Read the Approved Master Plan

Friends of Price House, Inc. April 14, 2009

Price Historical Park Master Plan Pismo Beach, California

revised 2009

Robert Gorman III photo

Adopted _________, 2009

Mayor Mary Ann Reiss, Mayor pro tem Shelly Higginbotham,

Council members Ted Ehring, Kris Vardas, Ed Waage

City Manager Kevin Rice,

Community Development Director Randy Bloom, Planning Manager Carolyn Johnson, City Engineer Dwayne Chisam

Parks, Recreation & Beautification Commission

Jim Thomas, Marcia Guthrie, Mike Spangler, Alan Ormsby, Andrew Jones

Planning Commission

John Sorgenfrei, D. J. White, Mark Burnes, Alice Mueller, David Jewell

Friends of Price House, Inc. 2009 Board of Directors:

President Effie McDermott, Dave Watson, Cynthia Brown, Jeannie Nix, John P. Kenny,

Janice R. Phillips, Larry Boyd, Doug Nulton, Meridee Kramb.

Other contributors: Johnny White Horse Guevara, Julie Guevara, Clay Singer, Steve Dittmann, Tamara Payne,

Glen Ray, Kirby Gordon, Jean Hubbard, Jane Line, Madeline White, Mike Raynaud, Rick Koon, Troy Spomer,

Kevin Hansen, David Smith, Chris Hoffmeyer, Gary Scherquist, Dennis Eamon Young

Friends of Price House PRICE HISTORICAL PARK MASTER PLAN

April 14, 2009 1

TABLE OF CONTENTS

Section I Purpose and Objectives of The Master Plan

Section II History of The Master Plan Page 3

Section III Historical Components and Action Items Page 5

Chumash Village Page 7

Trail System - El Camino Real / Portola / Anza Trail/ City Creek Trail Page 11

Ortega-Price Adobes Page 16

Price Anniversary House Page 21

Orchard Theater Page 25

Meherin House Page 27

Rancho Barn and Museum Page 31

Ancillary Buildings and Facilities of Historical Park Page 33

Section IV Historical Park Master Plan (Maps) Page 39

Section V Implementation Page 42

General Implementation and Action Plan Items Page 42

County of SLO Implementation and Action Plan Items Page 44

Pismo Beach General Plan Implementation and Action Plan Items Page 44

Financial Plan Action Items Page 45

FIGURES and GRAPHICS

Figure 1 Price Historical Park Master Plan Pages 6 and 41

Figure 2 Chumash Village, circa 2003-2008 Page 9

Figure 3 Chumash Village, circa 2009 Page 10

Figure 4 Regional Setting and Trails Network Page 15

Graphic 1 Master Plan and Expansions………………………………………………..Page 39

Graphic 2 Ortega-Price Adobes, Tri-Gable Adobe site………………………………. Page 17

Graphic 3 1882 Lithograph John Price Ranch…………………………………………Page 36

Graphic 4 Pismo Creek Lineal Trail Segments……………………………………….. Page 13


April 14, 2009 2

Section I Purpose and Objectives of the Master Plan

Price Historical Park was conceived as a means of preserving, highlighting and sharing the

unique history of Pismo Beach, known as The Clam Capital of the World. Price Historical Park

serves as a physical site for public enjoyment of the deep and interesting history of Pismo Beach

and its environs.

The Price Historical Park Master Plan serves to identify the layout, acreage and structural needs

to accommodate historical display, ambiance and experience for our community.

The development of the Park began in 1983 with City acquisition of the Price House, and its

subsequent restoration by volunteers. Additional improvements (some completed, some still in

progress) include restoration of the windmill and well water system, placement and restoration of

the Meherin House on the Park site, stabilization of the farm shed, and creation of the Memorial

Orchard, Chumash Village, and Farm Implements Garden.

The purpose behind the preparation of this Master Plan is to

Consolidate the considerable history of Pismo Rancho, John Michael Price and his

pioneering family;

Present this history as a cultural baseline of Southern San Luis Obispo County and the

earliest days of the City of Pismo Beach; and,

Guide the continued development and expansion of Price Historical Park and its setting.

The Master Plan (or “Plan”) is organized into various sections that describe or document the

historical significance of this region of California. The plan presents a context for the various

proposed elements of the Master Plan.

Vision Statement: “The vision of Friends of Price House, Inc. is to preserve and teach our heritage and history, to foster appreciation and understanding of the past and how it affects our lives today.”

Mission Statement: “Friends of the Price House, Inc. is creating and managing Price Historical Park in Pismo Beach at the site of the John Price family home on Rancho Pismo, by preserving, restoring, and

displaying the Price Anniversary House, the Meherin House, the Ortega-Price adobes, a replica Chumash village, a museum, barn, orchard, gardens, amphitheater and rancho grounds, in order to promote education and understanding of the history and prehistory of Pismo Beach and the Central Coast.”


April 14, 2009 3

Section II History of the Master Plan

In the 1970's, the South County Historical Society brought to light the historical importance of

the Price Adobes and the Price Anniversary House on the old ranch in Price Canyon.

In 1981 Pismo Beach recognized the unique historical values of the old Price rancho and adopted

the first protective measures to implement a program to save and preserve the historic buildings

and site in Price Canyon.

In the City‟s 1981 and 1992 General Plans, the city determined that the Price Anniversary

House, as well as the adjacent adobes, are unique historic resources and required that they be set

aside for protection.

