235 WASHINGTON AVENUE

BASECAMP305

The following summaries were generated by AI from the official documents linked below. They may contain errors. Please refer to the original documents for authoritative information.

Proposal

The applicant proposes the total demolition of the existing contributing 2-story Art Deco structure built in 1938 and its replacement with a recreational open space and playground for the adjacent Basecamp305 school at 251 Washington Avenue. The project includes construction of an interpretive façade element along Washington Avenue consisting of open ceramic breeze blocks with fiber-reinforced concrete eyebrow projections referencing the original structure, along with perimeter fencing, hardscape, seating areas, and landscaping surfaced with pervious artificial turf striped for two mini soccer fields. A front setback variance is also requested to place the interpretive façade element at the property line where five feet is required.

From the Letter of Intent

Demolition of existing two-story structure and development of landscaped open space to serve the adjacent BaseCamp305 school. The project includes recreational open space, benches, hardscape, fencing, and an architectural element designed as homage to the original Parkside Hotel structure.

• Demolition of existing two-story structure
• Installation of landscaped open space with native plants including Pigeon Plum trees, Allspice trees, and various native shrubs
• Construction of 7-foot aluminum picket fence set back 4 feet from front property line
• Installation of pervious synthetic turf system (TigerTurf Everglade Spring Pro) striped for two mini soccer fields
• Construction of architectural element at front property line as homage to original structure
• Installation of benches for passive recreation
• Creation of historic display to honor original Parkside Hotel

Staff Recommendation

Compliance Findings:

Key Issues

• Total demolition of a contributing structure within the Ocean Beach Local Historic District
• Structural condition assessment concludes materials are compromised and cannot support imposed loads, recommending demolition
• Feasibility of facade retention vs. demolition due to reinforced concrete electrical poles along rear property line precluding conventional demolition access
• Board divergence on whether to retain existing facade via exoskeleton, reconstruct identical facade, or approve interpretive contemporary facade design
• Recycling or salvage plan for demolition not yet provided (Sea Level Rise criterion A not satisfied)
• Front setback variance required to place interpretive facade element at property line (0 ft) where 5 ft is required
• Secretary of Interior's Standards for Rehabilitation not satisfied due to total demolition of contributing structure
• Compatibility of proposed structure with environment and adjacent structures (criterion 2.d not satisfied)
• Replication of demolished structure discouraged and not recommended given flood elevation constraints and structural decline

Cover Sheet

Microfilm

Structural Assessment

Recertification

Mailing Labels

Building Card

Staff Report

Letter of Intent

Historic Resources Report

Narrative Response

Architectural Plans

Landscape Plans

Survey

Checklist

Other