Title
PLN25-0114 - 1711 Arbor Street - Applicant: Jason Phoen. Public hearing to consider: (1) removing the property from the Historical Building Study List; and (2) a Certificate of Approval to allow the demolition of an existing 1,341 square foot two-story residential building built prior to 1942, and included in the historical building study list, to facilitate a remodel and a 1,368 square foot, two-story addition to the existing building. General Plan: Medium-Density Residential. Zoning: R-4 Residential District. CEQA Determination: This project is exempt from further environmental review as a Class 1 categorical exemption pursuant to CEQA Guidelines Section 15301(l)(1) - Existing facilities - demolition and removal of individual small structures listed in 15301(l), including one single-family residence, and on a separate and independent basis, as a Class 32 categorical exemption pursuant to CEQA Guidelines Section 15332 - In-Fill Development Project consistent with the applicable general plan designation and zoning regulations. No exceptions to the exemptions apply.
Body
To: Honorable Chair and Members of the Historical Advisory Board
From: Steven Buckley, Historical Advisory Board Secretary
BACKGROUND
The project site is an irregular quadrilateral interior lot measuring about 50 feet wide by 94 and 72 feet deep on each respective side, developed with a two-story 1,341 square foot single-family residential building at 1711 Arbor Street, located on the west side of Arbor Street, just north of the intersection with Pacific Avenue. The property is neighbored by single-family residential buildings on all sides. The building was originally built in 1894 and has had only minor modifications since then, such as roof improvements and front stair replacement.
The building has been subject to code enforcement in recent years[SB1], and the owner has recently removed some portions of the front fa?ade that were not structurally sound, having been damaged by a tree that has subsequently been removed. The applicant proposes to redevelop the site with a two-story residential duplex through demolition and reconstruction that emulates some of the original architectural features of the existing building.
The property is not a City Historical Monument; however, a Certificate of Approval is required in order for it to be demolished under the City's Historical Preservation Ordinance because it was built prior to 1942. Under the City's Historical Preservation Ordinance (AMC 13-21), demolition means the removal of more than 30% of the value of a structure within a five (5) year period.
In 1979, the City designated the property as an "H" on the Historical Building Study List. An "H" designation refers to a resource which may have historical importance because of its apparent age or location or may have architectural importance because of its similarity to other buildings done by important architects and/or builders. The "H" designation implies a need for further research, and is not, alone, sufficient to indicate eligibility for the State or National Register. Due to the significant dilapidation over time, a substantial portion of the building's potentially historic elements and integrity have been lost, including the front porch elements, as detailed in the July 2025 Garavaglia Historic Resource Evaluation and Condition Assessment Memorandum (Exhibit 2), hereafter referred to as the historic evaluation.
On July 10, 2025, the applicants submitted the historic evaluation to support the assertion that the extant building is unable to convey any historic importance, is not eligible for inclusion in any Statewide or National historic register, and does not maintain sufficient structural integrity to justify restoration. The historic evaluation concludes that "the building is not historically significant and does not maintain historic integrity" and does not warrant further research. , Regardless of the dilapidation, the building likely did not have historic significance when it was originally identified in 1979, and no DPR form was ever completed to record any significance, and therefore delisting the building from the study list and approving a Certificate of Approval for demolition is appropriate to reflect the existing conditions.
If the Historical Advisory Board (HAB) issues a Certificate of Approval for demolition, the proposed remodel and addition will require Design Review approval from the Zoning Administrator, which will be considered at a later date.
DISCUSSION
Historical Building Study List
The building at 1711 Arbor Street was constructed by 1897 in close to its current form, including a building with a front facing gable roof, a south shed-roofed addition, a west (rear) shed-roofed addition, and the rear porch. In 1979, the property was added to the Historical Buildings Study List with an "H" designation. The "H" designation on the study list indicates a resource which may have historical importance, however notes that historic research should precede further evaluation. This was likely due to the structure's unique appearance, and the defining two-story front porch. By 1897 the building included a front facing gable, rear shed-roofed addition, and a rear porch. A permit history of work on the building shows a foundation replacement and repairs to the porch in 1965 as well as several re-roofing projects in 1930, 1949, 1967, plus replacement of the front steps in 1970. The only other permit associated with the subject property is for an encroachment permit for a POD temporary storage container in spring of 2022. It does not appear that permit applications were received by the City for cleanup work that appears to have taken place on the site between 2023 and 2024, including removal of a large, unprotected tree in the front yard area, the rear staircase, and the heavily damaged two-story front porch.
