with its original historic context.
Furthermore, the structure no longer retains enough of its historic physical characteristics to
convey its significance or association with the transportation themes. Therefore, the property
does not appear to meet eligibility criteria of the Historic Preservation Ordinance.
Proposed Future Project
The applicant is exploring an option to remove the current structure in order to redevelop the site
with a new, five-story, mixed use structure as may be allowed in the C-D-H (Downtown
Commercial, Historic Preservation) zone with Architectural Review approval. The applicant
received conceptual review directional items during a Joint CHC and Architectural Review
Commission (ARC) Public Meeting held on December 7, 2015, and is in the process of
preparing revised plans in response to comments and requests provided during the meeting.
ENVIRONMENTAL REVIEW
Section 15061(b)(3) states a project is exempt from CEQA if the activity is covered by the
general rule that CEQA applies only to projects which have the potential for causing a significant
effect on the environment. Where it can be seen with certainty that there is no possibility that the
activity in question may have a significant effect on the environment, the activity is not subject
to CEQA. The determination of historical significance is not subject to CEQA because the
project will not have a significant effect on the environment since it is a review of whether the
subject site satisfies at least one of the criteria for historic resource listing within the Historic
Preservation Ordinance. Any future development related to the proposed site will be subject to
environmental review as required under CEQA.
FISCAL IMPACT
The proposed project will have no fiscal impacts since the property is not currently eligible for
historic preservation benefits (i.e. Mills Act) and the historic designation of the property has no
bearing on City fiscal resources.
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ALTERNATIVES
1. Maintain 1009 Monterey Street on the City’s list of contributing historic resources, based on
findings that satisfy the criteria for Historic Resource Listing of the City’s Historic
Preservation Ordinance (architecture, historic significance, and/or integrity).
2. Continue the item for additional information or discussion.
Attachments:
a - Draft Council Resolution
b - Vicinity Map
c - Historic Resources Evaluation Report
d - Historic Preservation Ordinance excerpt
e - Draft CHC Minutes (01-25-2016)
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RESOLUTION NO. (2016 Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING REMOVAL OF 1009 MONTEREY
STREET FROM THE CITY’S LIST OF CONTRIBUTING HISTORIC
RESOURCES HIST-2592-2016
WHEREAS, the applicant, on January 7, 2016, submitted an application to remove the
property located at 1009 Monterey Street, San Luis Obispo (the “Property”) from the
Contributing List of Historic Resources; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo at a public
hearing held in the Council Meeting Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on January 25, 2016, and recommended the Council remove the Property from the
Contributing List of Historic Resources; and
WHEREAS, the City Council conducted a public hearing on March 1, 2016, for the
purpose of considering removing the Property from the Contributing List of Historic Resources
(HIST-2592-2016); and,
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicants, interested parties, the records of the Cultural Heritage Committee hearing, and
the evaluation and recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. The Council makes the following findings of consistency with
Historic Preservation Program Ordinance eligibility criteria for the Contributing List of Historic
Resources:
1. Though the subject building is within the Downtown Historic District, the character of
the building is not historically significant due to its lack of historic and original
architectural features and numerous modifications.
2. The structure no longer retains enough of its historic physical characteristics to convey its
significance or association with the transportation themes of the first half of the 20th
century.
3. The building no longer maintains authenticity and integrity because the building has been
significantly modified over time and the building no longer retains its original
appearance, workmanship, or connection to historic themes of transportation and bus
stations.
4. Significant alternations to the original construction of the structure include modifications
for structural reinforcements, approximately 50 percent of the storefront façade has been
removed, one window has been removed and the size and area of additional windows was
enlarged, the original large garage door was filled in, and the bus entrance has been filled
in to accommodate a smaller pedestrian entry.
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Resolution No. ______ (2016 Series) Page 2
5. The removal of the existing structure from the list of Contributing Historic Structures is
consistent with the Historic Preservation Ordinance because the building does not meet
the criteria for inclusion on the City’s list of historic resources.
SECTION 2. Environmental Determination. Section 15061(b)(3) states a project is
exempt from CEQA if the activity is covered by the general rule that CEQA applies only to
projects which have the potential for causing a significant effect on the environment. Since the
project only involves a determination of historic significance, it can be seen with certainty that
there is no possibility that the activity in question may have a significant effect on the
environment.
SECTION 3. Action. The Council of the City of San Luis Obispo does hereby determine
the structure located at 1009 Monterey Street does not qualify for listing as a Historic Resource, and
approves removal of 1009 Monterey Street from the City’s list of contributing historic resources.
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing Resolution was adopted this____ day of _______________________, 2016.
____________________________________
Mayor Jan Marx
ATTEST:
____________________________________
Jon Ansolabehere
Interim City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
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Resolution No. ______ (2016 Series) Page 3
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ______ day of ______________, _________.
______________________________
Jon Ansolabehere
Interim City Clerk
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HIST-2592-20161009 MONTEREY STREET ¯
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Historical Resources Evaluation Report
for 1009-1025 Monterey Street,
San Luis Obispo, California
Donald M. Faxon
Prepared By
Applied EarthWorks, Inc.
811 El Capitan Way, Suite 100
San Luis Obispo, CA 93401
Prepared For
Rossi Enterprises
750 Pismo Street
San Luis Obispo, CA 93401
Submitted To
City of San Luis Obispo
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401
December 2015
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ii Historical Resources Evaluation Report for 1009-1025 Monterey Street
CONTENTS
1 INTRODUCTION..............................................................................................................1
2 METHODS .........................................................................................................................3
2.1 ARCHIVAL RESEARCH .......................................................................................3
2.2 ARCHITECTURAL FIELD SURVEY ...................................................................3
2.3 EVALUATION........................................................................................................4
3 HISTORIC CONTEXT .....................................................................................................5
3.1 SPANISH INCURSION—THE MISSION ERA (1772–1850) ..............................5
3.2 EARLY STATEHOOD SETTLEMENT (1850–1875) ...........................................6
3.3 GROWTH OF INDUSTRY AND COMMERCE (1875–1900) .............................7
3.4 POPULATION GROWTH AND MODERNIZATION (1900–1945) ....................8
3.5 DOWNTOWN GROWTH (1945–PRESENT)........................................................9
3.6 TRANSPORTATION THEME AND THE GREYHOUND BUS
COMPANY............................................................................................................10
4 DESCRIPTION OF RESOURCES ................................................................................12
4.1 HISTORIC DEVELOPMENT OF THE 1009 -1025 MONTEREY
PROPERTY ...........................................................................................................12
4.2 CURRENT CONDITIONS ...................................................................................18
5 SIGNIFICANCE EVALUATION ..................................................................................22
5.1 CITY OF SAN LUIS OBISPO HISTORIC PRESERVATION
ORDINANCE ........................................................................................................22
5.2 EVALUATION OF 1009-1025 MONTEREY STREET ......................................24
5.2.1 Architectural Criteria .................................................................................25
5.2.2 Historic Criteria .........................................................................................25
6 CONCLUSION AND RECOMMENDATION .............................................................27
7 REFERENCES ..........................................................................................................................29
APPENDIX A: California Department of Parks and Recreation Inventory Forms
FIGURES
Figure 1-1 1009-1025 Monterey Street, the Greyhound Bus Station next to the new Fremont
Theatre, circa 1945 (Files of Applied Earthworks). ............................................... 1
Figure 3-1 Drawing of Mission San Luis Obispo (1793). ........................................................ 5
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Historical Resources Evaluation Report for 1009-1025 Monterey Street iii
Figure 3-2 A 1906 aerial view looking west at downtown San Luis Obispo along Marsh,
Higuera, and Monterey Street with Osos Street at the bottom right corner
(courtesy History Center of San Luis Obispo County). .......................................... 9
Figure 4-1 Aerial view of 1009-1025 Monterey Street, San Luis Obispo.............................. 12
Figure 4-2 1888 Sanborn map showing 1009-1025 Monterey Street. .................................... 13
Figure 4-3 1891 Sanborn maps showing 1009-1025 Monterey Street. .................................. 13
Figure 4-4 1903 Sanborn Map of 1009-1025 Monterey Street. ............................................. 14
Figure 4-5 Circa 1905 image showing empty lot of 1009 Monterey next to Sperry Flour
Company. .............................................................................................................. 15
Figure 4-6 1926 Sanborn Map with October 1944 updates of 1009-1025 Monterey Street. . 16
Figure 4-7 1940s image of the Greyhound Bus Station (Crabb 2008). .................................. 16
Figure 4-8 1953 image of the Greyhound Bus Station (SLO Tribune 1953). ........................ 17
Figure 4-9 Circa 1984 image of 1009-1025 Monterey street. ................................................ 18
Figure 4-10 A 2015 photo of 1009 (right) and 1025 (left) Monterey Street, looking east at the
south (front) façade. .............................................................................................. 19
Figure 4-11 Damage, exposed structure, and new storefronts at 1009-1025 Monterey. .......... 20
Figure 4-12 Central pavilion/dormer of former Laird Garage building. .................................. 20
Figure 4-13 View showing storefront under lowered support beam at 1009 Monterey Street. 21
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Historical Resources Evaluation Report for 1009-1025 Monterey Street 1
1
INTRODUCTION
At the request of Rob Rossi of Rossi Enterprises, Applied EarthWorks, Inc. (Æ) completed a
historical resources evaluation of the former Laird Garage building, now more commonly
referred to as the former Greyhound Bus Station, at 1009–1025 Monterey Street, San Luis
Obispo, California (Figure 1-1). The purpose of this report is to evaluate the significance of the
subject property and to determine whether the building retains historic integrity through the
character-defining features associated with the period of significance. Rossi Enterprises has
proposed a new development for the property known as Fremont Square.
