Historic Preservation Review Commission FROM - AWS
AGENDA ITEM HISTORIC PRESERVATION REVIEW COMMISSION MEETING DATE – NOVEMBER 16, 2017 CONSENT ITEMS
DATE
:
October 27, 2017
TO
:
Historic Preservation Review Commission
FROM
:
Adrian Lopez, Assistant Planner
SUBJECT
:
PROJECT
:
APPROVAL OF DESIGN REVIEW FOR A NEW DETACHED TWO CAR GARAGE AT 241 WEST J STREET, AFTER A DETERMINATION THAT THE PROJECT IS EXEMPT FROM CEQA Design Review 17PLN-00045 241 West J Street APN: 0087-162-130
EXECUTIVE SUMMARY: The property owner, Bendrew Jong requests design review approval for the construction of a detached garage located at 241 West J Street. The residence is designated as a contributing building within the Downtown Historic District. RECOMMENDATION: Adopt a resolution approving the design review request to construct a detached garage at 241 West J Street based on the findings and conditions of approval, after a determination that the project is categorically exempt from CEQA. GENERAL PLAN: ➢ Goal 2.1 Preserve Benicia as a small-sized city o Policy 2.1.1 Ensure that new development is compatible with adjacent existing development and does not detract from Benicia's small town qualities and historic heritage, and to the extent possible, contributes to the applicable quality of life factors noted in the General Plan
o Policy 2.1.2 Make efficient use of land in new development areas consistent with the surrounding neighborhood. ➢ Goal 3.1 Maintain and enhance Benicia’s historic character. o Policy 3.1.4 Promote the preservation and enhancement of historic neighborhoods, commercial areas, and governmental districts. o Policy 3.1.5 Permit new development, remodeling and building renovation in historic districts when consistent with the policies of the applicable Historic Conservation Plan. CEQA: The project is Categorically Exempt pursuant to Sections 15303 and 15331 of the California Environmental Quality Act (CEQA) Guidelines, as the application is for construction of a new accessory structure (“small facility”) in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (1995). BACKGROUND: Applicant / Owner: General Plan designation: Zoning designation: Existing / Proposed use: Adjacent zoning and uses: North: East: South: West:
Bendrew Jong Medium Density Residential Medium Density Residential Residential / Residential Medium Density Residential / Single-Family Residential (RS) Medium Density Residential / Medium Density Residential (RM) Single-Family Residential / Single-Family Residential Single-Family Residential / Medium Density Residential (RM)
The subject property is a single family residence located on the north side of West J Street, between West Second Street and West Third Street. Per the Historic Survey (2009) the subject property is a contributing structure in the Downtown Historic District.
Figure 1 – 241 West J Street
SUMMARY/ANALYSIS: The property owner proposes to add a new two car garage which will be accessed from the rear public alley. The two-car garage will be a simple 24’x24’ configuration. The garage installer is Tuff-Shed® which makes custom premiumquality garages. The proposed garage will have wooden siding similar to the house, and tan colored asphalt shingles that closely match the existing house. The garage is custom designed to have small, double-paned windows, a skylight, and 12” eaves on all sides, and the 5/12 sloped hip roof that closely matches the hip roof slope of the existing house. Figure 2 – South and north elevations of proposed garage
Figure 3 – East and west elevations of proposed garage
The garage is located to the rear of the lot and behind the structure, and will have virtually no visible impact from the street frontage on West J Street as demonstrated in Figure 4. Figure 4 - Various Views
Downtown Historic Conservation Plan The Downtown Historic Conservation Plan (DHCP) provides Design Guidelines for both exterior alterations to historic buildings and for new construction. The proposed new garage was evaluated for consistency with the standards for new construction. Staff has determined that the project is generally consistent with the guidelines. The proposed detached garage is evaluated with respect to the DHCP Design Guidelines in Table 1, below. Table 1: Consistency with the Downtown Historic Conservation Plan Design Guidelines for Residential Building Types New Construction Policy 2
Scale, Form and Massing Encourage building forms which are similar in scale, form and massing to neighboring single family residential structures, particularly those of historic merit.
Guideline 2.6
Provide detached garages accessed from alleyways or side (north-south) streets whenever possible. Double or multiple garage doors on street front façades are prohibited.
Policy 4
Accessory Buildings Accessory buildings such as garages, storage sheds, studios or workshops should be compatible with the main structure and detailed in accordance with the structure’s visible prominence and function.
Guideline 4.1
Small sheds and prefabricated buildings should be sited so that they are not visible from the street. They should be the same base color as the main building or a compatible neutral shade.
The proposed garage will be located off the rear alley and will not be visible from the primary street (West J Street). The design and color will be compatible with the home.
