Posted on 12/15/2018 3:28:16 PM PST by lowbridge
A property owner who illegally demolished a 1936 Twin Peaks house designed by a renowned modernist must rebuild an exact replica of the home rather than the much larger structure the property owner had proposed replacing it with, the City Planning Commission ruled this week.
In a unanimous 5-0 vote late Thursday night, the commission also ordered that the property owner Ross Johnston, through his 49 Hopkins LLC include a sidewalk plaque telling the story of the original house designed by architect Richard Neutra, the demolition and the replica.
The commission directive, unprecedented in San Francisco, comes more than a year after the home at 49 Hopkins Ave., known as the Largent House, was almost entirely knocked down. All that remained of the white, two-story redwood-and-concrete-block home was a garage door and frame.
Johnston had received planning permission only to remodel with a design that would have largely kept the first floor of the existing home intact.
Two months after the demolition, Johnston applied for a retroactive demolition permit and for permission to construct a new home that would increase the size from about 1,300 square feet to nearly 4,000 square feet.
The case attracted attention because Neutra is considered one of the most important modern architects and because it highlighted the trend of speculators illegally razing modest homes with the intention of replacing them with mega-homes. The new houses can fetch upward of $5 million, double or triple the price of an average house in already expensive San Francisco.
(Excerpt) Read more at sfchronicle.com ...
Novelist Ayn Rand and her husband, Frank O'Connor, an actor, relax on a patio.
Done dirt cheap.
She was very short. Couldn’t have been over five feet.
Plank #1 of the Communist Manifesto: Abolition of private property rights.
Winbigler House Early Los Altos Hills was a farming and orchard community. Some farms built substantial manor houses. In 1914 Palo Alto realtor William Cranston bought a 20-acre parcel of land in Los Altos Hills at what is now the corner of Fremont Road and Campo Vista Drive.The property included a big red barn and an old shingled farmhouse, which was called the Red Barn House. Two Cranston children, daughter Ruth Eleanor and son Alan - who would become United States Senator from California - roamed the area in childhood.
In 1922 the Cranstons sold the property to Dr. C.C. Crane. Crane demolished the old farmhouse and erected an elaborate manor 8,000-square foot manor in the style of a French chateau (Winbigler-House).
In 1946 Donald Winbigler and his wife Mary Elizabeth, a professional classical Spanish dancer, purchased the property. Winbigler was born in Illinois in 1909. After graduating from Monmouth College in 1931 he earned a doctorate in speech and drama at the University of Iowa, and came to Stanford as an assistant professor in 1940. In 1945 he was appointed Registrar by Stanford University President Donald Tressider. In 1950 he was appointed Dean of Students, a position he held during the tumultuous 1960's. Winbigler was known for being fair-minded to all sides, and presided over basic changes in the university-student relationship. The Winbigler House, as it became known, and the surrounding property, with an apricot and plum tree orchard, became a popular subject for local artists. Neighborhood children supposedly called the house "The Castle."
After Winbigler's wife died in 1998, he moved to the State of Washington to be near his son Myles. In 1999 the Winbigler House was sold for $4 million to Silicon Valley entrepreneurs Gordon Campbell and Maria Legeti. In the year 2000 Campbell and Ligeti applied to the Town of Los Altos Hills Planning Commission for permission to remodel and renovate the Winbigler House. A permit was granted, subject to conditions. A letter dated September 19, 2000, to the owners from Planning Director Carl Cahill stated "The existing home shall not be moved, relocated or demolished without prior site development review and approval by the Planning Commission."
In 2001 Los Altos Hills residents saw that the stately Winbigler House had been moved off its old foundation and was sitting on jacks. The original foundation was being replaced by an expanded basement and 5-car garage. Architect David Bogstead, Walnut Creek, said the old foundation was not seismically safe, and was musty. He assured residents that "The overall goal is, when it's done, it looks like it's always been there." Additionally, two-story would will be attached to the house's sides and rear. Other additions included a caretaker's residence, a studio-workshop, swimming pool, and tennis court. The new structure might comprise 36,000 square feet.
