Residence at 325 Eighth Street. The wing in the foreground will be demolished and replaced with a master bedroom suite and breakfast nook.
At its October 1, 2014 meeting the Historic Resources Commission approved the alteration of the historically designated property at 325 Eighth Street. The historic alteration permit will allow the demolition of the wing of the residence that extends toward J Avenue and construction of a new master bedroom suite, breakfast nook and other interior remodeling. An existing fence will also be extended to enclose the new construction. If the budget permits, a basement totaling approximately 420 square feet may also be added. The main house will remain one story and the new addition will not exceed the height of the existing structure. None of the approved improvements will require a zoning exception. The alterations are being designed by local architect Kevin Rugee.
At the meeting the commission also decided to investigate changes in its procedures that could result in saving historically significant properties that may otherwise be demolished. The changes would allow a property owner to obtain preliminary feedback from a subcommittee of the commission on the viability of the owner’s request for the designation of a property as an historic resource and the owner’s plans for its alteration. Commissioner David Gillingham, who proposed the potential change in procedures, will prepare a memo that outlines the proposed change in procedures. The model will be the process that is used by the Design Review Commission, whereby property owners can informally present their proposed architectural designs to a subcommittee for feedback prior to making a formal submission to the full commission. If the members of the Historic Resources Commission conclude that the concept is worth pursuing, the commission will propose it to the City Council, which, in turn, will direct the city staff to further develop the concept.
The commission designated the property at 325 Eighth Street as an historic resource at its August 20, 2014 meeting. The municipal code defines an “historic resource” as an object, building, structure, or site, which is significant because of its architectural, engineering, scientific, economic, agricultural, educational, social, political, archaeological, military or cultural history and which has been designated as such by the city.
Designation of a property as an historic resource is a prerequisite to the negotiation of a Mills Act agreement between the city and the property owner. The owners of the property, James and Kim Peterson, have indicated that they will seek a Mills Act agreement.
The Mills Act Program, enacted in 1972, results in a reduction in property taxes for the property owner. The intention is for the tax savings to be used to rehabilitate, restore and maintain the property as described in the agreement between the city and the property owner. The program is administered and implemented by local governments. Mills Act contracts are between the property owner and the local government granting the tax abatement, which can be up to 50 percent of the current property taxes. Each local government establishes its own criteria and determines how many contracts it will allow. To date, the city has entered into 69 Mills Act agreements with Coronado property owners.
As of January 2014 there were 28 historically designated properties on the waiting list for Mills Act agreements, with an estimated fiscal impact of $136,000 per year in lost tax revenue. Historically designated properties are added to the waiting list by the Historical Resources Commission each year based on an evaluation of the new applications received over the course of the year. In October of each year the City Council reviews the waiting list and selects the properties for agreements. The decision by the council is based on the rankings of the properties on the list and the budget. The city has set a budget of $15,000 per annum in reduced property tax income for Mills Act agreements; however, in the last few years the City Council has approved seven new contracts a year in an effort to shorten the waiting list.
Designation of the property at 325 Eighth Street as an historic resource was requested by its owners. As part of the Historic Resources Inventory conducted in the 1980s, which provides a snapshot of the condition of the property in 1986, the property received a rating of 3. This rating acknowledged that the property had been built before 1942, was in good physical condition, has had only minor modifications to its exterior, and is representative of a recognized or local vernacular style, and would qualify as a contributing structure to a potential historic district.
In reaching its decision the commission evaluated the extent that the property meets the criteria for historic designation. To meet the criteria the property needs to be at least 75 years old or have gained historic significance within the last 75 years and meet at least two of the five additional criteria.
The residence was constructed in 1927 and therefore satisfies the criterion of being more than 75 years old. Further, it was determined that it meets two of the additional five criteria. Namely, it possesses distinctive characteristics of an architectural style and is valuable for study of a type, period, or method of construction and has not been substantially altered. Examination of the residence indicates that it is an excellent example of the Spanish Eclectic style that grew in popularity after the Panama-California Exhibition in 1915. The style remained popular locally until the 1930s. Also, the commission determined that the residence is a notable example of the work of architect and builder Charles Frederick Herreshoff. Further, it is significantly different than other work by the architect in Coronado.
The commission determined that the property fails to meet any of the other three criteria. It does not exemplify or represent a special element of the city’s military, cultural, social, economic, political, aesthetic, engineering, or architectural history. It is not identified with a person or event that is significant in local, state, or national history. Finally, it has not been listed or formally determined to be eligible for the California Register.
Preserving, maintaining, and enhancing Coronado’s unique architectural history are the goals of the Historic Preservation Program. The Historic Resource Commission is appointed by the City Council and oversees the City’s Historic Preservation Program. The Commission reviews and takes action on Historic Resource Designation, Historic Resource Alteration, and Notice of Intent to Demolish Permit Applications. The Commission also reviews and makes recommendations to the City Council regarding Historic Preservation Mills Act Agreement Applications. The Commission (established by CMC 2.54) conducts special studies and projects as directed by the City Council and oversees the Historic Resource Public Information and Recognition Program.
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John Tato
Staff Writer
eCoronado.com
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