Historic Preservation Review Commission FROM AWS
AGENDA ITEM HISTORIC PRESERVATION REVIEW COMMISSION MEETING DATE – DECEMBER 21, 2017 CONSENT ITEMS
DATE
:
December 12, 2017
TO
:
Historic Preservation Review Commission
FROM
:
Adrian Lopez, Assistant Planner
SUBJECT
:
PROJECT
:
APPROVAL OF DESIGN REVIEW FOR REPLACEMENT OF WINDOWS AT 155 & 157 EAST H STREET, AFTER A DETERMINATION THAT THE PROJECT IS EXEMPT FROM CEQA Design Review 17PLN-00050 155 & 157 East H Street APN: 0089-052-280
EXECUTIVE SUMMARY: The property owner, Brian Harkins, requests design review approval to replace windows at 155 and 157 East H Street. The residence is a non-contributing building within the Downtown Historic District. RECOMMENDATION: Adopt a resolution approving the design review request to replace windows on the front façade (after the fact), based on the findings and conditions of approval, after a determination that the project is categorically exempt from CEQA. GENERAL PLAN: ➢ 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 Section 15301(e), Existing Facilities of the California Environmental Quality Act (CEQA) Guidelines, which applies to minor alterations to the exterior of existing structures involving no expansion of use. BACKGROUND: Applicant / Owner: General Plan designation: Zoning designation: Existing / Proposed use: Adjacent zoning and uses: North: East: South: West:
Brian Harkins Downtown Downtown Mixed Use Master Plan Neighborhood General (Residential) Neighborhood General (Residential) / Neighborhood General (Residential) Neighborhood General Neighborhood General-Open Neighborhood General-Open Neighborhood General
The subject property is a multi-family residence located on the north side of East H Street, between First Street and East Second Street. Per the Historic Survey (2009) the subject property is a non-contributing structure in the Downtown Historic District. Figure 1 – 155 & 157 East H Street
SUMMARY/ANALYSIS: The property is a non-contributing residence in the Downtown Historic District. The owner requests Design Review approval for replacing existing windows. The prior windows were single-pane two-over-two wood windows. The applicant has stated that the pine wood material was deteriorating and no longer serviceable. The new windows are vinyl sash one-over-one windows. Prior window frames were retained and not altered by the property owner. No window openings were enlarged or expanded. The applicant was issued a building permit (17BLD-00066) and the contract Building Inspector approved the final inspection on February 23, 2017. The change in window style was brought to the attention of the Planning Division by a local resident. Figure 2 – Front Façade - Before
Figure 3 - Front Façade - After
Downtown Historic Conservation Plan The Downtown Historic Conservation Plan (DHCP) provides Design Guidelines for exterior alterations to buildings. Design review is required because the new windows are not an “in kind” replacement of pre-existing windows. The DHCP design guidelines that apply to this property are for Residential Building Types, New Construction (Chapter 5). The design guidelines set forth in this section for non-historic residential buildings apply principally to new construction; however they can also apply to modifications. The window replacement does not modify the size of the existing windows or the architectural form of the building. Although the DHCP does not generally encourage the use of vinyl windows on new construction or historic buildings, this building fits neither one of these categories. The building has been modified since its original construction and does not possess integrity of design, materials and construction as determined by the adopted Historic Survey. The proposed windows would be considered appropriate for this non-historic building. Oneover-one windows are appropriate to the original style of construction, Italianate. Staff has determined that the project is generally consistent with the guidelines as described in Table 1, below. Table 1: Consistency with the Downtown Historic Conservation Plan Design Guidelines for Residential Building Types New Construction Policy 5
Materials and Color Encourage the use of materials commonly used for the construction and finishing of historic buildings in the district and colors which complement those materials and styles.
Guideline 5.8
Window frames should be painted or factory finished. Metallic finishes such as silver or bronze anodized aluminum are inappropriate.
The windows are factory finished white vinyl double hung windows. Window trim will be a complementary dark navy color to match existing structure’s scheme. No metallic finishes are proposed.
