HomeMy WebLinkAbout04-13-2015 CHC Item 2 - 1243 Palm Street (ARCH-0832-2015)Meeting Date: April 13, 2015
Item Number: #2
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Review of two new studio units beneath an existing one-story contributing historic
structure in the Mill Street Historic District.
PROJECT ADDRESS: 1243 Palm Street BY: Kyle Bell, Assistant Planner
FILE NUMBER: ARCH-0832-2015 FROM: Brian Leveille, Senior Planner
SUMMARY RECOMMENDATION
Recommend the Community Development Director approve the project based on findings, and subject
to conditions.
SITE DATA
Applicant Jennifer Yost
Historic Status Contributing List
Submittal Date January 23, 2015
Complete Date March 30, 2015
Zoning R-3-H (Medium-High Density
Residential with Historic
Overlay)
General Plan Medium-High Density
Residential
Site Area ~10,693 square feet
Environmental
Status
Categorically Exempt from
environmental review under
Section 15303 of the CEQA
Guidelines (New Construction
or Conversion of Small
Structures)
SUMMARY
The applicant proposes to construct two new studio units within the existing basement space of the
single-family residence. The property was added to the Contributing historic properties list in 1983.
The structure is described in the historic resource inventory as a Neo-Classical row-house.
Architectural elements of the house include a full basement and an offset porch covered by the main
roofline which is supported with classic columns. Exterior materials include clapboard siding, a
hipped roof with composition shingle, double hung windows, and glass glazing above the entry
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door. The residence is estimated to have been built in 1910 and is in good condition (Attachment 3,
Historic Resources Inventory).
The project requires review by the Cultural Heritage Committee pursuant to Historic Preservation
Program Guidelines section 3.1.2 (review of development projects) because the project is located
within a historic district and on a property with a listed Historic Resource.
PROJECT INFORMATION
Site Information/Setting
The property is within the Mill Street Historic District and is adjacent to other Contributing List
properties.
The project site currently contains a primary residence and an additional unit toward the rear of the
lot. The primary residence provides direct access to Palm Street from two driveways. The first
driveway leads to two existing tandem parking spaces that led to the previous garage. The second
driveway leads to the rear of the lot in order for vehicles to enter one driveway and exit the other.
The Sanborn map indicates that the original residence with a garage was built before 1926. The
garage was later converted to a one-bedroom unit.
Figure 1: 1243 Palm Street February 4, 1983 Figure 2: 1243 Palm Street April 6, 2015
Project Description
The applicant proposes to lift the existing residence to excavate and construct two studio units in the
space currently occupied by the existing basement. The conversion of the basement to studio units
will result in minor modifications to the exterior of the structure including a relocated staircase at
the rear of the structure, and new doors and windows at the basement level. The conversion will
incorporate exterior materials compatible with the existing structure, including the exterior smooth
plaster siding consistent with the existing basement and double hung windows and trim consistent
with the style of the main residence, (Attachment 4, reduced scale project plans). There will be no
changes to the front elevation facing Palm Street. Once the work to complete the studio conversion
is complete, the structure will be set back down in the same location.
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EVALUATION
The CHC’s role is to review the project in terms of its consistency with the Historic Preservation
Program Guidelines.
New Additions: Section 3.4.1(d) of the Guidelines states “additions to listed historic structures
should maintain the structures original architectural integrity and closely match the buildings
original architecture…in terms of scale, form, massing, rhythm fenestration, materials, color and
architectural details.”
Staff Analysis: The proposed additions comply with the Guidelines by providing a design that
complements and incorporates the existing architectural details, massing, colors, and materials
of the primary structure’s historic character, including the exterior wood siding and plaster,
and matching wood framed double-hung windows and doors. The basement conversion will
complement and not detract from the architectural significance of the residence. The proposed
additions complement the primary structure, and do not alter the character defining features
found in the existing contributing historic structure.
The project includes a proposal to lift the existing structure to demolish the basement area and
construct two studio units. The applicant proposes to achieve this by lifting the existing
building on hydraulic jacks in the same location. Once the work is completed the building will
be lowered in place to its original location. Staff recommends a condition of approval
requiring a report and any needed information for review by the Building Division in order to
ensure the Contributing resource is not damaged in the construction process (Attachment 1
Draft Resolution, Condition #3).
Neighborhood Compatibility: Sections 3.2.1 and 3.2.2 of the Historic Preservation Guidelines
require new structures in historic districts to be designed for architectural compatibility with the
district’s prevailing historic character/historic resources, as measured by consistency with scale,
massing, rhythm, signature architectural elements, exterior materials, siting and street yard setbacks.
