REPORT TO THE HISTORIC PRESERVATION COMMISSION
October 24, 2022
FROM: JENNIFER CLARK, Director
Planning and Development Department
SUBJECT
Title
HEARING TO CONSIDER Building permits B21-07055, B22-04077, B22-04090 for the adaptive reuse, exterior and interior renovations, and proposed conditional use permit of the Elia Home (HP#311), located at 634-640 N Van Ness Ave.
STAFF RECOMMENDATION:
Staff recommends that the Historic Preservation Commission (HPC) take the following actions:
1. ADOPT a finding of Categorical Exemption pursuant to Sections 15331/Class 31 of the California Environmental Quality Act guidelines
2. APPROVE: B21-07055 for the adaptive reuse, exterior and interior renovations, and proposed conditional use permit at the Elia Home (HP#311).
Body
EXECUTIVE SUMMARY
On behalf of the owner, Phillip Kliewer of Nexgeneral Construction LLC filed application B21-07055 on June 1, 2021. Project contemplates adaptive reuse, exterior and interior renovations, and proposed conditional use permit at the Elia Home (HP#311) located at 634-640 Van Ness Av (APN 46826112).
Staff recommends approval.
BACKGROUND
H.P. #311
Elia Home (1915/1935)
634/640 Van Ness Ave
Folk Victorian/Colonial Revival (& Art Deco Commercial building)
This property includes a two-story duplex home originally constructed in 1915, and a one-story Art Deco commercial building added in 1935. Both were constructed by Samuel and Ruth Elia. Samuel Elia was a painter. This is a rare surviving example of live/work residential construction in the downtown area from the early 20th century.
Project Proposal
On behalf of the owner, Phillip Kliewer of Nexgeneral Construction LLC filed application B21-07055 on June 1, 2021. Project contemplates adaptive reuse, exterior and interior renovations, and proposed conditional use permit at the Elia Home (HP#311) located at 634-640 Van Ness Av (APN 46826112).
Project Analysis
HP#311 the Elia Home located at 634-640 Van Ness Av is an individually listed historic resource on the Local Register of Historic Resources therefore any proposed project with a scope of work which proposes alterations to the resource is subject to review by the Commission pursuant to FMC Section 12-1617.
Adaptive Reuse
Zone Clearance P21-04423 was approved on August 8, 2021 for the reuse of the property as a bar with indoor and outdoor seating. The Commission has previously heard and consulted on the use and application. This adaptive reuse is consistent with Downtown Neighborhood plans as well as objectives for ensuring that the downtown area is active and vibrant. The use is compatible with surrounding uses which include gas sales and convenience store to the southeast, boat repair and sales to the east, auto care to the northeast, art studios to the northwest, and parking to the north, west, and south.
Exterior Improvements
The primary structures on the site will remain. Additions include an outdoor patio to the rear of the property, two required trash enclosures along the alley frontage and two restrooms immediate adjacent to the trash enclosures, a code-compliant ADA accessible ramp along the southeast face of the building, and restoration of the stairs and balcony of the property. The project will impact several large trees in the property, but any removed trees will comply with the City’s tree replacement requirements.
The restoration of the front façade including stairs, upper and lower porches are consistent with the Secretary of Interior Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings (Grimmer, 2017) as shown below. The project will retain and preserve the existing entrance and porches as they are character defining features of the resource. Repairs will be conducted with appropriate and consistent materials and craftsmanship. Columns, balustrades, roofs, and canopies will be retained.
Although the property qualifies for exemptions from code-required ADA accessible features, the project will add an accessible ramp on the southeast face of the primary resource. The location provides for barrier-free access while minimizing the visual and physical impact per the guidelines.
Interior Renovations
The largest change will be to the interior of the property. However, the current configuration is not original to the structure. The current duplex layout was added at a later date and does not conform to the period of significance. Therefore, the proposed renovations will create an opportunity to preserve this resource without impacting the original flow of the building. Renovations include an open floor plan for a first floor and second floor bar area with seating, restrooms, and storage. The footprint will not be enlarged beyond the original configuration. The second-floor balcony will not be utilized by the public.
Conditional Use Permit
The project additionally seeks an alcohol conditional use permit to operate the proposed bar. The use is consistent with the Zone Clearance previously approved.
Notice of Historic Preservation Commission Hearing
In accordance with Section 12-1617 of the FMC, the Planning and Development Department mailed
Notices of this Commission hearing to surrounding property owners within 2,000 feet.
ENVIRONMENTAL FINDINGS
The project is consistent with a Class 31 finding of exemption. 15331 Historical Resource Restoration/Rehabilitation can be applied to this project as it is consistent with the Secretary of Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (2017), Grimmer.
FRESNO MUNICIPAL CODE FINDINGS
The Commission must make one of the following findings. Based upon analysis of the application, the required findings by the Historic Preservation Commission to approve application permit B21-07055 FMC Section 12-1617 (h) are as follows:
FINDING 1 can be made because the proposed work is found to be consistent with the purposes of this article and the Secretary of the Interior’s Standards, not detrimental to the special historical, architectural, or aesthetic interest or value of the Historic Resource.
The proposed work is consistent with Standards 1, 2, 5 and 6. The property will be used for a new use that requires minimal change to the defining characteristics of the building. Character defining features such as the stairs, porch and balcony will be restored and retained. Deteriorated historic features will be repaired rather than replaced where practicable.
FINDING 2 can be made as the action proposed is a correction of an unsafe or dangerous condition on the property.
Currently the property is unsafe to occupy. An adaptive reuse of the property including the proposed rehabilitation and restoration will create an opportunity to preserve a local historic resource.
FINDING 3 cannot be made because there is no evidence that the denial of the application will not result in unreasonable economic hardship to the owner.
FINDING 4 is not applicable because the site is a public use which will directly benefit the public health, safety, and welfare.
FINDING 5 is not applicable because this is not an application for relocation of an Historic Resource.
Staff Recommendation:
Based upon analysis of the application, staff recommends approval of application B21-07055 for the adaptive reuse, exterior and interior renovations, and proposed conditional use permit at the Elia Home (HP#311) located at 634-640 Van Ness Av (APN 46826112).
CONCLUSION
The appropriateness of the proposed project has been examined with respect to its consistency to the Fresno Municipal Code (FMC) Section 12-1617, The Secretary of the Interior’s Standards for Rehabilitation and The Secretary of the Interior’s Guidelines for the Treatment of Historic Properties. The proposed project has been described and analyzed above and by the accompanying environmental assessment. Staff recommends that the Historic Preservation Commission (HPC) approve application B21-07055 for the adaptive reuse, exterior and interior renovations, and proposed conditional use permit at the Elia Home (HP#311) located at 634-640 Van Ness Av (APN 46826112).
Attachments:
Exhibit A - Approved Site Plans
Exhibit B - Zone Clearance Operational Statement
Exhibit C - Interior Demo Plans
Exhibit D - Interior Plans
Exhibit E - FMC Findings
Exhibit F - Secretary of Interior’s Standards
Exhibit G- DPR Form_634-640 Van Ness Ave [2018]