CONCLUSION: The Design Review for the new windows is consistent with the Downtown Historic Conservation Plan. 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 with Exhibit A (Replacement Window) 2. DPR Form 523A Removed
DATE
:
December 12, 2017
TO
:
Historic Preservation Review Commission
FROM
:
Adrian Lopez, Assistant Planner
SUBJECT
:
PROJECT
:
APPROVAL OF DESIGN REVIEW FOR REPLACEMENT OF WINDOWS AT 155 & 157 EAST H STREET, AFTER A DETERMINATION THAT THE PROJECT IS EXEMPT FROM CEQA Design Review 17PLN-00050 155 & 157 East H Street APN: 0089-052-280
EXECUTIVE SUMMARY: The property owner, Brian Harkins, requests design review approval to replace windows at 155 and 157 East H Street. The residence is a non-contributing building within the Downtown Historic District. RECOMMENDATION: Adopt a resolution approving the design review request to replace windows on the front façade (after the fact), based on the findings and conditions of approval, after a determination that the project is categorically exempt from CEQA. GENERAL PLAN: ➢ 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 Section 15301(e), Existing Facilities of the California Environmental Quality Act (CEQA) Guidelines, which applies to minor alterations to the exterior of existing structures involving no expansion of use. BACKGROUND: Applicant / Owner: General Plan designation: Zoning designation: Existing / Proposed use: Adjacent zoning and uses: North: East: South: West:
Brian Harkins Downtown Downtown Mixed Use Master Plan Neighborhood General (Residential) Neighborhood General (Residential) / Neighborhood General (Residential) Neighborhood General Neighborhood General-Open Neighborhood General-Open Neighborhood General
The subject property is a multi-family residence located on the north side of East H Street, between First Street and East Second Street. Per the Historic Survey (2009) the subject property is a non-contributing structure in the Downtown Historic District. Figure 1 – 155 & 157 East H Street
SUMMARY/ANALYSIS: The property is a non-contributing residence in the Downtown Historic District. The owner requests Design Review approval for replacing existing windows. The prior windows were single-pane two-over-two wood windows. The applicant has stated that the pine wood material was deteriorating and no longer serviceable. The new windows are vinyl sash one-over-one windows. Prior window frames were retained and not altered by the property owner. No window openings were enlarged or expanded. The applicant was issued a building permit (17BLD-00066) and the contract Building Inspector approved the final inspection on February 23, 2017. The change in window style was brought to the attention of the Planning Division by a local resident. Figure 2 – Front Façade - Before
Figure 3 - Front Façade - After
Downtown Historic Conservation Plan The Downtown Historic Conservation Plan (DHCP) provides Design Guidelines for exterior alterations to buildings. Design review is required because the new windows are not an “in kind” replacement of pre-existing windows. The DHCP design guidelines that apply to this property are for Residential Building Types, New Construction (Chapter 5). The design guidelines set forth in this section for non-historic residential buildings apply principally to new construction; however they can also apply to modifications. The window replacement does not modify the size of the existing windows or the architectural form of the building. Although the DHCP does not generally encourage the use of vinyl windows on new construction or historic buildings, this building fits neither one of these categories. The building has been modified since its original construction and does not possess integrity of design, materials and construction as determined by the adopted Historic Survey. The proposed windows would be considered appropriate for this non-historic building. Oneover-one windows are appropriate to the original style of construction, Italianate. Staff has determined that the project is generally consistent with the guidelines as described in Table 1, below. Table 1: Consistency with the Downtown Historic Conservation Plan Design Guidelines for Residential Building Types New Construction Policy 5
Materials and Color Encourage the use of materials commonly used for the construction and finishing of historic buildings in the district and colors which complement those materials and styles.
Guideline 5.8
Window frames should be painted or factory finished. Metallic finishes such as silver or bronze anodized aluminum are inappropriate.
The windows are factory finished white vinyl double hung windows. Window trim will be a complementary dark navy color to match existing structure’s scheme. No metallic finishes are proposed.
CONCLUSION: The Design Review for the new windows is consistent with the Downtown Historic Conservation Plan. 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 with Exhibit A (Replacement Window) 2. DPR Form 523A Removed
