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Home My WebLink About75A - PUBLIC HEARING HRC REQUEST FOR COUNCIL ACTION . CITY COUNCIL MEETING DATE: ~ ~ CLERK OF COUNCIL USE ONLY: AUGUST 2, 2004 TITLE: PUBLIC HEARING - APPEAL NO. 2004-05 FOR THE PROPERTY LOCATED AT 121 SOUTH BIRCH STREET, UNITS 1-8 ON THE SANTA ANA REGISTER OF HISTORICAL PROPERTIES AND CATEG IZING AS LANDMARK APPROVED 0 As Recommended 0 As Amended 0 Ordinance on 1 st Reading 0 Ordinance on 2nd Reading 0 Implementing Resolution 0 Set Public Hearing For ~J CONTINUED TO FILE NUMBER CITY MANAGER RECOMMENDED ACTION 1. Deny Appeal No. 2004-05. 2 . Adopt a resolution approving Application No. 2004-23. Historic Resources Commission .3. Adopt a resolution approving Historic Register Categorization No. 2004-23. HISTORIC RESOURCES COMMISSION ACTION Adopted a resolution approving Historic Resources Commission Application No. 2004-23 and Historic Register Categorization No. 2004-23 at its April I, 2004 meeting by a vote of 8:0 (Chinn absent) . DISCUSSION Request of Applicant Mrs. Rose Palmer of Palmer Enterprises, the owner of the Kaiser Apartments, is appealing the placement and categorization of this structure on the Santa Ana Register of Historical Properties (Historic Resources Commission Application No. 2004-23 and Historic Register Categorization No. 2004-23). Mrs. Palmer submitted a letter of appeal (Exhibit 1) on April 12, 2004 stating her reasons for declining the register listing. The request to appeal the Historic Resources Commission decision is based on: 1) the opinion that the structure is not of great historical significance, 2) the structure is a multiple family residence, 3) proximity to "non-historic" commercial businesses, 4) .limitations to redevelop the property in conjunction with the First Street and Broadway corridor, and 5) concerns with potential limitations on future selling price (Exhibit 1). 75A-1 Appeal No. 2004-05 (HRCA No. 2004-23 and August 2, 2004 Page 2 HRC No. 2004-23) Analysis of the Issues A Heninger Park resource survey, conducted by architectural historian Leslie Heumann, identified 21 significant historical properties as candidates for placement on the Santa Ana Register of Historical Properties. The subject structure located at 121 South Birch, Units 1-8, was included as a candidate as it meets the minimum selection criteria for inclusion on the Santa Ana Register of Historical Properties. . It is over 50 years old and exemplifies the Bungalow/Craftsman architectural style (Exhibit 2). The two-story structure, built in 1909, is eligible to be categorized as Landmark for its unique architectural significance illustrated by its multi-gabled roofline, exposed structural elements, and horizontal emphasis. Prior to the City initiating the placement of the this structure on the Register, courtesy letters were mailed on February 13, 2004 to the affected property owners inviting them to attend a special presentation explaining the implications and benefits of being placed on the Santa Ana Register of Historical Properties. Following the presentation, staff contacted the property owner by phone to discuss any concerns or questions the owner had regarding the proposed historic designation. At that time, Mrs. Palmer expressed she was opposed to her property being placed on the local historic list. On March 23, 2004, Mrs. Palmer, submitted correspondence to the Historic Resources Commission (Exhibit 3) expressing her opposition to placing the structure on the local Historic Register, but did not attend the public hearing on April 1, 2004. Based on the historic and architectural significance of the house, the Commission approved the placement of the Kaiser Apartments on the Santa Ana Register of Historical Properties and categorized it as Landmark. Therefore, it is recommended that the City Council uphold the decision of the Historic Resources Commission and adopt the resolutions approving Historic Resources Commission Application No. 2004-23 and Historic Register Categorization No. 2004-23. ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act, the recommended action is exempt from further review. A Categorical Exemption will be filed for this project. 75A-2 .APpeal No. 2004-05 (HRCA No. 2004-23 and August 2, 2004 Page 3 HRC No. 2004-23) FISCAL IMPACT There is no fiscal impact associated with this action. ¿jf:A-?~ing Executive Director Planning & Building Agency MGM:rb Mgm:Historic\Appeal\121Birch.080204.CC . . 75A-3 04- 12.- D4 Palmer Enterprises 757 S. Loretta Dr. Orange, CA. 92869 RECEIVED APR 1 2 2004 SANTA At'lA PLANNIr-tG DEPI Þtâfuflh~~~úWt1ng Agency P.O. Box 1988 Santa Ana, CA. 92702 Dear Lynnette Perry, AICP Thank you again for considering the property at 121 S. Birch, units 1 through 8 to beplac~d()n -the-'"Registei:öfHistoricâl:Froperties." This property is to be excluded -fronrthè1~~gìst~r"fõr~ the following reasons: 1) The registry should be designated for single-family homes of great significance. This property does not fall in that category. 2) This property is on the "fringe" ofHenniger Park and is the only one on the existing block that is designated "multi-family units." 3) This property is close to commercial "non-historical" businesses that produce a hazardous situation. 4) This property falls to close to the 1st Street and Broadway Ave. corridor and would limit our capability to develop in the future if the need should arise. 5) In the event the area around the said property is developed in to more commercial businesses placing our property on the register would limit our capability to sell it for a good profit. .Sincerely, &C~ .Rose C. PalmerJownerlPalmer-enterprise 3rd letter no/historical/palmer ent. EXHIBIT 1 75A-4 EXECUTIVE SUMMARY . KAISER APARTMENTS 121 South Birch Street, Units 1 through 8 Santa Ana, CA 92701 NAME Kaiser Apartments I REF. NO. ADDRESS 121 South Birch Street, Units 1 through 8 CITY Santa Ana ZIP 1 92701 1 ORANGE COUNTY YEAR BUILT 1909 LOCAL REGISTER CATEGORY: Landmark HISTORIC DISTRICT I N/ A NEIGHBORHOOD I Heninger Park CALIFORNIA REGISTER CRITERIA FOR EVALUATION 13 CALIFORNIA REGISTER STATUS CODE 13S Location: 0 Not for Publication I8J Unrestricted 0 Prehistoric I8J Historic 0 Both ARCHITECTURAL STYLE: Bungalow/Craftsman Closely related to the English Arts and Crafts Movement, American Craftsman architecture was popularized by The Craftsman magazine and architects such as Charles and Henry Greene of Pasadena. It drew from the wood building traditions of Japan and Switzerland as well as the medieval themes favored by the Arts and Crafts philosophers. Craftsman architecture stressed honesty of form, materials, and workmanship, eschewing applied decoration in favor of the straightforward expression of structure. A new appreciation of nature was evident in horizontal lines that reached out to embrace the landscape and the incorporation of capacious 8rches into building plans. Primarily a residential style, Craftsman architecture can be identified by low pitched gable and hipped ofs with exposed rafters and beams in deep overhangs; wood lap or shingle siding and an occasional use of stucco; extensive use of stone or brick as a secondary material; horizontal emphasis apparent in roof lines, headers, and battered porch supports; and broadly proportioned wood framed windows, often clustered in bands. Craftsman homes were built from circa 1902 until the early 1920s. SUMMARY/CONCLUSION: The Kaiser Apartment building qualifies for listing in the Santa Ana Register of Historical Properties under Criterion 1, as a structure with the distinguishing characteristics of the Craftsman style. Additionally, the building has been categorized as "Landmark" for its "unique architectural significance" as a highly intact and well-executed example of the Craftsman style (Municipal Code, Section 30- 2.2). EXPLANATION OF CODES: . California Register Criteria for Evaluation: (From California Office of Historic Preservation, Technical Assistance Series # 7, "How to Nominate Resources to the California Register of Historical Resources," September 4,2001.) 3: It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic values. California Register Status Code: (From California Office of Historic Preservation, December 8, 2003.) 