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Historic Resources Board recommends reclassifying 405 Kipling to category 2
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Summary
The Palo Alto Historic Resources Board voted 4-0 to recommend that City Council reclassify 405 Kipling from category 4 to category 2 and to find the proposed rehabilitation consistent with the Secretary of the Interior's Standards; the applicant plans seismic upgrades and will transfer a 5,000 sq ft floor-area bonus off-site.
The Palo Alto Historic Resources Board voted 4-0 to recommend that City Council reclassify 405 Kipling from a category 4 to a category 2 resource and to confirm that the project's rehabilitation conforms with the Secretary of the Interior's Standards for Rehabilitation.
Staff presented the property's history and the findings of a Page and Turnbull historic resource evaluation that the building, constructed in 1897 by H.L. Upham, meets criteria 2, 5 and 6 for a category 2 listing. Planner Switzer said the building's remaining original features ' including shiplap siding, molded cornice and carved corbels ' support the reclassification recommendation and that the rehabilitation plan includes structural and material repairs.
Ken Hayes of Hayes Group Architects, presenting for the applicant Thoits Brothers, described a rehabilitation that includes replacing the unreinforced masonry foundation with a concrete foundation, restoring wood siding and windows, removing non-historic rear windows, and adding a detached accessory building for long-term bike storage and a covered trash enclosure. Hayes told the board the design "satisfies the concept of integrity" and urged members to elevate the building so it "can join its brothers and sisters on Kipling as a category 2".
The staff report and applicant materials noted a floor-area bonus program tied to seismic rehabilitation and the transfer-of-development-rights rules. Staff said the owner would be eligible for up to 5,000 square feet of bonus floor area if the property is reclassified and the rehabilitation proceeds. When asked whether the bonus would be used on-site, the applicant's representative, John Shank, said the developer would not use the bonus at 405 Kipling and plans to transfer those development rights to another property in their portfolio for future use.
During public comment, John Shank (representing the Thoits family) thanked the board and said the owner is committed to caring for the building and the downtown historic fabric. No speakers opposed the proposal on the record.
Chair Roman moved to recommend Council approve the reclassification and find the retrofit consistent with the Secretary of the Interior's Standards; the motion carried on a roll-call vote, 4-0. The board's action is a recommendation to City Council; final designation and any permit approvals remain subject to council review and subsequent staff processing.
Next steps: staff will forward the board's recommendation and the rehabilitation plan to the Director of Planning and Development Services and to City Council for formal consideration.
