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Home My WebLink About02/05/1991, 3 - APPEAL OF ARCHITECTURAL REVIEW COMMISSION'S (ARC'S) ACTION TO DENY A PROPOSED HOUSE DEMOLITION AT 1615 FAIRVIEW STREET. MEETING DATE: ��H�►�►IIIuiIIIIIIIU° IIIIIicity of san lUls ogIspo 2-5-9J COUNCIL AGENDA REPORT Wmia ITEM NUMBER: 0 FROM: Arnold B. Jonas, Community Development Director; BY: Pam Ricci, ssociate Planner PK SUBJECT: Appeal of Architectural Review Commission's (ARC's) action to deny a proposed house demolition at 1615 Fairview Street. CAO RECOMMENDATION: Adopt a resolution denying the appeal, upholding the ARC's action denying the proposed house demolition based on findings. BACKGROUND Situation A construction permit application was received by the Building Division to demolish the house. The application indicated that it was being offered to the Fire Department to use for a training burn. The house is not located in a historic district, nor is it included on the city's master list of historic resources. However, because of the age, visibility and distinctive architectural character of the house, the demolition request was referred to the Cultural Heritage Committee (CHC) for comment and consideration prior to its review by the ARC. The CHC first reviewed the item on October 29, 1990, and continued it in order to receive more information on the history of the house. On November 26, 1990, the CHC found that the house was a contributing property in the old railroad neighborhood, was historically, architecturally and culturally significant and should be maintained at its present location. On December 17, 1990, the ARC denied the demolition request based on specific findings documenting the house's historical and architectural significance. The item was on a consent agenda and an action was taken without discussion. Prior to the meeting, staff notified the applicant that it would be recommending denial of the demolition. However, a hospital representative was not present at the meeting. The Architectural Review Guidelines indicate that a building that is found to be "historically, culturally or architecturally significant" must be retained or relocated unless plans for a replacement structure are approved by the ARC. The Guidelines. stipulate that the ARC needs to determine that plans for a replacement structure are "at least as compatible with the neighborhood as the structure to be demolished" . Plans for a replacement structure have not been submitted. Consequences of Not Taking the Recommended Action If the Council does not uphold the ARC's action, then the appeal will prevail, and the demolition would be approved. Specific findings documenting why the building is not significant need to be made. ��►►�►►►�IIIIIIIIIPu ��ll city of san lues oBispo COUNCIL AGENDA REPORT ARC 90-127 Page 2 Data Summary Applicant/Appellant: French Hospital Representative: Greg Ramsey Zoning: R-2-S Land Use Element Map: Medium Density Residential Environmental Status: Categorically exempt under Section 15301. (1) of CEQA Guidelines, Existing Facilities. Setting The house is located on a quiet cul-de-sac accessed via Breck Street from Johnson Avenue. The site is part of the property owned by French Hospital. The immediate neighborhood contains mostly apartment buildings. The house is clearly visible from Toro and Leff Streets. The neighborhood on the other side of the railroad tracks from the house contains other older structures. House Description The two-story structure has a steeply-pitched roof containing a variety of roof forms including gambrel, cross gable and hip. The architectural style of the house contains elements of the Shingle Victorian and the Colonial Revival, and was classified by a previous reviewer as Eastern Shingle Cottage. From its appearance and architectural style and detailing, staff estimates that the house was constructed in the late 1800s. The house is currently not occupied and is in a state of disrepair. The house has several broken windows and external supports along the rear of the building. A number of additions have been added to the building and there is a garage and some small shed buildings also existing on the property. DISCUSSION Demolitions require review by the ARC. In order to approve a demolition, the commission needs to find that the structure to be demolished is not "historically, culturally or architecturally significant" . If the ARC finds that a significant structure is proposed for demolition, it may require that: * Plans for a replacement structure, if proposed, receive ARC approval prior to issuance of a demolition permit. The commission must find that the design of the replacement structure is at least as compatible with the neighborhood as the structure to be demolished. * If no replacement structure is planned, the existing structure must be retained or relocated. city Of San LUIS OBISPO q1i;% COUNCIL AGENDA REPORT ARC 90-127 Page 3 Staff's Position In its report to the ARC, staff supported the CHC's finding that the house was historically, culturally and architecturally significant and should be retained. While the house has been altered over the years through additions and remodelling and is currently in a dilapidated condition, staff feels that it does have interesting and unique features in its style and detailing that it make it architecturally significant. The CHC found that the house had historical ties with the railroad, an industry that had a fundamental relationship to the layout and development of the city. I With the findings of architectural and