3S: Appears eligible for the National Register as an individual property through survey evaluation. . EXHIBIT 2 10f4 75A-5 State of California - The Resources Agency DEPARTMENT OF PARKS AND RECREATION PRIMARY RECORD Primary # HRI# Trinomial NRHP Status Code Other Listings Review Code Reviewer Resource name(s) or number (assigned by recorder) Kaiser Apartments Date Page.-L of ..1... P1. Other Identifier: *P2. Location: DNot for Publication 8Unrestricted *a. County Orange County *b. USGS 7.5' Quad TCA 2555 Date: *c. Address 121 South Birch Street, Units 1 through 8 City Santa Ana Zip 92701 *e. Other Locational Data: Assessor's Parcel Number: 398-276-06; HENINGERS RESUB BLK 3 LOT 12 *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.) Located on the northeast comer of South Birch and West Walnut Street, this is a two-story Craftsman multi-family residence. Although it appears to be a single-family residence in terms of its scale and design, the building was constructed as an apartment building and contains eight units. Multiple gables, two that face front (west) and one that faces south, are detailed with stepped beams that are exposed in the overhanging eaves. Rising over the center of the building, a hipped roof features a shallow eyebrow dormer containing a latticework attic vent. A belt course, accented by corbels, circles the building, dividing the shingled upper story from the clapboard-sided lower story. Centered on the façade, an attached, one story porch is topped by a third front gable that rests on brick piers. A brick porch wall encloses the porch space that extends to either side of the gable. The central entry is recessed and flanked by half-height sidelights. Large, broadly proportioned, tripartite windows that are banded by multi-light transom windows fill the lower story side bays. On the second story façade, a recessed balcony, defined by a shingled railing, occupies the central bay, and pairs of eight-over-one double-hung sash are located in the upper story side bays. Other than repair of the brick piers and the addition of garden beds edged by concrete blocks, the building appears substantially unaltered from the street. *P3b. Resource Attributes: (list attributes and codes) HP2. Single-family Property *P4. Resources Present: 8Building DStructure 0 Object DSite 0 District 8Element of District DOther P5a. Photo :.. ~¡{¡.<,' F,lí!''''., , ~,..i_.I/.~ P5b. Photo: (view and date) West and south elevations February 2004 *P6. Date Constructed/Age and Sources: 8historic 1909lSource: Les, 1979. *P7. Owner and Address: Palmer Enterprises 757 Loretta Orange, CA 92869 *P8. Recorded by: Leslie J. Heumann SAIC 35 S. Raymond Ave. # 204 Pasadena, CA 91105 *P9. Date Recorded: February 18, 2004 *P10. Survey Type: Intensive Survey Update *P11. Report Citation: (Cite survey report and other sources, or enter "none") Les, Kathleen. "100-500 Blocks of South Birch Street." Historic Resources Inventorv. September 1979. *Attachments: DNone DLocation Map DSketch Map 8Continuation Sheet 8Building, Structure, and Object Record DArchaeological Record DDistrict Record DLinear Feature Record DMilling Station Record DRock Art Record DArtifact Record DPhotograph Record 0 Other (list) DPR 523A (1/95) 20f4 75A-6 *Required information . State of California - The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD Page .L of 2 *CHR Status Code 3S *Resource Name or #: Kaiser Apartments B1. Historic Name: Kaiser Apartments B2. Common Name: Same B3. Original Use: Multiple-family Residence B4. Present Use: Multiple-family Residence *85. Architectural Style: Bungalow/Craftsman *86. Construction History: (Construction date, alterations, and date of alterations): Constructed in 1909. June 16, 1930. Reroof. November 6, 1940. Reroof apartment house. January 9, 1952. Reroof residence. April 11 , 1985. Repair. *87. Moved? .No DYes DUnknown Date: *88. Related Features: Original Location: None. B9a. Architect: Unknown b. Builder: Unknown *810. Significance: Theme Residential Architecture Area Santa Ana Period of Significance: circa 1880-1946 Property Type: Single-family Residence Applicable Criteria: NR: C; CR: 3 (Discuss importance in tenns of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity) . The Kaiser Apartments is architecturally significant as a fine example of Craftsman styling and is especially noteworthy as an example of the Craftsman bungalow type adapted to multi-family use. According to previous research, the building was constructed in 1909 and was originally owned by Fred and Annie Keizer (Les, 1979). Mrs. Keizer operated the "Kaiser Apartments" unti/1913, while Mr. Keizer had a series of occupations, including a shoe store on Main Street (1910-1911), manufacture of well casings (1912-1913), and automobile sales (1913-1914). In 1915, the property became the Palmer Apartments, run by Frank and Flora Palmer, although the Keizers continued to occupy one apartment. (See Continuation Sheet 3 of 3.) B11. Additional Resource Attributes: (List attributes and codes) *812. References: City of Santa Ana Building Permits Santa Ana History Room Collection, Santa Ana Public Library Sanborn Maps (See Continuation Sheet 3 of 3.) B13. Remarks: Sketch Map *814. Evaluator: Leslie J. Heumann Kaiser Apartments 121 South Birch Street *Date of Evaluation: February 18, 2004 . i BLK. 1$ 8 :3 5- 7 (This space reserved for official comments.) .' TO .' f 0 i 11 rt 0) RCsuJ. ~2' ò e". ~ 30f4 DPR 5238 (1/95) *Required information 75A-7 State of California - The Resources Agency DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Page ...L of...L *Recorded by Leslie J. Heumann, SAIC Primary # HRI# Trinomial Resource Name or # (Assigned by recorder) Kaiser Apartments *Date February 18, 2004 ŒI Continuation 0 Update *810. Significance (continued): The Kaiser Apartments is located in Heninger Park, a residential neighborhood that developed south of the original city core, primarily between 1910 and 1930. Generally bounded by West First Street on the north, West McFadden Avenue (originally Fairview Avenue) on the south, South Sycamore Street on the east, and South Flower Street on the west, the neighborhood had a few homes, mostly located in the northem half, when the area was partially mapped in 1895 by the Sanborn Company. Most of the land was agricultural in use. The City utilized the southwest corner of West First and South Garnsey (then called Palm) for the municipal water works, and the City stables were located on the northwest comer of Palm and West Walnut. Brothers H. B. and Martin Heninger were responsible for developing and platting the tract following their purchase of thirty- four acres of what was known as the Palmer Tract in 1907. The Heningers planted trees, put in sidewalks and curbs, and paved the streets on what had been a barley field. Later they bought additional tracts of ten and eighteen acres which they also platted and improved. These properties were known as Heninger Additions Numbers 1, 2, 3, and 4. In 1921, Orange County historian Samuel Armor described the Heninger tracts as "... the finest residence section of the city, built up with fine homes...," adding, "Mr. [Martin] Heninger and his brother have erected 150 houses on the property" (Armor, p. 1777). The major landmark of the neighborhood was Santa Ana Polytechnic High School, which occupied a campus that stretched from West Walnut to West Camille between South Ross and South Parton Streets. The majority of homes in the area showcase the Craftsman and Colonial Revival styles, and, to a lesser extent, the other revival styles of the 1920s. Homes range in size from one to two stories and are unified by common setbacks, the repetition of gabled rooflines and front porches, the use of similar materials, and on some blocks, by the canopy of street trees. Portions of South Birch Street and South Broadway, in particular, present intact Craftsman streetscapes. After replacement of some of the earlier homes with high density apartments in the 1970s and 1980s, the City of Santa Ana recognized the integrity of the Heninger Park neighborhood in 1986, by creating a Specific Development (SD) zoning district intended to preserve its historic character, the