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Agenda Packet 2009-04-14 Ý·¬§ Ý±«²½·´ ß¹»²¼¿ Tony Ferrara, Mayor Steven Adams, City Manager Timothy Carmel, City Attorney Joe Costello, Mayor Pro Tem Kelly Wetmore, City Clerk Jim Guthrie, Council Member Ed Arnold, Council Member Chuck Fellows, Council Member AGENDA SUMMARY CITY COUNCIL MEETING TUESDAY, APRIL 14, 2009 7:00 P.M. Arroyo Grande City Council Chambers 215 East Branch Street, Arroyo Grande 1.CALL TO ORDER: 7:00 P.M. 2.ROLL CALL FLAG SALUTE: ARROYO GRANDE ROTARY CLUB 3. 4.INVOCATION: DR. MAYER-HARNISH BAHAI FAITH 5.SPECIAL PRESENTATIONS: Honorary Proclamation Recognizing Arbor Day 5.a. Mayor’s Commendation Recognizing Firefighter Paul Fordyce 5.b. 6.AGENDA REVIEW: 6a.Move that all ordinances presented for introduction or adoption be read in title only and all further readings be waived. AGENDA SUMMARY – APRIL 14, 2009 PAGE 2 7.COMMUNITY COMMENTS AND SUGGESTIONS: This public comment period is an invitation to members of the community to present issues, thoughts, or suggestions on matters not scheduled on this agenda. Comments should be limited to those matters that are within the jurisdiction of the City Council. The Brown Act restricts the Council from taking formal action on matters not published on the agenda. In response to your comments, the Mayor or presiding Council Member may: Direct City staff to assist or coordinate with you. A Council Member may state a desire to meet with you. It may be the desire of the Council to place your issue or matter on a future Council agenda. Please adhere to the following procedures when addressing the Council: Comments should be limited to 3 minutes or less. Your comments should be directed to the Council as a whole and not directed to individual Council members. Slanderous, profane or personal remarks against any Council Member or member of the audience shall not be permitted. 8.CONSENT AGENDA: The following routine items listed below are scheduled for consideration as a group. The recommendations for each item are noted. Any member of the public who wishes to comment on any Consent Agenda item may do so at this time. Any Council Member may request that any item be withdrawn from the Consent Agenda to permit discussion or change the recommended course of action. The City Council may approve the remainder of the Consent Agenda on one motion. Cash Disbursement Ratification 8.a. (KRAETSCH) Recommended Action: Ratify the listing of cash disbursements for the period March 16, 2009 through March 31, 2009. Consideration of Approval of City Investment Policy 8.b. (KRAETSCH) Recommended Action: Approve the Investment Policy. Consideration of Approval of Minutes 8.c.(WETMORE) Recommended Action: Approve the minutes of the Special and Regular City Council Meetings of March 10, 2009; the Regular City Council Meeting of March 24, 2009; and the Special City Council Meeting of March 31, 2009, as submitted. Consideration of Employment Benefit Settlement Agreements (Allen and Sanchez 8.d. (ADAMS) Recommended Action: Approve the proposed Employment Benefit Settlement Agreements. AGENDA SUMMARY – APRIL 14, 2009 PAGE 3 8.CONSENT AGENDA (cont’d): Consideration of Acceptance of the Well No. 7 Rehabilitation Project PW 2008-04 8.e. (SPAGNOLO) Recommended Action: 1) Accept the project improvements, as constructed by Bakersfield Well & Pump Company in accordance with the plans and specifications for the Well No. 7 Rehabilitation Project; 2) Authorize a transfer of $5,000 from the Water Fund; 3) Direct staff to file a Notice of Completion; and 4) Authorize release of the retention, thirty-five (35) days after the Notice of Completion has been recorded, if no liens have been filed. Consideration of Acceptance of the Thies/Keisler Tennis Court Resurfacing 8.f. Project, PW 2008-02 (PERRIN) Recommended Action: 1) Accept the project improvements as constructed by Saviano Company, Inc. in accordance with the plans and specifications for the Thies/ Keisler Tennis Court Resurfacing Project; 2) Direct staff to file a Notice of Completion; and 3) Authorize release of the retention, thirty-five (35) days after the Notice of Completion has been recorded, if no liens have been filed. Consideration to Approve Construction Plans and Specifications and 8.g. Environmental Exemption for the Fair Oaks Avenue Sewer Upgrade Project, PW 2009-02 (SPAGNOLO) Recommended Action: 1) Approve the construction plans and specifications for the Fair Oaks Avenue Sewer Upgrade Project, PW 2009-02; 2) find that the Fair Oaks Avenue Sewer Upgrade Project is categorically exempt from CEQA pursuant to Section 15303(c); and 3) Direct the City Clerk to file a Notice of Exemption. Consideration to Approve Construction Documents for the Asphalt Repairs 8.h. Project, PW 2009-03 (SPAGNOLO) Recommended Action: 1) Approve the construction documents for the Asphalt Repairs Project, PW 2009-03; 2) Find that the Asphalt Repairs Project is categorically exempt from CEQA pursuant to Section 15301; and 3) Direct the City Clerk to file a Notice of Exemption. Consideration of Authorization for the City of Arroyo Grande to be the Host 8.i. Agency in the Application Process for Assistance to Firefighters Grant (AFG) to Replace the 1987 Van Pelt Aerial Apparatus and Share Matching Funds with the City of Grover Beach and Oceano Community Services District (HUBERT) Recommended Action: Accept the responsibility to be the host agency in the application process for Assistance to Firefighters Grant (AFG) to replace the 1987 Van Pelt aerial apparatus and share matching funds with the City of Grover Beach and Oceano Community Services District. Consideration of a Resolution Establishing a Job Description and Salary Range 8.j. for the Custodian Position (ADAMS) Recommended Action: Adopt a Resolution establishing a job description and salary range for the Custodian position. AGENDA SUMMARY – APRIL 14, 2009 PAGE 4 9.PUBLIC HEARINGS: Consideration of Historic Resource Designation 08-001-A (139 West Branch 9.a. Street) and 08-001-B (145 West Branch Street) (STRONG) Recommended Action: The Historical Resources Committee recommends that both 139 and 145 West Branch Street be designated as local historical resources; the Architectural Review Committee recommends that neither 139 nor 145 West Branch Street be designated as local historical resources; the Community Development Director recommends that neither 139 nor 145 West Branch Street be designated as local historical resources unless and until the “significance” of the properties is clarified by further environmental impact analysis; and the Planning Commission’s vote was 2-2, which constitutes no action. 10. CONTINUED BUSINESS: None. 11. NEW BUSINESS: Consideration of Modification to California Public Employees’ Retirement System 11.a. Contract for the Miscellaneous Employee Group (ADAMS) Recommended Action: 1) Approve and authorize the Mayor to sign on behalf of the City a Resolution of Intention to amend the contract with the California Public Employees’ Retirement System for local Miscellaneous members; 2) Introduce an Ordinance amending the contract with the California Public Employees’ Retirement System for local Miscellaneous members; and 3) Authorize the Mayor to sign the Certification of Compliance with Government Code Section 20903. 12. CITY COUNCIL REPORTS: This item gives the Mayor and Council Members the opportunity to present reports to the other members regarding committees, commissions, boards, or special projects on which they may be participating. (a) MAYOR TONY FERRARA: (1) San Luis Obispo Council of Governments/San Luis Obispo Regional Transit Authority (SLOCOG/SLORTA) (2) South San Luis Obispo County Sanitation District (SSLOCSD) (3) Brisco/Halcyon/Hwy 101 Interchange Project Subcommittee (4) Recreation Center Subcommittee (5) Other (b) MAYOR PRO TEM JOE COSTELLO: (1) Zone 3 Water Advisory Board (2) Air Pollution Control District (APCD) (3) Fire Oversight Committee (4) Other AGENDA SUMMARY – APRIL 14, 2009 PAGE 5 12. CITY COUNCIL REPORTS (cont’d): (c) COUNCIL MEMBER JIM GUTHRIE: (1) South County Area Transit (SCAT) (2) Economic Opportunity Commission (EOC) (3) California Joint Powers Insurance Authority (CJPIA) (4) SLO County 10-Year Plan to End Homelessness Leadership Council (5) Tourism Committee (6) Other (d) COUNCIL MEMBER ED ARNOLD: (1) Integrated Waste Management Authority Board (IWMA) (2) Economic Vitality Corporation (EVC) (3) Other (e) COUNCIL MEMBER FELLOWS: (1) County Water Resources Advisory Committee (WRAC) (2) Other 13. CITY COUNCIL MEMBER ITEMS: The following item(s) are placed on the agenda by a Council Member who would like to receive feedback, direct staff to prepare information, and/or request a formal agenda report be prepared and the item placed on a future agenda. No formal action can be taken. None. 14. CITY MANAGER ITEMS: The following item(s) are placed on the agenda by the City Manager in order to receive feedback and/or request direction from the Council. No formal action can be taken. None. 15. COUNCIL COMMUNICATIONS: Correspondence/Comments as presented by the City Council. 