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CONSIDERATION OF DELISTING THE HERMAN HOTEL CARRIAGE HOUSE SITE FROM THE REGISTER OF HISTORICAL RESOURCES
RESOLUTION NO. 2017-170 OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING CERTIFICATE OF APPROPRIATENESS (COA) PERMIT COA16-0007 REQUESTING TO DELIST THE HERMAN HOTEL CARRIAGE HOUSE SITE #17 HISTORICAL RESOURCE FROM THE CHULA VISTA REGISTER OF HISTORICAL RESOURCES
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RECOMMENDED ACTION
Recommended Action
Council conduct the public hearing and adopt the resolution.
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SUMMARY
Victor Marmolejo (Applicant) is requesting to delist his property, from its historical resource designation, located at 50 F Street (Attachment 1). The property, also known as the Herman Hotel Carriage House, is currently classified as a historical resource, identified by the 1985 Historical Resources Inventory as Local Historic Site #17. The delisting will enable the Applicant to demolish the Carriage House, and build a new single-family dwelling and detached garage on the property (Project). The Applicant submitted a Major Certificate of Appropriateness (COA) Application Request for Delisting as required by the Historic Preservation Ordinance.
ENVIRONMENTAL REVIEW
Environmental Notice
Environmental Notice
The Project is not subject to CEQA Section 21084.1, and is therefore exempt from review pursuant to CEQA Guidelines Section 15301(l)(1) Existing Facilities (Demolition of Small Structures).
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Environmental Determination
Development Services staff has reviewed the proposed delisting Project for compliance with the California Environmental Quality Act (CEQA) and has determined that the Carriage House, although originally designated as a local historical resource, no longer meets the eligibility criteria for a historical resource. New evidence demonstrates that the Carriage House’s integrity has diminished, that it was designated inaccurately as substantial structural alterations had changed its appearance, and it no longer physically conveys a historical significance. Furthermore, the Chula Vista Building Official and Fire Marshall have determined that the building is unsafe and a potential threat to public safety. Therefore, the Project is not subject to CEQA Section 21084.1, and is exempt from review pursuant to CEQA Guidelines Section 15301(l)(1) Existing Facilities (Demolition of Small Structures); no further CEQA review is required.
BOARD/COMMISSION RECOMMENDATION
On July 19, 2017 the City of Chula Vista Historic Preservation Commission unanimously recommended approval of the delisting request to the City Council.
DISCUSSION
In March 2016, the Applicant submitted building plans for a 1,821 square foot, six-car garage. Staff required the Applicant to submit a historic resources report prepared by a historic preservation professional. In June 2016, the Applicant provided a Historical Resource Analysis Report (HRAR) prepared by Urbana Preservation & Planning, LLC (Attachment 2). The HRPR states that the Carriage House does not meet any of the California Registry of Historical Resources criteria for designation, and provides evidence which concludes that the Carriage House is not an historical resource, and should not have been designated originally. Therefore, the HRPR made findings to support the recommendation to delist the Carriage House.
In 1987, the Carriage House was determined to be a local historical resource as it is the last remaining building associated with the Herman Hotel (circa 1888), and that Minnie Herman, a prominent Chula Vista resident, was responsible for expanding the Herman Hotel in 1894. The Herman Hotel was destroyed by fire in 1916, but was not reconstructed; the Carriage House is the only remaining structure. The Carriage House was altered numerous times, and converted into a house in the 1920s. The historical eligibility for the Carriage House was first documented in the 1985 City of Chula Vista Historic Resources Inventory (HRI) (Attachment 3). The Carriage House was designated as Local Historic Site #17 in 1987, and was subsequently assigned a 5S1 Status Code from the California Register of Historical Resources.
According to the California Office of Historic Preservation, a status code is assigned as an action taken, during a specific period of time, to an individual property that is listed or designated as a local historical resource. The 5S1 code is applicable to a property that has not been evaluated under the California and National Registers of Historical Resources criteria, and may not be an accurate status code assignment. The Carriage House’s 1987 designation pre-dates the California Register of Historical Resources which was created in 1992.