second such SD in the City. (French Park was the first.) The Kaiser Apartments qualifies for listing in the Santa Ana Register of Historical Properties under Criterion 1, as a structure with the distinguishing characteristics of the Craftsman style. Additionally, the house has been categorized as "Landmark" for its "unique architectural significance" as a highly intact and well-executed example of the Craftsman style adapted to multi-family use. Notable features in this regard include the multi-gabled roofline, exposed structural elements, and horizontal emphasis. All original and restored exterior features of the Kaiser Apartments are considered character-defining and should be preserved, including, but not limited to: sheathing (clapboard) and materials (brick); roof configuration and detailing; massing; original windows and doors; porch configuration and detailing; balcony; and architectural details (such as the belt course, corbels, and window surrounds). *812. References (continued): Harris, Cyril M. American Architecture: An Illustrated Encvclooedia. New York, WW Norton, 1998. Marsh, Diann. Santa Ana. An Illustrated Historv. Encinitas, Heritage Publishing, 1994. McAlester, Virginia and Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 1984. National Register Bulletin 16A. "How to Complete the National Register Registration Form." Washington DC: National Register Branch, National Park Service, US Dept. of the Interior, 1991. Office of Historic Preservation. "Instructions for Recording Historical Resources." Sacramento: March 1995. Whitten, Marcus. American Architecture Since 1780. Cambridge: MIT Press, 1969. Santa Ana and Orange County Directories, 1901-1935. Armor, Samuel. History of Oranoe County. Los Angeles: History Record Company, 1921. 40f4 DPR 523L 75A-8 . . . PALMER ENTERPRISES P.O. BOX 2932 ORANGE, CA. 92869 RECEIVED ~,PR () 9 200~ SANTA ANA PLANNING DEPT. March 23, 2004 CITY OF SANTA ANA PLANNING & BUILDING AGENCY e.o. Melanie G. McCmm, AICP Dear Melanie, Thank you for considering our property at 121 South Birch, Units 1 through 8 to be placed on the "REGISTER OF HISTORICLE PROPERTIES" list. Per our conversation on the telephone 03-19-2004 we do not want this property to be on the list. ~~ Q, Rose C. P~Owner/Palmer Enterprises EXHIBIT 3 75A-9 EXEMPT FROM FEES PURUSANT TO GOVERNMENT CODE § 6103 Koo-07/27/04 RESOLUTION NO. 2004-043 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA PLACING THE PROPERTY LOCATED AT 121 SOUTH BIRCH STREET, UNITS 1-8 ON THE HISTORICAL REGISTER AND PLACING WITHIN AN ESTABLISHED CATEGORY (APPEAL NO. 2004-05) BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. On April 1, 2004 the Historic Resources Commission held a duly noticed public hearing for the placement on the Santa Ana Register of Historical Properties and categorization of Kaiser Apartments located at 121 South Birch Street, Units 1-8, Santa Ana. The Historic Resources Commission voted by a vote of 8:0 (Chinn absent), to place The Kaiser Apartments, located at 121 South Birch Street, Units 1 through 8 on the Historic Register and to categorize the property as Landmark. The applicant filed an appeal (Appeal No. 2004-05) to the City Council appealing the Historic Resources Commission decision to place the subject property on the Historic Register and to categorize the property as Landmark. On June 21, 2004, the City Council hearing was scheduled, and at that meeting the City Council continued the matter to the August 2, 2004 meeting. On August 2, 2004, the aforesaid hearing was held on Historic Resources Commission Application No. 2004-23 and Historic Register Categorization No. 2004~23 for the property located at 121 South Birch Street, Units 1 through 8 (Appeal No. 2004-05), and at that time the City Council considered all testimony, written and oral. The Kaiser Apartments, located at 121 South Birch Street, Units 1 through 8, Santa Ana, were built in 1909. 