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Home My WebLink About1994/09/14 - Agenda PacketWEDNESDAY CITY OF RANCHO CUCAMONGA HISTORIC PRESERVATION COMMISSION AGENDA SEPTEMBER 14, 1994 7:00 P.M. RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBER 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA I. Pledge of Allegiance II. Roll Call Chairman Barker Vice Chairman McNiel Commissioner Lumpp Commissioner Melcher Commissioner Tolstoy__ Announcements IV. Approval of Minutes August 10, 1994 V. Public Hearings The following items are public hearings in which concerned individuals may voice their opinion of the related project. Please wait to be recognized by the Chairman and address the Commission by stating your name and address. All such opinions shall be limited to 5 minutes per individual for each project. Please sign in after speaking. LANDMARK ALTERATION PERMIT 94-03 - RODRIGUEZ - Consideration of deletion of the formerly approved mechanical wheelchair lift and addition of a wheelchair ramp along the south side of the building and an exterior stairway on the west side of the building known historically as the Klusman House, a designated Local Landmark, located at 8841 Foothill Boulevard - APN: 207-211-13. VI. Public Comments This is the time and place for the general public to address the Commission. Items to be discussed here are those which do not already appear on this agenda. VII. Commission Business VIII. Adjournment VICINITY MAP CITY HALL CITY OF RANCHO CUCAMONGA DATE: TO: FROM: BY: SUBJECT: CITY OF RANCHO CUCAMONGA STAFF REPORT September 14, 1994 Chairman and Members of the Historic Preservation Commission Brad Buller, City Planner Beverly Luttrell, AICP, Associate Planner LANDMARK ALTERATION PERMIT 94-03 - RODRIGUEZ - Consideration of deletion of the formerly approved mechanical wheelchair lift and addition of a wheelchair ramp along the south side of the building and an exterior stairway on the west side of the building known historically as the Klusman House, a designated Local Landmark, located at 8841 Foothill Boulevard - APN: 207-211-13. BACKGROUND: On June 22, 1994, the Historic Preservation Commission approved Landmark Alteration Permit 94-01 for a wheelchair lift on the east side of the Klusman House. The mechanical wheelchair lift was required in order to conform with the Americans with Disabilities Act (ADA) since the applicant proposed that the house be used for a con~nercial operation. The mechanical lift was felt to be preferable to a wheelchair ramp since it would be much less obtrusive to the building and to the context of the entire site. ALTERATION DESCRIPTION: After approval of the Landmark Alteration Permit and the Minor Development Review 93-16 for construction of the parking lot in conjunction with the proposed co~nercial use, the applicant proceeded through the plan check process in order to receive the necessary permits to begin operation of the business. The requirement to provide an exterior stairway was placed on the applicant by the Building and Safety Division. During the plan check process, it became apparent that the second story of the building was to be used as a hair salon. Based on the occupancy load of the second story, the Building and Safety Division determined that life and fire safety issues were present and that two means of exiting from the second floor would be required. The first means of exiting is provided by the interior staircase and the second will be provided by the exterior staircase. The applicant has proposed to locate the exterior staircase on the southwest side of the building. SITE LOCATION AND DESCRIPTION: ae Location and Description: The site is a relatively flat rectangular parcel of 2.02 acres located along the southwest corner of Foothill Boulevard and Vineyard Avenue. Physical Description: A two-storied, wood-framed building, the John Klusman House faces Foothill Boulevard with a three-bay facade. Smooth- textured stucco covers the wood framing and detailing such as wrought iron, sculptured stone/stucco, and barrel-tile roofing provide the accents IT~ A HPC STAFF REPORT LAP 94-03 - RODRIGUEZ September 14, 1994 Page 2 and architectural vocabulary of the building's Spanish/Mediterranean revival styling. The side-gabled roof is low in pitch and intersected by a polygonal tower in the center of the structure. To the east of the tower element is a covered entrance spanned by segmented arched opening wherein lies a French door flanked by narrow side windows. This entrance cover has a narrow shed roof also covered with red barrel tiles. The house's fenestration patterns vary in form, material, and detail adding much of the architectural integrity and styling the house exhibits so well. The central polygonal tower displays two narrow, long multi- paned fixed windows of golden glass contained within a single, slightly recessed arch and separated by a molding cast in the form of a decorative braided band. The main facade also exhibits rectangular, arched, and squared window forms, most with combinations of fixed and openable lights. The main entrance has an