16. STAFF COMMUNICATIONS: Correspondence/Comments as presented by the City Manager. 17. COMMUNITY COMMENTS AND SUGGESTIONS: This public comment period is an invitation to members of the community to present issues, thoughts, or suggestions. Comments should be limited to those matters that are within the jurisdiction of the City Council. The Brown Act restricts the Council from taking formal action on matters not published on the agenda. AGENDA SUMMARY – APRIL 14, 2009 PAGE 6 18. ADJOURNMENT ************************* All staff reports or other written documentation, including any supplemental material distributed to a majority of the City Council within 72 hours of a regular meeting, relating to each item of business on the agenda are available for public inspection during regular business hours in the City Clerk’s office, 214 E. Branch Street, Arroyo Grande. If requested, the agenda shall be made available in appropriate alternative formats to persons with a disability, as required by the Americans with Disabilities Act. To make a request for disability- related modification or accommodation, contact the Administrative Services Department at 805-473-5414 as soon as possible and at least 48 hours prior to the meeting date. ************************** This agenda was prepared and posted pursuant to Government Code Section 54954.2. Agenda reports can be accessed and downloaded from the City’s website at www.arroyogrande.org ************************** City Council/Redevelopment Agency Meetings are cablecast live and videotaped for replay on Arroyo Grande’s Government Access Channel 20. The rebroadcast schedule is published at www.slo-span.org. ß¹»²¼¿ ×¬»³ ëò¿ò Ð¿¹» ï THIS PAGE INTENTIONALLY LEFT BLANK ß¹»²¼¿ ×¬»³ ëò¿ò Ð¿¹» î ß¹»²¼¿ ×¬»³ ëò¾ò Ð¿¹» ï THIS PAGE INTENTIONALLY LEFT BLANK ß¹»²¼¿ ×¬»³ ëò¾ò Ð¿¹» î ß¹»²¼¿ ×¬»³ èò¿ò Ð¿¹» ï ß¹»²¼¿ ×¬»³ èò¿ò Ð¿¹» î ß¹»²¼¿ ×¬»³ èò¿ò Ð¿¹» í ß¹»²¼¿ ×¬»³ èò¿ò Ð¿¹» ì ß¹»²¼¿ ×¬»³ èò¿ò Ð¿¹» ë ß¹»²¼¿ ×¬»³ èò¿ò Ð¿¹» ê ß¹»²¼¿ ×¬»³ èò¿ò Ð¿¹» é ß¹»²¼¿ ×¬»³ èò¿ò Ð¿¹» è ß¹»²¼¿ ×¬»³ èò¿ò Ð¿¹» ç ß¹»²¼¿ ×¬»³ èò¿ò Ð¿¹» ïð ß¹»²¼¿ ×¬»³ èò¿ò Ð¿¹» ïï ß¹»²¼¿ ×¬»³ èò¿ò Ð¿¹» ïî ß¹»²¼¿ ×¬»³ èò¿ò Ð¿¹» ïí ß¹»²¼¿ ×¬»³ èò¿ò Ð¿¹» ïì ß¹»²¼¿ ×¬»³ èò¿ò Ð¿¹» ïë THIS PAGE INTENTIONALLY LEFT BLANK ß¹»²¼¿ ×¬»³ èò¿ò Ð¿¹» ïê ß¹»²¼¿ ×¬»³ èò¾ò Ð¿¹» ï ß¹»²¼¿ ×¬»³ èò¾ò Ð¿¹» î ß¹»²¼¿ ×¬»³ èò¾ò Ð¿¹» í ß¹»²¼¿ ×¬»³ èò¾ò Ð¿¹» ì ß¹»²¼¿ ×¬»³ èò¾ò Ð¿¹» ë ß¹»²¼¿ ×¬»³ èò¾ò Ð¿¹» ê ß¹»²¼¿ ×¬»³ èò¾ò Ð¿¹» é ß¹»²¼¿ ×¬»³ èò¾ò Ð¿¹» è ß¹»²¼¿ ×¬»³ èò¾ò Ð¿¹» ç ß¹»²¼¿ ×¬»³ èò¾ò Ð¿¹» ïð ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» ï ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» î ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» í ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» ì ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» ë ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» ê ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» é ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» è ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» ç ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» ïð ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» ïï ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» ïî ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» ïí ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» ïì ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» ïë ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» ïê ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» ïé ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» ïè ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» ïç THIS PAGE INTENTIONALLY LEFT BLANK ß¹»²¼¿ ×¬»³ èò½ò Ð¿¹» îð ß¹»²¼¿ ×¬»³ èò¼ò Ð¿¹» ï ß¹»²¼¿ ×¬»³ èò¼ò Ð¿¹» î ß¹»²¼¿ ×¬»³ èò¼ò Ð¿¹» í ß¹»²¼¿ ×¬»³ èò¼ò Ð¿¹» ì ß¹»²¼¿ ×¬»³ èò¼ò Ð¿¹» ë ß¹»²¼¿ ×¬»³ èò¼ò Ð¿¹» ê ß¹»²¼¿ ×¬»³ èò¼ò Ð¿¹» é ß¹»²¼¿ ×¬»³ èò¼ò Ð¿¹» è ß¹»²¼¿ ×¬»³ èò¼ò Ð¿¹» ç ß¹»²¼¿ ×¬»³ èò¼ò Ð¿¹» ïð ß¹»²¼¿ ×¬»³ èò»ò Ð¿¹» ï ß¹»²¼¿ ×¬»³ èò»ò Ð¿¹» î ß¹»²¼¿ ×¬»³ èò»ò Ð¿¹» í ß¹»²¼¿ ×¬»³ èò»ò Ð¿¹» ì ß¹»²¼¿ ×¬»³ èòºò Ð¿¹» ï ß¹»²¼¿ ×¬»³ èòºò Ð¿¹» î ß¹»²¼¿ ×¬»³ èòºò Ð¿¹» í THIS PAGE INTENTIONALLY LEFT BLANK ß¹»²¼¿ ×¬»³ èòºò Ð¿¹» ì ß¹»²¼¿ ×¬»³ èò¹ò Ð¿¹» ï ß¹»²¼¿ ×¬»³ èò¹ò Ð¿¹» î ß¹»²¼¿ ×¬»³ èò¹ò Ð¿¹» í THIS PAGE INTENTIONALLY LEFT BLANK ß¹»²¼¿ ×¬»³ èò¹ò Ð¿¹» ì ß¹»²¼¿ ×¬»³ èò¸ò Ð¿¹» ï ß¹»²¼¿ ×¬»³ èò¸ò Ð¿¹» î ß¹»²¼¿ ×¬»³ èò¸ò Ð¿¹» í ß¹»²¼¿ ×¬»³ èò¸ò Ð¿¹» ì ß¹»²¼¿ ×¬»³ èò·ò Ð¿¹» ï ß¹»²¼¿ ×¬»³ èò·ò Ð¿¹» î ß¹»²¼¿ ×¬»³ èò·ò Ð¿¹» í THIS PAGE INTENTIONALLY LEFT BLANK ß¹»²¼¿ ×¬»³ èò·ò Ð¿¹» ì ß¹»²¼¿ ×¬»³ èò¶ò Ð¿¹» ï ß¹»²¼¿ ×¬»³ èò¶ò Ð¿¹» î ß¹»²¼¿ ×¬»³ èò¶ò Ð¿¹» í ß¹»²¼¿ ×¬»³ èò¶ò Ð¿¹» ì ß¹»²¼¿ ×¬»³ èò¶ò Ð¿¹» ë ß¹»²¼¿ ×¬»³ èò¶ò Ð¿¹» ê ß¹»²¼¿ ×¬»³ èò¶ò Ð¿¹» é ß¹»²¼¿ ×¬»³ èò¶ò Ð¿¹» è ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ï Ð¿¹» ï CITY COUNCIL CONSIDERATION OF HISTORIC RESOURCES DESIGNATION 08-001-A (139 WEST BRANCH STREET) AND 08-001-B (145 WEST BRANCH STREET) APRIL 14, 2009 PAGE 2 starting with an initial study under the California Environmental Quality Act. To date, staff has received proposals from five consultants and if the applicant proceeds with the project application, an Environmental Impact Report can be started within fourteen days. The second process, that is the subject of this report and public hearing, is the result of ongoing work in the Village Core by the Historical Resources Committee to survey and recommend structures to be listed on a local register of historic resources per Municipal Code Section 16.16.135 - Minor use permit--Historic resource or district designation. The “project” for the purpose of this report is designation of the structures under the historic resources designation process. The Conditional Use Permit 06-010, Lot Merger 07-002 and Administrative Sign Program 07-002 for a potential development project will be considered as a separate future action. The HRC discussed the designation of 139 and 145 West Branch Street on August 20, 2008, September 17, 2008, October, 15 2008, November 19, 2008 and made their recommendation on March 13, 2008. The ARC reviewed the HRC designation recommendation and made a recommendation not to designate on January 5, 2009. Following the Historic Resource Designation process pertaining to property owner objections to listing and Municipal Code Section 16.12.070 related to concurrent applications, the Community Development Director forwarded his recommendation and the recommendations of the HRC and ARC to the Planning Commission. The Planning Commission considered the project at a public hearing on February 17, 2009 and due to a tie vote, took no action. ANALYSIS OF ISSUES: The process of designation of properties as local historic resources is established in Municipal Code Section 16.16.135. Purpose and Intent – 16.16.135 The purpose of this section is to promote the general welfare by providing for the identification, protection, enhancement, perpetuation and use of improvements, buildings, structures, signs, features, sites, places and areas within the city that reflect special elements of the city’s historical, architectural, archaeological, cultural or aesthetic heritage. Designation Process Properties can be designated as local historic resources by the Community Development Director, or the Planning Commission if the property owner objects to the listing, if the following findings of fact can be made after input is received from the HRC and the ARC: a. The proposed project [designation] is consistent with the goals, objectives, policies and programs of the Arroyo Grande general plan; ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» î Ð¿¹» î CITY COUNCIL CONSIDERATION OF HISTORIC RESOURCES DESIGNATION 08-001-A (139 WEST BRANCH STREET) AND 08-001-B (145 WEST BRANCH STREET) APRIL 14, 2009 PAGE 3 b. Based upon consideration of information submitted in the record during the Historic Resource designation process the property meets any of the [following] criteria 1. It is the site of a significant local, county, state or national historic event. 