Figure 1-1 1009-1025 Monterey Street, the Greyhound Bus Station next to the new Fremont Theatre, circa
1945 (Files of Applied Earthworks).
The Laird Garage building is located within City of San Luis Obispo’s Downtown Historic
District and is included on the City’s list of Contributing Resources as a part of the District. As
such, the building qualifies as a historical resource under the California Environmental Quality
Act (CEQA). Due to its local listing, demolition or rehabilitation of the building is subject to the
San Luis Obispo Historic Preservation Ordinance (Municipal Code Chapter 14.01) and must
conform to the City’s Historic Preservation Program Guidelines (City of San Luis Obispo
2013).
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The city-wide Historic Resources Survey conducted in 1983 found the subject building
significant for its architectural merits and age; the City placed the property on its Contributing
List in 1987. Subsequently, the building was substantially altered when structural modifications
were made for public safety under seismic loads; thus, an updated evaluation is needed to
establish whether the building still retains its historic integrity and still merits such listing. To
correctly identify changes to the character-defining features of a building, the significance of the
property must first be established and the associated period of significance defined. Then the
character-defining features that convey the significance of the property can be identified and
assessed as to whether they are still fully present.
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2
METHODS
Æ carried out three basic tasks to complete the documentation and historical evaluation of the
subject property. The first task involved background archival research to define the historic
context of the property and gather available property-specific information on the construction
history of the building. Second, Æ’s Architectural Historian visited the property to document the
building’s architectural features. Finally, Æ evaluated the significance of the property within the
historic context defined through the background research. Each of these steps is described in
greater detail below.
2.1 ARCHIVAL RESEARCH
During the course of the study, Æ Architectural Historian Don Faxon conducted archival
research at several repositories within the city of San of San Luis Obispo. Primary resources he
reviewed in support of the evaluation included:
•City o f San Luis Obispo Community Development Files on Historical Properties;
•U.S. Census records and index to voter registration affidavits;
•Historical photographs on file at the History Center of San Luis Obispo County; and
•City directories on file in the History Room of the San Luis Obispo City-County
Library.
Faxon also consulted:
•Æ’s large in-house library of sources, including published works on the history of the
city and county of San Luis Obispo, various historical maps, and a collection of San
Luis Obispo County historical photographs;
•Æ reports prepared for the previously developed Court Street and SLO County
Government Center projects.
2.2 ARCHITECTURAL FIELD SURVEY
Faxon toured the subject building on November 30, 2015 and conducted the architectural survey
on December 3, 2015. He documented the building using a California Department of Parks and
Recreation (DPR) Primary Record (523A) and Building, Structure, and Object Record (523B).
The completed forms describe the building’s attributes, features, and condition, and summarize
Æ’s evaluation of significance. Faxon photographed the building and its features. The completed
DPR forms for the property are provided in Appendix A of this report.
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4 Historical Resources Evaluation Report for 1009-1025 Monterey Street
2.3 EVALUATION
Æ evaluated the Laird Garage building by applying the criteria of historical significance
presented in the City of San Luis Obispo’s Historic Preservation Ordinance with reference to the
historic context presented in Section 3 of this report. Whereas the criteria provide the general
standards of significance, the context delineates the specific key themes (i.e., aspects of history)
to which a resource may be related. Significance is based on how well the subject resource
represents one or more of these themes based on its specific history and the people associated
with the resource, as well as its inherent qualities (i.e., architecture and potential to yield
information about the past).
To be considered a good representative of a particular theme, a resource also must retain
sufficient integrity to communicate its significance. The seven aspects of integrity are location,
setting, feeling, association, workmanship, materials, and design (National Park Service
1998:44). Æ’s evaluation of the property includes an assessment of all seven aspects of integrity.
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3
HISTORIC CONTEXT
The subject property is located within the City of San Luis Obispo’s Downtown Historic District.
The Historic Preservation Program Guidelines identify the period of significance for the district
as 1870–1930 (City of San Luis Obispo 2013).
3.1 SPANISH INCURSION—THE MISSION ERA (1772–1850)
The era of Chumash contact with Europeans began with the initial Spanish exploration of
California in 1542. In 1769 the Portolá expedition traveled overland from the Port of San Diego
to the Port of Monterey, journeying inland from Morro Bay, and passing through the area again
on their return voyage in 1770. The expedition laid the groundwork for the establishment of
Franciscan missions that would eventually form a chain between the two Spanish ports.
Mission San Luis Obispo de Tolosa was founded in 1772, the first Spanish establishment in
Chumash territory. The first structures at the mission comprised a temporary church built of
timber and tule, a granary, and a log and tule house for the soldiers of the mission guard. The
following year, Francisco Palóu brought five families of Baja California Indians to the mission
and erected huts to house them (Palóu 1926). In 1774 a more permanent church with adobe
foundations and a superstructure of shaved limbs and tules was erected. Several fires over the
next six years necessitated construction of a new church, completed in 1793, that still stands
today, dominating the landscape of Mission Plaza and Chorro Street (Figure 3-1).
Figure 3-1 Drawing of Mission San Luis Obispo (1793).
Despite the previous setbacks, 877 baptisms had taken place at the time of the new mission
church construction and there were regular surpluses of crops and livestock. In the 1790s an
auxiliary rancho with more than 17,000 acres of prime farmland was established at Santa
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Margarita (Krieger 1988). The mission vineyard, located south of San Luis Obispo Creek,
encompassed an area bound by Garden, Buchon, and Santa Rosa streets. This was the second-
largest vineyard in the California mission chain, consisting of 44,66 acres of grapes planted prior to
1800 (Bertrando and Bertrando 2003; Kocher 1972). Other construction projects completed in the
1790s included living quarters for the padres, dwellings and workshops for five guards and their
families, and the first water-powered grist mill (Kocher 1972; Webb 1952).
In 1800, Father Martinez began an aggressive construction program that would complete and
beautify the mission quadrangle. Construction over the following 11 years included a weaving
room, a wall to enclose the quadrangle, more than 80 permanent mission Indian houses
(measuring 20 by 17 feet) made of adobe and roofed with clay tiles, dormitories, a hospital, a
second grist mill, additional reservoirs, a community kitchen, two granaries, and a corral
(Englehardt 1933; Kocher 1972; Mitchell 1930; Monitor 1938; Webb 1952). The Indian
population at Mission San Luis Obispo reached its peak of 919 in 1803; by 1804 native villages
in the area were abandoned and most of the Obispeño were living at the mission or its outposts.