1992 General Plan Policy “LU-N-20: Pismo Creek Price Canyon Adobe (Park and Recreation

Element)- The Price Canyon Adobe area should be acquired by or dedicated to a public agency

for use as a natural park and local museum. A specific plan should be prepared for the Pismo

Creek area and adobe including trails and public facilities…. The Price Adobe park area within

the city limits should be extended to include the SPRR1 property adjacent to Pismo Creek. The

city should request that SPRR dedicate this small parcel to the city for park use…”

Relating to the parcel on the other side of Pismo Creek from the Price Anniversary House site,

the city adopted: 1992 GP Policy “LU-0-2 Pismo Creek Linear Park- Pismo Creek and adjacent

land should be developed as part of a comprehensive linear park as specified in the Park &

Recreation Element, Policy PR-13 and the Design Element Policy D-24, Price Canyon Road.”

Relating to the lands adjacent to the Price Anniversary House parcel, the General Plan notes that

the adobes are located in the Urban Reserve Area and requires in Policy “LU-R-3(2)(b) Any

future plan shall limit development to a configuration that will avoid those portions of the site

which contain sensitive environment features, such as oak and riparian woodland, steep hillsides,

rock outcroppings and cliffs, and floodplain areas… (d) A major emphasis for future land

1 SPRR (Southern Pacific Railroad) as quoted in the General Plan Policy has transferred ownership to UPRR (Union

Pacific Railroad) as of the date of this Master Plan.


April 14, 2009 4

planning in the Price Canyon area shall be on providing an open space corridor and amenities.

The specific plan should provide for dedication of various open space areas to the City, including

lands on the north side of Pismo Creek, areas along the creek suitable for a streamside

trail/pathway, and a large future park site in the event that it is determined a golf course is

physically infeasible on these properties…”

In 1982 the first component of the historic park was acquired. A four-acre parcel containing the

Price Anniversary House was required by the city to be dedicated by a subdivider. Also an on-

site parking lot was required of the subdivider, as was a road from Highland Drive to the parcel.

The Parks, Recreation and Beautification Commission initially assumed responsibility for

restoration and preservation of the Price Anniversary House.

In 1984 a park plan entitled Price Historical Park was drawn up by architectural students at

California State Polytechnic University, under the direction of Professor Lachlin Loud and

Senior Project Student Daniel Wu.

In 1992, Friends of Price House, Inc. was formed as a non-profit, public benefit corporation for

the purpose of preservation and maintenance of Price Anniversary House and grounds. Friends

of Price House manage the property under a lease with the city.

Through the 1990's, Friends of Price House, Inc. organized volunteer workers and professional

trades-persons in the restoration of Price Anniversary House. In addition, workshops were held

and concepts drafted for restoration and preservation of the historical aspects of the site.

In 1998 Cottonwood Development proposed enhancement of the historic site and dedication of

the adobe site in conjunction with a golf course and housing development in Price Canyon.

In 1999 Friends of Price House, Inc. solicited proposals and expertise in stabilization and

preservation of the adobes, and initiated a comprehensive historic park plan.

In February 2000, Friends of Price House, Inc. presented the initial overall plan for the park as

the “Price Historical Park Master Plan”. In 2001 the Meherin House was moved to Price

Historical Park from Shell Beach. In June 2003, the City of Pismo Beach adopted a final version

of the Master Plan to guide decision making and improvements at the Park.


April 14, 2009 5

In 2008 Rancho Pismo Drive was completed, providing year round access to Price Historical

Park, and FOPH embarked on the first comprehensive update of the Master Plan.

An Update to the Master Plan was presented by Friends of Price House to the City of Pismo

Beach in 2009.

The City of Pismo Beach adopted the updated Master Plan _______________ date.

Section III Historical Components for Price Historical Park Plan

Eight (8) key components are represented in the Master Plan:

A. Chumash Village

B. Trail System - El Camino Real / Portola / Anza Trail/ City Creek Trail

C. Ortega-Price Adobes

D. 1893 Price Anniversary House

E. Orchard Theater

F. 1905 Meherin House

G. Rancho Barn and Museum

H. Ancillary Buildings and Facilities of the Historical Park

Each of these key components is described in more detail in the following sections. Each

represents a historical and culturally significant element of the overall master planning concept,

but each also reflects a distinct and unique feature of the history of the site and surrounding area.

Additional and expanded components to the Park may be added in the future as circumstances

warrant.


April 14, 2009 6

Figure #1 – Price Historical Park Master Plan


April 14, 2009 7

III-A. Chumash Village

Description:

The Chumash Village is intended to reflect the cultural and social elements of the history Native

Americans have played on the Central Coast, in Pismo Beach, and Price Canyon in particular. A

replica Chumash Village is planned adjacent to Pismo Creek to be managed and maintained in an

agreement or lease between FOPH and the city.

The 2003 Chumash Village located in the south end of the park was approved as part of the 2003

Price Historical Park Master Plan and was initially established by FOPH working with local

Chumash families. At that time the Village was constructed on private property and included the

following features: a large dance circle, BBQ and cooking area, dining and meeting ramada,

three houses, fire circle, acorn granary frame, shade armadas, entrance rocks and welcome pole.

Figure #2 describes the early Village design first built at the Park.

By 2008, the original structures of the Village had begun to show their age, and were

deteriorating to the point that new structures needed to be constructed. This short life cycle is

somewhat indicative of the transitory nature of native settlements, and serves as a reminder that

while the arrangement of early Chumash sites were very organized around long held traditions,

the need to renew and revitalize these villages was a necessary constant in their daily lives.

History:

The Chumash and their predecessors occupied Pismo Beach and the Price Canyon area, with

Pismo Creek and its lakes and tributaries serving as a fresh water source for their use. The

Chumash Paqwot' [Paq meaning to split up and Wot' meaning chief (chief of several places)],

was called El Buchon by the Spanish explorers for the goiter on his neck. His complex of

villages and seasonal camp sites were from present day Estero Bay in the north to roughly the

Santa Maria river bed in the south. This regional network, including the entire Pismo

"rancheria", encompassed a large area that later was broken into several Mexican land grants.

