HomeMy WebLinkAbout75A - 121 S. BIRCH UNITS 1-8
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REQUEST FOR
COUNCIL ACTION
-
"CITY COUNCIL MEETING DATE:
CLERK OF COUNCIL USE ONLY:
JUNE 21, 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
;anG~
CITY MANAGER
APPROVED
D As Recommended
D As Amended
D Ordinance on 1s1 Reading
D Ordinance on 2,d Reading
D Implementing Resolution
D Set Public Hearing For
CONTINUED TO
FILE NUMBER
RECOMMENDED ACTION
1.
Deny Appeal No. 2004-05.
2.
Adopt a resolution approving
Application No. 2004-23.
Historic
Resources
Commission
e.
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
1, 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)
Mimitations to redevelop the property in conjunction with the First
..,treet 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
June 21, 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
~ppeal No. 2004-05
~(HRCA No. 2004-23 and
June 21, 2004
Page 3
HRC No. 2004-23)
FISCAL IMPACT
There is no fiscal impact associated with this action.
~/J~
Ste hen G. rding
Executive Director
Planning & Building
Agency
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Mgm:Historic\Appeal\121Birch.cc
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75A-3
04- 12- 04
Palmer Enterprises
757 S. Loretta Dr.
Orange, CA. 92869
RECEIVED
APR 1 2 2004
SANTA ANA PlANNII'lG DEPl
þjãfuflhg~~&mtng 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 be place.d on
--the-"Registefò'fHisloricál:Froperties." This property is to be excluded .&onrthe~gist~i""'fõ¡--"
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,
&ê~
"Rose C.Palmer/ownerfPalrner-enterprise
3 rd letter nolhistoricallpalmer ent.
EXHIBIT 1
75A-4
EXECUTIVE SUMMARY
8
KEIZER HOUSE
121 South Birch Street
Santa Ana, CA 92701
NAME Keizer House I REF. NO.
ADDRESS 121 South Birch Street
CITY Santa Ana ZIP I 92701 I ORANGE COUNTY
YEAR BUILT 1909 LOCAL REGISTER CATEGORY: Landmark
HISTORIC DISTRICT 1 N/A NEIGHBORHOOD I Heninger Park
CALIFORNIA REGISTER CRITERIA FOR EV ALVA TION 13 CALIFORNIA REGISTER STATUS CODE 13S
Location:
0 Not for Publication
[8J Unrestricted
0 Prehistoric
IZI Historic
0 Both
ARCffiTECTURAL 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 ftom 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
A:hes into building plans. Primarily a residential style, Craftsman architecture can be identified by low pitched gable and hipped
,-S 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 ftamed windows, often clustered in bands. Craftsman homes were built ftom circa 1902 until the early 1920s.
SUMMARY/CONCLUSION:
The Keizer House 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 (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: A ears eli ible for the National Re . ter as an individual ro e throu h surve evaluation.
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EXHIBIT 2
10f4
75A-5
State of California - The Resources Agency
DEPARTMENT OF PARKS AND RECREATION
PRIMARY RECORD
Primary #
HRI#
Trinomial
NRHP Status Code
Page -L of ....l...
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 Locatlonal Data: Assessor's Parcel Number: 398.276.06; HENINGERS RESUB BLK 3 LOT 12
'P3a. Description: (Describe resource and its major elements. include design, matertals, condition. altera~ons, size. setting, and boundaries.)
Other Listings
Review Code Reviewer
Resource name(s) or number (assigned by recorder)
Date
Kaiser Apartments
Located on the northeast corner 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 DObject DSite DDistrict 8Element of District DOther
P5a. Photo
PSb. Photo: (view and date)
West and south elevations
February 2004
'P6. Date ConstructedlAge and
Sources: 8historic
1909/Source: Les, 1979.
,I
,
.
fi
'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
ii.