By the time of secularization, missionization, disease, and destruction of the native subsistence
base had forced the Chumash to abandon most of their traditional lifeways. By 1838 only 170
Native Americans, including Chumash, Salinians, and Yokuts, remained at the mission
(Greenwood 1978).
In 1822, California became a Mexican territory and the Mexican government was intent on
secularizing the missions. In essence, successful production of material resources at the missions
was their doom, as “the covetous eyes of thousands of landless Mexicans [were] cast upon the
missions” (Krieger 1988:32). With Native populations declining every year, the missions had no
basis for occupying the large expanses of mission lands and could not defend themselves in
political arenas. Additionally, political, economic, and social factors made it difficult for the
Mexican government to maintain the mission chain. When a proclamation for secularization was
issued in 1834, the government appointed Innocente Garcia as the administrator for Mission San
Luis Obispo. In 1846 the mission was sold to Petronillo Rios, ending the Franciscan era. That
same year the Bear Flag Rebellion occurred and California gained independence from Mexico;
control of the territory soon fell into the hands of the United States (Krieger 1988).
3.2 EARLY STATEHOOD SETTLEMENT (1850–1875)
When California achieved statehood in 1850, immigrants were mainly interested in the riches to
be found in the gold fields of the Sierra Nevada. Newcomers were able to find some semblance
of the culture they left behind in the northern part of the state and the San Francisco Bay area,
but Southern California was seen as a wild, untamed country full of lawlessness. As a result, the
population of newly formed San Luis Obispo County grew slowly. The 1850 census lists 336
residents, but ethnicity is not recorded. However, over 230 were born in California, suggesting
Native American and/or Mexican heritage. Fifty-five were born in Mexico, 20 were born in
America, and 26 were European immigrants. The population makeup must have remained
unchanged through most of that decade, because in 1856 Henry Miller observed about 150
houses, inhabited principally by Native Americans and Mexicans (Miller 1856).
A cholera epidemic in the 1850s further decimated the Native American population in the region.
At least 70 Native Americans are said to have died from the disease, and many who were not
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affected fled the area and were not seen again. The effect of the epidemic is noticeable in the
1860 census, which lists only 162 Indians within a town population of 1,808 residents.
Disaster hit the county from 1862 to 1864 when great droughts caused the death of hundreds of
thousands of sheep and cattle, bankrupting many of the Hispanic families who had acquired large
ranchos. These families were forced to sell out to Euro-American entrepreneurs who were
arriving in the area (Krieger 1988). Those new arrivals spurred development within the sleepy
town. With the influx of Euro-American landholders, growth came rapidly, and by 1868 housing
demand far exceeded supply.
By the time authorities finally received a certificate of purchase for the town site from the U.S.
Land Office in February 1871, many public improvements had taken place. Bridges spanned San
Luis Obispo Creek at Mill, Court, Morro, Chorro, Nipomo, and Broad streets. Sidewalks had
been constructed and trees planted. Gas and water works were established, the fire department
was on call, a brick city hall was in use, the Bank of San Luis Obispo was open for deposits, and
three weekly and two daily papers were available (Angel 1883:357, 361).
During the 1870s, the demand for town lots was overwhelming. The town of San Luis Obispo
added more than a dozen subdivisions during this decade. The Roman Catholic Church held
titles to large sections of land such as the mission orchard and vineyard. Seeing an opportunity to
finance their extensive building repair program, the Mission Parish began selling the Mission
Vineyard subdivision lots in 1872 (San Luis Obispo County 1873). By 1875, the entire vineyard
had been sold (Kocher 1972). The subdivision of the Old Mission Orchard is not recorded until
1896, indicating perhaps that the orchard remained active beyond the 1880s (San Luis Obispo
County 1896).
3.3 GROWTH OF INDUSTRY AND COMMERCE (1875–1900)
In 1875, 2,500 residents were concentrated in a 4-square-mile area and the outskirts of the town
were sparsely settled. The City waterworks maintained a 2-mile open flume that carried water
from springs above the town to a stone and cement reservoir. This water was then distributed
through 5 miles of pipes that ran below all principal streets. The architecture was described as
“rather primitive but of late marked improvement” (Cooper 1875:17). There were more buildings
of a permanent nature, and many who had been renting were now building. Rental housing was
in demand, and there was a limited supply; these had “reasonable rents at $10 to $25/month
according to size and location” (Cooper 1875:23). The City waterworks serviced residences near
the town center, and those elsewhere were supplied from individual wells. In 1875, Paulson
reported four hotels, six livery stables, and one paper—the Weekly Tribune. He told how the city
“commands trade up and down the coast and at least 100 miles to the interior” (Paulson
1875:23).
Access to the outside world was through the Coast Line Stage. This company carried U.S. mail
for Wells Fargo and Company to points north and south of the city. Passenger coaches also ran
from the city to the harbor, and a tri-weekly stage between San Luis Obispo and the town of
Cambria provided residents with a connection to the communities of Morro, Old Creek, and
Cayucos. The narrow-gauge Pacific Coast Railway from Port Harford to Los Alamos, which first
ran in 1876, made San Luis Obispo the commercial center of the region and provided access for
passenger steamer service. Additionally, a telegraph from San Francisco to Santa Barbara ran
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through San Luis Obispo, with an additional line from the city to the port (Jespersen 1939:78–
79).
The City of San Luis Obispo was incorporated on March 20, 1876, and a codified system of
ordinances was prepared and enacted. At the time of the 1880 census, there were 2,500 residents
in the city. Just 3 years later, that number was reported to have increased to 3,000 (Angel 1883).
The 1886 Sanborn map illustrates the commercial core of downtown growing within an eight-
block area along Higuera, Monterey, Morro, Chorro, and Broad streets. General mercantile,
hardware, grocery, and drug stores were intermingled with specialty stores such as a photo shop,
cigar sellers, bakeries, jewelers, barbers, and tailors. Hotels, liveries, and restaurants were
plentiful to meet the needs of travelers. Entertainment venues such as saloons, billiard rooms,
pleasure houses, and a drama theatre were available. It appears that at the end of the nineteenth
century one could find anything that they might desire in downtown San Luis Obispo.
Between 1894 and 1901 the streetcars provided an important transportation link between the
Ramona Hotel, the Southern Pacific Depot, and the narrow-gauge Pacific Coast Railway. The
Southern Pacific Railroad did not reach the city until 1894 and, following a long period of starts
and stops, finally connected to Los Angeles in 1901. This new link to the outside world increased
the flow of manufactured goods into the city and gave access to additional markets for local
agricultural products.
3.4 POPULATION GROWTH AND MODERNIZATION (1900–1945)
The 1900 U.S. Census enumerated just over 3,000 residents in the City of San Luis Obispo.
Several events spurred growth of the city in the early twentieth century. By 1901 the city was
served by the Pacific Coast Railway and mainline Southern Pacific (Krieger 1988). The
completion of a rail line that allowed travel and shipment of goods to the south meant greater
opportunities for selling and buying commodities. The establishment of California Polytechnic
State University (Cal Poly) in 1901 as a vocational school on 281 acres also was a significant
draw for the city.
Shortly after the turn of the twentieth century, the city began improving streets by grading roads
and filling in low places with gravel (Curry 1968). Higuera Street was widened to 70 feet
between Nipomo and Osos streets. New development throughout the city followed these
improvements (Figure 3-2).
San Luis Obispo Creek, however, was a major hindrance to commercial development of large
portions of downtown. In locations where the creek traveled through the middle of a block,
development on both sides of the creek had already occurred before the turn of the century. On
Higuera Street between Osos and Santa Rosa streets, the creek was very close to the bottom of
the established block.
By the 1930 Census, the city’s population had surpassed 8,300. Additional growth occurred at
the end of World War II, when military installations established in response to the war stimulated
the local economy. Between 1940 and 1941, the U.S. Army converted Camp Merriam, a
2,000-acre National Guard base founded in 1928, to an infantry and artillery training camp
known as Camp San Luis Obispo. Many of those soldiers, who remembered the mild climate and
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gentle hills of the Central Coast, returned permanently to San Luis Obispo after the war (Krieger
1988:102–104).
