REPORT TO HISTORICAL AND LANDMARKS COMMISSION
SUBJECT
Title
Significant Property Alteration (SPA) Permit to allow the replacement of all windows and interior reconfiguration of an existing single-family residence at 1511 Harrison Street (continued from the July 1, 2021 meeting)
Report
BACKGROUND
The subject property is currently listed as a historic resource on the City’s Historical Resources Inventory (HRI). The project is before the HLC for a recommendation to the Direction of Community Development in accordance with the Historic Preservation Ordinance, which requires projects with significant exterior modifications, including window replacement, be referred to this Commission. As the project scope includes replacement of all the existing windows and the addition of three new windows, the project would be approved at the staff level following the HLC review.
The subject project was previously scheduled for the July 1, 2021 HLC meeting. In advance of the meeting, architectural advisor to the HLC, Craig Mineweaser, provided significant comments on the proposal (Attachment 1). As a result, the project was continued to allow the applicant time to respond to the comments prior to the HLC’s review.
DISCUSSION
The subject property is a one-story Italianate architectural style residence built in circa 1880. The house is currently four bedrooms and one bathroom. The applicant proposes to reconfigure the existing floor plan to three bedrooms and two bathrooms with no added square footage. The application also proposes to replace all of the existing windows with the addition of four new windows in the kitchen, master bedroom, and master bathroom.
The initial plans submitted for the project were inconsistent with the Secretary of the Interior Standards (SIS) for rehabilitation in that the proposal removed distinctive features and materials. In addition, windows that had been previously replaced in a historically insensitive manner were proposed to be replaced like-for-like rather than replaced with historically accurate windows.
Following Mr. Mineweaser’s guidance, the applicant developed a window hierarchy appropriate for this style of home. The windows are 2'6"x7', 2'6"x5', and 2'x4' respectively. In addition, window symmetry on either side of the home was addressed, along with the appropriate sill height and trim design. As a result, all of the new and replacement window material will be wood framing with the appropriate sash and trim based on the window hierarchy.
A decision to approve a SPA permit shall be based upon the following factors:
• The alterations shall be designed to retain the essential character, features, and defining elements that make the HRI property significant
• The project proposals shall not have a significant adverse effect on the integrity of the HRI property;
• The alterations must be compatible with the existing structure or district; and
• The alterations must be consistent with the Secretary of Interior’s Treatment Standards.
The proposal is consistent with the Secretary of Interior’s Standards for Rehabilitation. The proposed exterior modifications and interior reconfiguration would not destroy or have a significant adverse effect on the integrity of the designated property in that an appropriate window hierarchy, sill height, and sash and trim design are planned. Overall, the project would be compatible with the existing residence and other residences in the immediate neighborhood.
ENVIRONMENTAL REVIEW
The proposed project is categorically exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15331, in that the project is limited to minor exterior modifications in a manner consistent with the Secretary of Interior’s Standards for Treatment of Historic Properties with Guidelines for Rehabilitating Historic Buildings.
PUBLIC CONTACT
The notice of public meeting for this item was posted at three conspicuous locations within 300 feet of the project site and was mailed to property owners within 300 feet of the project site. No public comments have been received at the time of preparation of this report.
RECOMMENDATION
Recommendation
Recommend that the Historical and Landmarks Commission finds that the proposed project located at 1511 Harrison Street retains the essential character defining elements that make it significant; that the proposed project does not destroy or have a significant adverse effect on the integrity of the designated property; that the alterations are compatible with the existing structure; and that the rehabilitation of the residence meet the Secretary of the Interior’s Standards for Rehabilitation, and recommend approval to the Director of Community Development, subject to the conditions of approval of the SPA permit.
Staff
Reviewed by: Rebecca Bustos, Senior Planner
Approved by: Gloria Sciara, Development Review Officer
ATTACHMENTS
1. Development Plans
2. Advisor Comment Letter and Plan Markup
2. DPR
3. Conditions of Approval