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HomeMy WebLinkAboutItem 4b. 889 Buchon St. (DIR-0555-2022) CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: 889 BUCHON STREET (DIR-0555-2022) REVIEW OF A PROPOSED RECONSTRUCTED GARAGE AND ACCESSORY DWELLING UNIT ADDITION BY: Walter Oetzell, Assistant Planner Phone Number: (805) 781-7593 Email: woetzell@slocity.org APPLICANT: Jessica Lehrbaum, Architect RECOMMENDATION Provide a recommendation to the Community Development Director regarding the consistency of a proposed new addition with the City’s historical preservation policies (Accessory Dwelling Unit over a garage, Contributing List property in the Old Town Historic District) 1.0 BACKGROUND The applicant proposes construction of a replacement garage, with an Accessory Dwelling Unit (ADU) above the garage, and a small addition joining the new construction to an existing single-family dwelling (see Project Plans, Attachment A), on property designated as a Contributing List Resource in the City’s Inventory of Historic Resources and located within the Old Town District. As provided by § 14.01.030 (C) (4) of the City’s Historic Preservation Ordinance, the application is being referred to the Cultural Heritage Committee (CHC) for its recommendation to the Community Development Director as to the consistency of this alteration with historical preservation policies, including any relevant conditions of approval the Committee may recommend. 2.0 DISCUSSION Site and Setting The subject property is a residential parcel at the southwest corner of Morro and Buchon Streets, within the Old Town Historic District, one of the City’s oldest residential neighborhoods, built up historically around the turn of the twentieth century, with older structures dating back to the 1880s (see District description, Attachment B). Meeting Date: 2/27/2023 Item Number: 4b Time Estimate: 30 Minutes Page 29 of 71 Item 4b DIR-0555-2022 (889 Buchon) Cultural Heritage Committee Report – February 27, 2023 The immediate neighborhood is characterized by one- and two-story dwellings in a variety of styles, including Bungalow, Craftsman, and various Victorian styles. The site is developed with a one-story single-family dwelling with detached garage and workshop, built in 1922.1 The property was designated as a Contributing List Resource in the City’s Inventory of Historic Resources in February 1987 (Resolution 6158), a designation applied to buildings that maintain their original historic and architectural character and contribute to the unique or historic character of a neighborhood, district, or to the City as a whole (Historical Preservation Ordinance § 14.01.050(B)) As described in City records, (see Architectural Worksheet, Attachment C), the primary dwelling on this property is a single story in height, rectangular in plan, with broad medium-pitch roof forms, a corner porch entry, and groups of rectangular windows with divided lights, including a distinctive arrangement of five window panels across the Buchon Street frontage of the building. It exhibits elements of Craftsman Bungalow style in its use of exposed rafters and support brackets, though it incorporates an arched ceiling over the porch. The City’s Historic Context Statement provides a summary description of the characteristics of the Craftsman style, included as Attachment D to this report. Project Description The applicant proposes to demolish the existing garage and workshop and construct a replacement garage (see Project Plans, Attachment A, and Figure 3) in a position that brings its walls a few feet further from the property line, for conformance to current fire and building safety standards. A second story will be constructed above the garage to accommodate an Accessory Dwelling Unit (ADU). The ADU entry, kitchen, and a “Mud Room” will connect the new construction to the primary dwelling at its southwest corner. The predominant exterior material is cement plaster, with wood fascia and window trim, decorative roof brackets, overhanging eaves, rectangular sash windows, and asphalt shingle roofing. 