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Home My WebLink AboutCHC-1007-17 (ARCH-0817-2017 -- 1171 Pismo Street)RESOLUTION NO. CHC -1007-17 A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE FINDING PROPOSED MODIFICATIONS AND ADDITIONS TO A CONTRIBUTING HISTORIC PROPERTY, CONSISTENT WITH THE CITY'S HISTORIC PRESERVATION ORDINANCE AND WITH THE SECRETARY OF THE INTERIOR STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES; 1171 PISMO STREET (ARCH -0817-2017) WHEREAS, the applicant, Greg Wynn, filed an application on June 26, 2017, for review of proposed modifications adding 335 sq. ft. to the existing residence at 1171 Pismo Street, and a proposed 956 sq. ft. addition to the rear of the residence, a Contributing List Historic Residence; and, WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room (Room 9) of City Hall, 990 Palm Street, San Luis Obispo, California, on August 14, 2017, for the purpose of reviewing the proposed modifications and addition to the residence at 1171 Pismo Street; 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, and in particular § 3.4 regarding changes to historic resources. The project involves the alteration of less than 25% of the original structure (§ 3.4.2) and preserves the architectural character, form, and appearance of the building (§ 3.4.3). The proposed addition, using wood siding and trim (or a compatible substitute material), and similar window pattern, and asphalt composition shingle roofing material, is architecturally compatible with the character of the house (§ 3.4.4). 2. The project is consistent with the Secretary of Interior's Standards for the Treatment of Historic Properties. The property continues to be used for its historical use, and its historic character is preserved. Distinctive materials, features, and finishes defining the property's historical character will be retained and preserved, as recommended by Standard #9 for rehabilitation of historic properties, including: its rectangular form; four-sided hip roof, soffit, frieze board, and attic dormer; wood siding; front porch with turned wood Resolution No. CHC -1007-17 ARCH -0817-2017 (1171 Pismo Street) Page 2 support columns; double -hung windows with diamond -pattern muntins in the upper sash; and diamond-shaped window in the front fagade. The proposed "pop -out" modifications and new addition are both situated below the existing roof line, preserving the roof form of the existing building. 3. The project conforms to the goals and policies of the General Plan's Conservation and Open Space Policies, and in particular Policies 3.3.1 and 3.3.4, regarding the preservation of historical and architectural resources. The modifications and new addition are sensitively designed in a manner consistent with the original building's architectural style and historic character, using wood siding and trim, similar window patterning, and preserving the existing roofline. The design of the addition protects the historical character of the property, and follows the Secretary of the Interior's Standards for the Treatment of Historic Properties. 4. The existing 1926 addition to the dwelling is not part of the original construction of the home, does not date from the building's period of construction, does not contain features that contribute to its historic character, and has not acquired historic significance in its own right. SECTION 2. Environmental Review. This project is exempt from the provisions of the California Environmental Quality Act (CEQA) as described in CEQA Guidelines § 15301 (Existing Facilities). It involves minor alteration of an existing structure and will not cause a substantial adverse change in the significance of a historical resource. SECTION 3. Action. The Cultural Heritage Committee does hereby recommend that the Community Development Director find the project consistent with the City's Historic Preservation Ordinance and with the Secretary of the Interior's Standards for the Treatment of Historic Properties, subject to the following conditions: 1. Preservation of resource. Plans submitted for permits to complete this project shall clearly depict and describe the amount of framework, roof, and exterior walls and cladding of the original building that is retained. Plans shall demonstrate that at least 75% of these elements are retained, consistent with § 3.4.2. of the City's Historic Preservation Program Guidelines. 2. Retention of features. Features identified in supporting documentation included with this application as being important in defining the overall historic character of the building ("character -defining features"), including the original siding, shall be retained and preserved in a manner consistent with the Secretary of Interior's Standards for the Rehabilitation of Historic Properties (SOI Standards). Consistent with these standards, any such feature that is too deteriorated to repair shall be replaced in kind or, where appropriate, with compatible substitute material. Any such replacement shall be justified with documentation demonstrating that retention of the feature, or use the same kind of material, is not technically or economically feasible, and that replacement is consistent with SOI Standards, to the satisfaction of the Community Development Director. Resolution No. CHC -1007-17 ARCH -0817-2017 (1171 Pismo Street) Page 3 3. Retention of windows. The original windows shall be retained and preserved in a manner consistent with the Secretary of Interior's Standards for the Rehabilitation of Historic Properties (SOI Standards) and re -used where feasible, except for the two windows displaced by the "kitchen pop - out" along the west elevation. Consistent with these standards, windows that are too deteriorated to repair shall be replaced in kind using the same sash and pane configuration and other design details, using the same kind of material, or, where appropriate, a compatible substitute material. Any such replacement shall be justified with documentation demonstrating that retention of the window, or use the same kind of material, is not technically or economically feasible, and that replacement is consistent with SOI Standards, to the satisfaction of the Community Development Director. 4. Colors and materials. Plan submitted for permits to complete this project shall clearly depict and describe the materials and color of siding, roofing, and windows used for the new addition. These materials shall be carefully selected to be compatible with those of the existing residence. Dimensions of siding, and of windows, including window frames and mullions, lintels, sills, surrounds, recesses, trim, and other related window features, shall be clearly indicated. Compatibility of these materials and features with the dimension and appearance of the siding and windows of the existing building shall be clearly demonstrated, to the satisfaction of the Community Development Director. 5. Relation of new elements to existing porch. The design of the decking and railing leading to the entry on the west elevation of the new addition, as depicted on plans submitted with this application, shall be modified so that any porch or deck feature along this side of the property is visually recessive and subordinate to the character -defining front porch, as seen from the street and sidewalk. On motion by Committee Member Matteson, seconded by Committee Member Baer, and on the following roll call vote: AYES: Committee Members Brajkovich, Haydu, Baer, Matteson, Vice -Chair Larrabee, and Chair Papp NOES: None REFRAIN: None ABSENT: Committee Member Kincaid The foregoing resolution was passed and adopted this 14th day of August, 2017. Brian Leveille, Secretary Cultural Heritage Committee