In December of 1979, the City conducted a photographic survey of pre-1942 buildings, which included the project site. Based on these photos, the building's front elevation in 1979 does not reflect the current condition of the front elevation largely due to the removal of the heavily damaged front porch. No California Department of Parks and Recreation (DPR) form has been prepared indicating that at the time of the survey, the building did not appear to be eligible for inclusion in the State's Historic Resources Inventory.
Given the age of the structure and its inclusion on the study list, the applicants hired Garavaglia Architecture to prepare a historic evaluation for the subject property, completed in July 2025. The evaluation describes the extant structure as "currently uninhabitable", noting that "the building is not historically significant and does not maintain historic integrity". Prior to the current application to demolish, the City had not received any applications to repair or reconstruct the building. The features identified in the historic evaluation as exterior, character defining features, including the wood casement windows with stained glass and full width 2nd story porch or front fa?ade, are described as "very few, damaged, or no longer present", and ultimately the evaluation finds that "the sum of the building's components does not yield a significantly unique and distinguishable entity". Staff agrees that the substantially altered state and "overall lack of architectural cohesion" of any original architectural features diminishes any architectural interest of the building that originally supported its inclusion on the City's Historical Building Study List. The historic evaluation recommends, with regard to the Historic Building Study List designation, that "Since... 1711 Arbor Street exhibits no historic architectural significance, there is no need for the "H" designation to remain", and further that "there would be no impact to a historic resource resulting from demolition of 1711 Arbor Street". The evaluation also notes that "If the building were to be re-used... the re-use design would not need to meet Secretary of the Interior's Standards for the Treatment of Historic Properties, as the building was found to have no historic significance or integrity".
Builder
According to City records the original builder is not known, and no DPR form was ever prepared for the building to indicate the original builder. The historic evaluation was unable to identify the original builder; however, the evaluation does speculate that the upper and lower floors may have originally been two separate buildings, which could make identifying the original builder more difficult.
Findings
Based on these facts, staff finds that the structure at 1711 Arbor Street cannot convey historical significance based on defining features, and is not historic due to its lack of association with persons important to local, state, or national history. Staff offers the following findings for consideration of a Certificate of Approval pursuant to Alameda Municipal Code section 13-21 and to support a CEQA exemption determination on the basis that the property is not a Historical Resource based on a preponderance of the evidence per CEQA Guidelines Section 15064.5 and Public Resources Code 21084.1.
Findings
1. The structure to be demolished does not embody distinctive characteristics of a type, period, region, or method of construction, nor does it represent the work of an important creative individual.
The building at 1711 Arbor Street originally featured distinctive elements of both Queen Anne cottage and vernacular Italianate styles. However, those elements have little to no remaining integrity due to the substantially altered condition of the building and lack of architectural cohesion. While many of the alterations to the original building took place prior to the 1979 survey, further damage has resulted in the loss of additional features including the front porch since the survey. The builders are unknown; there is no known association with any designated historical monuments nor identification as builders of merit found in research for the updated historical evaluation. Overall, the building lacks representation of any distinctive characteristics of potential architectural significance.
2. There are no events associated with this property that make a significant contribution to the history or cultural heritage of local or regional history.
The property was developed in the late 1890s as an individual building and no significant events are associated with the property, nor are there significant contributions to the history or cultural heritage of Alameda associated with this individual property.
3. The property is not associated with persons important to local, state, or national history.
Staff was unable to find any records that define the property as containing historical and cultural merit in association with the lives of important individuals. The original builder is unknown, and no other important persons could be identified in association with the subject property. No persons of importance to local, state, or national history are identified in the historical evaluation.
4. The property does not yield any information important in prehistory or history.
While the property was developed in the late 1800s, it is not likely to yield more information about prehistory or history of the local community than what is already known.
5. The project no longer meets the criteria for a Historical Monument, or has become a detriment to the community and that the condition making it a detriment cannot readily be cured.