Figure 3-2 A 1906 aerial view looking west at downtown San Luis Obispo along Marsh, Higuera, and
Monterey Street with Osos Street at the bottom right corner (courtesy History Center of San
Luis Obispo County).
3.5 DOWNTOWN GROWTH (1945–PRESENT)
Many of the returning soldiers were instrumental in the modernization of San Luis Obispo in the
second half of the twentieth century. Joe Navoni and a group of veterans took over the City
Garbage Company and bought trucks that could handle dumpsters. Archie Stinson, who used the
GI Bill to study at Cal Poly, started a poultry processing plant that soon supplied most stores in
San Luis Obispo and Santa Barbara counties. On December 2, 1946, Southwest Airlines
established airmail and passenger service out of the small county airport on the edge of town
(McKeen 1988). In 1958, Alex Madonna and his wife Phyllis built the landmark Madonna Inn.
The influx of new commerce meant that the landscape of downtown was changing. Older
buildings, including many residences, were demolished to make way for more modern structures
and parking lots. City landmarks such as the Clock Tower at the intersection of Chorro and
Higuera streets and the Mission Mill guesthouse were demolished in the 1950s and 1960s. Many
of the remaining adobes were also lost during this period.
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Citizens, government, and downtown businesses spent a considerable amount of the 1950s
arguing about what to do about San Luis Obispo Creek. Many citizens believed that the creek,
then a trash-filled eyesore, could be cleaned up and a lovely plaza could be developed in front of
the mission. Downtown businessmen, hungry for parking spaces for their customers, thought the
creek was a waste of space and encouraged the city to pave it over (McKeen 1988). The issue
would not be decided until 1968, when voters approved the closing of Monterey Street and
creation of the plaza that exists there today (McKeen 1988; Tritenbach 1989).
3.6 TRANSPORTATION THEME AND THE GREYHOUND BUS COMPANY
Transportation-related infrastructure was especially important in America during the first half of
the twentieth century and made up a substantial percentage of a typical city’s architecture.
Whether existing buildings were altered to accommodate modern vehicle needs, as with some
converted stables and carriage houses, or constructed specifically as service facilities,
automobile-related architecture was prevalent along major thoroughfares throughout the nation,
especially along travel and tourist routes.
Between 1909 and 1926, many changes related to the increase in the ownership of automobiles
and the ease of travel were also taking place in San Luis Obispo. When the new state highway
was opened for travel in 1915, the city was a prime location for travelers to rest on the long trip
from San Francisco to Los Angeles. Early automobiles required substantial servicing, and high-
competition for sales meant that many more dealerships existed than are found today.
Commercial ventures catering to travelers, including hotels, motels, restaurants, and service
stations, cropped up around the city (City of San Luis Obispo 1983; Krieger 1988; Morlet 2013;
Palmer et al. 2001). Such services were primarily located along Monterey and Higuera streets; as
an example, the block that contains 1009-1015 Monterey also was the location in the 1940s for a
service station, a car wash, a car dealership, and two auto repair shops (History Center of San
Luis Obispo County 1926/1945.
Bus transportation was also a significant element of transportation needs during the first half of
the twentieth century. The Greyhound Bus Company, a major transportation provider during that
period, still exists today. The company employed 9,500 employees, had 4,750 stations and 2,500
buses, and carried passengers 200,000,000 miles annually in the 1930s (Wrenick 2007). By
1935, intercity bus lines such as Greyhound transported 651,999,000 passengers per year across
America (Time 1936). Early Greyhound terminals were known as the “Greyhound Blue Tile”
stations for their use of blue porcelain tile, but the Greyhound Company soon became even better
known for its construction of high-styled Streamline Moderne stations around America starting
in 1938. These were designed by noted architect and industrial designer W. S. Arrasmith
(Wrenick 2007).
At times however, as with the Laird Garage at 1009-1025 Monterey Street, local structures were
converted into bus terminals because it was expedient, especially during periods when an
increase in need for bus travel was immediate, such as during the period of the World War II.
Fuel and material rationing made long-distance automobile travel virtually impossible during the
war, and intercity bus lines became more in demand for travel than even during the Depression
era.
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To alleviate problems, bus operators and bus companies began to establish storefront
depots of their own in the large cities. [L]arger and larger downtown storefront
locations were established to provide for the comfort and convenience of passengers,
including things such as retail space, restaurants, and newsstands [Wrenick 2007:105]).
As for the drive-through design of Greyhound stations such as at 1009-1025 Monterey Street,
Wrenick (2007:105) adds, “as the process evolved designers developed two basic plot plans for
terminals, the island type and the parallel type, both of which referred to the nature of bus traffic
as it circulated through the terminal.”
The peak era of bus travel ended soon after the World War II as car ownership increased and the
Federal Highway System improvements took hold in the 1950s. The closure of the San Luis
Obispo bus station in 1965 coincided with significant drop in ridership as reliance on personal
transportation continued to grow. This makes America’s surviving downtown bus stations
important symbols of twentieth century mass transportation; they are especially significant to
those who once relied on them.
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4
DESCRIPTION OF RESOURCES
The City’s Master List of Historic Resources identifies the Laird Garage building (1009-1025
Monterey Street) as a single property, although currently two commercial spaces present
architecturally differing storefronts. The construction history represents that of a single building
with an addition. The subject building is located on the south side of Monterey Street between
Osos and Santa Rosa streets (Figure 4-1).
Figure 4-1 Aerial view of 1009-1025 Monterey Street, San Luis Obispo.
4.1 HISTORIC DEVELOPMENT OF THE 1009 -1025 MONTEREY PROPERTY
For most of the nineteenth century, San Luis Obispo Creek flowed behind the parcels on the
south side of Monterey Street between Osos and Santa Rosa streets, but a second waterway, a
small tributary, also branched off to the northeast directly through this block and was known as
Small Creek. Because of the two creeks, Higuera Street did not exist south of Monterey along
this block before 1890, and then extended only part way from the east after that date until a
bridge was built near the turn of the century.
The downtown area around 1009-1025 Monterey Street was still being transformed from a
partially undeveloped residential and agricultural business area to a more commercial and
industrial zone during this period, evidenced by the first Sanborn fire insurance map at that
Project Location
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location, dating to 1888. The map depicts a small one-story building along Monterey Street,
possibly a house since the east end of the block contained at least two private residences (Figure
4-2).
Figure 4-2 1888 Sanborn map showing 1009-1025 Monterey Street.
Figure 4-3 1891 Sanborn maps showing 1009-1025 Monterey Street.
The 1888 map also shows that the subject parcel of 1009-1025 Monterey Street was a part of the
joint location of the San Luis Obispo Flour Mill complex (between 1009 Monterey Street and the
adjacent corner parcel of 1005 Monterey at Osos Street). Included on the site at this time was the
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San Luis Obispo City Electric Light Company, near the southern end of the subject parcel, above
San Luis Obispo Creek. This situation remained largely the same for the lots at 1005, 1009, and
1015 Monterey Street on the 1891 Sanborn map (Figure 4-3).
In 1903 the San Luis Obispo City Electric Light Company moved its powerhouse farther north
on the site of 1009-1025 Monterey Street to power the larger 1005 Monterey Street Flour Mill,
now known as the Sperry Flour Company, or the Sperry Building. Crude oil tanks were installed
in the ground under 1009 Monterey to serve the electric company. But other than these tanks and
a small projection off the side of the mill, 1009 still remained largely vacant (Figure 4-4).
Figure 4-4 1903 Sanborn Map of 1009-1025 Monterey Street.
A contemporary photo from 1905 clearly shows the Monterey Street lot portion of the parcel still
vacant between the Sperry Mill at 1005 Monterey Street and the Commercial Hotel at 1035
Monterey Street (now the Fremont Theater) ( Figure 4-5).
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Figure 4-5 Circa 1905 image showing empty lot of 1009 Monterey next to Sperry
Flour Company.
The front lot of the 1009-1025 Monterey Street parcel had remained vacant for almost two
decades by 1910. But by the end of that year the San Luis Garage occupied the site; the building
appears to have remained much the same for the next three decades (Crabb 2008).