1. The Kaiser Apartments qualify for listing in the Santa Ana Register of Historical Properties for its exemplification of the Bungalow/Craftsman architectural style. B. C. A. D. Resolution No. 2004-XXX Page 1 of 5 75A-10 EXEMPT FROM FEES PURUSANT TO GOVERNMENT CODE § 6103 The stylistic signatures noted in this structure include its horizontal emphasis; a spacious porch; roofs with exposed rafters and beams with deep overhangs; wood lap siding; and broadly proportioned wood window. Additionally, the two-story structure is eligible to be categorized as Landmark for its unique architectural significance illustrated by its multiple gables; stepped beams that are exposed in the overhang eaves; a decorative belt course dividing the shingled upper story from the clapboard-sided lower story; and a one-story porch resting on brick piers. The legal owner of the subject property is Palmer Enterprises. The legal description for the subject property is attached hereto as Exhibit A and incorporated by this reference as though fully set forth herein. The subject property meets the minimal standards for placement on the City of Santa Ana Register of Historic Properties pursuant to Section 30-2 of the Santa Ana Municipal Code. The subject property meets the minimal standards for placement in the landmark category pursuant to Section 30-2.2(1) of the Santa Ana Municipal Code. Section 2: In accordance with the California Environmental Quality Act, the recommended action is exempt from further review. A Categorical Exemption will be filed for this project. Section 3: The City Council of the City of Santa Ana hereby denies Appeal No. 2004-05 and approves Historic Resources Commission Application No. 2004-23 and Historic Register Categorization No. 2004-23. These decisions are based upon the evidence submitted at the abovesaid hearing, which includes but not is not limited to: the Staff report and exhibits attached thereto; the reports entitled "Historical Property Description;" and the public testimony all of which are incorporated herein by this reference. Section 4: For the subject property, a report entitled "Historical Property Description," is on file in the Planning and Building Department, and is hereby approved and adopted, and together with the staff report and this resolution, justify the findings for placement on the City of Santa Ana Register of Historical Properties into a category. The Historic Resources Commission Secretary is authorized and directed to include this resolution in the City of Santa Ana Register of Historical Properties. Section 5. The Historic Resources Commission Secretary is hereby directed to file a certified copy of this Resolution with the County Recorder's Office after the adoption of this Resolution pursuant to Public Resources Code Section 5029. . . . Resolution No. 2003-XXX Page 2 of 3 2. 3. 4. 5. 6. 7. 75A-11 EXEMPT FROM FEES PURUSANT TO GOVERNMENT CODE § 6103 Section 6. This Resolution shall take effect immediately upon its adoption by the City Council of the City of Santa Ana, and the Clerk of the Council shall attest to and certify the vote adopting this Resolution. Section 7. This decision rendered by the City Council of the City of Santa Ana is final and is subject to judicial review pursuant to California Code of Civil Procedure section 1094.6. The Clerk of the Council shall give direct notice to the applicant of the Council's decision and these findings. day of ,2004 ADOPTED this Miguel A. Pulido Mayor APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kylee O. Otto Deputy City Attorney AYES: NOES: Councilmembers Councilmembers ABSTAIN: NOT PRESENT: Councilmembers Councilmembers CERTIFICATE OF ATTESTATION AND ORIGINALITY 75A-12 Resolution No. 2004-XXX Page 3 of 5 . . . EXEMPT FROM FEES PURUSANT TO GOVERNMENT CODE § 6103 I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2004-043 to be the original resolution adopted by the City Council of the City of Santa Ana on Date: Resolution No. 2003-XXX Page 4 of 3 Clerk of the Council City of Santa Ana 75A-13 EXEMPT FROM FEES PURUSANT TO GOVERNMENT CODE § 6103 398-276-06 Addrøss. 121 South Birch Street LEGAL DESCRIPTIONS Own~r Name Palmer Enterprises EXHIBIT A 75A-14 Legal Description HENINGERS RESUB BLK 3 LOT 12 Resolution No. 2004-XXX Page 5 of 5 Category Landmark