arched, eight-panelled wood door. Entrances, steps, and decorative landscape walls are all constructed of cast concrete. Historical Background/Alterations: The building appears to have retained most, if not all, of its historic and architectural integrity. Few, if any, exterior alterations or additions have detracted from the Klusman House's significance. Historical and Cultural Significance: Few families played as varied or as critical rolls in the development of the Cucamonga area as did the Klusman brothers, John, Henry, and George. Emigrating from Germany in 1892, John took the trip that his brothers would shortly make to California where he first worked for the Haven Vineyards Company. Forming a partnership with M.E. Post in 1910, Klusman later established the Mission Winery (also known as the Garrett Winery because of later owners). Klusman's interests varied greatly, as did his participation in many forms of agriculture and entrepreneurship. He constructed the Sycamore Inn in 1920, the Cucamonga Branch of the Bank of America, and a row of small homes, a vacant form of a tract, along the north side of Foothill Boulevard between Hellman and Klusman Avenues. The jewel of the architectural legacy left by Klusman remains the house built for his family. According to John Klusman's daughter, Margaret Klusman Bassett, deciding on the style and design of their home was a family affair. In 1927, Mr. & Mrs. Klusman and their only child Margaret toured the then new and fashionable neighborhoods on Los Angeles' west side in search of a house upon which to model their own. Locating a model home in Pacific Palisades, the Klusman's contracted to build their new residence with the premier Los Angeles architectural firm, Allison & Allison which was, at that time, busy with the construction of the UCLA campus and which would later design Chaffey College and High School. By 1928, the Klusman's new home was completed. HPC STAFF REPORT LAP 94-03 - RODRIGUEZ September 14, 1994 · Page 3 The John Klusman House stands as one of the more outstanding examples of high style architecture in the City, and as the foremost example of a domestic interpretation of the Spanish/Mediterranean style so popular in the southland's 1920s palette of styles. With intact moldings, windows, and doors, and free from significant alterations, the John Klusman's family home represents one of the most significant architectural contributions to the Route 66 corridor and to the City itself. ANALYSIS: Because of its importance to the historic fabric of the Cucamonga area, any alterations to the structure deserve a careful review. The house is a potential state landmark and is eligible for the National Register. Ideally, the stairs would be located completely on the south elevation to minimize their appearance from Foothill Boulevard. Unfortunately, this is not possible because of the location of the required handicap ramp for the first floor. Staff finds that the applicant has designed the stairway to wrap around the corner which will minimally impact the building's historic integrity. The stairs have been designed as a free-standing structure to avoid disruption of existing windows and doors and to minimize anchors into the historic house. The open rail system allows maximum view penetration to the building walls and window elements. Upon review of the proposed staircase, staff believes that it should be painted the same color as the house to blend in as much as possible. Staff would also suggest that the staircase be constructed in such a way that it is easily removable. When the need for the staircase is no longer present (e.g., if the current tenant vacates the property) the staircase should be removed. Landscaping should be provided at the west and south sides of the staircase in order to screen the staircase from view as much as possible. Additionally, the pipe columns which support the staircase landing should be relocated in order to line up with the edge of the doorway on the first floor. Originally, the applicant proposed a mechanical wheelchair lift in order to meet ADA requirements. Upon further review of the situation, however, the applicant decided that an actual wheelchair ramp was preferable. This was because of the fact that the door on the second story would have to be widened to accommodate the width of a wheelchair. This would have created structural problems since structural support members are located next to the window. The ramp as currently designed covers most of the rear portion of the building. A row of Ligustrum shrubs is currently located adjacent to the proposed ramp and should be augmented in order to further screen the concrete. FACTS FOR FINDINGS: Per Chapter 2.24.120 of the Rancho Cucamonga Municipal Code, the Commission must consider the "historic architectural value and significance of the landmark" when reviewing the proposed alterations. Therefore, the following finding is made: FINDING: The actions proposed are consistent with the purposes of this Ordinance. HPC STAFF REPORT LAP 94-03 - RODRIGUEZ September 14, 1994 Page 4 FACT: The wheelchair ramp