1 Counter Assessor records indicate a “Year Built” date of 1920 Figure 1: 889 Buchon St; corner entry (left), garage and workshop (right) Page 30 of 71 Item 4b DIR-0555-2022 (889 Buchon) Cultural Heritage Committee Report – February 27, 2023 3.0 EVALUATION Proposed work for alterations and additions to listed historical resources must be consistent with guidelines for Changes to Historic Resources set out in § 3.4 of the City’s Historic Preservation Program Guidelines (HPPG). As they apply to additions, these guidelines aim to ensure maintenance of a resource’s original architectural integrity and a close match to the historical building’s original architecture, in terms of scale, form, massing, rhythm, fenestration, materials, color, and architectural details. (§ 3.4 (d)), and that the work is carried out in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties2 (§ 3.4 (f)). An Accessory Dwelling Unit consistent with standards set out in § 17.86.020 of the City’s Zoning Regulations is normally approved ministerially, without discretionary review. However, the proposed new construction encroaches up to five feet into the required side setbacks, for which an exception has been requested under this application . 2 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. Washington, D.C.: U.S. Department of the Interior National Park Service; Technical Preservation Services, 2017 Figure 2: Proposed garage reconstruction, ADU addition (right) Page 31 of 71 Item 4b DIR-0555-2022 (889 Buchon) Cultural Heritage Committee Report – February 27, 2023 Secretary of the Interior’s Standards 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. Recommended Not Recommended New Additions Constructing a new addition on a secondary or non-character defining elevation and limiting its size and scale in relationship to the historic building. Constructing a new addition on or adjacent to a primary elevation of the building which negatively impacts the building’s historic character. Constructing a new addition that results in the least possible loss of historic materials so that character-defining features are not obscured, damaged, or destroyed. Attaching a new addition in a manner that obscures, damages, or destroys character- defining features of the historic building. Designing a new addition that is compatible with the historic building. Designing a new addition that is significantly different and, thus, incompatible with the historic building. Using the same forms, materials, and color range of the historic building in a manner that does not duplicate it but distinguishes the addition from the original building. Duplicating the exact form, material, style, and detailing of the historic building in a new addition so that the new work appears to be historic. Distinguishing the addition from the original building by setting it back from the wall plane of the historic building. Discussion: The proposed Accessory Dwelling Unit is placed above a garage that will serve the primary dwelling on the property, and involves minimal disturbance to the existing building, resulting only in the removal of two windows and a secondary entry at its southwest corner. At two stories in height, the addition is appropriately scaled in relation to the single-story dwelling on the site, and the one - and two-story residential structures in the vicinity. Although the property’s situation as a corner lot results in increased visibility into the property from the Buchon street side, the addition is set back about 25 feet from the property line and about 20 feet behind the wall plane of the dwelling, reducing its apparent scale as viewed from the street. According to the property owner’s preference, the new construction closely matches in style and detail the Craftsman theme of the primary dwelling, though its more vertical two -story form distinguishes it to some degree from the dwelling, such that it can be differentiated from the original construction. Page 32 of 71 Item 4b DIR-0555-2022 (889 Buchon) Cultural Heritage Committee Report – February 27, 2023 The compatibility of its forms and materials, consistency of its scale and mass with that of adjacent structures, and minimal alteration of the existing dwelling provide a basis for finding that it is compatible with the property’s historical character and the character of the Old Town Historic District in terms of scale, form, massing, materials, and details, as encouraged by Historic Preservation Program Guidelines and Secretary of the Interior’s Standards for the Treatment of Historic Properties. 