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'pg, Date Recorded:
February 18, 2004
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'P10. Survey Type:
Intensive Survey Update
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'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 DLocatlon Map DSketch Map 8Continuation Sheet 8Building, Structure, and Object Record
DArchaeological Record DDistriCl Record DLinear Feature Record DMilling Station Record DRock Art Record
DArtifaCl Record DPhotograph Record 0 Other (list)
DPR 523A (1195)
2of4
.Required infonnation
75A-6
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
B 1. Historic Name: Kaiser Apartments
82. Common Name: Same
83. Original Use: Single-family Residence
*B5. Architectural Style: Bungalow/Craftsman
*B6. Construction History: (Construction date, alterations, and date of alterations):
June 16, 1930. Reroof.
November 6, 1940. Reroof apartment house.
January 9, 1952. Reroof residence.
April 11, 1985. Repair.
*B7. Moved? 8No DYes DUnknown Date:
*88. Related Features:
84. Present Use: Multiple-family Residence
Constructed in 1909.
Original Location:
None.
89a. 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 terms of historical or architectural context as defined by theme. period. and geographic scope. Also address integrity)
8
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" until 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.)
811. Additional Resource Attributes: (List attributes and codes)
*B 12. 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
Kaiser Apartments
121 South 8irch Street
*814. Evaluator: Leslie J. Heumann
*Date of Evaluation: February 18, 2004
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(This space reserved for official comments.)
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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)
"Date February 18, 2004
Kaiser Apartments
lID 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 Sanbom
Company. Most of the land was agricultural in use. The City utilized the southwest comer of West First and South Gamsey
(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 Camiffe 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 roof/ines 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 (SO) zoning district intended to
preserve its historic character, the second such SO 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
mufti-family use. Notable features in this regard include the multi-gabled rooffine, 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.
Whiffen, Marcus. American Architecture Since 1780. Cambridge: MIT Press, 1969.
Santa Ana and Orange County Directories, 1901-1935.
Armor, Samuel. Historv of Oranae Countv. Los Angeles: History Record Company, 1921.
40f4
DPR 523L
75A-8
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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
C.O. Melanie G. McCann, AICP
Dear Melanie,
Thank you for considering our property at 121 Soutb 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.
sZJ ~
Q, Rose C. P~Owner/palmer Enterprises
EXHIBIT 3
75A-9
EXEMPT FROM FEES PURUSANT
TO GOVERNMENT CODE § 6103
Koo-03/30/04
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.
On June 21, 2004, the City Council of the City of Santa Ana held a duly
noticed public hearing 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).
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.
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.
B.
C.
2.
3.
75A-10
Resolution No. 2003-XXX
Page 1 of4
EXEMPT FROM FEES PURUSANT
TO GOVERNMENT CODE § 6103
8
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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 determines:
1. The Kaiser Apartments located at 121 South Birch Street, Units 1-
8, Santa Ana meets the minimal standards for placement on the
Santa Ana Register of Historical Properties and approves Historic
Resources Commission Application No. 2004-23. The subject
property is hereby placed on the City of Santa Ana Register of
Historic Property pursuant to Section 30-2 of the Santa Ana
Municipal Code.
The Kaiser Apartments located at 121 South Birch Street, Units 1-
8, Santa Ana meets the minimal standards for placement in the
Landmark category and approves Historic Register Categorization
No. 2004-23. The subject property is hereby placed in the
Landmark category pursuant to Section 30-2.2(1) of the Santa Ana
Municipal Code.
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.
4.
5.
6.
7.
8
2.
75A-11
Resolution No. 2003-XXX
Page 2 of 4
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.
ADOPTED this
day of
,2003
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:
Councilmembers
NOT PRESENT:
Council members
75A-12
Resolution No. 2003-XXX
Page 3 of 4
8
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EXEMPT FROM FEES PURUSANT
TO GOVERNMENT CODE § 6103
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No. 2003-043 to be the original resolution adopted by the City
Council of the City of Santa Ana on
. Date:
Clerk of the Council
City of Santa Ana
75A-13
Resolution No. 2003-XXX
Page 4 of 4
EXEMPT FROM FEES PURUSANT
TO GOVERNMENT CODE § 6103
LEGAL DESCRIPTIONS
APN Address Owner Name Legal Description Category
398-276-06 121 South Birch Street Palmer Enterprises HENINGERS RESUB BlK 3 lOT landmark
12
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Exhibit A