2. It is strongly identified with a person who, or an organization, which significantly contributed to the culture, history or development of the community of Arroyo Grande, the county of San Luis Obispo, the state of California or the United States. 3. It is a particularly good example of a period of history or architectural style and a structure of significant character, interest or value as part of the development, heritage or cultural characteristics of the city, county, state or nation. 4. It is one of the best or few remaining examples in the area possessing distinguishable characteristics of an architectural type or specimen. 5. It is a notable work of an architect or master builder whose individual works have significantly influenced the development of the city, county, state or nation. 6. It embodies elements of architectural design, detail, materials or craftsmanship that represent a significant architectural innovation. 7. It has a unique location or singular physical characteristic representing an established and familiar visual feature of a district, community, county, state or nation. 8. The structure or location is located in a geographically definable area possessing a concentration of historic resources that visually contribute to each other and are unified aesthetically. c. The resource retains the integrity of the design, has not been inappropriately: (i) altered; (ii) relocated; (iii) added to; or (iv) remodeled. Effects of Designation The effects of designation on a local historic resource are as follows: The property is added to the local register of historic resources, which serves to inform the community of the status of property. A Minor Use Permit is required to alter the property. The Minor Use Permit process is a discretionary action under CEQA and requires that potential ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» í Ð¿¹» í CITY COUNCIL CONSIDERATION OF HISTORIC RESOURCES DESIGNATION 08-001-A (139 WEST BRANCH STREET) AND 08-001-B (145 WEST BRANCH STREET) APRIL 14, 2009 PAGE 4 significant effects be mitigated to a less than significant level or require review in an Environmental Impact Report. The applicant is required to keep the resource in good repair. Additional findings are required for demolitions. Alteration of Property After Designation Rehabilitation is defined as the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values. Generally, a rehabilitation project is considered mitigated to a less than significant level if it is found to be consistent with [[1616,2156,4548,2269][12][,I,][Arial]]The Secretary of the Interior's Standards for the Treatment of [[602,2271,2636,2384][12][,I,][Arial]]Historic Properties with Guidelines for Pr [[2619,2271,3619,2384][12][,I,][Arial]]eserving, Rehabilitati [[3592,2271,4549,2384][12][,I,][Arial]]ng, Restoring, and [[602,2386,2679,2499][12][,I,][Arial]]Reconstructing Historic Buildings (available at [[629,2500,1984,2613][12][,I,][Arial]]http://www.nps.gov/history/hps [[1979,2500,3433,2613][12][,I,][Arial]]/tps/standards/Rehabilitation.pdf [[3406,2500,3495,2613][12][,I,][Arial]]). [[3473,2500,4549,2612][12][,,][Arial]] These guidelines and standards are broadly written in an effort to give direction to a wide variety of potential projects. Unless a project is listed on the Federal Register or is using Federal funding, a consultation with the Secretary of the Interior is not required and the local approving authority determines consistency through the creation of specific and detailed project findings. Research, as well as consultation with an architect with historic rehabilitation experience, is recommended. The degree to which a structure can be altered, moved on site or moved off site, would need to be reviewed on a case by case basis through the environmental review process to determine the impact on the historical integrity of the building and property. Determination regarding appropriate mitigations are ultimately made by the Planning Commission and/or City Council. In order to provide examples of how designated structures can be treated, the following are two projects from the City of San Luis Obispo that illustrate a range of changes to locally designated structures. ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ì Ð¿¹» ì CITY COUNCIL CONSIDERATION OF HISTORIC RESOURCES DESIGNATION 08-001-A (139 WEST BRANCH STREET) AND 08-001-B (145 WEST BRANCH STREET) APRIL 14, 2009 PAGE 5 Figure 1. A “Contributing” building (not on the Master list) in the City of San Luis Obispo. The Second story is the original house which has been elevated and new commercial space was created below. Figure 2. The Pinho House, a “Master List” property in San Luis Obispo. The yellow house was moved forward on the property and larger structures were built around the residence. SUMMARY OF RECOMMENDATIONS AND FINDINGS The following is a summary of the key findings made by each of the advisory and decision making bodies and parties involved with this process: [[602,5718,1949,5831][12][,I,][Arial]]Historic Resources Committee ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ë Ð¿¹» ë CITY COUNCIL CONSIDERATION OF HISTORIC RESOURCES DESIGNATION 08-001-A (139 WEST BRANCH STREET) AND 08-001-B (145 WEST BRANCH STREET) APRIL 14, 2009 PAGE 6 The Historic Resource Committee recommended that the two structures be designated as local historic resources. This recommendation was made after review of the Historic Structure Assessment on the properties authored by CRMS and after examination and consideration of other relevant information related to the subject properties from various sources, including an email dated November 3, 2008 from Cynthia Thompson (of “Authentic Resources Team”, and working under contract for “Historic Resources Group”) to Jim Bergman titled “Comment on 139 & 145 West Branch Street and National Register Bulletin #15 – Evaluating Significance. The basis for this recommendation is supported by the following findings and criteria as required by Municipal Code Section 16.16.135. [[602,2258,979,2371][12][,I,][Arial]]Findings Finding #1 - The proposed project is consistent with the goals, objectives, policies and programs of the Arroyo Grande general plan; [[901,2602,2746,2715][12][,I,][Arial]]Listing and protecting historic resources [[2733,2602,4548,2715][12][,I,][Arial]]is consistent with the following General [[901,2717,1695,2830][12][,I,][Arial]]Plan statements: [[1201,2839,3030,2952][12][,I,][Arial]]Conservation/Open Space Objective 4 [[3035,2839,4548,2952][12][,I,][Arial]]which states: “Preserve historic [[1201,2954,2935,3067][12][,I,][Arial]]and cultural resources of public intere [[2937,2954,4549,3067][12][,I,][Arial]]st that reflect the legacy of earlier [[1201,3069,2134,3182][12][,I,][Arial]]human settlement.” [[1201,3191,3043,3304][12][,I,][Arial]]Land Use Objective 12 which states: “C [[3043,3191,4549,3304][12][,I,][Arial]]omponents of ‘rural setting’ and [[1201,3305,3118,3418][12][,I,][Arial]]‘small town character’ shall be protected.” [[1201,3427,3149,3540][12][,I,][Arial]]Land Use Policy 12-5 “Preserve sign [[3151,3427,4548,3540][12][,I,][Arial]]ificant historic and cultural [[1201,3542,1740,3655][12][,I,][Arial]]landmarks.” Finding #2 - Based upon consideration of information submitted in the record during the Historic Resource designation process, the property meets any of the criteria listed in 16.16.135.B. [[901,4116,2185,4229][12][,I,][Arial]]The HRC believes that the [[2179,4116,3447,4229][12][,I,][Arial]]structures qualify under crit [[3426,4116,4549,4229][12][,I,][Arial]]eria 2, 7, and 8, based [[901,4231,2934,4344][12][,I,][Arial]]upon the association and events as we [[2937,4231,4549,4344][12][,I,][Arial]]ll as the location and physical [[901,4346,2467,4459][12][,I,][Arial]]characteristics stated in this report [[2445,4346,4222,4459][12][,I,][Arial]]and the Historic Structure Assessment. [[901,4461,1412,4574][12][,I,][Arial]]Criteria #2 [[901,4576,2610,4689][12][,I,][Arial]]The resource is strongly identified wit [[2588,4576,4548,4689][12][,I,][Arial]]h a person who, or an organization, which [[901,4691,2662,4804][12][,I,][Arial]]significantly contributed to the culture, [[2650,4691,4548,4804][12][,I,][Arial]]history or development of the community [[901,4806,2290,4919][12][,I,][Arial]]of Arroyo Grande, the County [[2277,4806,3587,4919][12][,I,][Arial]]of San Luis Obispo, the Stat [[3565,4806,4548,4919][12][,I,][Arial]]e of California or the [[901,4920,1579,5033][12][,I,][Arial]]United States. [[901,5035,2884,5148][12][,I,][Arial]]Based upon research completed by CRMS [[2885,5035,4549,5148][12][,I,][Arial]], the history of the property is well [[901,5150,2747,5263][12][,I,][Arial]]established and includes the following [[2756,5150,4549,5263][12][,I,][Arial]]historic connections with people who [[901,5265,2129,5378][12][,I,][Arial]]significantly contributed to t [[2107,5265,3385,5378][12][,I,][Arial]]he history of Arroyo Grande: [[1201,5387,2916,5500][12][,I,][Arial]]Both houses sit on land that was init [[2894,5387,4548,5500][12][,I,][Arial]]ially owned by Ernest Ketchum, an [[1201,5502,2557,5615][12][,I,][Arial]]early settler in Arroyo Grande. [[1201,5624,4548,5737][12][,I,][Arial]]The properties were also passed to a Swiss Italian dairy worker by the [[1201,5738,3038,5851][12][,I,][Arial]]name of Laninis who had significant dea [[3041,5738,4548,5851][12][,I,][Arial]]lings in land, oil and ranching in [[1201,5853,1618,5966][12][,I,][Arial]]the area. ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ê Ð¿¹» ê CITY COUNCIL CONSIDERATION OF HISTORIC RESOURCES DESIGNATION 08-001-A (139 WEST BRANCH STREET) AND 08-001-B (145 WEST BRANCH STREET) APRIL 14, 2009 PAGE 7 [[1201,1001,2841,1114][12][,I,][Arial]]The properties were split from each [[2824,1001,4548,1114][12][,I,][Arial]]other through the filing of the “Lowe’s [[1199,1115,4547,1228][12][,I,][Arial]]Addition” recorded by Judge Amos Lowe who served as Justice of the [[1201,1230,2351,1343][12][,I,][Arial]]Peace in Arroyo Grande. [[1201,1352,2866,1465][12][,I,][Arial]]The properties were transferred to [[2871,1352,4549,1465][12][,I,][Arial]]Elizabeth Lowe, then Harriet Lowe [[1201,1467,2585,1580][12][,I,][Arial]]Cook and then Katie S. Bosse. [[1201,1589,2850,1702][12][,I,][Arial]]The properties were then sold to s [[2850,1589,4548,1702][12][,I,][Arial]]eparate owners for the first time in [[1201,1703,1473,1816][12][,I,][Arial]]1920. [[901,1933,4548,2046][12][,I,][Arial]]The structure at 139 W. Branch Street was first depicted on the Sanborn Fire [[901,2048,2848,2161][12][,I,][Arial]]Insurance Map of 1891 and these maps i [[2821,2048,4549,2161][12][,I,][Arial]]ndicate changes to the building over [[901,2163,4548,2276][12][,I,][Arial]]time to allow uses important to the early community of Arroyo Grande. For [[901,2278,3521,2391][12][,I,][Arial]]instance the 1931 Sanborn Fire Insurance Map shows a [[3512,2278,4549,2391][12][,I,][Arial]]change of use from a [[901,2393,2188,2506][12][,I,][Arial]]dwelling to mortuary with an [[2189,2393,4548,2506][12][,I,][Arial]] attached garage. This building housed the funeral [[901,2508,2654,2621][12][,I,][Arial]]home of George B. Cleaver who wa [[2657,2508,3638,2621][12][,I,][Arial]]s a noted mortician [[3646,2508,4548,2621][12][,I,][Arial]]during the 1920’s. [[901,2623,4548,2736][12][,I,][Arial]]Funeral services continued in the structure during the tenure of Earl Wood, Sr. It [[901,2738,2824,2851][12][,I,][Arial]]should be noted that many prominent peo [[2825,2738,3792,2851][12][,I,][Arial]]ple of Arroyo Grande [[3794,2738,4548,2851][12][,I,][Arial]] were delivered [[901,2852,2621,2965][12][,I,][Arial]]from the structure to the cemetery by [[2605,2852,4547,2965][12][,I,][Arial]]a horse-drawn hearse, through the double [[901,2967,2786,3080][12][,I,][Arial]]doors of the Cleaver Mortuary and late [[2788,2967,4548,3080][12][,I,][Arial]]r the Earl W. Wood Arroyo Grande [[901,3082,2551,3195][12][,I,][Arial]]Funeral Home. A partial list includes: [[1201,3204,2357,3317][12][,I,][Arial]]Edwin L. Paulding – First [[2335,3204,3550,3317][12][,I,][Arial]]resident doctor from 1883. [[1201,3326,2985,3439][12][,I,][Arial]]E.C. Loomis – Owner Loomis Feed & [[2977,3326,4548,3439][12][,I,][Arial]]Mill and San Luis Obispo County [[1201,3441,1728,3554][12][,I,][Arial]]Supervisor. [[1201,3562,2961,3675][12][,I,][Arial]]Dr. Clark – Well-known early physician. [[1201,3684,2860,3797][12][,I,][Arial]]Effie Luella Bennett – Wife of F.E. [[2856,3684,4548,3797][12][,I,][Arial]]Bennett who was the first mayor of [[1199,3799,1934,3912][12][,I,][Arial]]Arroyo Grande. [[1201,3921,3567,4034][12][,I,][Arial]]Patrick Moore - San Luis Obispo County Supervisor. [[1201,4042,2767,4155][12][,I,][Arial]]John F. Beckett – President of M [[2764,4042,4549,4155][12][,I,][Arial]]ohawk Crude Oil – Landowner of the [[1201,4156,2906,4269][12][,I,][Arial]]Tabernacle property and noted for ow [[2899,4156,4548,4269][12][,I,][Arial]]ning the water works next to Crown [[1201,4271,1390,4384][12][,I,][Arial]]Hill. [[1201,4393,2486,4506][12][,I,][Arial]]William Newton Short – Bu [[2485,4393,4547,4506][12][,I,][Arial]]ilt the swinging bridge and started the first [[1201,4508,3251,4621][12][,I,][Arial]]water works on the east side of town in 1882. [[1201,4630,2964,4743][12][,I,][Arial]]John Dockery – Noted for his associ [[2936,4630,3670,4743][12][,I,][Arial]]ation with the s [[3670,4630,4548,4743][12][,I,][Arial]]outhern portion of [[1201,4744,3249,4857][12][,I,][Arial]]Pismo Beach which was called Dockerytown. [[899,4974,3151,5087][12][,I,][Arial]]Associations by ownership or occupancy include: [[1201,5096,3084,5209][12][,I,][Arial]]Bernard Felts, Felts Photography Studio; [[1201,5218,2407,5331][12][,I,][Arial]]George Finucane, Attorney [[1201,5339,3150,5452][12][,I,][Arial]]H.E. (Mickey) Ryan, Village Businessman. [[901,5569,2118,5682][12][,I,][Arial]]The structure at 145 W. [[2127,5569,3275,5682][12][,I,][Arial]]Branch Street was first [[3283,5569,4548,5682][12][,I,][Arial]]depicted on Sanborn Fire [[901,5684,2048,5797][12][,I,][Arial]]Insurance Map of 1895. [[2042,5684,3500,5797][12][,I,][Arial]]Based upon early photographs [[3495,5684,4549,5797][12][,I,][Arial]]145 W. Branch Street [[901,5799,2603,5912][12][,I,][Arial]]was almost identical to the struct [[2582,5799,4548,5912][12][,I,][Arial]]ure at 139 W. Branch Street. Several ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» é Ð¿¹» é CITY COUNCIL CONSIDERATION OF HISTORIC RESOURCES DESIGNATION 08-001-A (139 WEST BRANCH STREET) AND 08-001-B (145 WEST BRANCH STREET) APRIL 14, 2009 PAGE 8 [[901,994,2881,1107][12][,I,][Arial]]modifications were made over the years, mo [[2883,994,3725,1107][12][,I,][Arial]]stly to the south si [[3697,994,4548,1107][12][,I,][Arial]]de of the building. [[899,1109,1856,1222][12][,I,][Arial]]Associations include: [[1201,1231,2429,1344][12][,I,][Arial]]Lino Giacomini, stonecutter [[1201,1352,3267,1465][12][,I,][Arial]]Johanas and Mildred Thieles, Thiele’s Bakery, [[1201,1474,2112,1587][12][,I,][Arial]]Tyrus Jones, Baker [[901,1703,1412,1816][12][,I,][Arial]]Criteria #7 [[901,1818,4548,1931][12][,I,][Arial]]The resource has a unique location or singular physical characteristic [[901,1933,1890,2046][12][,I,][Arial]]representing an estab [[1893,1933,3248,2046][12][,I,][Arial]]lished and familiar visual feat [[3226,1933,4548,2046][12][,I,][Arial]]ure of a district, community, [[901,2048,1963,2161][12][,I,][Arial]]county, state or nation. [[901,2278,2676,2391][12][,I,][Arial]]Due to their original form as resident [[2655,2278,4548,2391][12][,I,][Arial]]ial structures and their small scale, the [[901,2393,2366,2506][12][,I,][Arial]]buildings at 139 and 145 W. Br [[2351,2393,3450,2506][12][,I,][Arial]]anch Street serve to vis [[3451,2393,4548,2506][12][,I,][Arial]]ually represent what at [[901,2508,2001,2621][12][,I,][Arial]]one time was the end of [[1979,2508,3311,2621][12][,I,][Arial]] the business district and the [[3293,2508,4548,2621][12][,I,][Arial]]beginning of the residential [[901,2623,2637,2736][12][,I,][Arial]]district in Arroyo Grande. The docum [[2638,2623,4548,2736][12][,I,][Arial]]ented adaptive reuse of 139 W. Branch [[901,2738,4548,2851][12][,I,][Arial]]Street over time indicates the extension of business uses outside of the original [[901,2852,4546,2965][12][,I,][Arial]]business core. Demolition of these buildings would create a false record of the [[901,2967,2495,3080][12][,I,][Arial]]original downtown core and its trans [[2495,2967,4156,3080][12][,I,][Arial]]ition into residential and mixed uses. [[901,3082,1412,3195][12][,I,][Arial]]Criteria #8 [[901,3197,2011,3310][12][,I,][Arial]]The structures are loca [[2014,3197,3323,3310][12][,I,][Arial]]ted in a geographically def [[3301,3197,4548,3310][12][,I,][Arial]]inable area possessing a [[901,3312,2781,3425][12][,I,][Arial]]concentration of historic resources that vi [[2754,3312,4549,3425][12][,I,][Arial]]sually contribute to each other and are [[901,3427,1851,3540][12][,I,][Arial]]unified aesthetically. [[901,3657,2827,3770][12][,I,][Arial]]Currently, the Historic Resources Commi [[2799,3657,4548,3770][12][,I,][Arial]]ttee is focusing its resources on the [[901,3772,4548,3885][12][,I,][Arial]]commercial core of the Village. A cursory review of the properties within this [[901,3887,2771,4000][12][,I,][Arial]]commercial core reveals a large number [[2755,3887,4548,4000][12][,I,][Arial]] of prominent and preserved buildings [[901,4002,2803,4115][12][,I,][Arial]]from the period of 1880s to the 1940s. Th [[2806,4002,4547,4115][12][,I,][Arial]]ese resources, when viewed together [[901,4116,2170,4229][12][,I,][Arial]]contribute a sense of the hi [[2142,4116,3415,4229][12][,I,][Arial]]story by presenting a visual [[3387,4116,4548,4229][12][,I,][Arial]] record of the settlement [[901,4231,2230,4344][12][,I,][Arial]]of the City of Arroyo Grande. [[2210,4231,3408,4344][12][,I,][Arial]]Further study of individual [[3386,4231,4548,4344][12][,I,][Arial]]properties will be used to [[901,4346,2307,4459][12][,I,][Arial]]establish recommendations of [[2300,4346,4548,4459][12][,I,][Arial]]a potential historic district in which a majority of [[901,4461,2468,4574][12][,I,][Arial]]the structures would be eligible for [[2446,4461,3756,4574][12][,I,][Arial]]local historic resource status. Finding #3 - The resource retains the integrity of the design, has not been inappropriately altered, relocated, added to or remodeled. [[1051,5035,2400,5148][12][,I,][Arial]]The HRC believes that the st [[2379,5035,3403,5148][12][,I,][Arial]]ructures retain their hi [[3374,5035,4360,5148][12][,I,][Arial]]storic integrity based [[1051,5150,2695,5263][12][,I,][Arial]]upon the following statements in the [[2673,5150,4116,5263][12][,I,][Arial]]Historic Structure Assessment: [[1051,5380,2784,5493][12][,I,][Arial]]The residence at 139 West Branch [[2791,5380,4360,5493][12][,I,][Arial]]Street has undergone significant [[1051,5495,2714,5608][12][,I,][Arial]]modification over the years. There ar [[2698,5495,4360,5608][12][,I,][Arial]]e still elements of the original house [[1051,5610,2807,5723][12][,I,][Arial]]dating from the 1890’s. These earliest [[2791,5610,4361,5723][12][,I,][Arial]]parts are most evident in the east [[1051,5725,2902,5838][12][,I,][Arial]]and west facades. Unfortunately, there [[2903,5725,4360,5838][12][,I,][Arial]]is little behind the façade that [[1051,5840,2671,5953][12][,I,][Arial]]retains historical or architectural in [[2673,5840,4360,5953][12][,I,][Arial]]tegrity from the period prior to the ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» è Ð¿¹» è CITY COUNCIL CONSIDERATION OF HISTORIC RESOURCES DESIGNATION 08-001-A (139 WEST BRANCH STREET) AND 08-001-B (145 WEST BRANCH STREET) APRIL 14, 2009 PAGE 9 [[1051,994,2143,1107][12][,I,][Arial]]1970’s. The addition to t [[2121,994,3202,1107][12][,I,][Arial]]he south façade is a fair [[3186,994,4361,1107][12][,I,][Arial]]ly unsympathetic addition [[1051,1109,2683,1222][12][,I,][Arial]]to the structure and further is not in [[2665,1109,4361,1222][12][,I,][Arial]]poor shape. The front façade while it [[1051,1224,2982,1337][12][,I,][Arial]]dates from the 1920’s has undergone co [[2984,1224,4361,1337][12][,I,][Arial]]nsiderable modification in its [[1051,1339,2947,1452][12][,I,][Arial]]outward appearance and does not readily [[2927,1339,4361,1452][12][,I,][Arial]]evoke the sense of its use as a [[1050,1454,2668,1567][12][,I,][Arial]]place of business for the period [[2682,1454,4360,1567][12][,I,][Arial]]of 1920 through 1940. [The HRC [[1051,1569,2803,1682][12][,I,][Arial]]disagrees with the last sentence and st [[2781,1569,4360,1682][12][,I,][Arial]]ated “the façade changes are over [[1051,1683,2281,1796][12][,I,][Arial]]50 years old, Mr. Wood wo [[2283,1683,3153,1796][12][,I,][Arial]]uld still recognize t [[3131,1683,4361,1796][12][,I,][Arial]]he building today, and the [[1051,1798,3862,1911][12][,I,][Arial]]recent minor changes to the façade could easily be reversed.”] [[1051,2028,2771,2141][12][,I,][Arial]]In spite of this however there remains [[2751,2028,4360,2141][12][,I,][Arial]]a substantial amount of the original [[1051,2143,4360,2256][12][,I,][Arial]]construction. It has been largely obscured by changes to the surface, [[1051,2258,2824,2371][12][,I,][Arial]]both interior and exterior, but the in [[2827,2258,4361,2371][12][,I,][Arial]]ternal structure of this building [[1051,2372,3002,2485][12][,I,][Arial]]appears to have been repeatedly reused ov [[2997,2372,4361,2485][12][,I,][Arial]]er the years with only modest [[1051,2487,2425,2600][12][,I,][Arial]]changes. The changes in over [[2409,2487,3457,2600][12][,I,][Arial]]all footprint and interior [[3440,2487,4361,2600][12][,I,][Arial]] modification reflect [[1051,2602,2745,2715][12][,I,][Arial]]the history of this building. The ec [[2745,2602,4360,2715][12][,I,][Arial]]lectic style and reuse of various [[1051,2717,2935,2830][12][,I,][Arial]]architectural elements are common them [[2938,2717,4361,2830][12][,I,][Arial]]es in the built environment of [[1051,2832,2754,2945][12][,I,][Arial]]California communities, particularly in [[2756,2832,4361,2945][12][,I,][Arial]] the histories of the more modest [[1051,2947,2228,3060][12][,I,][Arial]]enterprises and dwellings. [[1051,3177,2834,3290][12][,I,][Arial]]The residence at 145 West Branch Str [[2817,3177,4361,3290][12][,I,][Arial]]eet retains much of the look and [[1051,3292,2050,3405][12][,I,][Arial]]feel that it has had si [[2023,3292,4361,3405][12][,I,][Arial]]nce its earliest inception. The house has not been [[1051,3407,4360,3520][12][,I,][Arial]]significantly modified since the first decade of the 1900s. Two [[1051,3521,4361,3634][12][,I,][Arial]]outbuildings have been removed. The larger one probably disappeared [[1051,3636,2887,3749][12][,I,][Arial]]when Traffic Way and the bridge were [[2890,3636,4361,3749][12][,I,][Arial]] put in 1932. The smaller out [[1051,3751,2876,3864][12][,I,][Arial]]building may have lasted longer but t [[2854,3751,4361,3864][12][,I,][Arial]]hat is unclear. This house still [[1051,3866,2669,3979][12][,I,][Arial]]evokes the more modest dwellings [[2657,3866,4361,3979][12][,I,][Arial]]that were once a common feature of [[1051,3981,2724,4094][12][,I,][Arial]]the town of Arroyo Grande. The st [[2702,3981,4361,4094][12][,I,][Arial]]ructure has been clad in synthetic [[1051,4096,2850,4209][12][,I,][Arial]]siding and as noted above this may hav [[2844,4096,4361,4209][12][,I,][Arial]]e led to a significant degradation [[1051,4211,2819,4324][12][,I,][Arial]]of the original wooden clapboard sheat [[2798,4211,4362,4324][12][,I,][Arial]]hing. Settling problems are also a [[1051,4326,2812,4439][12][,I,][Arial]]concern but do not appear to be a signi [[2784,4326,3417,4439][12][,I,][Arial]]ficant threat to [[3418,4326,4079,4439][12][,I,][Arial]] the resource. [[901,4556,2061,4669][12][,I,][Arial]]In addition to the statem [[2064,4556,4549,4669][12][,I,][Arial]]ents in the Historic Structure Assessment, the HRC [[901,4671,4446,4784][12][,I,][Arial]]believes that additional relevant tests of integrity for 139 West Branch include: [[901,4898,2905,5012][12][B,I,][Arial]]Does the building at 139 West Branch [[2911,4898,4548,5012][12][B,I,][Arial]]reflect the adaptation at a later [[900,5013,4548,5127][12][B,I,][Arial]]period than when it was constructed and does it illustrate changing tastes, [[901,5128,2927,5242][12][B,I,][Arial]]attitudes, and uses over a period of time? [[901,5360,2791,5473][12][,I,][Arial]]The Historic Structure Assessment indica [[2794,5360,3672,5473][12][,I,][Arial]]tes that 139 West [[3666,5360,4548,5473][12][,I,][Arial]]Branch Street has [[901,5475,2837,5588][12][,I,][Arial]]received modifications overtime but these c [[2836,5475,4548,5588][12][,I,][Arial]]hanges directly indicate the history of [[899,5590,2998,5703][12][,I,][Arial]]Arroyo Grande through changing needs of [[2977,5590,4549,5703][12][,I,][Arial]] the community, specifically an [[901,5705,2876,5818][12][,I,][Arial]]expanding downtown business district whic [[2877,5705,4548,5818][12][,I,][Arial]]h utilized the adaptation of existing [[901,5820,1872,5933][12][,I,][Arial]]residential structures. ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ç Ð¿¹» ç CITY COUNCIL CONSIDERATION OF HISTORIC RESOURCES DESIGNATION 08-001-A (139 WEST BRANCH STREET) AND 08-001-B (145 WEST BRANCH STREET) APRIL 14, 2009 PAGE 10 [[901,992,2781,1106][12][B,I,][Arial]]Would Earl Wood recognize that bu [[2780,992,4549,1106][12][B,I,][Arial]]ilding today as the place he did [[901,1107,1512,1221][12][B,I,][Arial]]business in? [[901,1339,2401,1452][12][,I,][Arial]]When a photograph of 139 West [[2382,1339,3611,1452][12][,I,][Arial]]Branch Street showing the [[3591,1339,4548,1452][12][,I,][Arial]]structure as used by [[901,1454,2873,1567][12][,I,][Arial]]Earl Woods (1927 to 1938) is compared [[2869,1454,4548,1567][12][,I,][Arial]] with a photograph from today, it [[901,1569,2484,1682][12][,I,][Arial]]indicates that the façade looks subs [[2484,1569,4006,1682][12][,I,][Arial]]tantially similar and recognizable. Earl W. Wood Funeral Home 1927-1938. Source: Jean Hubbard. Recent photograph of the structure located at 139 East Branch, currently being used as an office. ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïð Ð¿¹» ïð CITY COUNCIL CONSIDERATION OF HISTORIC RESOURCES DESIGNATION 08-001-A (139 WEST BRANCH STREET) AND 08-001-B (145 WEST BRANCH STREET) APRIL 14, 2009 PAGE 11 [[901,994,2061,1107][12][,I,][Arial]]In addition to the statem [[2064,994,4549,1107][12][,I,][Arial]]ents in the Historic Structure Assessment, the HRC [[901,1109,2590,1222][12][,I,][Arial]]believes that additional relevant tests [[2568,1109,4289,1222][12][,I,][Arial]]of integrity for both properties include: [[901,1337,2594,1451][12][B,I,][Arial]]Do the two buildings represent the [[2572,1337,4199,1451][12][B,I,][Arial]]early development of the village? [[899,1569,4548,1682][12][,I,][Arial]]As stated in the explanation for Criteria #7, both buildings, due to their age, [[900,1683,2821,1796][12][,I,][Arial]]placement, modifications and uses over [[2805,1683,4548,1796][12][,I,][Arial]]time convey the early development [[901,1798,1806,1911][12][,I,][Arial]]history of the City of [[1785,1798,2518,1911][12][,I,][Arial]] Arroyo Grande. [[901,2026,4548,2140][12][B,I,][Arial]]Do the two buildings represent the productive lives of individuals who [[901,2141,2881,2255][12][B,I,][Arial]]made a contribution to the developmen [[2883,2141,4549,2255][12][B,I,][Arial]]t of Arroyo Grande over several [[900,2256,1324,2370][12][B,I,][Arial]]periods? [[899,2487,2049,2600][12][,I,][Arial]]As stated in the explanati [[2022,2487,3265,2600][12][,I,][Arial]]on for Criteria #7, both build [[3260,2487,4547,2600][12][,I,][Arial]]ings are associated with the [[901,2602,2707,2715][12][,I,][Arial]]day to day lives of numerous individual [[2680,2602,4548,2715][12][,I,][Arial]]s who were key participants in the early [[901,2717,2851,2830][12][,I,][Arial]]development of the City of Arroyo Grande. [[600,2947,2073,3060][12][,I,][Arial]]Architectural Review Committee On January 5, 2009, the Architectural Review Committee reviewed and made a recommendation that the buildings [[2235,3176,2396,3289][12][,I,][Arial]]not [[2374,3176,4548,3288][12][,,][Arial]] be designated as historical resources for the following reasons: The buildings may have some historic significance, but don’t follow the General Plan, Development Code and Design Guidelines and Standards of Village Core commercial and smart growth policies. Criteria #2. ARC agrees that the people who lived there and conducted business did contribute to the history of the City of Arroyo Grande, however they did not [[901,3994,1424,4107][12][,I,][Arial]]significantly [[1418,3994,2659,4106][12][,,][Arial]] impact the City’s history. [[2747,3994,4549,4106][12][,,][Arial]]There was no notable documentation drafted in or around the buildings, nor did any prominent events occur there. The best historic use for the buildings would be a photo survey, as well as a comprehensive written and oral histories. Criteria #7. The structures are not significant in construction, detailing, or period example. There are better examples within the downtown area of period building from this time frame. The unique surrounding location has been severely diminished with other development over the last 80 years. Criteria #8. From a current time perspective, the architecture does not blend with the Village and didn’t blend with other two-story facades on the main street. While unique, they were not a fundamental element of the Village. There has been significant remodel and renovation work to the original structures that would preclude them from being an exact representation of period design. [[602,5623,2180,5736][12][,I,][Arial]]Community Development Director The Community Development Director has provided the following information regarding his professional assessment: ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïï Ð¿¹» ïï CITY COUNCIL CONSIDERATION OF HISTORIC RESOURCES DESIGNATION 08-001-A (139 WEST BRANCH STREET) AND 08-001-B (145 WEST BRANCH STREET) APRIL 14, 2009 PAGE 12 A property may be designated a historic resource only if all of the following findings of fact can be made in an affirmative manner: a) The proposed project is consistent with the goals objectives, policies and programs of the Arroyo Grande General Plan. b) Based upon consideration of information submitted in the record during the historic resource designation process the property meets any of the criteria listed in Subsection B. of Section 16.16.135. c) The resource retains the integrity of the design, has not been inappropriately: (i) altered; (ii) relocated; (iii) added to; or (iv) remodeled. The evidence available appears to justify “Finding b” that the property may meet one or more of the criteria listed in Subsection B of Section 16.16.135 since all that is required is “any” of the listed criteria is satisfied. However, in the opinion of the Community Development Director(CDD),there is insufficient evidence in the record for the project to make the other two findings. Regarding Consistency with the Arroyo Grande General Plan, Development Code and Historic Character Design Guidelines and Standards, the following objectives, policies and programs appear to contradict the two General Plan objectives and one General Plan policy cited by the HRC to support designation: Policy LU 12-5.1 “Require that new development, including signs, within and adjacent to the Village Core area be compatible with the historical architecture of the Village; implement the provisions of the “Design Guidelines for the Arroyo Grande Village”.” Policy LU 12-11 also provides “Commercial centers shall be developed in a manner that is architecturally harmonious with a defined theme consistent with the rural, small town character of Arroyo Grande”, and includes nine implementation policies, one of which states: “Ensure the implementation of the Design Guidelines for the Arroyo Grande Village.” The Design Guidelines and Standards for Historic Districts adopted in 1994 and th updated in 2003 and 2008 describe the “late 19 century commercial storefront architecture” including details, color and materials characteristic of these Village Core Downtown structures. Different chapters of the D-2.4 Historic Character Design Guidelines and Standards distinguish the Village Residential and Village Mixed Use Districts, with more diverse residential character architectural styles prevalent from the turn of the century to the 1940s period. Another finding which the Planning Commission must make in an affirmative manner is that “The resource retains the integrity of the design, has not been inappropriately (i) altered, (ii) relocated, (iii) added to, or (iv) remodeled.” ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïî Ð¿¹» ïî CITY COUNCIL CONSIDERATION OF HISTORIC RESOURCES DESIGNATION 08-001-A (139 WEST BRANCH STREET) AND 08-001-B (145 WEST BRANCH STREET) APRIL 14, 2009 PAGE 13 In this regard, the (CMRS) consultant’s report and the ARC minutes of January 5, 2009 both document “significant modification over the years” to 139 West Branch Street, concluding that: “Unfortunately, there is little behind the façade that retains historical or architectural integrity from the period prior to the 1970’s”. CMRS found that the south façade is a fairly unsympathetic addition to the structure, and that “the front façade while it dates from 1920’s has undergone considerable modification in its outward appearance and does not readily evoke the sense of its use as a place of business for the period of 1920 through 1940”. Nonetheless, the report concludes that “in spite of this, there remains a substantial amount of the original construction… and that the internal structure of this building appears to have been repeatedly reused over the years with only modest changes”. “The residence at 145 West Branch Street retains much of the look and feel that it has had since its earliest inception” according to the report: “The house has not been significantly modified since the first decade of the 1900’s”. The HRC subcommittee also noted that 139 West Branch Street façade “looks substantially similar and recognizable” compared to the photo of the structure as used by Earl Woods (1927 to 1938). This building housed the funeral home of George B. Cleaver, Mortician, during the 1920’s and continued during the tenure of Earl Wood, Sr. According to research authored by Gordon Bennett, George Cleaver bought out Robert English in May of 1915 and located his undertaking parlor at 139 West Branch Street. In 1927 Earl Wood purchased the funeral home and a furniture store from Cleaver. In 1938 Earl Wood, Sr. built a new mortuary on the corner of Nelson and Short Street and remained in business until 1945 when he sold the business to his son Earl Wood, Jr. However, neither the CMRS report nor the HRC subcommittee data specifically state the historic period or the persons considered most significant in the ownership or occupancy of these buildings. In the opinion of the Community Development Director, further research and explanation of the importance of the persons associated with these properties would be helpful before concluding that either “is strongly identified with a person who or an organization which significantly contributed to the culture, history or development of the community of Arroyo Grande” (Criteria 2 of 8). While the Community Development Director does not believe thedocumentation is sufficient for historic designation purposes, it may besufficient to trigger heightened environmental review analysis under the California Environmental Quality Act (CEQA), Section 15064.5 (a) (2) which states: “Public agencies must treat any such resource as significant unless the preponderance of evidence demonstrates that it is not historically or culturally significant.” ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïí Ð¿¹» ïí CITY COUNCIL CONSIDERATION OF HISTORIC RESOURCES DESIGNATION 08-001-A (139 WEST BRANCH STREET) AND 08-001-B (145 WEST BRANCH STREET) APRIL 14, 2009 PAGE 14 For this reason alone, the Community Development Director hasconcluded that impacts to historic resources are potentially significant and an EIR will be recommended for the proposed development project. However, it should be recognized that the CEQA EIR process and/or local historic designation process are basic “disincentives” for development projects involving possible historic resources (i.e. any existing buildings). Either process is time consuming and expensive as a result of studies, analysis, public hearings and potential litigation. Another consideration of historic resources should bethe disconnect between General Plan objectives and policy to “protect” and “preserve” historic and cultural resources and significant historic and cultural landmarks and the lack of economic incentives or concern with economic feasibility of retaining or restoring the building. In the opinion of the Community Development Director, the City has not and will not consistently achieve the objective or goal of historic preservation or restoration without consideration of these issues and funding economic incentives. Currently, the City can prevent the demolition, alteration or relocation of a possible historic resource or its immediate surroundings, but it cannot compel the owner to preserve, rehabilitate, restore or reconstruct such buildings or its immediate surroundings. No economic analysis on preservation has been prepared. In this case, particularly with the structure at 145 W. Branch Street, The Community Development Director believes that such a study would likely determine that the size and condition of the building precludes projected income from justifying the substantial investment required. As a result, historical designation may inhibit economic growth or even promote a condition of blight in the Village. In summary, the Community Development Director has determined that: 1) The development project EIR or other analysis should clarify why the properties may be considered “historically or culturally significant” and any alternatives to mitigate or avoid potential adverse impact on the Village Core Downtown environment. 2) The City Council should discuss and address the issue of economic feasibility of historic restoration. [[602,4671,1257,4784][12][,I,][Arial]]Staff Analysis In addition to review of the criteria and findings set forth by the HRC, ARC and the Historic Structure Assessment, specific issues that have been identified by staff for consideration with regard to recommendations for designation of these structures as historically significant including: Whether the basis for the determination that individuals associated with the structures meet an appropriate threshold of significance, which is relatively broad and not clearly defined in the City’s historical resources process. Whether alterations over time to the structure at 139 West Branch Street have negatively impacted its integrity of design to the degree that would impact the decision whether to designate it as historically significant. The Historical Resource ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïì Ð¿¹» ïì CITY COUNCIL CONSIDERATION OF HISTORIC RESOURCES DESIGNATION 08-001-A (139 WEST BRANCH STREET) AND 08-001-B (145 WEST BRANCH STREET) APRIL 14, 2009 PAGE 15 Assessment prepared by Cultural Resource Management Services included conflicting information regarding this issue and appears open to interpretation. Their report indicated both that “there are still elements of the original house dating from the 1890’s” and that “there is little behind the façade that retains historical or architectural integrity from the period prior to the 1970’s.” Whether the condition and quality of the structure at 145 West Branch Street will impact its ability and/or economic viability for renovation and reuse, as well as the relevant weight given to this issue in the designation process. The HRC determined that it was not an issue in their consideration of historical significance. However, concerns regarding this issue were expressed by the ARC and the Community Development Director.The City’s historical resources Ordinance is unclear on this issue. ADVANTAGES: Historic resource designation may protect historical resources and character of the Village and community. In addition to the advantages listed in the Purpose and Intent section of 16.16.135, a key benefit to local listing is the potential for additional review of development projects under CEQA for resources that may not meet historic significance on a state or national level. Under CEQA, significant adverse impacts to locally designated resources require mitigation to a less than significant level. DISADVANTAGES: The following potential disadvantages associated with designation: Listing and the associated environmental review may serve as a disincentive to development and may reduce individual property values. The current process does not address economic feasibility associated with restoration and rehabilitation of structures. Integrity is generally defined and may be an important determinant in the feasibility of project alternatives. The threshold of significance is generally written and allows for a broad spectrum of opinions related to individual associations and architectural importance and this designation may set a precedent that may not effectively serve a guide to current or perspective property owners. ALTERNATIVES: The following alternatives are provided for the Council’s consideration: - Make findings and take tentative action to designate both properties as local historical resources and direct staff to return with a supporting resolution; ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïë Ð¿¹» ïë CITY COUNCIL CONSIDERATION OF HISTORIC RESOURCES DESIGNATION 08-001-A (139 WEST BRANCH STREET) AND 08-001-B (145 WEST BRANCH STREET) APRIL 14, 2009 PAGE 16 - Make findings and take tentative action to