historical significance endorsed by both the ARC and CHC, staff feels that a detailed photo documentation and history of the existing structure should be done and plans for a replacement structure approved prior to its demolition. Applicant's Position The applicant feels that the current dilapidated condition of the building makes it a safety hazard and questions its suitability for preservation. An attached letter from the applicant points out numerous code problems with the foundation, plumbing and mechanical systems. Photographs of the house showing structural damage and its general state of disrepair are available for review in the council reading file. The applicant has experienced problems with transients and vandals and would like to demolish the house as soon as possible. ALTERNATIVES 1. Adopt the draft resolution upholding the appeal and approving the demolition based on findings that the house is not historically, culturally or architecturally significant. 2. Continue the item with direction to staff and the applicant. RECOMMENDATION Adopt the draft resolution denying the appeal, upholding the Architectural Review Commission's decision to deny the proposed demolition based on findings. Attachments: Draft Resolutions Vicinity Map Appeal/Letter from Applicant/Appellant ARC Follow-up Letter of 12-17-90 meeting Minutes from 10-29-90 & 11-26-90 CHC meetings Photos of existing house �� RESOLUTION NO. (1991 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING AN APPEAL OF THE ARCHITECTUURAL REVIEW COMMISSION' S ACTION DENYING A REQUEST FOR DEMOLITION OF A HOUSE AT 1615 FAIRVIEW STREETT (ARC 90-109) BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this council, after consideration of public testimony, the appellant's statements, the Architectural Review Commission' s action and Cultural Heritage Committee's recommendation, staff recommendations and reports thereon, makes the following findings: 1. The existing structure is historically, culturally and architecturally significant because: A. It is architecturally unique, being one of the first structures to use 4-inch clapboard siding in the city. B. It was strongly associated with the historical development of the railroad and railroad activities, functioning as housing for railroad workers. C. It functions as a neighborhood or area landmark. 2 . The proposed demolition is categorically exempt from environmental review under the City Environmental Guidelines and the California Environmental Quality Act, Section 15301. (1) , Existing Facilities. SECTION 2 . Action. The request for a demolition permit for a house at 1615 Fairview Street, ARC 90-109, is hereby denied. On motion of , seconded by and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of , 1991. Mayor ATTEST: City Clerk APPROVED: ty Adm nistrative Officer y to ey , Community Devel ent Director RESOLUTION NO. (1991 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO UPHOLDING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S ACTION DENYING A REQUEST FOR DEMOLITION OF A HOUSE AT 1615 FAIRVIEW STREET (ARC 90-109) BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this council, after consideration of public testimony, the appellant's statements, the Architectural Review Commission's action and Cultural Heritage Committee's recommendation, staff recommendations and reports thereon, makes the following findings: 1. The existing house is not architecturally significant because the more unique 4-inch clapboard siding is not well preserved given the house's dilapidated condition. 2. The existing house is not aesthetically significant given its dilapidated condition. 3 . The existing house is not historically or culturally significant because of the lack of documentation regarding past residents of the house and their relationship with the development of the railroad in the city. 4. The existing house is detrimental to the health, safety and welfare of persons residing or working in the vicinity given its dilapidated condition. 5. The proposed demolition is categorically exempt from environmental review under the City Environmental Guidelines and the California Environmental Quality Act, Section 15301. (1) , Existing Facilities. SECTION 2. Action. The request for approval of a demolition permit for a house at 1615 Fairview Street is hereby approved. J_6 On motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of , 1991. Mayor ATTEST: City Clerk APPROVED: Ct..-Adnistrativ e Officer tto ney Community De opment Director 1-7 A 1 o r 00 OW O _ Y d c•e ` �•� � C'C B • .T�i�eh IYY O ---- - - :�= R %jomjv, O � s, • •a 1M1 � ��TJ Y� / ��J R o ZZ 4ZO XD }� O Wr. czs x d H � od • a r , , f.. O _ Pp VICINITY MAP ARC 0O 10 NORTH .3-8 ................ Oq ...::.' . . lig: r• ....a :.. ',..: 'i ..:'�•.1:1.'i._',`I��.!'� ' 1�r ,,'..',;.•� �r S.-yfl• V3 d Y� E ?-!^, �.J�� .,.. °�`. _. . 3340: P,1J I "t a .::J. .3G.. .: :� _.:? dryei . 'LCv SL.}!nS:y?:. ;iG:-2:J', ftrr11L :6 t-he-Archi.tectuxal—Review Comm' i_an rz�ae e Ls s _— _QecembQr_ j7_1_ Q_— c ; 2 C-1 - +:aSaC_•i -'j l' 3_ .., •.'i':. 2hPCC5 ds. Denied the request to demolish the house located at 1615 Fairview Street, San Luis Obispo, California, and requiring that it be retained at its present location based on the following finding: 1. The existing structure is historically, culturally, and architecturally significant because: a. It is architecturally unique, being one of the first structures to use 4-inch clapboard siding in the city, . b. It was strongly associated with the historical development of the railroad and railroad activities , functioning as housing for railroad workers. c. It functions as a neighborhood or area landmark. -r'.