In August, 2002, residents were even more startled. Although the permit was for incorporation of the house into the new design, the Winbigler House was demolished instead. Demolition became a cause célèbre. Planning Director Cahill issued a stop-work order immediately after learning of the demolition. Residents blamed Town Council members for being negligent, turning a blind eye to such demolition, as it would be easy to get permission for a fait accompli. Mayor Bob Fenwick responded that there was no such policy. Ligeti and Campbell tried to minimize the matter. In one of their earliest public responses, Ligeti said she had simply overlooked the $52 demolition permit; and the new structure was to be a reproduction of the original one. Besides, the house could not have been saved. Walls were buckling, she said, and there was dry rot and termite damage. As the alternative to building a whole new structure would have been subdivision, she said "We're doing a great service to the community."
On September 12, 2002, by unanimous vote, Los Altos Hills planning commissioners levied a fine of $27,000 on Campbell and Ligeti, accusing them of arrogance for tearing down the Winbigler House. Ligeti deflected the matter as insignificant, compared with what was going on the rest of the world - the September 11, 2001 attacks; AIDS; the possibility of war in Iraq. "This ain't a big problem." It wasn't a demolition, but "a reconstruction disassembly." She said it was all just a procedural mistake that she hadn't gotten a demolition permit; it was far from clear, however, that she would have gotten one. Ligeti and Campbell had supposedly wanted to show the commission rotten timbers from the old house, which justified why it couldn't be saved, but didn't. The matter was complicated by an impending local election. Bill Kerns, a candidate for Town Council, called the demolition "a blatant betrayal of the community's trust." Townspeople overwhelmingly denounced the demolition. Other actions by the Planning Commission included denying a site development permit and a review of building inspection documents to determine why staff hadn't seen the demolition coming. The city attorney was directed to see if the architect could be barred from working in Los Altos Hills.
On December 19, 2002, after an appeal by Ligeti and Campbell, the Los Altos Hills Town Council voted 4-1 to uphold the Planning Commission's actions. In 2003 construction began at the site of a new structure, 45 feet higher than the original. Then it stopped. The property was sold to Pinewood School, which applied in October 2004 to remove the unfinished structure. Pinewood School's new quarters were never built, however. We see the property here today.
Addendum: Los Altos Hills issued a stop-work order on the property and, eventually, levied a $27,000 fine for the unauthorized removal of the house. Campbell-Ligeti responded with a $500,000 lawsuit, claiming the town had approved a housing plan that included removal of the house, and the ensuing stop-work order was "arbitrary and capricious."
In the June 21, 2006 settlement, the town and Campbell-Ligeti agreed to the dismissal of all claims, and the town agreed to waive the $27,000 penalty. Neither side admitted fault.
Pinewood School purchased the property from Campbell and Ligeti in 2004 as a possible site for its upper school. A negative reaction from neighbors changed Pinewood's plans, according to President Scott Riches. Pinewood placed the Winbigler property on the market in January 2006 for $15.5 million.
Well, at least the judge didn’t sentence the defendant
to be the plaintiff’s butler.
I once restored a 1936 house. After all those years, burgeoning growth all around and major traffic routes having been built nearby, there was only one hairline crack in the foundation. The house sailed right through inspection.
Not exactly Frank Loyd Wright.
Market is too far gone now, but I was looking for a small old house in my midwest college town to renovate and use for airbnb type rental. I’ve seen lots of sturdy construction in some of these old homes.
Eichler houses have more structural problems than Neutra houses. Both men advanced architecture as much or more than Gropius, Sert or Wright.
I prefer brick walls to glass ones. Nothing wrong with FLW’s Taliesin, but these look like public libraries.
My son lived In Nashville for a while. I helped him flip a house. Not all old construction is that wonderful. I helped a friend with some rehab on his house. Again, there were some short cuts. No headers. Studies on side in interior walls on closets etc. to save space. Wood floors were directly on joists with no underpayment. . No insulation. The other problem is we no longer live the way people did 75 to 100 years ago. We have far more clothes, bathrooms are more spa ish now than just a functional room to deal with body waste and stay clean. I do like the charm of old houses.
The good news is...labor will be cheap. There are plenty of illegal day laborers hanging out at the Home Depot.
I agree. If you buy a property you need to be aware of covenants, codes and historical significance. If you really want to see historical NAZIs vist Charlestons Historical district. Want to paint your house you put three colors on the house and the members of the historical board chose the color. If they dont like any of the colors try three more.
Life, liberty, and someone else’s pursuit of your happiness.
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It was an ugly, insignificant house.
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Looks like a gas station without pumps.
Welcome to San Fran, where the homeless have rights, but homeowners don’t. When the next earthquake hits San Fran, let’s not rebuild...
When you re dealing with designated Historical properties, the rules are different. Otherwise, the developers would tear everything down.
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