ANALYSIS
The Applicant acquired the property prior to the 2011 adoption of the City of Chula Vista Historic Preservation Ordinance. The Ordinance describes the delisting process when the integrity of a historical resource is in question, and outlines provisions for delisting a historical resource when certain findings can be made. The property was originally identified as an historical resource in a 1985 City survey conducted by staff, as identified on the HRI form; the form states that the Carriage House had prior alterations. Over several decades, and since it was last used as a residence, the historical and structural integrity of the Carriage House have significantly diminished. The HRPR concludes that the Carriage House should not have been listed as an eligible resource, and made the findings for delisting the building as a historical resource.
The following text from the City’s Historical Preservation Ordinance provides the required findings for the Historic Preservation Commission’s delisting determination and recommendation to City Council:
Delisting
21.05.040 Historical resource delisting - Findings of fact.
Delisting of a historical resource shall be discouraged unless it is substantiated through an expert technical analysis that one or more of the following findings of fact exist:
A. New evidence provided demonstrates that previously identified historical significance of the historical resource has been reduced or no longer exists such that the resource no longer meets the eligibility criteria;
B. The resource was designated inaccurately based on incorrect information;
C. The integrity of the historical resource or the resource itself has been greatly diminished such that it no longer physically conveys it’s identified historical significance resultant from extensive unintentional damage, fire, flood, or natural disaster.
The Carriage House was originally designated because of its association with the Herman Hotel. The Carriage House was not evaluated correctly in 1987, as its association with the Herman Hotel was lost after the hotel was destroyed and never rebuilt; the Carriage House is the only remaining remnant of the hotel complex. The HRAR found that the Carriage House’s historical integrity had diminished prior to the 1987 historical designation, and that it does not convey the 1894-1914 period of significance. Furthermore, it does not meet the local or state criteria for historic resource eligibility. These findings substantiate the reasons for delisting.
Staff’s site visit to the property revealed that an apparent unsafe condition and potential hazard exists. The Carriage House’s deteriorating condition was cause for Building and Fire staff to conduct an inspection, and to ascertain if the building’s condition is a risk to public safety. Following the inspection, Building and Fire staff determined that the building is unsafe and poses an immediate hazard. The Building Official prepared a letter explaining the findings for this determination pursuant to Chula Vista Municipal Code (CVMC) 21.09.030 (Attachment 4).
CONCLUSION
The Carriage House’s historical and physical integrity have diminished, and no longer exhibits historical resource qualities. Furthermore, the building is a hazard and unsafe for habitation in its current condition.
DECISION-MAKER CONFLICT
Staff has reviewed the property holdings of the City Council members and has not found any property holdings within 500 feet of the property boundaries subject of this action. Consequently, this does not present a disqualifying real property-related financial conflict of interest under California Code of Regulations Title 2, section 18702.2(a)(11), for purposes of the Political Reform Act (Cal. Gov’t Code §87100, et seq.). Staff is not independently aware, and has not been informed by any City Council member of any other fact that may constitute a basis for a decision maker conflict of interest in this matter.
LINK TO STRATEGIC GOALS
The City’s Strategic Plan has five major goals: Operational Excellence, Economic Vitality, Healthy Community, Strong and Secure Neighborhoods and a Connected Community. The delisting and subsequent demolition of the unsafe structure and the future development of the property achieve the strong and secure neighborhood goal.
CURRENT YEAR FISCAL IMPACT
Staff time on this delisting application was funded by the Applicant’s deposit account. Since this property was not subject to the Mills Act, there is no impact to the property tax revenues as a result of this application.
ONGOING FISCAL IMPACT
There is no ongoing fiscal impact resulting from the Project’s approval.
ATTACHMENTS
1. Location Map
2. HRAR
3. City of Chula Vista Resources Inventory
4. Building Official Letter
5. City Council Resolution
6. Historic Preservation Commission Resolution
7. Historic Preservation Commission Minutes - Draft
Staff Contact: Michael Walker, Senior Planner, DSD Advance Planning Division