Furthermore, the Guidelines state new development should not sharply contrast with, significantly
block public view of, or visually detract from, the historic character/historic resources of the district.
Staff Analysis: The proposed modifications to the existing basement are designed to be
compatible with the prevailing historic character of the neighborhood which includes
prominent street yard setbacks, and materials found throughout the neighborhood. The
proposed modifications will not affect the existing height or location of the existing residence
and architecturally, will be compatible with the primary use with similar colors, siding,
plaster, and windows and doors.
The CHC recommendation will inform the Director regarding compatibility of the proposed project
with the existing Contributing resource and the Mill Street Historic District. The Director will
incorporate this recommendation into review of the project for compliance with other site
development requirements such as parking, setbacks, height, and building code requirements.
Unit “B” located at front of property
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RECOMMENDATION
Adopt the draft Cultural Heritage Committee Resolution (Attachment 1) recommending the Director
approve the proposed remodel and addition to 1243 Palm Street.
ALTERNATIVES
1. Continue the item with direction to the applicant and staff on pertinent issues.
ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Historic Resources Inventory
4. Project Plans
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Attachment 1
RESOLUTION NO. XXXX-15
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE,
RECOMMENDING THE COMMUNITY DEVELOPMENT DIRECTOR APPROVE
THE CONSTRUCTION OF TWO NEW STUDIO UNITS IN PLACE OF THE
EXISTING BASEMENT SPACE ON A CONTRIBUTING HISTORIC PROPERTY AT
1243 PALM STREET, ARCH-0832-2015
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted
a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo,
California, on April 13, 2015, pursuant to a proceeding instituted under ARCH-0832-2015,
Jennifer Yost, applicant; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Cultural Heritage Committee has duly considered all evidence, including
the testimony of the applicant, interested parties, and the evaluation and recommendations by
staff, presented at said hearing.
BE IT RESOLVED, by the Cultural Heritage Committee of the City of San Luis Obispo
as follows:
Section 1. Findings.
1. The proposed project will not be detrimental to the health, safety, and welfare of persons
living or working at the site or in the vicinity because, the project conforms to all zoning
regulation requirements, building codes, and other applicable City development
standards.
2. The project is consistent with the Community Design Guidelines for multifamily housing
design and is consistent with the City’s Historic Preservation Guidelines, because the
architectural character of the existing residence is retained, and new construction is
consistent with the existing character including site design, roofing style, siding materials
and finish, and scale. The proposed project does not alter the scale or historical character
of the existing residence
3. The project is consistent with the General Plan policies for compatible development
(LUE 2.2.9), residential project objectives (LUE 2.2.11), housing production (HE 6.10),
and housing conservation (HE 3.11) since the project retains the scale and character of
the existing residence; maintains the existing residential use, and creates two additional
multi-family units.
4. The project is consistent with the Medium-High Density Residential (LUE 2.4.7) land use
designation because the project provides attached dwellings in two-story buildings, with
common outdoor areas in close proximity to employment centers and transit corridors.
Section 2. Environmental Review. The project is exempt under Class 3, New
Construction or Conversion of Small Structures, Section 15303 of the CEQA Guidelines. The
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Resolution No.XXXX-13 Attachment 1
1243 Palm Street (ARCH-0832-2015)
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project consists of new construction of two residential units within the footprint of an existing
single-family residence in an urbanized area
Section 3. Action. The Committee hereby recommends approval of the proposed project
to construct two new studio units on a contributing historic property (ARCH-0832-2015), subject
to the following conditions:
Conditions
Planning
1. A building plan check submittal that is in full conformance with approved project plans
and conditions of approval herein shall be submitted for review and approval of the
Community Development Department. A separate, full-size sheet shall be included in
working drawings submitted for a building permit that lists all conditions of project
approval. Reference shall be made in the margin of listed items as to where in plans
requirements are addressed. Any change to approved design, colors, materials,
landscaping, or other conditions of approval, must be approved by the Director or
Architectural Review Commission, as deemed appropriate.
2. Plans submitted for construction permits for the new structures will clearly indicate the
colors and materials of all building surfaces, trim, and detail on building elevation
drawings.
3. Plans submitted for construction permits shall include the method and details to
accomplish the lifting of the structure, demolition of existing basement, and construction
of the studio units under the existing residence. All required information shall be
provided to guarantee preservation of the historic residence and all character defining
features to the satisfaction of the Chief Building Official and Community Development
Director. A security bond shall be submitted to complete necessary reconstruction work
in the event the project is not fully completed or the historic residence incurs structural
damage or character defining details are compromised.
4. The locations of all wall-mounted lighting fixtures will be indicated out on building
elevations included as part of plans submitted for a building permit. All wall-mounted
lighting will complement the building architecture and shall be shielded to insure that
light is directed downward consistent with Section 17.23.050 of the Zoning Regulations.
5. Plans submitted for construction permits will include a landscaping plan indicating the
extent of landscaped area, hardscape, plant selection, and method of irrigation, consistent
with Community Design Guidelines, Engineering Standards, and Water-Efficient
Landscape Standards, as applicable.
Utilities
6. The property’s existing sewer lateral to the point of connection at the City main must
pass a video inspection, including repair or replacement, as part of the project. The
CCTV inspection shall be submitted during the Building Permit Review Process for
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Resolution No.XXXX-13 Attachment 1
1243 Palm Street (ARCH-0832-2015)
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review and approval by the Utilities Department prior to issuance of a Building Permit.
Public Works
5. Projects involving the construction of new structures, the addition of dwelling units, or
the substantial remodel of existing structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard.
MC 12.16.050
6. The building plan submittal shall show both driveway approaches to be repaired or
replaced to comply with current City and ADA standards to the satisfaction of the Public
Works Department. The driveway pan may be able to be retained with the replacement
of the ramp and some sidewalk panels. The driveway approaches shall be improved to
prevent the scraping of cars using the driveway approach.
7. The building plan submittal shall include a complete utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing
underground and overhead services shall be shown along with any proposed alterations or
upgrades. All work in the public right-of-way shall be shown or noted.
8. The building plan submittal shall include a complete grading and drainage plan. The
grading and drainage plan shall show existing structures and grades located within 15’ of
the property lines in accordance with the grading ordinance. The plan shall consider
historic offsite drainage tributary to this property that may need to be accepted and
conveyed along with the improved on-site drainage. This development may alter and/or
increase the storm water runoff from this site or adjoining sites. The improved or altered
drainage shall be directed to the street and not across adjoining property lines unless the
drainage is conveyed within recorded easements or existing waterways.
9. The building plan submittal shall include an agreement with the neighbor to reduce the
height of the fence along the driveway to comply with zoning regulations. The plans
shall show the neighboring fence with a maximum height of 36” to be maintained for the
10’ line of sight triangle. The existing/proposed hedge/fence shall be removed/trimmed to
comply with the zoning regulations for fence heights and to improve the line-of-sight
distance between vehicles exiting the driveway and pedestrians using the adjoining public
sidewalk area.
10. The building plan submittal shall show all existing trees on the property with a trunk
diameter of 3” or greater. Offsite trees along the adjoining property lines with canopies
and/or root systems that extend onto the property shall be shown for reference. The plan
shall note which trees are to remain and which trees are proposed for removal. Include
the diameter and species of all trees. Tree canopies should generally be shown to scale
for reference. Tree removals may require approval by the City Arborist and/or Tree
Committee. The plan shall show all existing and proposed street trees.
11. Two street trees shall be required in the planting area at the back of sidewalk. Street
trees are required at a rate of one 15 gallon street tree for each 35 linear feet of frontage.
Tree species shall be approved by the City Arborist.
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Resolution No.XXXX-13 Attachment 1
1243 Palm Street (ARCH-0832-2015)
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12. The building plan submittal shall show all tree protection measures to be implemented to
the satisfaction of the City Arborist. The City Arborist shall review and approve the
proposed tree protection measures prior to commencing with any demolition, grading, or
construction. The City Arborist shall approve any safety pruning, the cutting of
substantial roots, or grading within the dripline of trees. A city-approved arborist shall
complete safety pruning. Any required tree protection measures shall be shown or noted
on the building plans.
Code Requirements
The following code requirements are included for information purposes only. They serve to give
the architect a general idea of other City requirements that will apply to the project. This is not
intended to be an exhaustive list as other requirements may be identified during the plan check
process.
1. Water and Sewer impact fees will be charged for the two proposed studio units.
On motion by Committee member, , seconded by Committee member, , and on the
following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 13th day of April 2015.
_____________________________
Brian Leveille, Secretary
Cultural Heritage Committee
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VICINITY MAP File No.ARCH-0832-20151243 Palm ¯
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