ITEM NO. 5: DR-12-151-07
STAFF REPORT
A. SUMMARY
DR-12-151-07 1232
B. PROJECT
DESCRIPTION
The applicant is requesting to
demolish the structure located at
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C. STANDARD OF REVIEW
For projects that require a
Certified Local Government Review the Historic Resources Commission has
typically used the Standards and Guidelines for Evaluating the Effect of
Projects on Environs to evaluate the proposed project.
Guidelines for Evaluating the Effect of Projects on
Environs
The Standards and Guidelines
for Evaluating the Effect of Projects on Environs that are applicable to
the applicant’s request are as follows:
1. The character of a historic
property's environs should be retained and preserved. The removal or alteration of distinctive
buildings, structures, landscape features, spatial relationships, etc. that
characterize the environs should be avoided.
2. The
environs of a property should be used as it has been historically or allow the
inclusion of new uses that require minimal change to the environs' distinctive
materials, features, and spatial relationships.
3. The
environs of each property will be recognized as a physical record of its time,
place, and use. Changes to the environs
that have acquired historic significance in their own right should be retained
and preserved.
4. Demolition of character-defining buildings, structures, landscape features, etc. in a historic property's environs should be avoided. When the severity of deterioration requires removal within the environs, compatible reconstruction shall occur.
6. New additions, exterior alterations, infill construction, or related new construction should not destroy character-defining features or spatial relationships that characterize the environs of a property. The new work shall be compatible with the historic materials, character-defining features, size, scale and proportion, and massing of the environs.
Identify, Retain, and Preserve
Like the treatments for historic
properties, guidance for environs review begins with the identification of the
character-defining features of the environs, its historic and current
character, and what must be retained in order to preserve that character. The character of a listed property's environs
may be defined by form, exterior materials, such as masonry, wood, or metal;
exterior features and elements, such as roofs, porches, windows, or
construction details; as well as size, scale and proportion, massing, spatial
relationships, etc.
Protect, Maintain, Repair, and/or Replacement
After identifying
those materials and features that are important, the effect of the proposed
work on the environs of a listed property must be determined. Work that generally involves the least degree
of intervention is recommended.
Protecting historic features and materials through cyclical maintenance
and repair lessens the need for replacement which is always the less preferable
alternative and usually more costly.
Substitute materials can be installed, when the degree of deterioration
requires replacement, provided the substitution is compatible with the
environs.
Alterations / Additions for the New Use
Interior alterations of properties within the environs of a listed property have little, if any, impact on the listed property. Exterior alterations of properties in the environs of a listed property are generally needed to assure continued use, but it is important that such alterations do not radically change, obscure, or destroy character-defining spaces, materials, features, and/or relationships. Alterations may include demolition of structure(s) and/or features, providing additional parking, modification of entries, installation of signs, or cyclical maintenance involving repairs with noncompatible materials.
The construction of additions is sometimes essential for the continued use of a property, but the addition should only be reviewed for its impact on the listed property and the environs. The line of sight between a listed property and a proposed project is often directly related to the impact of a project on the listed property.
DEMOLITION
Recommended
Retain the features that define the character of a listed property's
environs when possible.
When removal of a character-defining feature
or structure is necessary, a new feature or structure that is compatible with
the environs should be installed.
Not Recommended
Demolition of character-defining features or structures with no plans
for compatible replacement features or structures.
Demolition of character-defining structure(s) with the intention of
creating open space, such as a parking lot or park.
Demolition
of character-defining structure(s) and replacement of it with a historic
building moved to the site.
C. STAFF ANALYSIS
The
applicant is requesting approval to demolish the structure located at
The structure located at 1232
Louisiana is a two and one-half story wood dwelling which has a rough cut stone
foundation and a cross gabled roof of moderate pitch. Rectangular window
openings contain double hung units and have plain wood sills. The entry porch has a gabled roof with broken
pediment decoration and vertically board siding. Square stone columns support the porch and
there is a central chimney. The
structure is sheathed in weatherboard on the first level with wood shingles on
the upper stories. When the structure
was surveyed in 1987, it was listed in “fair” condition.
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According to the Kansas
Historic Resources inventory form, the property sold for $500 in 1904 to
Harriet Tanner and an estimated construction date for the structure is
1905. The structure shows on the 1918
and 1927 Sanborn Fire Insurance maps. Owners of the property were University
teachers until the structure was taken by Standard Life Association and sold to
Clara Wright in 1944.
The
applicant provided a brief structural analysis of the existing conditions of
the structure. The conclusion of the analysis states, “The opinion of this firm
is that the house is not structurally sound nor is it safely habitable at this
point. Due to the extent of the structural damage observed it appears that
demolition and replacement are likely the most economically feasible and viable
solution for this project.” The
applicant has not provided any cost information for repair.
Demolition
of historic structures is rarely positive for a neighborhood because it
destroys the relationships between the structures, landscape features and open
space and, as a result, the overall character of the area is diminished. When possible, staff prefers
rehabilitation to retain structures and their relationship to the environs of
the listed properties. Rehabilitation
would allow for the retention of the relationship of structures and open space
within the environs of the listed properties. If demolition is approved, it
removes the opportunity for a future owner to rehabilitate the existing
structure.
The deterioration of this
building has been ongoing for some time. Staff is of the opinion that the existing
condition of the structure is due to owner neglect. The deterioration of this structure due to
owner neglect was preventable. Staff reviewed the property – interior and
exterior – while the property was under the previous ownership. At that time, there were some structural
failures in the structure, specifically the northeast corner of the structure,
but staff was of the opinion that the structure could be rehabilitated. Staff
has not made an additional interior inspection.
Views from the public right of way indicated that the structure has
continued to deteriorate because of no maintenance and no attention to the
existing failures of the structure.
Staff is of the opinion the applicant has not provided sufficient
evidence to warrant demolition at this time.
1232
Because
the applicant is not proposing a replacement structure, staff cannot recommend
approval of the proposed project. Rehabilitation
of the current structure or new construction of a replacement structure would allow
for the retention of the relationship of structures and open space within the
environs of the listed properties.
D. STAFF RECOMMENDATION
In accordance with the Standards
and Guidelines for Evaluating the Effect of Projects on Environs (1998),
staff recommends the Commission deny the proposed project and make the
determination that the proposed project does encroach upon, damage or destroy
the listed historic properties and their environs. Specifically, as proposed,
the project does not meet the following guidelines:
Standards and Guidelines for
Evaluating the Effect of Projects on Environs
1. The character of a historic
property's environs should be retained and preserved. The removal or alteration of distinctive
buildings, structures, landscape features, spatial relationships, etc. that
characterize the environs should be avoided.
4. Demolition of character-defining buildings, structures, landscape features, etc. in a historic
property
DEMOLITION
Recommended
Retain the features that define the character of a listed property's
environs when possible.
When removal of a character-defining feature
or structure is necessary, a new feature or structure that is compatible with
the environs should be installed.
Not Recommended
Demolition of character-defining features or structures with no plans
for compatible replacement features or structures.
Demolition of character-defining structure(s) with the intention of
creating open space, such as a parking lot or park.