HomeMy WebLinkAboutItem U August 14,2000
STAFF REPORT
To: Mayor Campbell and Members of the City Council
Attention: Dan Dorsey,Acting City Manager
From: Lee Whittenberg,Director of Development Services
Subject: CONSIDERATION OF POLICY STATEMENT
RE: "LOCALLY DESIGNATED HISTORIC
STRUCTURES"
SUMMARY OF REQUEST
To consider adoption of a "Policy Statement" regarding the designation of"Locally Designated
Historic Structures".
OVERVIEW OF PURPOSE OF PROPOSED POLICY STATEMENT
The proposed policy statement would accomplish the following:
❑ Establish a Policy Statement for the future designation of structures within the
community as a "historic building", having special historical or architectural
significance;
❑ Utilize the age of structure criteria established by the City Council in establishing the
Residential Conservation Overlay Zone, structures constructed prior to 1925;
❑ Establish those specific structures within the City that could apply for a "Historic
Conditional Use Permit"under the provisions of Section 28-2403.1 of the Code of the
City of Seal Beach.
❑ Allow the identified locally significant historic structures to comply with the
provisions of the 1997 Uniform Code for Building Conservation as a "Historic
Building" pursuant to the provisions of this Uniform Code, particularly the provisions
of Chapter 6, "Historic Structures".
AGENDA ITEM ,./
C:UNy Documents\Historic Preservation\Historic Buildings Policy Statement.CC Staff Report.docU O8-09.00
Consideration of Policy Statement re:
Locally Designated Historic Structures
City Council Staff Report
August 14,2000
DISCUSSION
Currently the City does not have a procedure in place to locally designate a structure as a
"locally designated historic structure. Adoption of the Policy Statement will create that
mechanism, and in addition designate 2 structures at this time, both of which are facing
relocation or potential demolition. Attachment 1 is the proposed Policy Statement for adoption
by the City Council. This proposal is part of the staff recommendation of the March 13, 2000
City Council Staff Report regarding "Historic Preservation Program - Overview Report and
Request for Direction", which has been tabled by the City Council for future discussion. As
indicated in the March 13,2000,City Council Staff Report:
"City Council Policy Statement Identifying Locally-Significant Historic
Structures:
Although not a part of the General Plan Historic Element itself, it is recommended
that the City Council adopt a policy statement indicating those structures determined
to be locally significant structures. This policy statement could be reviewed and
revised on an as needed basis to provide a continuously updated listing of those
structures within the City determined to be historically or architecturally significant
at the local level.
The updating and review process of the policy statement would not be as involved as
if the listing of locally significant historic structures were provided within the
Historic Element of the General Plan. In that case, public hearings would have to be
held before the Planning Commission and City Council to revise the Historic
Element for this updating purpose. Revisions to a City Council policy statement
would require review and approval by the City Council and any other designated
reviewing body determined appropriate by the City Council. This policy statement
would be based upon the determinations within the "Community Historic Resources
Survey" as to those structures within the community of being locally significant
historic structures."(page 8 and 9)
In 1991 the City started to address this issue, and staff prepared a draft "policy statement"regarding
important structures within the City. The 1991 effort was undertaken to develop a "historical
buildings inventory" for the purposes of qualifying specific structures within the community to be
able to apply for a Conditional Use Permit for"Exceptions for Nonconforming Historic Buildings",
as set forth in Section 28-2403.1. The City Council determined to hold this matter over, and never
returned the issue to the table for discussion. Please see Attachment 2 for a copy of this draft"policy
statement"from 1991.
Historic Buildings Policy Statement.CC Staff Report 2
Consideration of Policy Statement re:
Locally Designated Historic Structures
City Council Staff Report
August 14,2000
ISSUES REGARDING KRENWINKEL AND PROCTOR HOMES:
Krenwinkel Home:
For several years the City has been attempting to find an acceptable location for the Krenwinkel
house currently located at 106 Central Avenue, and has been unable to do so. The relocation of
the Krenwinkel house from its current location to the State Lands Property was contemplated as
part of the Hellman Ranch development. Under the terms of a settlement agreement between the
California Coastal Commission and Hellman Properties, this will not be possible. Due to the
inability of the City to find a suitable location for this home, the agreements between the City
and the Luraschi family have been terminated. An agreement is now effective between the
Luraschi family and Chris Verhulst for the relocation and restoration of the Krenwinkel home to
the 300 block of Seventh Street.