The village called Pismu' was located near the Price Canyon tar seeps north of Pismo Beach. Tar

was a valuable commodity to the Chumash. Those who are known as Northern Chumash today


April 14, 2009 8

were called Obispeño by the Spanish [named for the mission built in San Luis Obispo] but were

known by themselves as Stishni. Archaeological evidence from sites in Pismo Beach shows that

residential occupation was well established before 7000 BC and continued until around 1820

AD. A site with 7000 BC radiocarbon dates is located at ancient sand dunes at the mouth of

Price Canyon. Prehistoric and historic artifacts have been found at Price Historical Park.

Archaeological finds east of Pismo Beach unearthed some of the oldest grinding tools in western

North America, dating occupation of this area to over 14,000 years.

Master Plan:

A replica Chumash Village will provide a venue to showcase Indigenous Peoples and local

Native American history. The design and layout of the village and interpretive exhibits will

illustrate the cultural traditions of the Chumash of our area. Visitor conveniences such as picnic

tables, water and power may be added for visitor and docent conveniences at the Village.

CHUMASH VILLAGE Action Items:

1. A detailed proposed Village site plan is included as Figure #3, featuring a Chief's (Wot)

house ('Ap) with cooking fire and wind break ('Aqtik'o'y), a ceremonial circle, a prayer

circle, a sweat lodge ('Apayik'), a ceremonial officials‟ (Paha) hut, a granary, two storage

huts ('Ishihimu'), and a birthing hut ('Ap'ahu'lishech). It will include village boundary

markers at the four cardinal directions, creation of two bedrock mortars, one to be placed in

a shady place and the other to be placed in a sunny location. An adjacent playing field

(Alamtepupi) will double as overflow parking for park activities. FOPH will design and

construct village components consistent with current knowledge of Chumash design and

construction methods.

2. The City shall expand the FOPH leasehold to incorporate Lot 70 of Tract 2554, or enter

into a management and maintenance agreement with FOPH for the Village site. As an

option, FOPH may develop a replica Chumash village for educational purposes within the

FOPH leasehold in the area in Figure #1 between the parking lot and the creek.


April 14, 2009 9

3. FOPH shall create a native plant garden in the vicinity of the village and reintroduce native

plants along the creek and in nearby areas.

4. FOPH shall encourage the City and other land owners to preserve the willow and native

plant growth in the riparian area adjacent to the park. FOPH shall add oaks, sycamores and

other native trees in and near the village.

5. FOPH shall develop docent programs for visitors and school field trips.

Figure #2 - Initial Chumash Village 2003-2008


April 14, 2009 10

Figure #3 – Chumash Village Master Plan 2009


April 14, 2009 11

III-B. El Camino Real / Portola / Anza Trail –

Pismo Creek Trail

Description:

The El Camino Real/Portola/Anza Trail - Creek Trail will be a system of trails generally

following Pismo Creek from the ocean through Price Canyon. The trail system will approximate

the route of the El Camino Real and the Spanish explorers and settlers, which in many cases

followed existing Native American trails. The trail system is a component of a city and regional

system of trails through Price Canyon that will connect downstream to a trail to the beach and

upstream to a trail up Price Canyon. FOPH and the City of Pismo Beach, in cooperation with the

National Park Service (NPS), are planning extensions of the Pismo Creek Trail to serve as a

segment of the Juan Bautista de Anza National Historic Trail.

History:

Spanish ships charted the Pacific coastline in 1602 and earlier.

The Portola expedition, en route to and from Monterey, camped in and walked through the

seaward section of Price Canyon in 1769 and 1770. Explorers met with local Chumash.

With the establishment of Monterey (1769), Mission San Luis Obispo to our north (1772) and

Mission La Purisima to our south (1787), the footpath between missions from Baja to Santa Rosa

was well traveled. It was commonly known as the “Royal Road”, designated and protected by

the King of Spain. It passed through the seaward section of Price Canyon, in Pismo Beach.

The Juan Bautista de Anza colonizing expedition, en route between Mexico and Monterey,

camped in and walked through the seaward section of Price Canyon in 1776.

In 1990, Congress adopted the Juan Bautista de Anza National Historic Trail as a component of

the National Parks System. Extending from Mexico and southern Arizona to San Francisco, it

commemorates the overland trail used in 1775 by Anza and by which he brought the first

families to settle California in 1776. The Anza expedition camped at or near the location of


April 14, 2009 12

Price Historical Park. NPS has marked nearby roads as the motorized Anza route and envisions

the non-motorized sections of the Juan Bautista de Anza Trail to accommodate pedestrians,

bicycles and equestrians. The pedestrian trail is to more closely follow the actual route of the

expedition. NPS has designated Price Historical Park as an interpretive center on the Juan

Bautista de Anza National Historic Trail.

The railroad followed the same route through Price Canyon in 1895. A train depot was once

located near the old highway crossing, in the vicinity of what is now the baseball fields on Frady

Lane. It was a passenger station for El Pizmo resort. For a time it also served as a mail stop.

Master Plan:

An interpretive Creek Trail System, Vista Point, and rest areas are planned.

Friends of Price House will work with the city, county and NPS to establish an internal park trail

system as well as perimeter regional trails. Regional trails are envisioned on the northwest side

of the creek, bordering the riparian vegetation, as well as following the south and east park

boundary to a vista point on the hill above Price Anniversary House. Both perimeter trails

should connect to the regional trail system downstream and upstream.

Plans for the Creek Trail begin at the oceanfront boardwalk along Pismo‟s downtown, at Addie

Street. There are four (4) distinctive segments to the Pismo Creek Trail. These are:

Segment 1 (Boardwalk to Ira Lease Park – 0.25 miles) extends inland from the beach and

boardwalk, on the west side of Pismo Creek, past the Cypress Street Bridge, Mary

Herrington Park and Highway 1.

