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Certificate of Approval - PLN17-0396 - 63 Garden Rd - Applicant: Nikitas & Jaimie Orfanos. Hold a public hearing to consider a residential building addition that will result in the removal of more than 30% the current value of a structure built prior to 1942. The proposed addition will require the removal of a large portion of the side exterior wall and the entirety of the roof. The existing single-story residence was built in 1924 and is located within in the R-1 (One-Family Residence) zoning district. The project is categorically exempt from California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 - demolition and removal of a single-family residence.
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To: Honorable Chair and
Members of the Historical Advisory Board
From: David Sablan,
Planner II
Date: October 5, 2017
Re: Certificate of Approval - PLN17-0396 - 63 Garden Rd - Applicant: Nikitas & Jaimie Orfanos. Hold a public hearing to consider a residential building addition that will result in the removal of more than 30% the current value of a structure built prior to 1942. The proposed addition will require the removal of a large portion of the side exterior wall and the entirety of the roof. The existing single-story residence was built in 1924 and is located within in the R-1 (One-Family Residence) zoning district. The project is categorically exempt from California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 - demolition and removal of a single-family residence.
PROPOSAL SUMMARY
The applicant proposes to construct a one-story addition at the side of an existing one-story Craftsman bungalow at 63 Garden Road, which was built in 1924. The proposed addition will require the removal of the majority of the East exterior wall of the structure. Additionally, in order to maintain the characteristic low roof pitch for the widened building, the entirety of the existing roof will need to be removed. Per the Building Official, this project will result in the removal of more than 30% of the existing value of the building. Pursuant to AMC Section 13-21, the removal of more than 30% of the value of any pre-1942 structure requires a Certificate of Approval by the Historical Advisory Board (HAB).
STAFF ANALYSIS
Existing Conditions: The property at 63 Garden Road contains a one-story single-family residence that was constructed in 1924, and a detached garage that was built in 1963. The one-story house, currently 1,393 square feet in size, was built as a modest Craftsman style bungalow. In the 1950s, a one-story addition was added at the back of the house, expanding the total living area of the home to its current size. The siding is horizontal v-groove wood lap siding. At an unknown time all of the original windows were replaced with horizontal sliding windows, which are currently made of black vinyl. The roof is a front facing gabled roof with a low slung 3.5:12 pitch, the 1950s addition at the rear has a hipped roof. The front elevation has a brick veneer at its base affixed in front of the horizontal wood siding.
Proposed Project: The subject property is a seventy-five foot wide lot with the existing home offset to the West side of the property. The house is setback approximately forty-three feet from the East side property line. Therefore an addition to the existing house is best suited to be located along the East side of the building. The proposed 400 square foot addition will widen the building from twenty-five feet wide to thirty-five feet wide at its widest point. The wider structure will require a new roof, and the applicant is proposing a low-pitched roof that matches the existing roof and is consistent with other bungalows in the neighborhood. The new roof will increase the total overall building from fourteen feet nine inches (14’9”) to sixteen feet six inches (16’6”). The applicant proposes replacing all of the existing vinyl windows with a combination of fixed, single hung, and casement windows. All new windows will be made of wood. Windows on the front elevation will feature simulated divided lites, where grids are affixed to the exterior of the glazing to simulate the appearance of individual window panes. As part of this project the applicant is proposing relocating the existing driveway to allow for the side addition and maintain access to the detached garage at rear of the property.
No Evidence of Historical Significance: While the modest cottage was built in 1924, the structure does not represent the work of a master nor does it possess high artistic values. Many other buildings exist in Alameda that exhibit greater architectural character and are better examples of the Craftsman style popular during the early 1900s.
The property was also reviewed for potential associations to significant persons or events important in local, regional, state or national culture and history. City records indicate that the subject property, 63 Garden Rd, was one of six properties on Garden Road developed in 1924 by the E.B. and A.L. Stone Company. The E.B. and A.L. Stone Company was a contractor based in Oakland who worked throughout West Alameda County in the early 1900s and the development on Garden Road was not a significant project for the company.
FINDINGS
The subject residence is not listed on the Historic Building Study List and is not considered a historic resource, however, the building was constructed prior to 1942 and requires approval of a Certificate of Approval. Staff recommends the following findings in support of the Certificate of Approval, which are criteria used to evaluate whether a property can qualify as a historic resource under State law.
1. The structure to be demolished does not embody distinctive characteristics of a type, period, region, or method of construction, nor does it represent the work of an important creative individual. The existing structure does not possess high artistic value and does not reflect the work of a master. Many other Craftsman bungalows exist in Alameda that exhibit greater architectural character and are better examples of bungalows popular during the 1920s.
2. There are no events associated with this property that make a significant contribution to the history or cultural heritage of local or regional history. Review of City records and historical resources publications has not provided any additional information that suggests that this structure has historical and cultural merit.
3. The property is not associated with persons important to local, state or national history. Staff was unable to find any records that define the property as containing historical and cultural merit in association with the lives of important individuals. Review of City records, historical resources publications, and a search for other available records, it is unlikely this property had any important historical association.
4. The property does not yield any information important in prehistory or history. While the property was developed in the early 1900s, it is not likely to yield more information about prehistory or history of the local community than what is already known.
ENVIRONMENTAL REVIEW
The project is Categorically Exempt from additional environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines, Section 15301(l) - Demolition of a Single Family Residence.
PUBLIC NOTICE
This agenda item was advertised in the Alameda Sun Times on September 21, 2017. Notices were mailed on September 21, 2017, to residents and property owners within 300 feet of the project location and interested parties who have requested to be notified of upcoming hearings.
RECOMMENDATION
Find the proposed project exempt from CEQA and adopt the attached Resolution approving the Certificate of Approval to demolish more than 30% of the current value of a structure built prior to 1942 to facilitate a one-story addition.
RESPECTFULLY SUBMITTED BY:
David Sablan,
Planner II
Exhibits:
1. Draft Resolution
2. Project Plans