REPORT TO HISTORICAL AND LANDMARKS COMMISSION
SUBJECT
Title
PUBLIC HEARING: Consideration of a Proposed 785 Square-Foot First Floor Addition, 704 Square-Foot Second Floor Addition, and a 451 Square-Foot Detached Garage at 745 Harrison Street That is Located Within 200 Feet of a Historic Resource
Report
BACKGROUND
The 6,721 square-foot subject property is located on the north side of Harrison Street, 180 feet west of The Alameda. It is developed with a one-story 1,392 square foot, 4-bedroom, and 2.5-bathroom house in the Queen Anne Cottage architectural style. The property is not currently listed as a historic resource on the City’s Historic Resource Inventory (HRI); however, it does abut two HRI properties located at 755 Harrison Street and 744 Lewis Street.
The project is before the Historical and Landmarks Commission (HLC) in accordance with the Historic Preservation Ordinance, which requires all projects on properties within 200 feet of an HRI property that require Architectural Review at a Development Review Hearing first be referred to the HLC. The HLC shall review the project for neighborhood compatibility and consistency with the City’s Design Guidelines and make a recommendation to the Development Review Hearing Officer.
The subject property is currently zoned CT - Thoroughfare Commercial with the General Plan Land Use Designation of Low Density Residential. The applicant will be utilizing AB 3194 (2019) to use the development standards of the R2 Zoning District, which is consistent with the Low Density Residential General Plan Land Use Designation. Recently, the Zoning Ordinance was updated, however, portions of the code do not go into effect until an update of the zoning map occurs. Zoning Districts other than single-family will be effective at the same as the adoption of the updated zoning map in Spring 2024. The subject property will be rezoned to R2 with the zoning map adoption in Spring 2024. In the meantime, the applicant will use AB 3194 to be consistent with the Low Density Residential General Plan and the updated Zoning Ordinance and Zoning Map when it is adopted.
DISCUSSION
The project proposes a 785 square-foot first floor addition, 704 square-foot second floor addition, and a 451 square-foot detached garage resulting in a 3,332 square-foot two-story residence with seven bedrooms, five full and two half bathrooms, living room, dining room, kitchen, laundry room, family room, two wet bars, and a lounge area. The existing rear wall of the house is proposed to be removed as a part of the construction of the new addition. The roof style of the addition matches the hip roof of the existing residence. The existing flat roof with ¼ slope will remain in the rear of the existing house. The addition includes eaves that wrap around from south side elevation to north side elevation. The second story addition provides a three-foot step-back from the first story wall and orients egress windows away from the adjacent HRI listed property.
The alterations and additions proposed will be compatible with the character of the main residence. The proposed roofing asphalt shingles will match and be continuous with the existing grey asphalt single roof to create compatibility. The new addition will have compatible blue siding finish to match the existing siding finish. The existing grey asphalt roof shingles, brick cladding, and blue siding will remain as is. The proposed detached garage is consistent in design to the existing main residence in that it will have the same blue siding finish, brick cladding, roofing asphalt shingles, and hip roof design to match the existing residence and proposed addition.
Two of the abutting lots to the subject property, 755 Harrison Street and 744 Lewis Street, are on the City’s HRI. The applicant has worked with staff to explore design options that would minimize visual impacts to the adjacent HRI properties. The proposal maintains the Queen Anne architectural style by retaining the roof design and material and building façade materials. The proposed addition is generally consistent with height of the existing residence and only increases the height by 5¼ inches to accommodate the second story. The proposed project maintains the existing street façade.
The proposed project complies with the City’s 2014 Single-Family Design Guidelines. The project minimally alters the front façade and maintains its historic appearance with the addition located to the rear and generally in line with existing roof ridge height. The detached garage will be located to the rear of the lot, behind and in-line with existing home in a manner that mostly shields visibility of these new elements from the street and minimizes their visibility and potential visual impact on the streetscape. The project as proposed would not have a significant adverse visual impact to the integrity of the HRI listed abutting properties. Overall, the new two-story addition and detached garage would be compatible with design with the existing residence and the other two-story residences across the street.
ENVIRONMENTAL REVIEW
The proposed project is categorically exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15301 (Class 1- Existing Facilities), in that the project is limited to an addition to a single-family residence and the construction of a new two-car garage.
PUBLIC CONTACT
On February 22, 2024, a notice of public hearing was mailed to property owners within 300 feet of the project site. At the time of preparation of this report, the Planning Division has not received any public comments.
RECOMMENDATION
Recommendation
Staff recommends that the Historical and Landmarks Commission find that the proposed project located at 745 Harrison Street will not destroy or have a significant adverse effect on the integrity of the abutting HRI listed properties at 755 Harrison Street and 744 Lewis Street; that the alterations and addition are compatible with the existing structure and surrounding neighborhood, and recommend approval to the Development Review Hearing Officer.
Staff
Prepared by: Meha Patel, Assistant Planner
Reviewed by: Rebecca Bustos, Principal Planner
Approved by: Lesley Xavier, Planning Manager
ATTACHMENTS
1. Development Plans
2. Project Data and Compliance Table
3. AB 3194 Implementation Letter