Guideline 4.2
Except for prefabricated buildings, accessory structures should be constructed of the same materials and finished in the same colors as the main structure.
The proposed siding is composite wood siding with vertical pattern, painted offwhite to closely match house. The roof will be a tan color asphalt shingle to match existing main structure.
The new detached garage is accessed from the north alley. No garage doors are on the street front façade.
Guideline 4.3
Freestanding garages sited along alleys should generally be simply composed and detailed. Where permitted, garages or other necessary buildings which are visible from the street should be designed and detailed with the same level of care as the main structure.
The proposed garage with the design changes is simply composed and detailed.
Secretary of the Interior’s Standards for Treatment of Historic Properties The proposed work is consistent with the overall intent and specific criteria of the Secretary of Interior Standards for Rehabilitation. “Rehabilitation” is defined as the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values. Table 2: Consistency with Secretary of Interior Standards Rehabilitation Guideline 3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. 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.
The proposed work will not create a false sense of historical development. No conjectural features or elements from other historic properties are proposed.
The proposed detached garage will use materials which are compatible with the existing historic structure. The proposed vertical composite wood siding will be compatible, but not match the existing clapboard siding. The garage will be differentiated from the historic home, yet compatible and clearly subordinate.
Zoning Compliance The proposed new detached garage, as conditioned in the draft Resolution, will comply with the requirements of the RM District as shown in Table 3 below.
Table 3: Consistency with Zoning Regulations Zoning Standard
Proposed
Height
15 feet
13 feet
Rear Setback
7 feet
5 feet (Proposed condition of approval will increase setback to 7 feet)
Side Setback
7 feet
6 feet (east) (Proposed condition of approval will increase setback to 7 feet) 45 feet (west)
Maximum Coverage
45%
21.14 %
CONCLUSION: The Design Review for the new detached garage is consistent with the Downtown Historic Conservation Plan, the Secretary of the Interior Standards for Rehabilitation, and Benicia Municipal Code requirements of the RM District. Staff recommends that the Commission approve the Design Review based on the findings and conditions of approval contained in the draft resolution. FURTHER ACTION: The decision of the Historic Preservation Review Commission may be appealed to the Planning Commission within ten (10) business days. Attachments: 1. Draft Resolution 2. DPR Form 523A 3. Site Plan, Elevations, Garage Plan with Elevations, Site Photos, and Site Section & Street Elevations (7 sheets)
DATE
:
October 27, 2017
TO
:
Historic Preservation Review Commission
FROM
:
Adrian Lopez, Assistant Planner
SUBJECT
:
PROJECT
:
APPROVAL OF DESIGN REVIEW FOR A NEW DETACHED TWO CAR GARAGE AT 241 WEST J STREET, AFTER A DETERMINATION THAT THE PROJECT IS EXEMPT FROM CEQA Design Review 17PLN-00045 241 West J Street APN: 0087-162-130
EXECUTIVE SUMMARY: The property owner, Bendrew Jong requests design review approval for the construction of a detached garage located at 241 West J Street. The residence is designated as a contributing building within the Downtown Historic District. RECOMMENDATION: Adopt a resolution approving the design review request to construct a detached garage at 241 West J Street based on the findings and conditions of approval, after a determination that the project is categorically exempt from CEQA. GENERAL PLAN: ➢ Goal 2.1 Preserve Benicia as a small-sized city o Policy 2.1.1 Ensure that new development is compatible with adjacent existing development and does not detract from Benicia's small town qualities and historic heritage, and to the extent possible, contributes to the applicable quality of life factors noted in the General Plan
o Policy 2.1.2 Make efficient use of land in new development areas consistent with the surrounding neighborhood. ➢ Goal 3.1 Maintain and enhance Benicia’s historic character. o Policy 3.1.4 Promote the preservation and enhancement of historic neighborhoods, commercial areas, and governmental districts. o Policy 3.1.5 Permit new development, remodeling and building renovation in historic districts when consistent with the policies of the applicable Historic Conservation Plan. CEQA: The project is Categorically Exempt pursuant to Sections 15303 and 15331 of the California Environmental Quality Act (CEQA) Guidelines, as the application is for construction of a new accessory structure (“small facility”) in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (1995). BACKGROUND: Applicant / Owner: General Plan designation: Zoning designation: Existing / Proposed use: Adjacent zoning and uses: North: East: South: West:
Bendrew Jong Medium Density Residential Medium Density Residential Residential / Residential Medium Density Residential / Single-Family Residential (RS) Medium Density Residential / Medium Density Residential (RM) Single-Family Residential / Single-Family Residential Single-Family Residential / Medium Density Residential (RM)
The subject property is a single family residence located on the north side of West J Street, between West Second Street and West Third Street. Per the Historic Survey (2009) the subject property is a contributing structure in the Downtown Historic District.