4.0 ENVIRONMENTAL REVIEW Construction of a residential addition is categorically exempt from CEQA environmental review, as minor alteration of Existing Facilities (Guidelines § 15301). 5.0 ACTION ALTERNATIVES 5.1 Recommend that the Community Development Director find the project consistent with the City's historical preservation policies, with any suggested conditions of approval necessary to achieve such consistency. 5.2 Continue consideration of the item, with direction to staff and applicant 5.3 Recommend that the Community Development Director find the project inconsistent with historical preservation policies, citing specific areas of inconsistency 6.0 ATTACHMENTS A - Project Plans (ARCH-0555-2022) B - Old Town Historic District (Historic Preservation Program Guidelines) C - Architectural Worksheet (ARCH-0555-2022) D - Craftsman Style (Context Statement) Page 33 of 71 Page 34 of 71 1/4/23Date RevisionsPROJECT:TURRENTINEADU889 BUCHONSTREET,SAN LUIS OBISPO,CASHEET #:T1.1SHEET TITLE:TiTLE SHEET& PROJECTDATAPage 35 of 71 PROJECT:TURRENTINEADU889 BUCHONSTREET,SAN LUIS OBISPO,CAExistingPrimaryResidenceSHEET #:A1.1Date RevisionsSHEET TITLE:PROPOSED SITE PLANGROUNDCOVER &PLANTINGS1511Morro885Buchon889Buchon ADU Entry (N)Garage(N)Mudroom (N)1/4/23Page 36 of 71 SHEET #:A1.2Date RevisionsPROJECT:TURRENTINEADU889 BUCHONSTREET,SAN LUIS OBISPO,CAExisting 1224 SFPrimary ResidenceSHEET TITLE:PROPOSEDUTILITIESGRADING &DRAINAGE Proposed 110 sfADU Entry288 sfGarage/Laundry toreplaceExist Proposed 80 sfMudroom1/4/23Page 37 of 71 PROJECT:TURRENTINEADU889 BUCHONSTREET,SAN LUIS OBISPO,CAKitLRCloCloBdrmBaBdrmDRHallPorchLndryGarageSHEET TITLE:DEMO PLANDate RevisionsSHEET #:A2.0Date Revisionsxxxx1/4/23Page 38 of 71 SHEET #:A2.2SHEET TITLE: PROPOSED1st FLOOR PLAN&2nd FLOOR PLANDate RevisionsSHEET #:A2.2Date RevisionsPROJECT:TURRENTINEADU889 BUCHONSTREET,SAN LUIS OBISPO,CAKitLRCloCloBdrmBaBdrmDRHallPorchLndry(N)Garage (N)xxxxEntry (N)BathMud Rm(N)NewADUBaPLUMBING FIXTURE UNIT CALCULATIONQUANITY MIN. PIPE SIZEPRIMARY DWELLING (E)TOILETLAVATORYKITCHEN SINK/ DISHWASHBATHSHOWERHOSEBIBPROPOSED ADUTOILETLAVATORYBAR SINKBATH/ SHOWER2211130.50.50.50.50.50.5WSFU/EA.2.511.5422.5/1Subtotal12110.50.50.50.52.5114ADU new fixturesTotal proposed fixturesTOTAL WSFU521.5424.5192.521413.532.5THE EXISTING WATER METER IS 5/8" WITH A 3/4" COPPER SERVICE LATERAL. BOTH THEEXISTING DWELLING AND ADU WILL BE SERVED BY THE EXISTING WATER METER.10.5 4 4CLOTHES WASHER1/4/23Page 39 of 71 SHEET TITLE:EXISTING &PROPOSEDROOF PLANDate RevisionsSHEET #:A2.3’PROJECT:TURRENTINEADU889 BUCHONSTREET,SAN LUIS OBISPO,CA1/4/23Page 40 of 71 PROJECT:TURRENTINEADU889 BUCHONSTREET,SAN LUIS OBISPO,CASHEET TITLE:EXISTINGELEVATIONSDate RevisionsSHEET #:A3.0Date Revisions885 Buchon1511 Morro885 Buchon1/4/23Page 41 of 71 SHEET #:A3.1SHEET TITLE:PROPOSEDELEVATIONSDate RevisionsPROJECT:TURRENTINEADU889 BUCHONSTREET,SAN LUIS OBISPO,CA1511 Morro885 Buchon1/4/23Page 42 of 71 SHEET #:A3.2SHEET TITLE:PROPOSEDELEVATIONS& SECTIONDate RevisionsPROJECT:TURRENTINEADU889 BUCHONSTREET,SAN LUIS OBISPO,CA885 BuchonADU Entry1/4/23Page 43 of 71 Page 44 of 71 34 5.2.1 Old Town Historic District Setting Established in 1987, the Old Town Historic District abuts the Railroad district on the southeast and is generally bounded by Pacific and Islay streets on the north and south, and by Santa Rosa and Beach streets on the east and west. As one of the City’s oldest residential neighborhoods, Old Town was built up historically around the turn of the twentieth century, with older structures dating back to the 1880s. It consists of five subdivisions: the Mission Vineyard Tract recorded in March 1873, the Dallidet Tract recorded in 1876, the Murray Church Tract recorded in 1876, the Ingleside Homestead Tract, recorded in 1887, and the La Vina Homestead Tract, recorded in 1903. The District encompasses 86.1 acres, or 0.13 square miles. The District’s prominent location, located just south of and uphill from the Downtown commercial district, made it a desirable neighborhood for the City’s emerging merchant class and leading citizens. Here, residents were close to businesses and commerce, but could avoid the flooding and mud that plagued the Downtown. Home sites were laid out in regular grid patterns, with relatively wide (60 foot right-of-way) streets and 60 foot wide lots. The resultant wide streets and lot frontages allowed deep (20+ feet) setbacks and ample landscaping, reinforcing the district’s prosperous image. Today the high concentration of 100 year old or older residences establishes the District’s predominant architectural and visual character. Site Features and Characteristics Common site features and characteristics include: A. Prominent street yard setbacks of 20 feet or more B. Coach barn (garage) recessed into rear yard C. Finish floors raised 2 3 above finish grade D. Front entries oriented toward street, with prominent walk, stairs and porch E. Front building facades oriented parallel to street 1060 Pismo Street, South Elevation Page 45 of 71 35 Architectural Character In keeping with its peak period of development between 1880 and 1920, the Old Town District has many examples of High Victorian architecture, a style popular in California during that time period that reflected prosperity, power and discriminating taste. This included several style variations, such as Queen Anne, Italianate, Stick and Gothic Revival influences, especially along the top of the hill within the district roughly aligned with Buchon Street. Other, more modest structures with simpler styles abound in other areas of the district. These buildings were first home to the burgeoning merchant class in San Luis Obispo that emerged during the turn of the century. These styles include Neo-classic Row House, Folk Victorian, and Craftsman Bungalow, with many homes borrowing architectural details from several styles. Most of the houses in this district were designed and constructed by the homes’ first occupants or by local builders and were influenced by architectural pattern books of the time period. The shared first story porches along Pismo Street are a good example of a common design feature linking buildings. Predominant architectural features include: A. Two- and rarely three-story houses B. Mostly gable and hip roof types C. Highly ornamented roof features, including prominent fascias, bargeboards, gable end treatments, decorative shingles, prominent pediments or cornices D. Traditional fenestration, such as double-hung, wood sash windows, divided light windows, ornamental front doors, wood screen doors E. Painted wood surface material, including siding and decorative moldings Although many of the buildings were built at separate times, the pattern, rhythm and repetition of common design elements or detailing of historic building facades along Old Town streets creates a prevailing theme and character for the district. Individually Contributing Elements in the Old Town District Some buildings within the bounds of the Old Town District, constructed outside of the period of significance for the district, 1880- 1920, do not share the elements outlined in the above description, but have achieved historical significance on their own and 1543 Morro Street, East Elevation M.F. Avila House, 1443 Osos Street, East Elevation Page 46 of 71 36 therefore individually contribute to the historic character of San Luis Obispo. The M.F. Avila House at 1443 Osos Street is an example of a Spanish Revival style building built in the late 1920s that has been placed on the City’s Master List as a significant resource, in this case for its craftsmanship as well as its association with a historically significant local person. St. Stephens Episcopal Church at 1344 Nipomo Street built in 1873 is an example of Carpenter Gothic style. The first Episcopal church in San Luis Obispo County, St. Stephens is historically significant both its architecture and its association with the pioneer period of San Luis Obispo. Non-Contributing Elements in the Old Town District Non-contributing buildings are those buildings that both do not meet the criteria outlined above and have not achieved historical significance. Most of the contemporary buildings in the district fall into this category. Non-contributing architectural styles, materials or site features include: A. Contemporary stucco or other material exterior siding B. Flat or extremely low pitched roof C. Aluminum sliding windows D. Rectilinear, “boxy” shape or very horizontal massing E. Unarticulated wall surfaces The Vista Grande Apartments, 1415 Morro Street, East Elevation. Page 47 of 71 37 *** 1059 Leff Street; Biddle House, 559 Pismo Street; 1624, 1636, 1642 Morro Street; and Pismo Buchon Alley from Santa Rosa Street Page 48 