Mr. Verhulst states it is his intent to utilize the structure as a residence. In discussions among
City staff and Mr. Verhulst, the concern of complying with building code provisions as a
condition of approval for the relocation of this structure has been raised. Among the major
concerns are:
o Removal of all windows and replacement with double-pane windows;
o Removal of six windows, three on each side of the home, to meet current shear wall
standards;
o Replace approximately 50% of the existing siding where shear wall panels would be
required; and
o Replace existing stairway to second floor to comply with minimum stairway width and
riser requirements. Existing stairway is 35'A" wide, while current building code would
require a minimum 36" wide stairway.
If the City were to locally designate the Krenwinkel house as "historic structure", the "Historic
Building" provisions of Chapter 6 of the 1997 Uniform Code for Building Conservation
(Attachment 3) would be applicable to the proposed relocation. These provisions would require
the foundation for the relocated structure to comply with current building code provisions
(Section 604, 1997 Uniform Code for Building Conservation). The other issues of concern
would then be resolved in accordance with the applicable provisions of the 1997 Uniform Code
for Building Conservation.
The provisions of the 1997 Uniform Code for Building Conservation provide sufficient
protection both to the community and to the occupant's of a "historic structure", while allowing
for repairs and relocation to proceed in a reasonable, cost-effective means that preserves the
architectural integrity and local importance of the structure.
Historic Buildings Policy Statement.CC Staff Report 3
Consideration of Policy Statement re:
Locally Designated Historic Structures
City Council Staff Report
August 14,2000
Proctor Home:
The Proctor home at 227 Tenth Street has been sold and the new property owners have indicated
their desire to replicate the home by construction of a new structure on that property (See
Attachment 4). This would result in either the demolition of the Proctor home or the potential
for relocation of the structure to another property within the City for restoration purposes. Any
person wishing to relocate and refurbish the Proctor home would deal with the same issues
regarding building code compliance issues discussed above regarding the Krenwinkel home.
Placement of the Proctor home on the recommended Policy Statement would provide the same
flexibility in dealing with any remodeling, alteration, or relocation issues, and allow that
flexibility to be in place at this time, eliminating the need for a future action by the City Council.
Continuing Concerns re: Historic Structures:
As land values continue to rise within the "Old Town" area of the City it is anticipated that
additional pressure will be exerted upon the few remaining older residential structures for
acquisition and demolition. The City is desirous of developing a mechanism to discourage those
actions and instead to encourage the retention of these older residential structures. Allowing the
restoration/rehabilitation/relocation of these structures in accordance with the provisions of the
1997 Uniform Code for Building Conservation seems to be a viable approach to address these
concerns, while maintaining the primarily residential character of the neighborhood and of the
subject structures.
FISCAL IMPACT
Minor staff costs have been involved in the preparation of the "Policy Statement" for City Council
consideration. No long term,direct fiscal impacts to the City.
RECOMMENDATION
Adopt a "Policy Statement" regarding the designation of "Locally Designated Historic
Structures".