Segment 2 (Ira Lease Park under Highway 101 – 0.25 miles) extends below the Highway

101 interchange for Downtown Pismo Beach and connects to the City Sports Complex at

Frady Lane. In 2006 the City Council adopted an interim alignment for the trail that

would utilize Price Street-to-Hinds Avenue-to-Bello Street as a means to get around the

access restrictions at Highway 101.

Segment 3 (City Sports Complex to Price Historical Park – 0.50 miles) extends along the

east side of the creek (along a storm water levee adjoining the wastewater plant and


April 14, 2009 13

public works corporation yard) between the sports complex and the Union Pacific

Railroad undercrossing, at which point the trail would move to the west side of Pismo

Creek, extending further north into Price Canyon.

Segment 4 (Price Historical Park to Spanish Springs Annexation – 1.00 miles) extends

along the creek with intermittent pedestrian bridges to cross the creek.

Portions of Segment 1 of the Creek Trail exist in 2008. Planning is underway in 2009 for the

Segment 4 extension of the trail into the annexation areas.

Graphic #4: Pismo Creek Linear Trail Segments


April 14, 2009 14

EL CAMINO REAL / PORTOLA / ANZA TRAIL - PISMO CREEK TRAIL Action Items:

1. FOPH shall apply for “El Camino Real” Historical Marker for Price Historical Park.

2. The City will take necessary steps to insure that any developments along Price Canyon,

either in the city or in the County, shall include a continuous pedestrian, bicycle and

equestrian public trail network along Pismo Creek and bordering Price Historical Park.

This trail may be located on both sides, or a single side, of Pismo Creek, as considered

appropriate during specific plan and project reviews.

3. FOPH shall develop an interpretative center to educate visitors about the trail history, Price

Historical Park, the canyon habitat and environs. The interpretive component would

highlight history as well as local wildlife and plant communities, and their relationship to

the local ecosystem, as well as the role of these flora and fauna in sustaining the Native

American, various explorers and early settlers of the Price Canyon area that used these

trails.

4. The City shall explore implementation of a trail extending from James Way to Rancho

Pismo Drive, paralleling the railroad right of way and Pismo Creek on the east side of the

railroad tracks, in the existing public access easements dedicated by Tract 814 in 1982 and

Tract 2554 in 2008 (see Figure #4 – Regional Setting and Trail Network). Figure 4 describes options to

extend the Pismo Creek Trail around Highway 101, including Option “B”, to create an

elevated walkway to tie into the present Highway 101 pedestrian path, continuing southerly

along the Hwy to Five Cities Drive, following sidewalks under the Hwy to access James

Way and the possible railroad trail link. An informal connection via Frady Lane may also

be considered.

FOPH shall coordinate with NPS to obtain and erect interpretive signage for the designation of

Price Historical Park as an interpretive center for the Anza Trail.


April 14, 2009 15

Figure #4 – Regional Setting and Trail Network


April 14, 2009 16

III-C. Ortega-Price Adobes

Description:

An area containing the existing adobes and ample grounds will be acquired and designated for

the stabilization, preservation and possible future restoration of the adobes.

History:

The Ortega-Price Adobe site CA-SLO-968 is of historic significance.

Adobe construction with hand-hewn wooden features was introduced by the Spanish. It

continued until supplanted by construction of lumber and nails. Adobes first had dirt floors and

tule roofs. Tile roofs, nails, wood flooring and wood structural elements came along later.

The adobes in Price Canyon reflect the progress in adobe construction and use. They appear to

have begun with a primitive one-room adobe with hand-hewn lintels, next to which an adjacent

larger adobe was added. Then the two were combined into a larger dwelling, using wood, square

nails and the more modern construction of the American Rancho era.

The adobes consist of three identifiable adobe structures.

Adobe #1 is the Ortega Adobe constructed in c1840 by Jose Ortega.

Adobe #2, adjacent to above, was likely constructed shortly after the above. It may have been

constructed during the Ortega occupation, but was more likely constructed by John Price c1850-

1852 for his occupation.

"Tri-Gable Adobe": The above adobes were combined under one roof with a wooden

superstructure, by John Price. The combined structure was called the "Tri-Gable Adobe" and was

occupied by John and Andrea Price and their children from c1851 to 1893, after which it was

occupied by Price's grown children and their families until it passed from family ownership in

1912. It was occupied through the 1960's then fell into abandonment. A fire in August 1989

burned away the wood superstructure, exposing the original adobe walls.


April 14, 2009 17

Adobe #3, called "the schoolhouse," was a two-story adobe, built by John Price in 1856. It was

used for a variety of purposes, said to include family lodging, guest lodging, schooling the

children. It was re-roofed by a later owner Mrs. Irene Carpenter in about 1955. It collapsed in

the 1980s.

The adobe complex is almost entirely collapsed, but some original adobe walls still stand. The

property owner currently uses the area for grazing livestock.

Graphic 2: Ortega-Price Adobes, Tri-Gable Adobe site sketch


April 14, 2009 18

Master Plan:

Several acres containing the adobe site and a buffer zone around the adobe site is to be acquired

by working with the city and county and land owners. An Adobe Exhibit Area is planned which

would protect the adobe ruins and provide a sufficient area around them to conduct studies,

stabilization and conservation work. Clearing, sorting, architectural analysis and adobe brick-

These photos were taken looking at the rear of the

Tri-gable adobe structure (located on the right side

of the photos) and the old Schoolhouse on the left.

These are the North and Northwest sides of the

Schoolhouse and the Tri-gable adobe, respectively.


April 14, 2009 19

making will require a good-sized area. An area adjacent to the adobes will include a learning

exhibit and display, including a hands-on exhibit for children to make adobe mud bricks.

