Demolition of three buildings on Commercial Street to make way for a new arts center and the razing of a house on Rural Street will proceed after the Emporia City Commission approved the necessary permits on Wednesday, overriding objections from the Kansas Historic Preservation Office.
The preservation office denied the permits on grounds that they violate standards of the Kansas State Historical Society.
The preservation office’s decisions were appealed by the Emporia Arts Council, which is close to completing its fundraising efforts to build the new arts center, and the Messiah Lutheran Church, which owns the Rural Street property and wants the house that occupies the lot razed to make way for future uses.
The arts center permit, for the buildings at 811, 813 and 815 Commercial Street, had to go through the historical preservation office for review because of the buildings’ proximity to the Granada Theatre. Under state statute, work requiring a permit on a structure within a 500-foot radius of a building that is listed on the National Register of Historic Places must be reviewed by the preservation office.
The permit for the demolition of the house at 1106 Rural St. was denied because of the house’s proximity to the Walt Mason House at 606 W. 12th Ave.
After reviewing the project proposals, the preservation office sent a letter to the city outlining the reasons for its denial of the requests. The letter stated that the projects violate two standards from the “Standards and Guidelines for Evaluating the Effects of Projects on Environs.” One standard states that the removal or alteration of distinctive buildings, structures, landscape features or spatial relationships that characterize the environs should be avoided. The other states that demolition of character-defining buildings in a historic property’s environs should be avoided.
While the preservation office has the authority to deny the permits, the ultimate authority lies with the city commission. To override the denials, the commission must hold public hearings and determine that there are no “prudent and feasible alternatives” to the projects.
Duane Henrikson, former president of the Granada Theatre Alliance, spoke in favor of the arts center project, saying that it will benefit the people of Emporia in numerous ways.
“One thing I think you should consider is the economic impact of this project for downtown Emporia and the surrounding community,” Henrikson said, pointing to an estimate from Granada Theatre director Doug Ford that 13,000 people have visited the Granada Theatre since it opened its doors in October.
“That’s a conservative estimate,” Henrikson said. He also mentioned all the development going on downtown, including the Granada Lofts, and said that if this project was approved it would lead to more development.
Commissioner Kevin Nelson expressed concern about the location of the project, and the fact that the buildings currently occupying the lots are not so deteriorated that they have to be removed.
“It’s a great project,” Nelson said. “The biggest concern I have is location, which is the alternative existence within this measure.” Nelson said he was worried about jeopardizing the three buildings currently there when the arts council didn’t consider other locations for the center.
“We were talking about ‘prudent and feasible,’ I think it’s prudent and feasible that this building be built right next to the Granada,” Commissioner Jim Kessler said. “It’s a wise use right next to a historic building that common sense-wise they would be used together. It’s feasible, it’s suitable to be in there for the same reason it’s not feasible to try to turn the existing buildings into an arts center. It won’t work.”
The commission voted 4-1 to approve the arts council’s permit, with Nelson voting against.
The permit for demolition of the house at 1106 Rural Street was denied for similar reasons: because the house sits within 500 feet of the Walt Mason House.
The house on rural street has been owned by the Messiah Lutheran Church for several decades, and was rented out until January of this year. Because of the house’s deteriorated condition, the church voted to raze the house to make way for a green space for the moment and to allow room for future development.
Greg Larson, ministry support team leader for the church, said the congregation voted to raze the house rather than go to the expense of restoring it to an acceptable condition. Larson said it would cost $63,000 to restore the house, which is appraised at $56,000. Razing the house will cost $5,000.
“We are currently evaluating church needs and conducting focus groups to determine the best use for the property,” Larson said, mentioning that the congregation hopes in the future to build a structure that would be devoted to youth activities.
The commission voted 5-0 in favor of approving the permit.
Chevelle_Joe (anonymous) says...
Sure.. why not demolish three perfectly good buildings zoned commercial for an arts council that would work just as well anywhere else in town. Great idea. While we are at it we may as well add on to the new courthouse we didn't need and sell the fairgrounds too..
May 8, 2009 at 1:38 a.m. ( permalink | suggest removal )