NOTED AND APPROVED
/ /
.// ...46/4706K f
Whittenberg,Director Pan Do .ey
Development Services Dep. ent Acting 'ty Manager
Historic Buildings Policy Statement.CC Staff Report 4
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Consideration of Policy Statement re:
Locally Designated Historic Structures
City Council Staff Report
August 14,2000
Attachments: (4)
ATTACHMENT 1: Draft City Council Policy Statement — "Locally Designated Historic
Structures",August,2000
ATTACHMENT 2: Draft City Council Policy Statement Number 101 — "Historical
Building Inventory", June 24, 1991 (No Action Taken by City
Council)
ATTACHMENT 3: 1997 Uniform Code for Building Conservation, Chapter 6 —
Historic Structures
ATTACHMENT 4: "Items stolen from historical SB home", Sun Newspaper, August 3,
2000
Historic Buildings Policy Statement.CC Staff Report 5
•
•
Consideration of Policy Statement re:
Locally Designated Historic Structures
City Council Staff Report
August 14,2000
ATTACHMENT 1
DRAFT CITY COUNCIL POLICY STATEMENT -
"LOCALLY DESIGNATED HISTORIC
STRUCTURES",AUGUST 14, 2000
Historic Buildings Policy Statement.CC Staff Report 6
•
•
Consideration of Policy Statement re:
Locally Designated Historic Structures
City Council Staff Report
August 14,2000
CITY OF SEAL BEACH
CITY COUNCIL
POLICY STATEMENT
Subject: Page Effective Date Policy Number
LOCALLY DESIGNATED 1 of 3 08-14-00 ---
HISTORIC STRUCTURES
This City Council policy shall establish the "Locally Recognized Historic Building or Structure"
listing for the City of Seal Beach in accordance with the provisions of Section 28-2403.1 of the
Code of the City of Seal Beach and in order for the specified structures to comply with the
definition of a"Historic Building" in the 1997 Uniform Code for Building Conservation:
TH
1) 227 10 STREET—Proctor House (1905)
2) 112 CENTRAL AVENUE—Krenwinkel House (1924)
DRAFT
City of Seal Beach Conditional Use Permit
DRAFT rewarding Historic BuildinEs:
The above-mentioned buildings or structures are deemed eligible to apply for Conditional Use
Permit approval for substantial preservation, renovation, or rebuilding subject to the provisions of
Section 28-2403.1 of the Code of the City of Seal Beach, which is reproduced below for ease of
reference:
Ordinance Provisions regarding Historic Structures:
Section 28-2403 of the Code of the City of Seal Beach states:
"Section 28-2403.1. Exceptions for Nonconforming Historic Buildings.
A. A locally recognized historic building or structure may be substantially preserved,
renovated or rebuilt subject to the issuance of a Conditional Use Permit.
B. In reviewing the application for the historic building or structure, the Planning
Commission shall evaluate and make findings on the following:
Historic Buildings Policy Statement.CC Staff Report 7
Consideration of Policy Statement re:
Locally Designated Historic Structures
City Council Staff Report
August 14,2000
Subject: Page Effective Date Policy Number
LOCALLY DESIGNATED 2 of 3 08-14-00 ---
HISTORIC STRUCTURES
1. The local historic significance of the building or structure
2. The existing structure
C. In approving a Historic Conditional Use Permit, the Planning Commission may
authorize such deviations from the Seal Beach Municipal Code necessary to
preserve thes historical significance. Before approving such change,
it must find: structure and its
AFT
1. All deviations from the Seal Beach Municipal Code, necessary to preserve
the existing structure architecture; including but not limited to: zoning,
building,engineering,and fire.
2. All needed agreements, contracts or conditions between the owner or lessee
and any public agency, which involves said building or structure are
executed to insure compliance between all parties.
3. Any other appropriate conditions deemed necessary to the approval of the
application are required.
4. The waivers from Code must still render the structure safe and sound."
City of Seal Beach Provisions regarding' "Historic Buildings", as adopted in the 1997 Uniform
Code for Building Conservation:
Listing of structures on this policy statement shall also qualify the listed structure as a "Historic
Building" in the 1997 Uniform Code for Building Conservation, and all additions, alterations and
repairs of the listed structures shall comply with the Building Code for new structures except as
specifically provided in this code,or any subsequent editions or versions of this Code as the City of
Seal Beach may adopt in the future.
Historic Buildings Policy Statement.CC Staff Report 8
Consideration of Policy Statement re:
Locally Designated Historic Structures
City Council Staff Report
August 14,2000
Subject: Page Effective Date Policy Number
LOCALLY DESIGNATED 3 of 3 08-14-00 ---
HISTORIC STRUCTURES
DRAFT
Additions to the designated listing of"Historic Buildings":
The City Council may add additional structures to this policy statement as deemed appropriate by
the City Council.