Access to the adobes and an initial Assessment Study is urgently needed in order to begin

stabilizing the adobe remains. Stabilization will be required to prevent total collapse of this

extremely valuable historic asset. Restoration of the adobes is not planned. Preservation of the

grounds and an adobe interpretive facility should be established.

The upper photo

is another view

from the

northwest.

The lower photo

shows the Tri-

gable adobe with

its front porch

covered by a shed

roof.


April 14, 2009 20

ORTEGA-PRICE ADOBES Action Items:

1. The City and FOPH shall pursue conservation and acquisition of the property.

2. The City and FOPH shall commission an assessment of the history and condition of the

adobes, and a written report on the methods and techniques available to preserve and

enhance them will be obtained. Stabilization may include a roof or cover and drainage

shall be directed away from the adobe ruins.

3. When appropriate to do so, FOPH shall approach Cal Poly and other appropriate entities to

participate in the evaluation, interpretation and study of the adobe ruins, consistent with the

historical evaluation noted above.

4. An area adjoining the adobes shall be established that will permit visitors to work with

adobe clay and to actually fashion/build their own adobe keepsake/souvenirs.

This photo of the

old Schoolhouse

adobe shows the

adobe brick

construction.

This photo

describes the

southeast wall of

the old

Schoolhouse.


April 14, 2009 21

III-D. 1893 Price Anniversary House

Description:

Price Anniversary House and its grounds are the central feature of Price Historical Park. The

home is a six-room two-story redwood-sided structure, constructed with interior lath and horse

hair plaster. It is a vernacular, Queen Anne-influenced style typical of rural communities in the

1890s. Though a simple „L‟ floor plan, the interior featured turned balusters and newell posts on

the staircase, a pass-through cabinet from kitchen to dining room, a hand-crafted wooden

mirrored fireplace mantel piece, four-panel doors with transom windows, and beveled glass

panes in the front door. The exterior was accented with ornate roof ridge trim. The exterior

features a restored back porch and a reconstructed front porch of curved brackets of decoratively

sawn woodwork which create an arcade effect. A wooden picket fence enclosed an L-shaped

front and side yard. Cheerful muted yellow paint with colorful accents bring out the charm of

this lovely farmstead home.

Price Anniversary House, 2007 Effie McDermott photo


April 14, 2009 22

1894 Tribune photo

John Michael Price in the rocking chair and Maria Andrea Carlon Price on the porch pose with

others for the May 5, 1894 Tribune welcoming the railroad to San Luis Obispo.

History:

This home was constructed in 1893 by John Michael and Andrea Carlon Price. It became known

as the Price Anniversary House because it was completed in time to commemorate the golden

wedding anniversary of John and Andrea Price2. The Prices occupied the home until John‟s

death in 1902, followed by Andrea‟s passing in 1912. It was subdivided onto a separate parcel

from the adobe site and willed to daughter Mary Ann Price Meherin. It remained in family

ownership until the 1950s, and was rented to farm families. The land was used for agricultural

uses including a cow-calf operation. The house and a four-acre historic park site were acquired

by the city in 1982. Restoration by Friends of Price House, Inc. is funded primarily by donations

and grants.

Master Plan:

Price Anniversary House is to be restored with landscaped grounds and a white picket fence. The

restored home is to be displayed as a museum of the pioneer Price family.

2 The house was completed in time for the Price’s 49

th wedding anniversary, in 1893


April 14, 2009 23

PRICE ANNIVERSARY HOUSE Action Items:

1. FOPH shall continue its efforts at renovation and preservation of the Price Anniversary

House and immediate grounds.

2. Interior rooms shall be restored and decorated to showcase various eras of the House,

focusing on the 1890‟s. Interior furnishings reminiscent of these eras shall be prominently

displayed.

3. FOPH shall establish interpretive exhibits and conduct public tours. An exhibit room will

be established in the front room, which will be ADA accessible.

The Price Anniversary House and windmill (2009) Effie McDermott photo


April 14, 2009 24

Then …

Frank Lindsay photo

The Price Anniversary House when restoration began.

and Now …

Robert Gorman III photo


April 14, 2009 25

III-E. Orchard Theater

Description:

An orchard was planted by Friends of Price House adjacent to the windmill. In 2009, the

orchard consists of thirty fruit trees planted in a rectangular grid pattern. Memorial stone

markers at the bases of the trees are dedicated to volunteers and supporters.

An area adjoining the memorial orchard will feature an outdoor stage area combined with a

seating area.

Effie McDermott photo


April 14, 2009 26

History:

John Michael Price planted and maintained an orchard. A sketch of the rancho in 1882 shows an

orchard between the creek and the barn. Orchards were a vital component of rancho life.

Master Plan:

The memorial orchard will be enlarged with an outdoor performance and seating area, to be used

for events, ceremonies, plays and festivals. The amphitheater will be situated southwest of the

orchard and have a large lawn area to its immediate south. The orchard and windmill will be

maintained as a producing fruit orchard. The remaining spaces for trees within the orchard will

be filled in and commemorative plaques marking trees will continue as a fundraiser.

ORCHARD THEATER Action Items:

1. FOPH shall maintain and enlarge the orchard to reflect the self-supporting nature of the

Price family.

2. A stage and seating area shall be created adjacent to the orchard for events, groups and

wedding settings. Seating, supplemented by a grass lawn area, will be provided.