designate 139 West Branch Street as a local historical resource, but determine the 145 West Branch Street property is not historic due to alterations to the structure and direct staff to return with a supporting resolution; - Make findings and take tentative action to designate 145 West Branch Street as historic and direct staff to return with a supporting resolution, but determine the 139 West Branch Street property is not historic due to the condition and quality of the building and/or significance level of the individuals and events associated with the property; - Take no action to designate either property as a local historical resource; - Delay consideration to determine if additional information helpful to the designation process will be provided through the environmental review of the proposed project at this site. The property owner has requested a determination and indicated he would not likely proceed with environmental review without obtaining direction on the City’s position regarding historical significance of the existing structures; - Request additional analysis regarding one or both structures independent of the environmental review process; or - Provide other direction to staff. ENVIRONMENTAL REVIEW: The designation of local historic resources is categorically exempt from CEQA per CEQA Guideline Section 15308 “Actions by Regulatory Agencies for Protection of the Environment.” This exemption includes actions taken by regulatory agencies, as authorized by State or local ordinance, to assure the maintenance, restoration, enhancement, or protection of the environment where the regulatory process involves procedures for protection of the environment. Construction activities and relaxation of standards allowing environmental degradation are not included in this exemption. PUBLIC NOTIFICATION AND COMMENTS: A public hearing notice was sent to property owners within 300 feet of the subject properties. A public hearing notice was published in the Tribune on Friday, April 3, 2009. The Agenda was posted in front of City Hall on Thursday, April 9, 2009 and posted on the City’s website on Friday, April 10, 2009. No public comments were received. Attachments: 1. CMRS Historic Structure Assessment and additional research ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïê Ð¿¹» ïê ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïé Ð¿¹» ïé ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïè Ð¿¹» ïè ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïç Ð¿¹» ïç ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» îð Ð¿¹» îð ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» îï Ð¿¹» îï ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» îî Ð¿¹» îî ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» îí Ð¿¹» îí ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» îì Ð¿¹» îì ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» îë Ð¿¹» îë ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» îê Ð¿¹» îê ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» îé Ð¿¹» îé ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» îè Ð¿¹» îè ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» îç Ð¿¹» îç ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» íð Ð¿¹» íð ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» íï Ð¿¹» íï ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» íî Ð¿¹» íî ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» íí Ð¿¹» íí ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» íì 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×¬»³ çò¿ò Ð¿¹» ïíí Ð¿¹» ïíí ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïíì Ð¿¹» ïíì ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïíë Ð¿¹» ïíë ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïíê Ð¿¹» ïíê ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïíé Ð¿¹» ïíé ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïíè Ð¿¹» ïíè ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïíç Ð¿¹» ïíç ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïìð Ð¿¹» ïìð ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïìï Ð¿¹» ïìï ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïìî Ð¿¹» ïìî ß¹»²¼¿ ×¬»³ çò¿ò ß¹»²¼¿ ×¬»³ çò¿ò Ð¿¹» ïìí Ð¿¹» ïìí THIS PAGE INTENTIONALLY LEFT BLANK MEMORANDUM TO: CITY COUNCIL FROM: TIMOTHY J. CARMEL, CITY ATTORNEY ~v SUBJECT: APRIL 14, 2009 CITY COUNCIL AGENDA, ITEM 9.a. CONSIDERATION OF HISTORIC RESOURCE DESIGNATION (139 & 145 W. BRANCH STREET) DATE: APRIL 14, 2009 Council Member Fellows requested that the attached letter from Greg Nester be provided to all members of the City Council. c: City Manager City Clerk ,Apr 14 p9 08:49a „~.~ ,_; GREG NESTED. CON S'1'RU C'r1ON & DEVELOPMENT. INC. To: Arroyo Grande Village Landowner p. t uli9 Coun~~l My name is Greg Nester- I am a z6 year resident, Builder and Developer on the Central Coast based in Arroyo Grande. VJe hold many properties locally, including three in the Village. I felt it was important to contact you and make you aware of a public hearing on Tuesday, April 14`^ at 7:0o p.m. at the Arroyo Grande City Council located at 215 E. Branch Street, whkh may affect your property values and land use potentials. The Clty of Arroyo Grande Planning Department has outlined a designated area for-potential historic structures and historic designations within the Village {approximately 115 properties have been identified as potentlal historic structures). A Historical Resource Committee (HRC) has been formed and is managed by City Planning and reports to the Planning Commission and City Council In conjunction with the Architectural Review Committee (ARC). The HRC is curcently discussing expansion of the potential historic structures list at their regulary held public meetings that I have attended. The first two structures of focus for HRC, formed In zoo8, were t39 and 145 West Branch Street. In zoob Greg Nester Construttlon & Development, Inc. submitted an application for removal of the two structures and replacement in accordance with the curcent Architectural downtown guidelines. The process that has followed has been referred to as a "precedent setting" for ail properties that may follow. To date, this model includes years of processing time and literally hundreds of thousands of dollars to include an Ernironmenta! Impact Report (EIR) for project consideration. The current EIR quotes range from $50,000 to over $zoo,ooo on our project scope with the most likely consultant cost being $115,000. M your property Is or becomes designated as historical, your land use may be limited to the existing use and structure and you may not be able to use your land to the furthest potential under the current zoning. Your property values may drop as a result and include cost prohibitive studies to allow further development or modifications. Attached is a copy of the Notice of Public Hearing for my properties located at 139 and tq5 West Branch Street. Come, let your opinions be heard at City Hall Tuescay, April 14"' at 7:00 p.m. See you there! Sincerely, ~~ _.. _ ' .,,, Greg Nester ~{ ^. _ ~iZ~! llLt'~l~~i~£fl/t~iri!/LIYY ~iLar[u~/~ oh: 805.Ra :.5182 • ix: 8U 5.<8:.278G I ~''+.v n•.Cregne stzrHemes.com i Geeera; Ca~iractnr Lic. Nc. 812904 MaNo~g Addresr. P.G. Bnx 219 • Arroyo G•ande. Ck 9342: :116ee Lueutia r::39 Vi. 3rarch St. • Arrayc Grarde. CA '33d 2G C'• D~C'2L' ~oC' S ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» ï ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» î ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» í ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» ì ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» ë ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» ê ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» é ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» è ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» ç ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» ïð ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» ïï ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» ïî ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» ïí ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» ïì ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» ïë ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» ïê ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» ïé ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» ïè ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» ïç ß¹»²¼¿ ×¬»³ ïïò¿ò Ð¿¹» îð