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Home My WebLink About07-27-2015 CHC Item 2 - 549 Buchon Street (ARCH-1387-2015)Meeting Date: July 27, 2015 Item Number: 2 CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: Review of two new residential units within the Old Town historic district ADDRESS: 549 Buchon Street BY: Rachel Cohen, Associate Planner FILE NUMBER: ARCH-1387-2015 FROM: Brian Leveille, Senior Planner SUMMARY RECOMMENDATION Recommend the Director approve the proposed two new residential units. Applicant/Owner John Cutter Historic Status Not Historic Zoning R-2-H (Historic Old Town District) General Plan Medium Density Residential Site Area ~7,380 square feet Environmental Status Categorically Exempt from environmental review under Section 15332, Class 32, In-fill Development Projects, of the CEQA Guidelines. 1.0 SUMMARY The applicant is proposing to demolish two existing residential units and construct two, new residential units within the Historic Old Town District. The project requires review by the Cultural Heritage Committee pursuant to Historic Preservation Program Guidelines1 because the CHC is responsible for evaluating the conformance of new construction in an historic district. 2.0 BACKGROUND 2.1 Site Information The subject site is located in the Old Town Historic District on Buchon Street between Beach Street and Nipomo Street (Attachment 2, Vicinity Map). The site is zoned Medium-Density Residential with a historic overlay (R-2-H) and contains two, attached, residential structures (a 1 Historic Preservation Program Guidelines, Section 3.1.2: The Director shall refer a development project application for a property located within a historic district or on a property with a listed Historic Resource to the CHC for review. CHC2 - 1 ARCH-1387-2015 (549 Buchon Street) Page 2 three bedroom house and a one bedroom apartment over a two car garage). The project site is surrounded by other residential structures within the same zone, many of which are contributing historic structures. The neighborhood contains mostly single, and several two story bungalow style residences with pitched roof features that face the street (see Figure 1 below). Figure 1: View of Buchon Street where the subject site is located 2.2 Previous Review • October 27, 2014, the CHC unanimously adopted a Resolution recommending the City Council remove 549 Buchon Street from the City’s list of contributing historic structures. A Historic Resource Evaluation by Bertrando and Bertando Research Consultants and staff analysis revealed that the subject property did not meet the evaluation criteria of the Historic Preservation Ordinance. • February 3, 2015, the City Council reviewed the project and approved the removal of property located at 549 Buchon Street from the City’s list of Contributing Historic Resources. • July 17, 2015, the Zoning Hearing Officer approved a request to allow tandem parking and an upper story side yard setback exception of 8 feet where normally 9 feet is required. 2.3 Project Description The applicant is proposing to remove all current structures on the site in order to construct two 2- bedroom residential units. The design of the structures is based on 1920s Craftsman stucco architecture and includes period specific details such as doors and windows, the 3/12 pitched roof and gable end kickers (see project plans). The project proposes to use high quality windows with powdercoated fiberglass, miter finished mullions. The exterior of the two houses will Figure 2: North elevation of the front house (top) and the rear house (bottom) CHC2 - 2 ARCH-1387-2015 (549 Buchon Street) Page 3 be finished with a hand troweled smooth stucco finish and wood or wood-looking composite trim. The porch and patio arch supports will also be finished with a smooth finish. 3.0 EVALUATION/DISCUSSION The City’s Historic Preservation Program Guidelines state, “New structures in historic districts shall be designed to be architecturally compatible with the district’s prevailing historic character as measured by their consistency with scale, massing, rhythm, signature architectural elements, exterior materials, siting and street yard setbacks of the district’s historic structures”2. The Old Town Historic District prominent site and architectural features include 3: • Street yard setbacks of 20 feet • Garage recessed to the rear of the yard • Finished floors raised 2-3 feet above finish grade • Front entries oriented toward the street with prominent walk, stairs and porch • Front building facades oriented parallel to the street • Two-story houses • Mostly gable and hip roof types • Highly ornamental roof features • Traditional fenestration • Painted wood surface material Staff Analysis The proposed residential units include site design and architectural features that are compatible with the existing characteristics of the Old Town District. The project’s two-story design and massing with gabled roofs is consistent with other structures found in the Old Town District and in the immediate