-SrC •.•. CL_ 7 :3_. , -,r.;'_ �:: F:•_... _ _.. . all French Hospital Medical Center Name/Title ,RECEIVED Gregory Ramsey DEC 2 8 '- nrpr:aer.tativr 1615 Fairview Street CITY C.ERK ----- — AJ0i,csg - -- — -- SAN LUIS OBISPO.CA Phone orlgina : Cor City rier'M Copy co City Atto,-r,ey Ca1C^.jdrec rl,•f. _.� % _ �•}' ZV (:'C ; AJ'.Alr1j$iratIve Copy to Cllr- iol !oWinQ 1rQbrtaeGt( S1 : C Ir y c i1 k ----- -' ---- _—-_------ Ulf S,,mmit Health UdAtENCH HOSPI M ® MEDICAL CIXTI t 1911 Johnson Avenue - P.O. Box 8127 San Luis Obispo, California 93403-8127 (805) 543-5353 WILLIAM M. ADAMS Executive Director January 3, 1991 Arnold Jonas Community Development Director City of San Luis Obispo 990 Palm Street P.O. Box 8100 San Luis Obispo, CA 93403-8100 Dear Sir: I am writing to request your assistance with a structure that French Hospital Medical Center owns that is located at 1615 Fairview Street, San Luis Obispo. It was our desire to donate the residence to the San Luis Obispo Fire Department for a practice burn. Our request was reviewed by the Cultural Heritage Commission and we received a letter December 26, 1990, from the Architectural Review Committee denying our request (see attached letter). The Architectural Review Committee stated that the residence is architecturally significant because it is one of the first structures to use 4-inch clapboard siding in the city. There have been so many additions to the outside of the building that the original architectural style is no longer present. With respect to the 4-inch clapboard siding, most of it is in major disrepair suffering from termite, dry rot and exposure to the elements. As this material is no longer available any renovation would require the removal of the existing siding and replacement with modern materials. The interior has been remodeled so many times that none of the original architectural features remain. The walls and ceilings are crumbling and sheetrock has been nailed over them to keep them from collapsing. Due to the leaking roof and windows the interior lathe and plaster has suffered serious damage. The existing plumbing and mechanical systems are grossly inadequate and do not comply with minimum code requirements. Due to the structure's original balloon framing an extreme fire hazard exists even if the structure was brought up to code. The foundation is unreinforced brick masonry which under current state laws require demolition if it is infeasible to bring it up to current seismic requirements. RECEIVED jp 1 4 1991 CSTv CLERK r, «n r n ri J-0/O January 3, 1991 Page 2 Over the years various owners have added on numerous outbuildings, none of which comply with any minimum code requirements and are extreme fire hazards. The building is unable to be secured so that transients are occupying this house on a regular basis and it is also being vandalized. I would like to invite you to visit this residence and give me a call if I can be of any assistance or answer any questions for you. It is still my desire to donate this to the San Luis Obispo Fire Department for a control burn and then hire a clean up crew to haul the debris away. Thank you for your assistance in this matter. Respectfully submitted, r William M. Adams Chief Executive Officer WMA:bk enclosures RECEIVED BARBARA STANFORD, Ph.D. AUG 01 1990 CONSULTANT IN GERONTOLOGY 1140 IRIS STREET • SAN LUIS OBISPO. CALIFORNIA 93401 • TELEPHONE (80$) $499042 MF_P ■ French Hospital Corporation July 31, 1990 c/o Marvin F. Poer & Co. 4675 McArthur Court, Suite 350 Newport Beach CA 92660 Dear Sir, I have asked Marvin F. Poer & Co. to forward this letter to you. I am writing in reference to the lot that you own in San Luis Obispo. It is located between the Summit hospital property (formerly French Hospital) and my own. A creek runs through your lot and homeless people camp out there, leaving rubbish and lighting cooking fires. The fires are of particular concern to me as they endanger the eucalyptus grove which makes up the lower half of my property. In this dry weather any spark could set the grove on fire endangering the three houses on the front part of my property. I live in one of those houses. I am writing to you to ask permission to post No Trespass- ing signs on your property. The Police Department has suggested that I 'do this as, without the signs they cannot evict trespassers. The police have also indicated that if damage were done to my property as a result of actions occurring on your property, then you would be legally responsible. Naturally I do not want that to happen, either to you or to me. If you wish to discuss this please feel free to call me. Otherwise I would like a written statement from you giving me permission to post No Trespassing signs, to call the police and fire departments as necessary regarding acts on your property, and to let you know when the area that you own needs to be cleared to rubbish. Thank you for your anticipated support. yrs sincerely wGaL Barbara Stanford. ��Ill�►II IIIIIIIIII IIII�� p I I III II�� city of sAn luis oBispo 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403-8100 December 19, 1990 Mr. William Adams French Hospital 1911 Johnson Avenue San Luis Obispo, CA 93401 Subject: ARC 90-109: 1615 Fairview Street Demolish house Dear Mr. Adams: The Architectural Review Commission, at its meeting of December 171, 1990, denied your request to demolish the house and requiring that it be retained at its present location based