Figure 1 – 241 West J Street
SUMMARY/ANALYSIS: The property owner proposes to add a new two car garage which will be accessed from the rear public alley. The two-car garage will be a simple 24’x24’ configuration. The garage installer is Tuff-Shed® which makes custom premiumquality garages. The proposed garage will have wooden siding similar to the house, and tan colored asphalt shingles that closely match the existing house. The garage is custom designed to have small, double-paned windows, a skylight, and 12” eaves on all sides, and the 5/12 sloped hip roof that closely matches the hip roof slope of the existing house. Figure 2 – South and north elevations of proposed garage
Figure 3 – East and west elevations of proposed garage
The garage is located to the rear of the lot and behind the structure, and will have virtually no visible impact from the street frontage on West J Street as demonstrated in Figure 4. Figure 4 - Various Views
Downtown Historic Conservation Plan The Downtown Historic Conservation Plan (DHCP) provides Design Guidelines for both exterior alterations to historic buildings and for new construction. The proposed new garage was evaluated for consistency with the standards for new construction. Staff has determined that the project is generally consistent with the guidelines. The proposed detached garage is evaluated with respect to the DHCP Design Guidelines in Table 1, below. Table 1: Consistency with the Downtown Historic Conservation Plan Design Guidelines for Residential Building Types New Construction Policy 2
Scale, Form and Massing Encourage building forms which are similar in scale, form and massing to neighboring single family residential structures, particularly those of historic merit.
Guideline 2.6
Provide detached garages accessed from alleyways or side (north-south) streets whenever possible. Double or multiple garage doors on street front façades are prohibited.
Policy 4
Accessory Buildings Accessory buildings such as garages, storage sheds, studios or workshops should be compatible with the main structure and detailed in accordance with the structure’s visible prominence and function.
Guideline 4.1
Small sheds and prefabricated buildings should be sited so that they are not visible from the street. They should be the same base color as the main building or a compatible neutral shade.
The proposed garage will be located off the rear alley and will not be visible from the primary street (West J Street). The design and color will be compatible with the home.
Guideline 4.2
Except for prefabricated buildings, accessory structures should be constructed of the same materials and finished in the same colors as the main structure.
The proposed siding is composite wood siding with vertical pattern, painted offwhite to closely match house. The roof will be a tan color asphalt shingle to match existing main structure.
The new detached garage is accessed from the north alley. No garage doors are on the street front façade.
Guideline 4.3
Freestanding garages sited along alleys should generally be simply composed and detailed. Where permitted, garages or other necessary buildings which are visible from the street should be designed and detailed with the same level of care as the main structure.
The proposed garage with the design changes is simply composed and detailed.
Secretary of the Interior’s Standards for Treatment of Historic Properties The proposed work is consistent with the overall intent and specific criteria of the Secretary of Interior Standards for Rehabilitation. “Rehabilitation” is defined as the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values. Table 2: Consistency with Secretary of Interior Standards Rehabilitation Guideline 3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. 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.
The proposed work will not create a false sense of historical development. No conjectural features or elements from other historic properties are proposed.
The proposed detached garage will use materials which are compatible with the existing historic structure. The proposed vertical composite wood siding will be compatible, but not match the existing clapboard siding. The garage will be differentiated from the historic home, yet compatible and clearly subordinate.
Zoning Compliance The proposed new detached garage, as conditioned in the draft Resolution, will comply with the requirements of the RM District as shown in Table 3 below.
Table 3: Consistency with Zoning Regulations Zoning Standard
Proposed
Height
15 feet
13 feet
Rear Setback
7 feet
5 feet (Proposed condition of approval will increase setback to 7 feet)
Side Setback
7 feet
6 feet (east) (Proposed condition of approval will increase setback to 7 feet) 45 feet (west)
Maximum Coverage
45%
21.14 %
CONCLUSION: The Design Review for the new detached garage is consistent with the Downtown Historic Conservation Plan, the Secretary of the Interior Standards for Rehabilitation, and Benicia Municipal Code requirements of the RM District. Staff recommends that the Commission approve the Design Review based on the findings and conditions of approval contained in the draft resolution. FURTHER ACTION: The decision of the Historic Preservation Review Commission may be appealed to the Planning Commission within ten (10) business days. Attachments: 1. Draft Resolution 2. DPR Form 523A 3. Site Plan, Elevations, Garage Plan with Elevations, Site Photos, and Site Section & Street Elevations (7 sheets)
