720 Moss St.

District: Parkview - Partial Control 

Owner: Cultural Properties LLC

HDLC Staff: Chase Klugh 

Rating: Contributing 

Applicant: Peter Gardner

HDLC Guidelines: 

Section 12, Pages 23-24 of the Guidelines for New Construction, Additions and Demolition states that the demolition of all or portions of historic resources within a local Historic District or Landmark site are considered drastic actions, since they alter the character of the area. Once historic resources or buildings that contribute to the heritage of the community are destroyed, it is generally impossible to reproduce their design, texture, materials, details and their special character and interest in the neighborhood. When reviewing demolition applications at properties located within a Historic District or at a Landmark site, the HDLC uses the following criteria in its evaluations:

• The historic or architectural significance of the building or structure as designated by its “rating”: Contributing. 

• The importance of the building or structure to the tout ensemble of the area: Constructed in ca. 1920, 720 Moss Street is a contributing one-story frame Craftsman-stylized Bungalow residence. Originally constructed as a two-family building, 720 Moss Street was converted into a single by 1940. The early twentieth-century residential development of the Parkview area included the construction of Eastlake, Colonial Revival, and Craftsman Bungalow stylized buildings. As 720 Moss Street is a quintessential example of the Bungalow style, the residence is important to the tout ensemble of the district, mirroring the development of the surrounding built environment. 

• The alternatives to demolition that have been explored by the applicant: None are known at this time. 

• The special character and aesthetic interest that the building or structure adds to the local Historic District: The Craftsman Bungalow detailing is clearly discernable at 720 Moss Street. The building retains several original character defining features including its low-lying front porch with short wide columns atop brick pedestals surmounted by a gabled dormer with exposed rafter tails. The front façade also sports original doors and sidelites. The building also retains its original six of two wood windows, characteristic of the Craftsman style. In addition, an original chimney (although no longer penetrating the roof) remains at the right-side elevation. As an example of the Craftsman Bungalow style, the building adds to both the special character and aesthetic interest of the Parkview Historic District. 

• The difficulty or impossibility of reproducing such a building or structure because of its design, texture, material or detail: Based on the building's age and Craftsman Bungalow style, the original design would be extremely difficult to reproduce accurately through contemporary construction. Furthermore, the material and detail that complement the building's style would only act as a historicist reconstruction rather than being of the time period in which the existing building was completed. 

• The condition of the building or structure: The building is determined to be in good condition and occupied. 

Staff Recommendation: 

The proposed plans call for raising the building, essentially creating a two story residence. The proposed foundation would be raised to 3'10" and a first floor with a floor to ceiling height of 10'11" would be constructed. This work involves restructuring 100% of the existing wall structure, constituting a full demolition. The proposed demolition, if realized, would essentially create a new typology, destroying the original form and style of the building. This work would negatively impact the character of the surrounding Parkview district. 

Overall, the proposed exterior alterations to raise the building significantly impact the existing building. Demolition definition number four (4) explicitly denotes this situation. The HDLC prefers proposals that accommodate square footage through the construction of rear or side yard additions rather than raising existing buildings. A rear wing at this property could readily accommodate the desired square footage. For that reason, Staff recommends denial of the proposed demolition. 

• Recommendation: Denial of proposed wall demolition for increase in building height.