* * *
Historic Buildings Policy Statement.CC Staff Report 9
Consideration of Policy Statement re:
Locally Designated Historic Structures
City Council Staff Report
August 14,2000
ATTACHMENT 2
DRAFT CITY COUNCIL POLICY STATEMENT
NUMBER 101 - "HISTORICAL BUILDING
INVENTORY", JUNE 24, 1991 (NO ACTION
TAKEN BY CITY COUNCIL)
Historic Buildings Policy Statement.CC Staff Report 10
Consideration of Policy Statement re:
Locally Designated Historic Structures
City Council Staff Report
August 14, 2000
CITY OF SEAL BEACH
CITY COUNCIL
POLICY STATEMENT
Subject: Page Effective Date Policy Number
HISTORICAL BUILDINGS 1 of 3 06-24-91 101
INVENTORY
This City Council policy shall establish the "Locally Recognized Historic Building or
Structure" listing for the City of Seal Beach in accordance with the provisions of Section 28-
2403.1 of the Code of the City of Seal Beach:
1) RED CAR—Heritage Square
2) 227 10TH STREET—Proctor House (1905)
3) 160 12TH STREET—Krenwinkle House (early 1920's)
4) PACIFIC COAST HIGHWAY AND 12TH STREET — Zoeter Elementary School (mid
1930's)
5) 1400 PACIFIC COAST HIGHWAYOU r Inn (1930, enlarged 1944)
6) 1515 SEAL WAY (1910)
7) 111 13th STREET- Morrison House (1910)
8) 141 13th STREET—Lufberry House (1910)
9) CENTRAL AVENUE AND le STREET—First United Methodist Church (1915)
10) 202 10th STREET—Ord House (1920)
11) 404 OCEAN AVENUE—Commander Sleeth House(1936)
12) 413 OCEAN AVENUE—Nance House (1910)
13) 117 OCEAN AVENUE—Lothian House (1905)
Historic Buildings Policy Statement.CC Staff Report 11
Consideration of Policy Statement re:
Locally Designated Historic Structures
City Council Staff Report
August 14, 2000
Subject: Page Effective Date Policy Number
HISTORICAL BUILDINGS 2 of 3 06-24-91 101
INVENTORY
14) 112 CENTRAL AVENUE—Krenwinkle House (1924)
15) ELECTRIC AVENUE AND 7TH STREET—Girl Scout House (1946)
16) CENTRAL AVENUE AND 8TH STREET—Old City Hall (1929)
17) 223 MAIN STREET—Post Office
18) 241 5TH STREET—Deckner Residence
19) 209 MAIN STREET—Green Pepper
20) 342—44 12`h STREET—Historic Society ec
0 21) 1 ANDERSON—Water Tower P►
The above-mentioned buildings or structures are deemed eligible to apply for Conditional Use
Permit approval for substantial preservation, renovation, or rebuilding subject to the provisions of
Section 28-2403.1 of the Code of the City of Seal Beach, which is reproduced below for ease of
reference:
Ordinance Provisions regarding Historic Structures:
Section 28-2403 of the Code of the City of Seal Beach states:
"Section 28-2403.1. Exceptions for Nonconforming Historic Buildings.
A. A locally recognized historic building or structure may be substantially
preserved, renovated or rebuilt subject to the issuance of a Conditional Use
Permit.
B. In reviewing the application for the historic building or structure, the
Planning Commission shall evaluate and make findings on the following:
Historic Buildings Policy Statement.CC Staff Report 12
Consideration of Policy Statement re:
Locally Designated Historic Structures
City Council Staff Report
August 14,2000
Subject: Page Effective Date Policy Number
HISTORICAL BUILDINGS 3 of 3 06-24-91 101
INVENTORY
1. The local historic significance of the building or structure
2. The existing structure
C. In approving a Historic Conditional Use Permit, the Planning Commission may
authorize such deviations from the Seal Beach Municipal Code necessary to
preserve the structure and its historical significance. efore approving such change,
it must find:
1. All deviations from the Seal ah Municipal Code, necessaryto preserve
the existing structure architecture; including but not limited to: zoning,
building,engineering, and fire.
2. All needed agreements, contracts or conditions between the owner or lessee
and any public agency, which involves said building or structure are
executed to insure compliance between all parties.
3. Any other appropriate conditions deemed necessary to the approval of the
application are required.
4. The waivers from Code must still render the structure safe and sound."
* * *
Historic Buildings Policy Statement.CC Staff Report 13
Consideration of Policy Statement re:
Locally Designated Historic Structures
City Council Staff Report
August 14,2000
ATTACHMENT 3
1997 UNIFORM CODE FOR BUILDING
CONSERVATION, CHAPTER 6 - HISTORIC
STRUCTURES
Historic Buildings Policy Statement.CC Staff Report 14
1997 UNIFORM CODE FOR BUILDING CONSERVATION 601
608.2
Chapter 6
HISTORIC STRUCTURES
SECTION 601 —PURPOSE When approved by the building official,the front or main exit
doors need not swing in the direction of the path of exit travel,pro-
It is the intent of this chapter to provide means for the preservation vided other approved means of egress having sufficient capacity
of historic buildings. to serve the total occupant load are provided.
