Item 9b
Unpermitted Demolition of a Historic Resource at 1239 N. Everett Street, to Consider Issuance of Penalties, and to Authorize Recordation of Instrument Imposing Covenants Memorializing the Penalties
City Council
April 30, 2024
2 1420 Valley View
Illegal Demolition – February 2018
Item 9b
3 2019 Demolition Deterrence Ordinance Amendments
Apply to historic district contributors, pending historic districts, and potential historic resources
For complete demolitions:
• 3-year development permit prohibition, record covenant (complete demolition) • Affirmative maintenance of vacant site, prohibit parking and other uses on vacant site • New structure maintains footprint, height, and square footage; HPC review For partial demolitions:
• Reconstruct altered features/areas as they were
Fines/civil penalties
Item 9b
1239 N. Everett Street – Pending Bellehurst Historic District 4Item 9b
• Built in 1927
• Identified as district
contributor in draft survey MLS Real Estate Photos (2023) MLS Real Estate Photos
2023
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N. Everett Street
N
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N. Everett Street
N
original footprint (1224 s.f.)
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N. Everett Street
addition footprint (+ 692 s.f.)
original footprint (1224 s.f.)
N
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Demolition in Progress
October 19, 2023
Demolition in Progress
October 19, 2023 12Item 9b
Planning Staff Photos
November 14, 2024
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Planning Photos
November 14, 2023
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Planning Photos
November 14, 2023 15Item 9b
Planning Photos – most debris removed from site
November 14, 2023 16Item 9b
Planning Photos
November 14, 2023
Salvaged original framing
lumber (left) and apparent
reuse of salvaged lumber
(right)
Note fresh edge of new plywood
subfloor between joist and sill
plate – indicates wall had been
demolished and then rebuilt with
old lumber 17Item 9b
MLS photo – 2023
former open porch had been converted
into sunroom at some time after original
construction
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October 19, 2023 afternoon (neighbor photo) – day of Stop Work Order October 19, 2023 evening (Planning photo)
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November 14, 2023 – Planning photos – shortly after meeting with applicants 20Item 9b
Building Inspector photo - day after meeting with applicants November 15, 2023
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Staff Recommendation
• 3-year moratorium on construction permit issuance (until 10/18/2026) and recorded covenant (GMC 15.20.090.C)
• Invoke affirmative site maintenance provisions (GMC 15.20.090.D), including removal of partially built addition and remaining portions of the original house and either:
• Limit new development on site to the footprint, height, and square footage of the house prior to demolition, if Council finds the work to be a complete demolition (GMC 15.20.090.E) or
• Reconstruct house to match its previous size, proportions, design, details, materials, and overall appearance, if Council finds work to be a partial demolition (GMC 15.20.090.F) 22Item 9b
GMC 15.20.090.C
In addition to any other remedies provided herein, in the event a designated historic resource, a resource pending designation as a historic resource, a potential historic resource, or a protected interior is completely or partially demolished in violation of this chapter, as a penalty no building or construction related permits shall be issued for the property upon which the demolition took place for a period of three years from the date of demolition. Said penalty shall be issued and enforced either by the city council following a public hearing, or by a civil action filed by the city attorney and adjudicated by a court of competent jurisdiction. The city shall also record an instrument imposing covenants on real property with the county of Los Angeles that memorializes the time period during which permit issuance is prohibited. A demolition shall be presumed to have occurred on the date the city had actual knowledge of the demolition.
GMC 15.20.090.E
In addition to any other remedies provided herein, in the event a designated historic resource, a resource pending designation as a historic resource, or a potential historic resource is completely demolished in violation of this chapter, any new building(s) or structure(s) proposed for construction on the site after the expiration of the construction permit ban set forth in subsection C shall be limited to the same footprint, height, and square footage as the demolished building(s) or structure(s). The foregoing notwithstanding, the director of community development shall have discretion to allow deviations from this provision to cure prior nonconforming conditions and to make changes that would benefit the community in order to achieve compliance with the design review guidelines and with this chapter. In the event the owner of a designated historic resource, a resource pending designation as a historic resource, or a potential historic resource that was completely demolished applies to subdivide the property into two or more lots, and proposes to build two or more buildings or structures, after the expiration of the construction permit ban set forth in subsection C, the application shall be considered under the city's subdivision code; provided, however, at least one of the structures shall be limited to the same footprint, height and square footage as the demolished building(s) or structure(s). The design of the remaining one or more structure(s) shall be considered based on the city's design review standards and guidelines.
GMC 15.20.090.F
In addition to any other remedies provided herein, in the event a designated historic resource, a resource pending designation as a historic resource, a potential historic resource, or a protected interior is partially demolished through removal of one or more character-defining features in violation of this chapter, the missing features shall be reconstructed and/or replaced in kind to match the original in terms of size, proportions, design, details, materials, and overall appearance. In the event that aspects of the original feature(s) cannot be discerned through documentary and/or physical evidence, the director of community development shall determine the preferred method of reconstruction or replacement. 23Item 9b