of 71 Page 49 of 71 Page 50 of 71 City of San Luis Obispo Architectural Character Citywide Historic Context Statement HISTORIC RESOURCES GROUP 141 CRAFTSMAN Craftsman architecture in America grew out of the late-19th century English Arts and Crafts movement. It stressed simplicity of design, hand-craftsmanship, and the relationship to the climate and landscape. Craftsman architecture was widely published in architectural journals and pattern books, popularizing the style throughout the country. Affordable and easily constructed from local materials, the mostly one- or one-and-a-half-story homes were often referred to as “bungalows” and dominated middle-class residential design during the first quarter of the 20th century. Character-defining features include:  Horizontal massing  Low-pitched gabled roof  Widely overhanging eaves with exposed rafters, beams, or braces  Wood exterior wall cladding (shingle, shake, or clapboard)  Projecting partial-, full-width or wrap-around front porch  Heavy porch piers, often of river stone or masonry  Wood-frame casement or double-hung sash windows, often grouped in multiples  Widely-proportioned front doors, often with a beveled light  Wide window and door surrounds, often with extended lintels  Extensive use of natural materials (wood, brick or river stone) 1339 Higuera Street. Source: City of San Luis Obispo. Burch House, 1333 Mill Street, 1915. Source: Historic Resources Group. Residence, 863 Islay Street, c. 1915. Source: Historic Resources Group. Page 51 of 71 Page 52 of 71 02‐27‐2023 Item 4b Staff Presentation 1 DIR-0555-2022 (889 Buchon) Review of new construction – garage and Accessory Dwelling Unit Historic Preservation Ordinance and Guidelines Actions Subject to Cultural Heritage Committee Review (HPO §14.010.30 (C) (4)) New construction, additions or alterations located in historic districts, or on historically listed properties, or sensitive archaeological sites Changes to historic buildings (HPPG §3.3.4) New accessory structures should complement the primary structure’s historic character through compatibility with its form, massing, color, and materials 1 2 02‐27‐2023 Item 4b Staff Presentation 2 3 4 02‐27‐2023 Item 4b Staff Presentation 3 5 6 02‐27‐2023 Item 4b Staff Presentation 4 Historic Preservation Ordinance and Guidelines Changes to historic buildings (HPPG §3.4.1 (d) Additions to listed historic structures should maintain the structure’s original architectural integrity and closely match the building’s original architecture, […] in terms of scale, form, massing, rhythm, fenestration, materials, color and architectural details Scale Two Stories, consistent with one- and two-story dwellings on site and in vicinity Placement Behind wall plane of dwelling; more than 20 feet from Buchon frontage Minimal disturbance to existing dwelling Architectural Character Employs Craftsman elements (roof form, exposed rafters, decorative brackets) 7 8 02‐27‐2023 Item 4b Staff Presentation 5 SOI Standards (Rehabilitation) 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. Not RecommendedRecommended New Additions Constructing a new addition on or adjacent to a primary elevation of the building which negatively impacts the building’s historic character. Constructing a new addition on a secondary or non- characterdefining elevation and limiting its size and scale in relationship to the historic building. Attaching a new addition in a manner that obscures, damages, or destroys character-defining features of the historic building. Constructing a new addition that results in the least possible loss of historic materials so that character- defining features are not obscured, damaged, or destroyed. Designing a new addition that is significantly different and, thus, incompatible with the historic building. Designing a new addition that is compatible with the historic building. Duplicating the exact form, material, style, and detailing of the historic building in a new addition so that the new work appears to be historic. Using the same forms, materials, and color range of the historic building in a manner that does not duplicate it but distinguishes the addition from the original building. Distinguishing the addition from the original building by setting it back from the wall plane of the historic building. 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