605.3 Fire-resistive Requirements.One-hour fire-resistive con-
SECTION 602—GENERAL struction throughout need not be required regardless of construc-
Historic buildings and structures shall meet the minimum stand—
ards specified in this chapter. 605.4 Transoms. Existing transoms may be maintained if fixed
EXCEPTION:Compliance alternatives approved by the building in the closed position.Fixed wired glass set in a steel frame shall
official are allowed when the following criteria are met: be installed on one side of the transom.
1.Conformance with the general intent of this code.
2.Compliance with the minimum standards required by Chapter 4 SECTION 606—STRUCTURAL SAFETY
and the specific occupancy requirements of this code.
3.Conformance with the requirements of Chapter 5 when a change 606.1 Vertical Loads. Historic buildings shall comply with the
of occupancy occurs,except as modified in this chapter. requirements of the Building Code for floor live loads.
4.All unsafe and substandard conditions described in this code are EXCEPTION: The building official may accept existing floors
corrected. and approve operational controls that limit the live load on any floor.
5.The restored building or structure shall be no more hazardous,
based on life safety,firesafety and sanitation,than the building was be- 606.2 Earthquake Loads. Unreinforced masonry buildings
fore renovation. may be exempted from seismic strengthening required elsewhere
in this code if the occupancy or character of use is such that the
SECTION 603—REPAIRS hazard is low.
Repairs to any portion of a historic building or structure may be SECTION 607—SPECIAL CHANGE OF OCCUPANCY
made with original materials and original methods of construc- PROVISIONS
tion,subject to provisions of this chapter.
Historic structures undergoing a change of occupancy shall com-
ply 604—RELOCATED BUILDINGS with Chapter 5.Historic structures may comply with the fol-
SECTIONlowing alternatives:
Foundations of relocated historic buildings and structures shall 1. Where finish materials are required to have a flame-spread
comply with the Building Code.Relocated historic buildings shall classification of Class III or better,existing nonconforming mate-
otherwise be considered a historic building for the purposes of this rials shall be surfaced with an approved fire-retardant paint or
code.Relocated historic buildings and structures shall be so sited finish.
that exterior wall and opening requirements comply with the EXCEPTION: Existing nonconforming materials need not be sur-
Building Code or the compliance alternatives of this code. faced with an approved fire-retardant paint or finish when an automatic
fire-extinguishing system is installed throughout and the nonconform-
ingSECTION 605—FIRESAFETY materials can be substantiated as historic in character.
2. Regardless of occupancy group,roof-covering materials not
605.1 General. Every historic building that does not conform to less than Class C shall be permitted where a fire-retardant roof
the construction requirements specified in this code for the occu- covering is required. Nonrated materials may be acceptable only
pancy or use and that constitutes a distinct fire hazard as defined where approved by the building official.
herein shall be provided with an approved automatic fire-extin-
guishing system as determined appropriate by the building offi- SECTION 608—GUARDRAILS
cial.However,an automatic fire-extinguishing system shall not be
used to substitute for,or act as an alternate to,the required number 608.1 Height. Existing guardrails shall comply with the require-
of exits from any facility. ments of Section 405.2.
605.2 Means of Egress. Existing door openings and corridor 608.2 Guardrail Openings. The spacing between existing in-
and stairway widths of less than that specified elsewhere in this termediate railings or openings in existing ornamental patterns
code may be approved,provided that in the opinion of the building shall be accepted. Missing elements or members of a guardrail
official there is sufficient width and height for a person to pass may be replaced in a manner that will preserve the historic appear-
! through the opening or traverse the means of egress. ance of the building or structure.
13
Consideration of Policy Statement re:
Locally Designated Historic Structures
City Council Staff Report
August 14,2000
ATTACHMENT 4
"ITEMS STOLEN FROM HISTORICAL SB HOME",
SUN NEWSPAPER, AUGUST 3, 2000
Historic Buildings Policy Statement.CC Staff Report 15