April 14, 2009 27

III-F. 1905 Meherin House

Description:

The Meherin House was the home of Michael Meherin and his wife Mary Ann Price and their

large family. Constructed in 1905 in Shell Beach, it would have been the most elegant home in

the area at the time. It is a wood sided nine-room two-story Craftsman style home with four

bedrooms upstairs. Downstairs are a foyer, parlor, dining room, bedroom and an addition which

includes a kitchen and laundry porch. A remodel equipped the home with a bathroom. The

interior is appointed with pocket doors to close off the foyer. Throughout are carved wooden

moderne style base boards and door trim with matching carved corner guards, which may

indicate that they were forward looking with the interior trim or that it was added later. The door

from dining room to kitchen is equipped with 180 degree swing hinges. Conspicuously

inconcruous, the kitchen addition is a single-wall, board and batt, gabled farm building attached

to the back of the house, creating a large kitchen area. The windows of the home feature ornate

wooden grill work on the upper sash. The wooden front door is ornately designed. The front

porch features a column style corner post, ornate wooden balusters, turned newell posts and a

several steps with side railings and balusters matching the porch, mixing Craftsman and

Victorian influences.

History:

Mary Ann Price, a daughter of John and Andrea Price, married Michael Meherin a merchant in

Arroyo Grande who was originally from Ireland.

The Meherins occupy a significant place in Pismo Beach history. At about the same time as his

1881 marriage to Mary Ann Price, Michael Meherin received a lease from John Price for an

oceanfront site for the purpose of construction of a wharf for Pismo Beach. The Pismo Beach

wharf was completed in 1883. The Meherin House was built early in the 20th century by Mary

Ann and Michael Meherin. It was originally located along what is now Shell Beach Road, but

was relocated for freeway construction to 1920 Mattie Road in Shell Beach. The Michael and

Mary Ann Price Meherin House was moved to Price Historical Park from Shell Beach in

November 2001.


April 14, 2009 28

Master Plan:

The house is to be preserved for historical purposes and serve as a functional structure for park

purposes. It is intended to be used for display. Future needs within the Park may lead to

expansion of the uses of the Meherin House.

The Meherin House at 1920 Mattie Road. (2000) Frank Lindsay photo

The Meherin House moved in four sections. (November 2001) Tribune photo


April 14, 2009 29

The Meherin House relocated to Price Historical Park and reassembled for restoration.

The Meherin House. Restoration continuing. (2009) Effie McDermott photos


April 14, 2009 30

MEHERIN HOUSE Action Items:

1. FOPH shall continue its efforts at renovation and preservation of the Meherin House and

immediate grounds.

2. Interior rooms shall be restored and decorated to showcase the various eras of the House,

focusing on 1900 through the 1940s, and showcasing the family ties between the Meherin

and Price families. Interior furnishings reminiscent of these eras shall be prominently

displayed.

3. FOPH shall establish interpretive exhibits and conduct public tours. An exhibit room on

the lower floor will be ADA accessible.


April 14, 2009 31

III-G. Rancho Barn and Museum

Description:

A barn style building is to be constructed on acreage to be acquired via park expansion. It will

contain a museum and complimentary functions and features, such as information, tours,

restrooms, gift shop, snacks or other components and will be large enough to serve as a

community meeting space for events.

History:

The Rancho Barn building of the historic park is to be a barn replica in the approximate location

of the Price Rancho Barn, which was located northeast of the adobes.

The museum will contain exhibits and teaching displays for each historic era of the site,

including Chumash/Indigenous Peoples, Spanish/Portola/Anza/Mission, Mexican Rancho,

American Rancho, Oil and Railroad. These exhibits and displays will highlight local historical

perspectives of each era and what occurred in Pismo Beach and Price Canyon during each

historical era.

Master Plan:

A Rancho Barn building in the style of a barn is to be constructed as shown on the Park Master

Plan to occur within the northerly expansion area, Figure #1. The immediate grounds will be of

farm and ranch theme. The interior will contain various exhibits and education displays featuring

the historical eras of the park. The building will be a multi-use building with a meeting space

usable for community events.

It will be served by a parking area and the northern secondary access. It may include or have a

room or cottage for residential quarters for on-site Park attendant(s). It will include reception

and administration facilities, as well as a museum, gift shop, snack bar, and restroom.


April 14, 2009 32

RANCHO BARN and MUSEUM Action Items:

1. FOPH shall work with the city, county and land owners to facilitate the acquisition of a

minimum of six acres, in addition to buffer areas, at the northern end of the park near the

Adobes for future expansion of the park and development of this facility.

2. FOPH shall develop a plan for a Rancho Barn and Museum which will be designed to

include a day-use community venue and residential quarters for operations personnel.

3. The City shall include a detailed plan for the expansion of the Park and access to this

facility in the Price Canyon Master Plan being developed in 2009.


April 14, 2009 33

III-H. Ancillary Buildings and Facilities of the Historical Park

Many of the facilities required to support the operations and day-to-day maintenance of the Price

Historical Park have been identified herein. Additional buildings and facilities may be needed

and this list should not be considered exhaustive or final.

III-H-1 Onsite Residential Quarters

The possibility of on-site residency by Park attendant(s) to participate in

managing and maintaining the park, subject to City Council approval of a detailed

scope of such use, is a policy of this plan. Modest living quarters may be

incorporated into the master plan.

III-H-2 Replica Stone Corrals

Mission San Luis Obispo used mission lands for a variety of agricultural

purposes, including fields of crops on the Arroyo Grande Creek, an orchard and

port at Avila, and cattle in the Edna Valley and at Pismo. Stone corrals,

constructed by the mission Indians, were located near Edna and in Price Canyon

at Pismo. Rancho Corral de Piedra was named for the stone corral near Edna.

c1876 Spencer Records photo

The stone corral in Pismo was unique, in that it was a "double ring" or "figure 8"

shape. It was built alongside El Camino Real in Price Canyon and survived until

1894, when it was dismantled in order to lay Southern Pacific Railroad track


April 14, 2009 34

alongside Pismo Creek through the seaward section of Price Canyon. The Pismo

Stone Corral may have measured 150' across one ring.

The stone corral was shown in an 1882 sketch of Pismo Rancho with one of the

circular corrals filled with hay. Some accounts of round corrals in California

indicate that they were sometimes used for threshing grain. This was done by

scattering the cut stalks in the corral and running stock in circles, first in one

direction then the other, to thresh the grain.