on the following finding: 1. The existing structure is historically, culturally, and architecturally significant because: A. It is architecturally unique, being one of the first structures to use 4-inch clapboard siding in the city. B. It was strongly associated with the historical development of the railroad and railroad activities, functioning as housing for railroad workers. C. It functions as a neighborhood or area landmark. The decision of the commission is final unless appealed to the City Clerk within ten day of the date of this letter. An appeal may be filed by any person aggrieved by a decision of the commission. Minutes of this meeting will be sent to you as soon as they are available. If you have any questions, please contact Pamela Ricci at 549- 7168. Sincerely, Ken Bruce Senior Planner C14C M i nvfes of N overs e.r 26, 1990 4. Demolition of a House at 1615 Fairview Street Greg Ramsey, representing the property owners (French Hospital) indicated that he had conducted title searches of the property which did not seem to yield important information. Dan Kreiger indicated that his title work did not indicate that prominent people owned or reside in the structure. However, the house was older than 1901, was used as railroad housing and associated with railroad development, and was a landmark in the area. The committee discussed various element of the building's architecture and it location in the neighborhood. Mark Hall-Patton asked Mr. Ramsey why the building was proposed for demolition. Mr. Ram indicated that it was a dilapidated structure and that French Hospital was pursuing development of its property. Terry Sanville indicated that the proposed development was to the south of the site across the creek and that no new structure had been proposed for this specific location. Committee members expressed concerns that demolition was not necessary at this time and indicated a preference to see the building rehabilitated on the site. Leo Pinard felt that it was a "contributing" property with the old railroad neighborhood. On motion of Dan Kreiger, seconded by Leo Pinard, the CHC found that the existing structure is historically, architecturally, and culturally significant because: A. It is architecturally unique, being one of the first structures to use 4' clapboard siding in the city. B. It was strongly associated with the historical development of the railroad and railroad activities, functioning as housing for railroad workers. C. It functions as a neighborhood or area landmark. The structure should not be demolished and should be maintained at its present location. (Motion passed on unanimous voice vote.) D c+v6e r Page 4 -- CHC Minutes for Sgpteaber 29, 1990 Bruce Sievertson felt that areas such as this with older home were significant and that the area might have been slighted by survey work done in the past. On motion by Wendy Waldron, seconded by Mark Hall-Patton, the CHC moved that the existing structure is not historically, architecturally or culturally significant and may be demolished or relocated. (Motion passed, 4 ayes, 2 noes.) 4. Demolition of a House at 1615 Fairview Street Committee members indicated that this structure may be historically or architecturally significant and that more time was needed to do the necessary research. On motion of Dan Krieger, seconded by Wendy Waldron, the CHC continued consideration of this item to next meeting. During this time, the applicant should go forward to complete an inventory of the house and historic review as suggested in the staff memo. (Motion passed on a unanimous voice vote.) Leo Pinard left the meeting at this point. 5. Consideration of Hiring a Consultant to Complete the Phase II Survey Work Terry Sanville introduced this item, reviewed the options in "scope" of consultant services, and the process for hiring a consultant depending on the cost of the project. Jerry Michael indicated that the city may want to hire a title company to provide preliminary title search for the properties. Terry Sanville indicate that might be a good idea for this title information to be converted to a synopsis of title changes that could become part of the file material. Dan Krieger indicated that his discussion with colleagues indicated that the cost of the desired work would be about $20 per form (property). By general consensus, the committee agreed that: A consultant should be hired to complete the necessary forms for the proposed historical resource properties (100+) and the proposed "contributing properties" within recommended districts (300+). The consultant's work scope should include the securing of preliminary title information and the preparation of a synopsis of title changes. Terry Sanville indicated that he would come to the next meeting with a request for proposal package and reviewed scope of work for the project. Terry would also identify candidate consultants. 6. Appointment of a CHC member to the Downtown Plan Review Committee After brief discussion with staff and CHC members, the chairperson appointed Dan Krieger to represent the CHC on the Downtown Plan Review Committee. Page 5 -- CHC Minutes for September 29, 1990 7. Historic Plaque Program By consensus, the CHC continued its discussion of this item until the next meeting. The meeting adjourned at 10:35 p.m. Respectfully Submitted, Terry Sanville, Principal Planner Secretary to the Cultural Heritage Committee —ll0 v • o • - - - ---- ��.« , �s:;.. ;,•y, , - �� :. — �' 'r" �__ .._ R� '. 4 rv.yn � 1; � y _ r L_ � ...__. 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