By 1940 the Laird Garage building occupied the site until it became the Greyhound Bus Station
in 1945 (Figure 4-6). Unlike many of the more architecturally unique pre-war Greyhound
stations for which the company would become famous, San Luis Obispo’s did not incorporate
streamlined styling with bands of windows and curved corners. Instead, the city’s Greyhound
Station was based upon the existing Mission Revival–style structure, but also incorporated some
added Art Deco-influenced vertical elements in its smoothed-over styling, central dormered
pavilion with large glass storefront waiting room window, and modern vertical signage (Figures
4-7 and 4-8). And while purpose-built around 1910 as a garage, only those few changes—now
largely eliminated—tied the building to the Greyhound Bus Company. No documentation has yet
been found that suggests the Laird building’s Monterey Street vehicle entrance was enlarged for
the purpose of allowing pass-through for the buses, a feature specifically employed by
Greyhound as mentioned previously, but the opening required for that circulation design was
another likely modification from the original 1910 garage construction. The Greyhound terminal
remained active from 1945 until 1965, and at some point minor aspects of its Mission Revival
detailing were re-created, even while its storefronts were being modified to accommodate new
businesses (Figure 4-9).
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Figure 4-6 1926 Sanborn Map with October 1944 updates of 1009-1025 Monterey Street.
Figure 4-7 1940s image of the Greyhound Bus Station (Crabb 2008).
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Figure 4-8 1953 image of the Greyhound Bus Station (SLO Tribune 1953).
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Figure 4-9 Circa 1984 image of 1009-1025 Monterey street.
4.2 CURRENT CONDITIONS
Æ Architectural Historian Don Faxon conducted a field evaluation on December 3, 2015, and
made comparisons between the current conditions observed, conditions visible in a period photo
circa 1945 (see Figure 1-1) when the relatively new Greyhound Bus Station was still fully intact
and operational, and with conditions in photos taken within the past two decades.
The building was originally constructed in 1910 as a central one-and-a-half story dormered
pavilion flanked by two equal garage wings (Figure 4-8). These wings are now storefronts
designed and finished individually in a way that suggest they are separate buildings (Figure
4-10). Original materials were brick with a stucco finish and Spanish tile roof; those materials
remain but have been refinished. Areas on the rear-facing east façade near Higuera Street retain
early brickwork with arched brick lintels.
The old Greyhound terminal and garage are now occupied by the Que Pasa restaurant and
Aisuru, and were heavily modified for structural reinforcement to accommodate potential
seismic loads at some point early in the 1980s. The Monterey Street façade was substantially
altered sometime after the bus station was closed, and the large garage door opening was filled
in.
At Aisuru (1025 Monterey Street), façade openings have been added or substantially enlarged,
both vertically and horizontally; one window no longer exists, and another retains only a portion
of its original opening. Large portions of the original façade are mostly gone (Figure 4-11).
Above, the roof and second floor office area dormer (part of the central pavilion of the bus
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station) seem to retain their general appearance, shape, and parapet profile, but the paired
windows of the dormer have been removed and partially infilled (Figure 4-12).
Figure 4-10 A 2015 photo of 1009 (right) and 1025 (left) Monterey Street, looking east at the south (front)
façade.
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Figure 4-11 Damage, exposed structure, and new
storefronts at 1009-1025 Monterey.
Figure 4-12 Central pavilion/dormer of former
Laird Garage building.
The façade at Que Pasa (1009 Monterey) has also been modified significantly (Figure 4-13). The
bus entrance has been filled in to accommodate a smaller pedestrian entry, an area at street level
has been filled with wood, and the size and area of the windows has been enlarged horizontally.
It also appears that a large header beam that supports all of the structure above this storefront is
slightly lower (perhaps 1 foot) than the original bus opening, and window heights, when
compared with their heights in historic photos, show substantial modification, thus limiting any
affordable options to reconstruct this entire area as it may have existed in 1910–1944 or 1945–
1965.
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Figure 4-13 View showing storefront under lowered support beam at 1009 Monterey Street.
All areas have been refinished in a way that has eliminated most of the historic detailing that
existed either before or during use of 1009-1025 Monterey Street as the Laird Garage and later as
the Greyhound Bus Station, especially at the central pavilion. Areas remaining have been
damaged by the addition of new structural steel bracing, which remains exposed.
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5
SIGNIFICANCE EVALUATION
This section presents the regulatory framework and Æ’s re-evaluation of the significance of the
former Laird Garage/Greyhound Bus Station building at 1009-1025 Monterey Street under the
City of San Luis Obispo’s Historic Preservation Ordinance. The City placed the resource on its
Contributing List in 1987 as a component of the Downtown Historic District.
5.1 CITY OF SAN LUIS OBISPO HISTORIC PRESERVATION ORDINANCE
On December 7, 2010, the City Council adopted Ordinance No. 1557 (2010 Series) to
incorporate the Historic Preservation Ordinance provisions into the municipal code. The
classifications for resources and criteria for evaluating the significance of properties located in
the City are provided in the Historic Preservation Ordinance, and are excerpted directly below:
14.01.050 Historic Resource Designation
The following classifications shall be used to designate historic resources and properties.
The primary categories of historic significance are “Master List” and “Contributing”
properties. Contributing properties include those properties that by virtue of their age,
design and appearance, contribute to and embody the historic character of the
neighborhood or historic district in which they are located.
A. Master List Resources. 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, which meet one or more of the criteria
outlined in Section 14.01.070.
B. Contributing List Resources or Properties. Buildings or other resources at least
50 years old that maintain their original or attained historic and architectural
character, and contribute, either by themselves or in conjunction with other
structures, to the unique or historic character of a neighborhood, district, or to the
City as a whole. They need not be located in a historic district. In some cases,
buildings or other resources that are less than 50 years old, but are nonetheless
significant based on architecture, craftsmanship or other criteria as described in
Section 14.01.070 may be designated as a Contributing Resource.
C. Non-Contributing. Buildings, properties and other features in historic districts
which are less than 50 years old, have not retained their original architectural
character, or which do not support the prevailing historic character of the district.
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
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Historical Resources Evaluation Report for 1009-1025 Monterey Street 23
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:
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:
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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).
C. Integrity: Authenticity of an 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:
(1) Whether or not a structure occupies its original site and/or whether or not the
original foundation has been changed, if known.
(2) 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.
(3) The degree to which the resource has retained its design, setting, materials,
workmanship, feeling and association.
5.2 EVALUATION OF 1009-1025 MONTEREY STREET
The following sections present Æ’s evaluation of the subject property against the significance
criteria identified in the City of San Luis Obispo’s Historic Preservation Ordinance.
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5.2.1 Architectural Criteria
For a property to be eligible under Architectural Criterion A of the Historic Preservation
Ordinance, the resource must embody the distinctive characteristics of a type, period, region, or
method of construction, or represent the work of a master, or possess high artistic values. The
style, design, and architect of the subject property are also examined under this criterion.
It is clear from the developmental history of the property that the Laird Garage building has
undergone several substantial remodeling episodes in addition to the more destructive seismic
structural additions. Although traces of the building’s original style remain or may have been
reconstructed in the past as an attempt to return some of its original Mission Revival detailing,
the building suffers from modifications to both its structural system and commercial storefronts.
As a result of the alterations to the storefronts and structure, 1009-1025 Monterey Street does not
embody the distinctive characteristics of a type, period, region, or method of construction, or
represent the work of a master, or possess high artistic values. In addition, the City’s Historic
Preservation Program Guidelines define the Period of Significance for the Downtown Historic
District as 1870–1930. Other than the basic storefront locations, the building only remotely
conveys the period of significance through its surviving Spanish tile roofline and second floor
dormer.
5.2.2 Historic Criteria
For a property to be eligible under Historic Criterion B of the City’s Historic Preservation
Ordinance, the resource must be: (1) associated with the lives of persons important to local,
California, or national history; or (2) 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; or (3) associated with and also a prime illustration of predominant patterns
of political, social, economic, cultural, medical, educational, governmental, military, industrial,
or religious history.
As the former Laird Garage and Greyhound Bus Station, the building at 1009-1025 Monterey
Street is associated with the historic themes of transportation and bus stations. When the building
functioned as a garage offering pass-through bus circulation, customer waiting room, ticket
booth, and management office, it would have represented those themes well; however,
1009-1025 Monterey Street no longer conveys its association with those themes because of
substantial modifications. Moreover, the period in which the building served as a bus station,
from 1945 to 1965, is not within the Period of Significance defined for the Downtown Historic
District (1870–1930) in the City’s Historic Preservation Program Guidelines. Further, the loss
of important structural and aesthetic relationships that allowed it to convey its later period of use
as a Greyhound bus terminal prevents any easy or affordable attempt to re-list the property under
either an amendment to the Historic District’s documentation based on another theme or Period
of Significance, or by reconstructing the building’s appearance to its state during its association
with the Greyhound bus line. As described above, while originally purpose-built as a garage,
only those few elements modified to accommodate the bust terminal—now largely eliminated—
would tie the Laird Garage building to the Greyhound Bus Company period.
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Thus, based on the above review, the building at 1009-1025 Monterey Street does not appear to
be significant for association with the lives of persons important in history or events that made a
significant contribution to the broad patterns of history or as a prime illustration of predominant
patterns of history that would fit within the defined Period of Significance for the Downtown
Historic District.
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6
CONCLUSION AND RECOMMENDATION
In 1983, a city-wide Historic Resources Survey identified the subject property at 1009–1025
Monterey Street as a historical resource for its architecture and age, resulting in its placement on
the City’s List of Contributing Resources; however, the significance of the property has never
been evaluated formally. Æ’s archival research identified building history and newspaper articles
that enriched our knowledge of the history of the property. Although the original Mission
Revival commercial architecture was a significant storefront design for the downtown area, the
building has been remodeled multiple times and has received major repairs that have impacted its
integrity and removed much of its architectural character.
In general, the façades of the combined street-level storefronts have had a significant amount of
material removed; close to 50 percent is estimated. Above, roofs and second-story massing
remain in better condition but have had window, pilaster, and parapet modifications and
encasement.
The Historic Preservation Ordinance 1557, Section 14.01.060, Listing Procedures for Historic
Resources states the following:
A. Historic Removal from historic listing. It is the general intention of the City not to
remove a property from historic listing. Council may, however… remove the property
from listing if the structure on the property no longer meets eligibility criteria for listing,
following the process for listing set forth herein.
Under Section 14.01.070, Evaluation Criteria for Historic Resource Listing, Section C, Integrity,
the ordinance then states “Integrity will be evaluated by a measure of:
(2) 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.
(3) The degree to which the resource has retained its design, setting, materials,
workmanship, feeling and association.”
Æ found that the property at 1009-1025 Monterey, known as the Laird Garage building and
formerly the Greyhound Bus Station:
•Is associated with the historic themes of transportation and bus terminals;
•No longer retains enough of its historic physical characteristics to convey its
significance or association with the transportation themes;
•Does not date from the 1870–1930 Period of Significance for the Downtown Historic
District; and
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•No longer retains enough of its historic integrity to be recognizable as a historic
resource.
Æ therefore concludes that the building does not contribute to the significance of the Downtown
Historic District and no longer meets the eligibility criteria for inclusion on the List of
Contributing Resources under Section 14.01.070, Evaluation Criteria for Historic Resource
Listing, Section C, Integrity (2) and (3), under the City of San Luis Obispo Historic Preservation
Ordinance. Consequently, Æ recommends that the building be removed from the City’s List of
Contributing Resources.
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7
REFERENCES
Angel, Myron
1883 History of San Luis Obispo County, California, with Illustrations. Thompson and
West, Oakland, California. 1966 facsimile ed. Howell-North Books, Berkeley,
California.
Bertrando, Ethan, and Betsy Bertrando
2003 Cultural Resource Inventory: Downtown Water and Sewer Projects 2004, City of San
Luis Obispo, CA. Bertrando and Bertrando Research Consultants, San Luis Obispo,
California. Prepared for City of San Luis Obispo Public Works Department, San Luis
Obispo, California.
City of San Luis Obispo
2013 Historic Preservation Program Guidelines. Community Development Department,
City of San Luis Obispo, California.
Cooper, Deguy
1875 Resources of San Luis Obispo County, California: Its Geography, Climate, Location,
Soil, Productions, and Institutions. Bacon and Company Book and Job Printers, San
Francisco.
Crabb, Guy
2008 San Luis Obispo - 100 Years of of Business. Monterey Street. Guy Crabb Publishing,
San Luis Obispo.
Curry, Elliott
1968 Streets and Lanes of Early San Luis Obispo. La Vista 1(1):13–19. San Luis Obispo
County Historical Society.
Engelhardt, (Father) Zephyrin
1933 Mission San Luis Obispo in the Valley of the Bears. Mission Santa Barbara, Santa
Barbara, California.
Greenwood, Roberta
1978 Obispeño and Purisimeño Chumash. In California, edited by Robert F. Heizer,
pp. 520–523. Handbook of North American Indians, vol. 8, William C. Sturtevant,
general editor. Smithsonian Institution, Washington, D.C.
History Center of San Luis Obispo County
1905 Photograph from San Luis Obispo Tribune: Bus Terminal, 7 September 1953:A-14.
1926 Sanborn Map of Monterey Street with 1945 updates. On file, History Center of San
Luis Obispo County.
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Jespersen, Senator Chris N.
1939 History of San Luis Obispo County, State of California. Its People and Its Resources.
Harold McLean Meier, United States of America.
Kocher, Paul H.
1972 Mission San Luis Obispo de Tolosa, 1772–1972: A Historical Sketch. Blake Printing
& Publishing, San Luis Obispo, California.
Krieger, Daniel E.
1988 Looking Backward into the Middle Kingdom: San Luis Obispo County. 1st ed.
Windsor Publications, Northridge, California.
McKeen, Rose
1988 Parade along the Creek: San Luis Obispo Memories of the 1920s through ‘60s. Blake
Printery, San Luis Obispo, California.
Miller, Henry
1856 Account of a Tour of the California Missions. Book Club of America, San Francisco.
Reprinted 1985 in Mission in the Valley of the Bears, compiled and edited by Francis
J. Weber, pp. 40–41. Libra Press, Hong Kong.
Mitchell, Grace Therese
1930 The Story of Mission San Luis Obispo de Tolosa. Book Club of America, San
Francisco. Reprinted 1985 in Mission of the Valley of the Bears, compiled and edited
by Francis J. Weber, pp. 165–166. Libra Press, Hong Kong.
Monitor, The
1938 Story of the Old Mission. Book Club of America, San Francisco. Reprinted 1985 in
Mission of the Valley of the Bears, compiled and edited by Francis J. Weber, pp. 165–
166. Libra Press, Hong Kong.
Morlet, Aubrie
2013 Historical Resource Evaluation Report for 1029-1025 Chorro Street, San Luis
Obispo, California. Applied Earthworks, Inc., San Luis Obispo, California.
National Park Service (NPS)
1998 How to Apply the National Register Criteria for Evaluation. Revised. National
Register Bulletin 15. U.S. Department of the Interior, National Park Service, Cultural
Resources Division, Washington, D.C.
Palmer, Kevin (Lex), Keith Warren, and Barry A. Price
2001 Cultural Resources Inventory for the San Luis Obispo County Administration
Building, San Luis Obispo, California. Applied EarthWorks, Inc., Fresno, California.
Submitted to Morro Group, Inc., San Luis Obispo, California.
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Palóu, Francisco
1926 Historical Memoirs of New California, by Fray Francisco Palóu, O.F.M. 4 vols.
Translated into from the Archives of Mexico, edited by Herbert E. Bolton. University
of California Press, Berkeley.
Paulson, Luther L.
1875 Hand-book and Directory of San Luis Obispo, Santa Barbara, Ventura, Kern, San
Bernardino, Los Angeles, & San Diego Counties. Francis & Valentine Commercial
Steam Press, San Francisco, California.