vicinity of the project, without creating a false sense that the structures are historic. The proposed front house of the project includes a 16 foot front yard setback, which is consistent with street yard averaging4 standards provided in the Zoning regulations, and includes a prominent front porch and entry which are defining characteristics of the district. Both houses include windows with divided lights, craftsman styled doors and front facades that are oriented parallel with the street. The front house includes a craftsman styled garage door that complements the overall design of the house. Overall, the proposed project is consistent with Historic Preservation Guidelines since the new residential units complement and not detract from the architectural significance of the Old Town Historic District. Staff is recommending condition of approval #1 to ensure building permit submittals demonstrate consistent and quality architectural treatments are incorporated into final construction plans. Recommended condition of approval #1: Plans submitted for final construction permits shall incorporate details and callouts for architectural details (i.e. dimensions, materials, colors) 2 Historic Preservation Program Guidelines 3.2.1 Architecturally compatible development within Historic Districts 3 Historic Preservation Program Guidelines 5.2.1 Old Town Historic District 4 Zoning Regulations. Section 17.16.020.E.1.c. Street Yard Averaging. Where these regulations require street yards and where buildings have been erected on at least one-half of the lots on the block … the minimum required street yard shall be the average of the street yards on the developed lots, but in no case less than 10 feet nor more than would otherwise be required. CHC2 - 3 ARCH-1387-2015 (549 Buchon Street) Page 4 including but not limited to: windows and trim, porch supports, vents, fascia, plaster finish (smooth), and garage doors to the satisfaction of the Community Development Director. 4.0 ENVIRONMENTAL REVIEW The project is exempt from environmental review under Class 32 (Section 15332) In-fill Development Projects of the CEQA Guidelines because the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The project will not result in significant impacts on historic resources, traffic, noise, air quality or water quality. 5.0 RECOMMENDATION Recommend to the Director approve the project, based on findings, and subject to the conditions in the attached resolution. 6.0 ALTERNATIVES 6.1.Recommend that the project be denied based on inconsistency with the City’s Historic Preservation Program Guidelines. 6.2.Continue the item with specific direction for additional discussion or research. 7.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map Included in Committee member portfolio: project plans CHC2 - 4 ATTACHMENT 1 RESOLUTION NO. XXXX-15 A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE, RECOMMENDING THE DIRECTOR APPROVE THE DESIGN OF TWO NEW RESIDENTIAL UNITS WITHIN THE OLD TOWN HISTORIC DISTRICT AT 549 BUCHON STREET (ARCH 1387-2015) 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, pursuant to a proceeding instituted under application #ARCH-1387- 2015, John Cutter, 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 construction of the two new residential units is consistent with Historic Preservation Program Guidelines for new construction within Historic Districts since the new construction is compatible with the scale, size, massing and architectural features of existing development within the Old Town Historic District. 2. The project is consistent with Housing Element and Land Use Element Policies of the General Plan by providing new residential development that respects and preserves the neighborhood character and identity (LUE 2.1 and HE 3.6 & 7.1). 3. 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 and the conditions of approval of Use Permit USE-1388-2015. Section 2. Environmental Review. The project is exempt from environmental review under Class 32 (Section 15332) In-fill Development Projects of the CEQA Guidelines because the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The project will not result in significant impacts on historic resources, traffic, noise, air quality or water quality. Section 3. Action. The Committee hereby recommends approval of application #ARCH- 1387-2015, subject to the following conditions. Conditions 1. Plans submitted for final construction permits shall incorporate details and callouts for CHC2 - 5 ATTACHMENT 1 Resolution No.XXXX-15 ARCH-1387-2015 (549 Buchon Street) Page 2 architectural details (i.e. dimensions, materials, colors) including but not limited to: windows and trim, porch supports, vents, fascia, plaster finish (smooth), and garage doors to the satisfaction of 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, Secretary Cultural Heritage Committee CHC2 - 6 R-2 R-2-H R-2-H R-3-H R-2-H R-2 R-2 R-2 PF-H R-2-H R-3 R-2-H R-2-H ISLAY B E A C H BUCH O N NI P O M O PISMO VICINITY MAP File No. 1387-2015549 BUCHON ST ¯ ATTACHMENT 2 CHC2 - 7