The project was never designated as a Historical Monument. Nonetheless, by virtue of having been constructed prior to 1942, demolition requires a Certificate of Approval under Alameda Municipal Code (AMC) Section 13-21.7(a). As discussed in the 2025 Historical Evaluation, the property does not meet any of the criteria for designation as a local Historical Monument, nor for eligibility under the State or National historic registers. Separately, the extant building is a detriment to the community insofar as the dilapidated condition has made it uninhabitable. The original architectural character is no longer discernable due to the substantial alterations, the majority of which predate the inclusion of the building on the Historic Building Study List. The re-use requirements identified in the historic evaluation include replacement of the majority, if not all, of the first floor and roof framing, among other significant modifications necessary to meet current building codes, which will constitute a demolition. Therefore, the detriment cannot be readily cured through restoration, and demolition is necessary to remedy the existing conditions.
PUBLIC NOTICE AND COMMENTS
Property owners and residents within 300 feet of the project boundaries were notified of the public hearing and given the opportunity to review and comment on the proposal.
DESIGN REVIEW
Upon action by the HAB on the Certificate of Approval, the Zoning Administrator will conduct separate public review to consider Design Review to build a new 3,066 square foot residential two-story duplex on the project site. Staff will review the proposed design to ensure that it is consistent with the General Plan, Zoning Ordinance and the Citywide Design Review Manual. The proposed building is a two-story duplex that expands the existing footprint area and will be reviewed to ensure consistent architectural style with the existing building and surrounding neighborhood. The proposed duplex will be required to retain and reuse aspects of the original design including the full width 2nd story front porch, front facing stained glass window, and decorative window sills, such that the proposed building is compatible with other buildings in the neighborhood.
ALTERNATIVES
The HAB could deny the application if it found that the building did possess distinctive characteristics and maintained sufficient integrity to convey its historic significance.
The HAB could propose modifications to the proposed project and approve the Certificate of Approval with conditions.
FINANCIAL IMPACT
None.
MUNICIPAL CODE / POLICY DOCUMENT CROSS REFERENCE
This application is being considered pursuant to AMC Section 13-21, Preservation of Historical and Cultural Resources. The proposed removal from the Historical Building Study List is being considered under the HAB's authority to review and revise the list pursuant to AMC 13-21.3(c). Although the building is not a designated City Historical Monument, the Certificate of Approval is required because the building was constructed before 1942. Under AMC 13-21, demolition means the removal of 30% of the value of a structure within a five (5) year period.
General Plan Policy LU-15 commits to provide land appropriately zoned to accommodate the Regional Housing Needs Allocation. The project as proposed will add one new replacement housing unit in furtherance of this policy.
The project will submit a Waste Management Plan for the handling of Construction and Demolition Debris pursuant to AMC, Chapter 21-24.
ENVIRONMENTAL REVIEW
The project is Categorically Exempt from additional environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines, Section 15301(l) - Existing Facilities - Demolition and removal of individual small structures including one single-family residence. On a separate and independent basis, the proposed replacement project is Categorically Exempt pursuant to CEQA Guidelines, Section 15332 - In-Fill Development Project consistent with the applicable general plan designation and zoning regulations. Pursuant to CEQA Guidelines Section 15064.5 (a)(2), the HAB may determine that the preponderance of the evidence demonstrates that the subject property lacks historic significance or has lost sufficient integrity to be considered a historical resource. As detailed in the 2025 Garavaglia Historic Resource Evaluation and Condition Assessment Memorandum (Exhibit 2), the building has no architectural significance and is therefore not individually eligible for listing in the National or California Register under any criteria. Further, this action includes the removal of the property from the City's local historic register, the Historical Building Study List. Accordingly, there are no exceptions to the categorical exemptions under CEQA Guidelines apply, including Section 15300.2, because the building is not historically significant and does not maintain historic integrity.
CLIMATE IMPACT
There are no identifiable climate impacts or climate action opportunities associated with the subject of this report. The project will submit a Waste Management Plan for the handling of Construction and Demolition Debris pursuant to AMC, Chapter 21-24.
RECOMMENDATION
Conduct a public hearing and approve the draft resolution removing the property from the Historic Building Study List and issuing a Certificate of Approval to allow the demolition of a structure built prior to 1942 at 1711 Arbor Street (Exhibit 6).
Respectfully Submitted,
Steven Buckley, Secretary to the Historical Advisory Board
By,
Tristan Suire, Planner II
Exhibits:
1. Project Plans
2. 2025 Historic Evaluation
3. 1711 Arbor Street Permit History
4. 1979 Survey Photo
5. Draft Resolution
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