Sanborn Map Company
1886 Maps of the City of San Luis Obispo (1886, 1888, 1903). On file, Los Angeles Public
Library.
San Luis Obispo County
1873 Recorded Map Book A-Page 143. Clerk-Recorder Department, San Luis Obispo.
California.
1896 Recorded Map Book B-Page 37. Clerk-Recorder Department, San Luis Obispo.
California.
Time Magazine
1936 Transport: Greyhound’s Litter, 10 August 1936. Retrieved December 15, 2015.
Tritenbach, Paul
1989 San Luis Obispo Discoveries. Excellence Press, San Luis Obispo, California.
U.S. Census Bureau
1900–1920 U.S. Census Records. Electric document, http://search.ancestry.com, accessed by
subscription, 25 June and 4 July 2013.
Webb, Edith B.
1952 Indian Life at the Old Missions. W. F. Lewis, Los Angeles.
Wrenick, Frank E.
2007 The Streamline Era Greyhound Terminals: The Architecture of W.S. Arrasmith.
McFarland, Jefferson North Carolina
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APPENDIX A
California Department of Parks and Recreation Inventory Forms
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DPR 523A (1/95) *Required information
State of California — The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code
Other Listings
Review Code Reviewer Date
Page 1 of 3 Resource Name or # 1009-1025 Monterey Street -- The former Laird Garage Building
P1. Other Identifier: Former Greyhound Bus Station, San Luis Obispo
*P2. Location: a. County: San Luis Obispo Not for Publication Unrestricted
b.USGS 7.5′ Quad: San Luis Obispo Date: 2007 T , R ; ¼ of ¼ of Section B.M.
c.Address:
d.UTM: NAD 83, Zone ; mE / mN
e.Other Locational Data:
*P3a. Description: The Laird Garage is a one-and-a-half story Mission Revival brick building finished in stucco and roofed
in Spanish tile. Part of the commercial streetscape of Monterey Street within the Downtown Historic District, the mid-
block building was originally erected in 1910 as a central 1&1/2 story dormered pavilion flanked by two equal garage
wings. These areas are now storefronts designed and finished individually so that they appear to be separate buildings.
Rear areas facing east on Higuera Street retain early brickwork with arched brick lintels. In 1987 the building was
included on the City’s list of Contributing Resources as a part of the Downtown Historic District.
*P3b. Resource Attributes:
*P4. Resources Present: Building Structure Object Site District Element of District Other:
*P5a. Photograph or Drawing:
P5b. Description of Photo:
*P6. Date Constructed/Age and Sources:
Prehistoric Historic Both
*P7. Owner and Address:
Rossi Enterprises
750 Pismo Street
San Luis Obispo, CA 93401
*P8. Recorded By: Don Faxon
Applied EarthWorks, Inc.
811 El Capitan Way, Suite 100
San Luis Obispo, CA 93401
*P9. Date Recorded: December 3, 2015
*P10. Survey Type: Intensive
Reconnaissance Other
Describe: individual building assessment
*P11. Report Citation: Faxon, Don, 2015. Historical Resources Evaluation Report for 1009-1025 Monterey Street, San
Luis Obispo, California. Applied EarthWorks, Inc., San Luis Obispo. Prepared for Rossi Enterprises, San Luis
Obispo.
*Attachments: NONE Location Map 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):
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State of California — The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial
BUILDING, STRUCTURE, AND OBJECT RECORD
*NRHP Status Code
Page 2 of 3 Resource Name or #: 1009-1025 Monterey Street -- The former Laird Garage Building
DPR 523B (1/95) *Required Information
B1. Historic Name: Laird Garage Building
B2. Common Name: former Greyhound Bus Station
B3. Original Use: Commercial Vehicle Garage B4. Present Use: Commercial Storefronts - restaurants
*B5. Architectural Style: Mission Revival
*B6. Construction History (construction date, alterations, and dates of alterations):
The subject property bordered the area of earliest development in San Luis Obispo, and initially saw scattered
residential and agricultural activity. By 1888 the property was part of the San Luis Obispo Flour Mill complex,
which also included the San Luis Obispo City Electric Light Company; however, except for some crude oil tanks that
served the electric company and a small building projection off the mill, the front lot of the 1009-1025 Monterey
Street parcel remained vacant during the early development of the City. By 1910 the San Luis Garage had been
erected on the lot. The building was originally built as a central one-and-a-half story dormered pavilion flanked by
two equal garage wings. It appears to have remained much the same for the next three decades (Crabb 2008). By
1940 the Laird Garage briefly occupied the site, until it became the Greyhound Bus Station in 1945. Unlike the pre-
war Greyhound Stations for which the company would become famous, San Luis Obispo’s did not incorporate
streamlined styling with bands of windows and curved corners. Instead, the city’s Greyhound Station was based
upon the existing Mission-style structure, but also incorporated some added Art Deco-influenced vertical elements in
its smoothed-over styling, central dormered pavilion with large glass storefront waiting room window, and modern
vertical signage. Only those few changes tied the building to the Greyhound Bus Company.
The Greyhound terminal remained active from 1945 until 1965, and at some point had aspects of its Mission
detailing recreated even while its storefronts were being modified in the 1980s to accommodate new businesses. The
original garage wings are now storefronts designed and finished individually in a way that suggests they are separate
buildings. The original brick with stucco finish and Spanish tile roof remain but have been refinished. Areas on the
rear-facing east façade near Higuera Street retain early brickwork with arched brick lintels.
The façade at 1009 Monterey has been modified significantly. The bus entrance has been filled in to accommodate a
smaller pedestrian entry, and an area at street level has been filled with wood and the size and area of windows
enlarged horizontally. It also appears that a large header beam that supports all of the structure above this storefront
is slightly lower – perhaps one foot --- than the original bus opening and window heights, when compared with their
heights in historic photos, a substantial modification not easily restored.
At 1025 Monterey, façade openings have been added or substantially enlarged both vertically and horizontally, one
window no longer exists, and another retains only a portion of its original opening. Large portions of the storefront
area are mostly gone. Above, the roof and second floor office area dormer (part of the central pavilion of the bus
station) seem to retain their general appearance, general shape, and parapet profile, but the paired windows of the
dormer have been removed and partially infilled.
*B7. Moved?: No Yes Unknown Date: Original Location:
*B8. Related Features: all features are described above.
B9. a. Architect: unknown b.Builder: unknown
*B10. Significance: Theme: Transportation Area:
Period of Significance: 1870 - 1930 Property Type: Commercial Garage/Bus Terminal Applicable Criteria:
As the former Laird Garage and Greyhound Bus Station, the building at 1009-1025 Monterey Street is associated
with the historic themes of transportation and bus stations. When the building served its original functions it would
have represented those themes well; however, it no longer conveys its association with those themes because of
substantial modifications. The building is not associated with the lives of persons important in history or events that
made a significant contribution to the broad patterns of history or as a prime illustration of predominant patterns of
history that would fit within the defined Period of Significance for the Downtown Historic District (1870-1930).
Thus, the building is not eligible for the California Register of Historical Resources under Criteria 1 or 2 or Historic
Criterion B of the City’s Historic Preservation Ordinance.
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State of California — The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial
BUILDING, STRUCTURE, AND OBJECT RECORD
*NRHP Status Code
Page 3 of 3 Resource Name or #: 1009-1025 Monterey Street -- The former Laird Garage Building
DPR 523B (1/95) *Required Information
It is clear from the developmental history of the property that the Laird Garage Building has undergone several
substantial remodeling episodes in addition to more destructive seismic structural additions. Although traces of the
building’s original style remain or may have been reconstructed in the past as an attempt to return some of its
original Mission Revival detailing, the building suffers from modifications to both its structural system and
commercial storefronts. As a result of the alterations to the storefronts and structure, the building at 1009-1025
Monterey Street does not embody the distinctive characteristics of a type, period, region, or method of construction,
or represent the work of a master, or possess high artistic values, and thus is not significant under California Register
Criterion 3 or Architectural Criterion A of the Historic Preservation Ordinance. Other than the basic storefront
locations, the building only remotely conveys the period of significance through its surviving Spanish tile roofline
and second floor dormer.