Most of the rocks originally used for the corrals have been lost, but a number of

stones believed to be from the original corral have been recovered.

A wall or other permanent monument feature within the Park will commemorate

the stone corrals that once existed nearby.

A monument with photos commemorating the stone corrals, with a description of

their history and use, will be rebuilt along the large lawn area planned for the

middle of the Park site.

III-H-3 BBQ Pit and Seating Area

A BBQ area with a fire pit and seating is planned for gatherings in the area of the

Park lawn. Shade from trees and/or shade structure(s) will be provided. Water and

power are envisioned to serve the BBQ area.

III-H-4 Restrooms

A public restroom is planned near the entrance to the Historical Park, off Rancho

Pismo Drive.

III-H-5 Utility Services

Water, wastewater and dry utility services currently are stubbed at the street near

the entrance. FOPH and the City will coordinate extension of these services to

the Park.


April 14, 2009 35

III-H-6 Special Events ‘Prep’ Kitchen

Group activities at the Park will necessitate staging of food service functions. A

small kitchen area with refrigerators, a range top, dual sinks and counter space

will be provided to fulfill this function.

III-H-7 Historical Park Signage

Thematic signage needs to be developed for the Park. A monument style entrance

sign similar to other parks in town is preferred. Internal signage should include

directional and identity signage. Signage for the adjoining trail system should

match the overall park theme.

Historical designation markers are to be placed to recognize the registration of

Price Anniversary House in 1998 (#88002013) to the National Register of

Historic Places, the listing of Price Historical Park as an Interpretive Center on

National Park Service Juan Bautista de Anza Historic Trail, and other applicable

historic markers as are appropriate.

III-H-8 Vista Point and Buffer Zone

A vista point with pedestrian trail proposed to the immediate east of the Price

House is shown on Figure #4. This vista point is located to have a view over the

Historical Park and Price Canyon vicinity. This point is also part of an overall

protective buffer requested around the Park, to protect the historic setting of the

original Price Rancho. Buffer areas of sufficient size and dimension to protect the

rural ranch setting of the park and its visual ambiance are to be dedicated as

permanent open space or annexed to and made a part of the Historical Park lands

owned by the City of Pismo Beach, or a combination thereof.


April 14, 2009 36

Graphic # 3: Lithograph from 1883 Thompson & West History of San Luis Obispo County

III-H-9 Vista Point Trail Links

The proposed Vista Point can take access from two sides of the hill, Figure #4.

Until extended further into the canyon, this trail can form a loop above the park.

III-H-10 Creamery and Buggy Barn

A small creamery building and a large rustic wooden buggy barn remain as

remnants of ranch life on the property. The footings of an old dairy barn were

visible for many years near the small creamery building, but are now buried under

Rancho Pismo Drive. The creamery building appears to be a well insulated cooler

style building used for milk, cream and butter activities. The roof is missing, but

one gable end remains. The rustic wooden buggy barn has a sloping corrugated

metal roof. It houses storage and an antique doctor‟s buggy.

The rustic buggy barn and creamery building contribute to the ambiance of ranch

and farm life that once flourished at the park. The buggy barn will be stabilized

to prevent its collapse. The creamery building will be re-roofed and restored.

They will be used as exhibits and/or storage.


April 14, 2009 37

III-H-11: Circulation

A second entrance to the park, with parking, is to be acquired and constructed on

the north end of the park to serve the Rancho Barn and Museum site. No public

roads or roads serving adjacent private subdivisions are to traverse the park.

Handicapped access is to be provided in a discrete location for access to the

houses and public facilities.

III-H-12: Temporary Storage Module

The temporary storage module is to be relocated from its present visually

prominent site to a location that best supports the esthetic and functional purposes

of the park. It shall be removed at such time as the Rancho Barn and Museum can

be established or the usefulness of the temporary storage module has expired.

III-H-13: Public Safety, Fire Prevention and Premises Security

Public safety, fire prevention and security of the premises are to be incorporated

into the plans for renovation of existing buildings or construction of new

buildings and improvements. These plans will include fire resistive materials and

defensible spaces around buildings.

III-H-14: Economics and Financial Sustainability

It is the long-range goal of FOPH and the City to make Price Historical Park a

“self-sustaining” community park. This process will rely on subsidies in the short-

term (i.e. grants, fundraising, endowments), but all financial plans should include

the goal of matching revenues to costs in the operation and maintenance of the

Park. Revenue generation as a source of funding for park maintenance, operation

and improvements is to be incorporated into features of the Park plan, as

appropriate. Section V - Implementation includes additional suggestions to meet

these goals.


April 14, 2009 38

Master Plan:

Future ancillary buildings and facilities should be carefully sited so as to not detract from the

overall historical features of the Park.

SITE PLANNING Action Items:

1. A general site plan, as well as detailed site plans for the various components of the park,

will be prepared as necessary by an engineer to guide site development of finish grade,

landscaping, circulation, utilities, fire protection, handicapped access, placement of

public restrooms, design of the entry, public access and parking, and other necessary

components. Security, decorative and replica historical fencing will be constructed and

located as appropriate.


April 14, 2009 39

Section IV Master Plan (Maps)

The Master Plan area can be broken down into five (5) distinct areas at the present time, as noted

on the following Graphic #1: Master Plan and Expansions. These include:

The existing four (4.0) acre Price House site, owned in fee by the city;

Lot 70 of Tract 2554, owned in fee by the city, consisting of three and one tenths (3.1) acres

of park expansion area, located within the City of Pismo Beach, and encompassing a portion

of hillside above the creamery building, a portion of riparian area along the bike path, and the

area previously developed as the “Chumash Village”;

The northern six (6) acre expansion area, and buffer, located within the county of San Luis

Obispo (generally the area of the Plan that includes the adobes, museum, secondary access

and additional parking).