along the south side of the building can be screened with existing and additional shrubs to make it less obtrusive. The ramp will not detract significantly if it is screened in this fashion. FACT: The proposed exterior staircase will not detract significantly from the house if screened and painted to blend in with the house. ENVIRONMENTAL ASSESSMENT: CEQA under Section 15301. These relatively minor alterations are exempt from CORRESPONDENCE: This item has been advertised as a public hearing in the Inland Valley Daily Bulletin newspaper, the property has been posted, and notices were sent to the adjacent property owners within 300 feet of the project. RECOMMENDATION: Staff recommends approval of Landmark Alteration Permit 94-03 through adoption of the attached Resolution of Approval with Conditions. City Planner BB: BL/j fs Attachments: Exhibit "A" - Landmark Alteration Permit Application Exhibit "B" - Site Plan Exhibit "C" - South and East Elevations of the Klusman House Exhibit "D" - West and North Elevations of the Klusman House Exhibit "E" - Floor Plan Exhibit "F" - Pictures Resolution of Approval with Conditions HISTORIC LA:iD~iARK ~l~eration ~er~ni t ..~ENT,F~CATION 1. Co.on name: 4"k'f- WA', /'C .~.S~ 'c~._. 2. His:oric name: Street or rural 8ridtess: ~l ~--~-~r~', I J city: z~p:~t I:F~© cou~t~: ~ Assessor's Parcel no. ,2.~',~.~-I"~ Zone: ~-~ Legal Description: Present Owner: City: J_~ FIE Zip:~ I?~/(~. Ownership is: Public Private ~ Present Use: Other past uses: 6. Proposed Use: Original Use: o Be Proposed Work: (i.e. demolition, remodel, addition, etc.) 5. l d ;,0 r;de aM 10. Other Infor~tion: PLANMNG-. DMSION ITEM: L,...A.'Po r-~q-151~ zrru~:_ ~: rrt~ ~~.___ EXHIBIT: ~) SCALE: Ill iiii ' IBm I"" ii ~ II r:- II '- ~ il RESOLUTION NO. A RESOLUTION OF THE HISTORIC PRESERVATION COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING LANDMARK ALTERATION PERMIT 94-03 FOR THE KLUSMAN HOUSE, LOCATED AT 8841 FOOTHILL BOULEVARD, RANCHO CUCAMONGA, CALIFORNIA - APN: 207-211-13 WHEREAS, the Historic Preservation Commission has received and reviewed all available input regarding said Landmark Alteration Permit. WHEREAS, the Historic Preservation Commission has held a duly advertised public hearing to consider all available comments on the proposed Landmark Alteration Permit. WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred. NOW, THEREFORE, the Historic Preservation Commission specifically finds, determines, and resolves as follows: hereby SECTION I: The application applies to the building located at Assessor's Parcel Number 207-211-13. SECTION II: The proposed Landmark Alteration meets the following criteria established in Chapter 22.24.120 of the Rancho Cucamonga Municipal Code: FINDING: The action proposed is consistent with the purposes of this Ordinance. FACT: The wheelchair ramp along the south side of the building can be screened to make it less obtrusive. The ramp will not detract significantly if it is redesigned in this fashion. FACT: The proposed exterior staircase will not detract significantly from the house if screened and painted to blend in with the home. SECTION III: This Landmark Alteration Permit is exempt from CEQA (Article 10, Section 15301). SECTION IV: Based on the substantial evidence reviewed by this Commission and based on the findings set forth in Section II, NOW, THEREFORE, BE IT RESOLVED, that the Rancho Cucamonga Historic Preservation Commission does approve Landmark Alteration Permit 94-03 for alterations to the Klusman House as described in the Staff Report dated September 14, 1994, subject to the following conditions: 1) Prior to final commercial occupancy of the house, plans shall be reviewed and approved by the City Planner which indicate the screening of the wheelchair ramp with a row of shrubbery. HPC RESOLUTION NO. LAP 94-03 - KLUSMAN HOUSE September 14, 1994 Page 2 2) 3) 4) 5) 6) The exterior staircase shall be designed in a manner which permits easy removal if the current tenant vacates the location and/or when it is determined to no longer be necessary to provide a second means of exiting for the second story. The base of the stairway shall be screened with shrubs and trees along the west and south sides. The stairway shall be painted to match the building. The support columns of the stairway shall be relocated to align with the entire edge of the doorway on the first floor. Revised plans shall be submitted for City Planner review and approval prior to final occupancy by the proposed tenant. Prior to the issuance of building permits, staff shall approve a landscape and irrigation plan. APPROVED AND ADOPTED THIS 14TH DAY OF SEPTEMBER 1994. HISTORIC PRESERVATION COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: E. David Barker, Chairman ATTEST: Brad Buller, Secretary I, Brad Buller, Secretary of the Historic Preservation Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Historic Preservation Commission of the City of Rancho Cucamonga, at a regular meeting of the Historic Preservation Commission held on the 14th day of September 1994, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: