HomeMy WebLinkAbout07-27-2015 CHC Item 1 - 1053 Islay Street (ARCH-1170-2015)CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Remodel and addition to a dwelling behind a Contributing historic property in the
Old Town Historic District
ADDRESS: 1053 Islay St BY: Walter Oetzell, Assistant Planner
Phone: 781-7593
E-mail: woetzell@slocity.org
FILE #: ARCH-1170-2015 FROM: Brian Leveille, Senior Planner
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1), recommending that the
Director grant final approval of the project, based on findings.
SITE DATA
Applicant Lesa Jones & Michael Olsten
Representative Louisa Smith
Submittal Date 4/1/2015
Complete Date June 10, 2015
Zoning R-3-H (Medium-High Density
Residential with Historic
Overlay)
General Plan Medium High Density
Residential
Site Area 12,750 square feet
Historic Status Contributing List Resource
Environmental
Status
Categorically Exempt
(CEQA Guidelines §15301:
Existing Facilities)
SUMMARY
The applicant has submitted an application for architectural review of a remodel and addition to
an existing 1-bedroom dwelling built over a garage at the rear of the project site. The project
includes an addition to the structure, creating additional living space over a two-space carport.
Meeting Date: July 26, 2015
Item Number: 1
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1.0 COMMITTEE’S PURVIEW
The Committee’s role is to provide a recommendation to the Community Development Director
on the application of historic preservation standards and guidelines.1
2.0 PROJECT INFORMATION
2.1 Site Information
The site is located on the south side of Islay Street, about 100 feet west of Santa Rosa Street in a
Medium-High Density Residential and Historical Preservation Zone (R-3-H). It is within the Old
Town Historic District and surrounded by single-family residences that are Contributing List and
Master List Resources. Many properties in the neighborhood are also developed with smaller
units behind the primary residence.
Table 1: Site Information
Access Islay Street (entry and exit)
Site Dimensions
(approx.)
Area: 7,500 square feet; Width: 50 feet; Depth: 150 feet
Street Frontage: 50 feet (Islay)
Topography Slope: Flat
Natural Features: Small trees on site; ± 45’ NW of San Luis Obispo Creek
Present Use &
Development
Single-family residence (3-BR); Apartment (1-BR) over garage
Surrounding Use /
Zoning
Single-family dwellings with additional units behind primary residences
Medium-High Density Residential and Historical Preservation Zone (R-3-H)
Buildings on site: The primary residence on the site is a single-story house in a Neo-Colonial
style sheathed in wood clapboard siding. It has a medium sloped hip roof with exposed rafters
and a large gable decorated with fish-scale shingles at the front of the house. Double-hung
1 Historic Preservation Ordinance § 14.01.030(B)(4) and (B)(5))
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windows face the street.2 The building is set back 20 feet from the sidewalk and a wide walkway
leads through square corner posts framing an elevated porch.
Recessed 45 feet behind the house, in the rear yard, is a two-story structure built in 1947 with a
two-car garage on the lower floor and a one-bedroom dwelling above. The garage is sided in
cement plaster and the upstairs apartment in horizontal wood siding. The building also has a hip
roof with exposed rafters, but has vinyl windows and lacks the decorative details that
characterize the primary residence.
2.2 Project Description
The project involves modification of the two-story garage and 1-bedroom apartment (480 sq. ft.)
structure. The interior of the apartment will be remodeled, removing an interior wall to create a
dining area adjacent to the kitchen. An addition will be made to the east side of the structure,
adding living area, a bathroom, and a bedroom to the upper-floor apartment, and a yoga room,
stairway, storage area, and carport to the lower floor of the structure. The modified structure will
have 834 sq. ft. of living area, 105 sq. ft. of exterior storage area, and 2 new parking spaces.
3.0 EVALUATION
This project is located in the Old Town Historic District, one of the City’s oldest residential
neighborhoods, built up historically around the turn of the 20th Century. Common site features
and architectural characteristics within the district are summarized in Table 23
Table 2: Old Town Historic District
Site Features and Characteristics Predominant Architectural Features
Prominent street yard setbacks of 20 ft. or more
Coach barn (garage) recessed into rear yard
Finish floors raised 2 3 above finish grade
Front building facades oriented parallel to
street
Front entries oriented toward street, with
prominent walk, stairs and porch
Two- and rarely three-story houses
Mostly gable and hip roof types
Highly ornamented roof features, including prominent fascias,
bargeboards, gable end treatments, decorative shingles,
prominent pediments or cornices
Traditional fenestration, such as double-hung, wood sash
windows, divided light windows, ornamental front doors, wood
screen doors
Painted wood surface material, including siding and decorative
moldings
2 These windows were originally wood-framed, but were replaced by vinyl-framed windows.
3 Historic Preservation Program Guidelines § 5.2.1
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Projects involving new construction in historic districts should be architecturally compatible with
the historical character of the district4; should not detract from historically designated structures
adjacent to the property;5 and, accessory structures and additions on properties with historic
resources should complement the primary structure’s historic character.6 Applicable Historic
Preservation Program Guidelines and Secretary of Interior Standards applicable to the project are
discussed below.
Staff Analysis: The Historic Preservation Program Guidelines require that new structures be
designed to be architecturally compatible with the prevailing historic character of the historic
district “as measured by their consistency with the scale, massing, rhythm, signature architectural
elements, exterior materials, siting and street yard setbacks of the district’s historic structures,…”
(§ 3.2.1) and architecturally compatible with nearby historic resources:
New development should not sharply contrast with, significantly block public
views of, or visually detract from, the historic architectural character of
historically designated structures… (HPPG § 3.2.2)
New accessory structures should complement the primary structure’s historic
character through compatibility with its form, massing, color, and materials.
(HPPG § 3.4.1(c))
The Secretary of the Interior’s Standards for the Treatment of Historic Properties also provide
guidance for designing new construction adjacent to historic buildings:
…related new construction will not destroy historic materials, features, and
spatial relationships that characterize the property. The new work shall 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. (Standards for Rehabilitation, #9)
Staff Analysis: As a two-story residential structure, the building’s form and scale is in keeping
with the primary residence on the site and with other residences in the vicinity. The addition
extends the structure along its existing roof height and is complementary to the existing
structure’s massing and architectural style. It is not visible from the street.
The original cement plaster and wood siding of the garage and apartment are being retained, and
are compatible with the wood siding of the primary residence. The cement-fiber siding used on
the addition has an appearance and texture reflective of the wood siding on the primary
residence. Plans indicate that the modified garage and apartment will be painted to match the
primary residence.
4 Historic Preservation Program Guidelines § 3.2.1
5 Historic Preservation Program Guidelines § 3.2.2
6 Historic Preservation Program Guidelines § 3.4.1(c)
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Architectural details of the addition include wood trim around doors and windows, overhanging
eaves with fascia, wood deck guardrails, and a heavy timber wood beam feature along the
bottom of the upper-floor deck detailed to match the primary residence’s entry feature. The
materials and architectural details of the addition appear compatible with the primary residence
and are sufficiently differentiated from the character-defining features of the historic primary
residence.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental Quality
Act (CEQA). It consists of the minor alteration of an existing structure, with addition of less than
10,000 square feet of floor area, as described in CEQA Guidelines § 15301(e)(2) (Existing
Facilities). Public services and facilities are available, and the project is not located within an
environmentally sensitive area.
5.0 ALTERNATIVES
5.1. Continue the project with direction to the applicant and staff on pertinent issues.
5.2. Deny the project based on findings of inconsistency with the General Plan, Historic
Preservation Ordinance, or Historic Preservation Program Guidelines.
8.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity map
3. Project plans (reduced size)
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CULTURAL HERITAGE COMMITTEE
RESOLUTION NO. XXXX-15
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE
RECOMMENDING APPROVAL TO THE COMMUNITY DEVELOPMENT DIRECTOR
OF AN ADDITION TO AN APARTMENT AND GARAGE STRUCTURE LOCATED
BEHIND A RESIDENCE THAT IS A CONTRIBUTING LIST HISTORIC RESOURCE,
IN THE MEDIUM-HIGH DENSITY RESIDENTIAL (R-3-H) ZONE WITH HISTORICAL
PRESERVATION OVERLAY, LOCATED AT 1053 ISLAY STREET (ARCH-1170-2015)
WHEREAS, the applicants, Lesa Jones and Michael Olsten, filed an application
on April 1, 2015, for review of a proposed addition to an apartment and garage structure
at the rear of the lot at 1053 Islay; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street,
San Luis Obispo, California, on July 27, 2015, for the purpose of reviewing the proposed
addition to an apartment and garage structure at the rear of the lot at 1053 Islay; and
WHEREAS, notices of said public hearings 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 applicants, interested parties, and the evaluation and
recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Cultural Heritage Committee of
the City of San Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Cultural Heritage
Committee makes the following findings:
1. The project is consistent with the Historic Preservation Program Guidelines. The
project is architecturally compatible with the historic character of the Old Town
Historic District area, does not sharply contrast with, block public views of, or
visually detract from the historic architectural character of historically designated
structures, and retains and preserves character-defining features of historically
listed buildings.
2. The project is consistent with the Secretary of Interior’s Guidelines for the
Treatment of Historic Properties. The property continues to be used for its
historical use, and the project retains and preserves the distinctive materials,
features, and finishes that define the property’s historical character.
3. The project is consistent with goals and policies of the General Plan’s
Conservation and Open Space Policies. The new structure is designed in a
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manner that protects the historical character of the property and the
neighborhood.
Section 2. Environmental Review. This project is Categorically Exempt from the
California Environmental Quality Act (CEQA) as described in §15301 of the CEQA
Guidelines (Existing Facilities).The project consists of minor alteration of an existing
structure with an addition to a one bedroom residential unit and carport to an existing
apartment and garage.
Section 3. Action. The Cultural Heritage Committee does hereby recommend
approval of the proposed addition to an apartment and garage structure at the rear of
the property at 1053 Islay to the Community Development Director.
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 27th day of July, 2015.
_____________________
Brian Leveille, Senior Planner
Community Development Department
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