The expanded buffer area around the park, encompassing portions of hills, meadows and

valleys adjacent to the above three basic components of the park (2.6 acres).

The unimproved acreage on the westerly side of the creek in the vicinity of the park, lying

generally along the railroad and creek, which belongs to Price Canyon Investments

development company and Union Pacific railroad, which should be acquired for future park

expansion (about 16 acres).


April 14, 2009 40

Some of the sites (such as the northern expansion area) must be acquired with future

development projects in order to accommodate the expansion of the Historical Park as presented

in this Plan. The northern expansion and a portion of the buffer area, also requires either

annexation to the City of Pismo Beach, or an agreement developed in cooperation with the

County to preserve the acreage described with any development activity that may occur within

the County, prior to annexation.

The following Overall Historical Park Master Plan Figure describes the present and future

components of the Historical Park Plan, and the proposed improvements to the Historical Park.


April 14, 2009 41

Figure #1 – Price Historical Master Plan


April 14, 2009 42

Section V Implementation

Implementation of the Master Plan, and the various components of the Plan, will require many

actions on the part of various City and regional agencies. For example, portions of the Master

Plan area are presently located within the City of Pismo Beach, while other key elements of the

Plan, such as the adobes, are located on land located in the County of San Luis Obispo. To

expand the Plan into this County territory, either annexation or acquisition by the City of Pismo

Beach is required, or an agreement through the County must be developed that would preserve

the expansion areas and other features of the Plan as development in the County is undertaken.

The following list of implementation or “action items” is designed to establish the various

actions that will be undertaken in moving forward with the realization of this Master Plan. The

“action items” are, in some cases, grouped by specific component of the Plan, or in other cases

identified as “general” action items. All these items will require City support, either at a policy

level, staff support level, or actually in terms of fiscal support. To the degree appropriate, the

City and other agencies that may be involved are identified, as well as the level of support

required. Friends of Price House, Inc., will continue to spearhead these efforts, consistent with

the following “action items”.

GENERAL Implementation and Action Items:

1. Following adoption of the Master Plan by the City of Pismo Beach, FOPH shall be

responsible for management and implementation of the Master Plan on the portions of the

property leased to Friends of Price House.

2. The overall goal of FOPH and the City shall be to make the use of the Historical Park self-

sustaining, and to that end, all parties shall work together to find and implement

appropriate economic management strategies.


April 14, 2009 43

3. The City shall work annually with FOPH during city budget preparation to establish

funding for elements of the Master Plan, based on availability of resources and appropriate

levels of funding as determined by PRBC and the City Council.

4. The City shall offer assistance to FOPH by making City staff available to attend FOPH

meetings; coordinate various implementation actions through PRBC, Planning Commission

and City Council; assist with Historical Park maintenance; and assist with other general

tasks as are appropriate and as city staff and resources are available.

5. FOPH shall continue to notify the City of Pismo Beach and southern SLO County

community of its activities and actions through various outlets, including media and press

releases, newspaper and television interviews, a website, email notices, and newsletters.

6. The City shall incorporate a city-wide mailing of one (1) FOPH newsletter each year, at

city expense, to increase resident awareness and understanding of their activities, and to

highlight opportunities for participation.

7. FOPH shall be consulted on City or private development projects that may have an effect

on the Price Historical Park to avoid unnecessary conflicts in project planning.

8. The City shall acquire the adobes area, and acquire or obtain easement restrictions on the

various expansion areas, the buffer area, and secondary access easements to the Historic

Park from the north.

9. The City and FOPH shall mutually consider expanding the FOPH leasehold to the areas of

expansion.

10. The City shall not permit public roads to traverse the Historic Park.


April 14, 2009 44

COUNTY OF SAN LUIS OBISPO Implementation and Action Items:

1. The City of Pismo Beach will present the adopted Master Plan to the County Board of

Supervisors, and in so doing request that the County Planning Department recognize and

acknowledge the land use implications of the Master Plan.

2. The City will request that the County Planning Department work with the City to

incorporate future County planning applications on the adjoining sites to include

preservation of lands and creekside trail networks to accommodate the Price Historical

Park as fully envisioned.

3. Easements to Price Canyon Road for access to the Historical Park shall be made available

as a part of any annexation by the County or City and concurrent with any project

approvals by the City: however, no public roads or access to private acreage is to traverse

the Historical Park.

PISMO BEACH GENERAL PLAN Action Items:

1. The City‟s General Plan circulation, view shed protection, open space, open space

protection, recreation trail, grading, watershed and other appropriate policies affecting

Price Historical Park should be amended to incorporate the key or important features of the

adopted Price Historical Park Master Plan.

2. The regional Pismo Creek Trail system, linking to the perimeter trails at Price Historical

Park shall be extended the entire length of Pismo Creek as a part of any annexation or

development projects contemplated in Price Canyon. Amendment of the General Plan

annexation and recreation policies will be completed to fully implement this policy.

3. Easements to Price Canyon Road or other area roads for secondary access to the Historical

Park shall be made available as a part of any annexation or project approvals, without

permitting public roads to traverse the Historic Park.


April 14, 2009 45

4. The acreage west and south of the Price House parcel, which contains Pismo Creek and the

level acreage between the creek and the railroad tracks, is to be acquired for use as park lands

and open space. The city will collaborate with FOPH as to the planning and uses of these

potential park lands.

FINANCIAL PLAN Action Items:

1. FOPH will prepare an annual operations budget for maintenance of the Historical Park,

consistent with this Plan.

2. FOPH will prepare and periodically update an overall “Historical Park Capital Projects

Budget”. Updates to this Budget will be provided to the City each time significant changes

are made therein.

Read the Approved Master Plan

Documents

Transcript of Read the Approved Master Plan