B11. Additional Resource Attributes (list attributes and codes): none
*B12. References: Crabb, Guy, 2008. San Luis Obispo - 100 Years of of Business. Monterey Street. Guy Crabb
Publishing, San Luis Obispo.
B13. Remarks: none
*B14. Evaluator: Don Faxon
Applied EarthWorks, Inc.
811 El Capitan Way, Suite 100
San Luis Obispo, CA 93401
Date of Evaluation: December 2015
This space reserved for official comments. Sketch Map
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property may be added to the Inventory of Historic Resources through CHC review and Council
approval as specified herein.
B. Cultural Resources on public property. Cultural and historic features on public property,
such as Bishop’s Peak granite walls and curbing, sidewalk embossing, ornamental manhole
covers and hitching posts, may be added to the Inventory of Historic Resources through CHC
review and Council approval as specified herein.
C. Sign. A sign which contributes to the unique architectural or historic character of a
building, site or historic district may be designated as a historic sign. Signs that meet at least
one of the following criteria may be designated historic:
(1)The sign is exemplary of technology, craftsmanship or design of the period when it
was constructed, uses historic sign materials and means of illumination, and is not
significantly altered from its historic period. Historic sign materials shall include metal or
wood facings, or paint directly on the façade of a building. Historic means of illumination
shall include incandescent light fixtures or neon tubing on the exterior of the sign. If the
sign has been altered, it must be restorable to its historic function and appearance.
(2)The sign is well integrated with the site and/or architecture of the building.
(3)A sign not meeting either criterion may be considered for inclusion in the inventory if
it demonstrates extraordinary aesthetic quality, creativity, or innovation.
14.01.060 Listing Procedures for Historic Resources
A. Application for historic listing. The property owner may request that a resource to be added
to the Master or Contributing List of Historic resources by submitting a completed application to
the Community Development Department (“Department”), accompanied by all available
information documenting the historic significance and architectural character of the resource.
The CHC, ARC, Planning Commission may also recommend, or City Council may directly
request, the addition of a resource to the Master or Contributing List of Historic Resources.
B. Review process. The CHC shall review all applications for historic listing, whether initiated
by the City or a property owner, to determine if a property proposed for listing meets eligibility
criteria for historic listing. The CHC will review the eligibility criteria for a proposed listing at a
noticed public hearing. The Director shall provide notification to the property owner and public,
as required by City standards. At the public hearing, or in no case more than 60 days from the
hearing date, the CHC shall forward a recommendation on the application to the City Council.
The City Council will take an action on the application to add or not add the resource to the
Master or Contributing List of Historic Resources. The decision of the City Council is final.
C. Removal from historic listing. It is the general intention of the City not to remove a property
from historic listing. Council may, however, rezone a property to remove Historic Overlay
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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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C. Integrity: Authenticity of an 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:
(1) Whether or not a structure occupies its original site and/or whether or not the
original foundation has been changed, if known.
(2) 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.
(3) The degree to which the resource has retained its design, setting, materials,
workmanship, feeling and association.
14.01.080 Historic District Designation, Purpose and Application
A. Historic (H) District designation. All properties within historic districts shall be designated
by an “H” zoning. Properties zoned “H” shall be subject to the provisions and standards as
provided in Ordinance 17.54 (Zoning) of the Municipal Code.
B. Purposes of Historic Districts. The purposes of historic districts and H zone designation are
to:
(1) Implement cultural resource preservation policies of the General Plan, the
preservation provisions of adopted area plans, the Historic Preservation and
Archaeological Resource Preservation Program Guidelines, and
(2) Identify and preserve definable, unified geographical entities that possess a significant
concentration, linkage, or continuity of sites, buildings, structures, or objects united
historically or aesthetically by plan or physical development;
(3) Implement historic preservation provisions of adopted area and neighborhood
improvement plans;
(4) Enhance and preserve the setting of historic resources so that surrounding land uses
and structures do not detract from the historic or architectural integrity of designated
historic resources and districts; and
(5) Promote the public understanding and appreciation of historic resources.
C. Eligibility for incentives. Properties zoned as Historic Preservation (H) shall be eligible for
preservation incentive and benefit programs as established herein, in the Guidelines and other
local, state and federal programs.
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Page 3
facilities.
Mr. Rademaker and Ms. Rudd narrated a PowerPoint presentation, noting that this
project is in the second phase; emphasized that this phase is conceptual, pending
design development phase for maps, orientation, and content. Mr. Rademaker spoke on
the influence of the current concepts and characteristics of kiosks from Russel Square,
London and New York, New York, highlighting content presented in the different kiosks:
pedestrian crossings, historical landmarks, and other pedestrian map information. Ms.
Rudd explained that the maps may include additional information such as website links
to historical maps and visitor information.
Mr. Rademaker presented photos of the mock up kiosks in their anticipated locations
respectively and spoke on the anticipated design for the City wayfinding Kiosk, noting
that the style of the kiosk has been developed to reflect a similar style to the City Hall
building.
During the course of discussion, individual members of the committee concurred that
the following recommendations should be considered: change to color contrast, refine
locations of signs, and review the scale and height of the kiosks.
RECOMMENDATION: Recommend the ARC approve the project based on findings
and subject to conditions.
ACTION: On a motion by Committee Member Papp, seconded by Chair Hill, to
forward a resolution recommending approval to the Architectural Review
Commission with the following revisions: (7:0)
1. Provide better color contrast between the background sign color and the map on
the Downtown Orientation Map Kiosks.
2. Refine the locations of signs considering potential for sign clutter with existing
signage and various sign types included in the Wayfinding Sign Program.
3. Include a context map along with the detailed map on the Downtown Orientation
Map Kiosks.
4. Review the scale/height of Downtown Orientation Map Kiosks for compatibility in
the Downtown.
5. Provide alternative illumination for the signs (internally illuminated cabinet signs
not allowed in downtown)
6. Review cohesiveness of the different style of signage in front of City Hall.
2. 1009 Monterey Street. HIST-2592-2016; Historic Significance Determination for a
Contributing List property at 1009 Monterey Street, C-D-H zone, Rossi/King
Organization, applicant. (Rachel Cohen).
Contract Planner Shawna Scott narrated a PowerPoint presentation and reviewed the
contents of the staff report, highlighting that the building’s original style has undergone
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several modifications and the current structure does not retain the original historic
character and is not historically significant.
PUBLIC COMMENTS
Applicant Rob Rossi provided a brief background of the building, presented a timeline of
events, and described the current building to be in poor condition, echoing his previous
comments at the meeting held on December 7, 2015.
There being no others desiring to speak, Chair Hill closed the public hearing.
COMMITTEE COMMENTS
During the course of discussion the individual members of the Committee discussed the
lack of support for the building qualifying for the City’s list of historic resources. The
Committee encouraged the applicant to reflect the history of the building by
incorporating graphics or artwork in the new proposed project.
RECOMMENDATION: Recommend the City Council adopt a resolution removing 1009
Monterey Street from the City’s List of Contributing Historic Resources.
ACTION: On a motion by Committee Member Papp, seconded by Committee
Member Baer, to adopt the resolution recommending the Council to remove the
property from the Contributing List of Historic Resources (7:0).
3. 2223 Monterey Street. ARCH-2363-2015; Review of a hotel project with 52 rooms
and a recreational vehicle park with 24 RV hookups on the Master List Historic
Motel Inn property; C-T-S & C-O-S zone; Motel Inn, L.P., applicant. (Marcus
Carloni).
Associate Planner Carloni narrated a PowerPoint presentation and reviewed the
contents of the staff report, explaining the project in terms of its consistency with the
Historic Preservation Guidelines and Secretary of Interior Standards.
PUBLIC COMMENTS
Applicant Rob Rossi provided a brief background of the property, presented a timeline
of events, and described the project site. Mr. Rossi explained that the previously
approved restaurant building includes portions of the original Historic Motel Inn and
noted that it is on the city’s Master List of Historic Resources.
There being no others desiring to speak, Chair Hill closed the public hearing.
COMMITTEE COMMENTS
Chair Hill inquired about the property being subject to the Mills Act.
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