ZF #2022-0071: Consider a request for a Historic Alteration Permit to demolish the Samuel Carpenter Cottage, a County Designated Historic Landmark, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). The project site is located on a 20± acre agriculturally zoned parcel at 28462 County Road 87D, approximately 1/2-mile west of the City of Winters (APN: 030-190-018). An exemption based on Section 15301 (Class 1) of the CEQA Guidelines has been prepared for this project. (Applicant/Owner: Peter & Deborah Hunter) (Planner: Jeff Anderson)

That the Planning Commission, sitting as the County's Historic Preservation Commission: 

On January 19, 2023, the Historic Preservation Commission held a public hearing to consider a request by the applicant to make additions and alter the exterior of the Samuel Carpenter Cottage. The home, estimated to have been built around 1860, is an early Hall-and-Parlor style house that is one of the earliest remaining pioneer dwellings in the Winters vicinity. Initially, the applicant proposed to modestly increase the size of the home and retain as much of the character of the original structure as possible, while bringing it up to current standards for habitability using fire rated materials. 

On January 19, 2023, the Commission held a public hearing, heard testimony from the applicant, deliberated the original proposal, and continued the item to February 9, 2023. On January 29, 2023, after further investigation of the condition of the structure, the applicant submitted a revised project request (Attachment E) to demolish the Samuel Carpenter Cottage. This new request to demolish the structure required a new 10-day public hearing notice which could not be achieved prior to the February 9 hearing; thus, the Historic Preservation Commission directed staff to return to a future hearing for action on the amended Historic Alteration Permit request. Copies of January 19 and February 9 staff reports and links to project materials are included as Attachment G.

PROJECT DESCRIPTION
The applicant’s original proposal to restore and add on to the Samuel Carpenter Cottage was crafted without having completed a full inspection of the foundation and without fully considering potential safety hazards with the 1860s structure. After a more thorough inspection, the applicant describes that the floor joists rest directly on top of two inches of gravel on soil, with sandstone supporting the sill plates. The home would need to be raised in order to construct a new foundation and to install plumbing (currently plumbing is piped directly through the wall of the home), along with significant restoration work on the deteriorated structure, making it economically infeasible to preserve the home.

The applicant’s observations about the foundation and overall safety of the home were verified by a County building inspector who visited the property on January 31 and confirmed that the structure has foundation damage, structural damage, and noted the presence of mold in the interior. The inspector affirmed that the cost to retain the home and improve the foundation and structural components to bring them up to current building standards would be exorbitant. Therefore, the applicant proposes to demolish the Samuel Carpenter Cottage. The applicant intends to construct a new home in the same location as the cottage. The new home would be subject to standard permitting requirements, but would not fall under the purview of the Historic Preservation Commission. 

ANALYSIS
Section 8-11.110(a) of the County's Historic Landmarks Ordinance authorizes the demolition of a locally designated historic structure if the Commission finds that the demolition will not be a great loss to the County, or, even if a great loss, that the project proponent has been unable to develop any reasonably economically feasible alternative plan for the preservation of the structure. Staff does not consider the demolition of the Samuel Carpenter Cottage to be a great loss to the County. The home is tucked away on a 20-acre agriculturally zoned property and is not visible from any public right-of-way. The location where the home sits and the outward views to the remaining California Mission Figs and almond orchard planted by the Carpenter brothers over 150 years ago hold historical significance, as well as sentimental value, to the property owners (applicant). The new home would retain these views and would preserve some of the interior materials, as feasible. The applicant intends to salvage much of the interior tongue and groove panels for the new front porch and is exploring the possibility of donating the panels with love note carvings to the Historical Society of Winters for public display.

Further, Section 8-11.110(c) directs that if the Commission finds that the retention of the structure constitutes a hazard to public safety and the hazard cannot be eliminated by economic means available to the owner, the Commission shall approve the application for demolition. The home has significant foundation and structural damage, that if left unchanged constitutes a hazard to public safety (anyone who may enter the structure). The cost to raise the structure in order to construct a new foundation, in combination with the cost to restore the home, would be financially unviable. Attachment C contains findings in support of the demolition of the Samuel Carpenter Cottage.

The Historical Society of Winters has provided feedback and comments throughout the application review process and recommends demolition of the Samuel Carpenter Cottage based on their understanding that renovation is not feasible (Attachment F). Staff recommends the Commission approve the demolition of the historic Samuel Carpenter Cottage that would allow the applicant to retain the building site, preserve the unique setting surrounding the site, and provide for a new home in memory of the cottage.

Two members of the Historical Society of Winters toured the project site on February 18, 2023, to view the cottage and discuss the project with the applicant. The Historical Society of Winters submitted an email supporting the proposed demolition of the Samuel Carpenter Cottage (Attachment F). A public hearing notice was mailed to property owners within 1,000 feet on February 24; no public comments have been received.

Any person who is dissatisfied with the decisions of this Historic Preservation Commission may appeal to the Board of Supervisors by filing a notice of appeal with the Clerk of the Board within fifteen (15) days from the date of the action. A Planning Commission Appeal Form and appeal fee immediately payable to “County of Yolo” must be submitted at the time of filing. The Board of Supervisors may sustain, modify or overrule this decision. The Planning Commission Appeal Form can be accessed at the following link: https://www.yolocounty.org/government/board-of-supervisors/clerk-of-the-board/planning-commission-appeal