Title
Draft Meeting Minutes - December 5, 2013
Body
DRAFT MEETING MINUTES
REGULAR MEETING OF THE
CITY OF ALAMEDA HISTORICAL ADVISORY BOARD
THURSDAY, DECEMBER 5, 2013
1. CONVENE: 7:01 p.m.
2. ROLL CALL: Present: Chair Owens, Board Members Lynch, and Vella Absent - Vice Chair Rauk.
3. MINUTES:
3-A Draft Meeting Minutes for September 5, 2013 - Tabled for quorum
3-B Draft Meeting Minutes for October 3, 2013
Board member Vella motioned to approve the minutes with edits.
Board member Lynch seconded.
Motioned passed, 3-0.
3-C Draft Meeting Minutes for November 7, 2013
Board member Lynch motioned to approve the minutes with edits.
Board member Vella seconded.
Motioned passed, 3-0
4. AGENDA CHANGES AND DISCUSSIONS: None
5. ORAL COMMUNICATIONS: None
6. WRITTEN COMMUNICATIONS:
Chair Owens reported receiving a copy of the Final Environmental Assessment from the Navy. He asked staff if there was anything specific this Board should be aware of.
Mr. Allen Tai, Supervising Planner, responded that the document was provided for informational purposes.
7. REGULAR AGENDA ITEMS:
7-A. Certificate of Approval - PLN13-0330 - 2134 Buena Vista Avenue, Applicants: Anthony and Suzanne Holley - The applicants request a Certificate of Approval for structural alterations to an existing pre-1942 single-family residence that will result in the removal of more than 30% of the value of the structure. The project will raise the house four feet to add a full story below, relocate the front entry to the ground floor, create a one-story garage addition at the front elevation, and a two-story addition on the east side of the home. The subject property is not listed on the Historical Building Study List. The project is categorically exempt from the California Environmental Quality Act (CEQA).
Ms. Laura Ajello, Planner I, provided a presentation on the project. The applicant and architect were asking for approval of the modifications and additions to the building, which would require demolition of more than 30% of the value of the existing structure, as determined by the Building Official.
Board member Lynch asked if staff and the applicant will continue to work on resolving design issues, such as the garage on the front elevation, after this meeting.
Ms. Ajello replied that staff will continue to work with the applicant on achieving a good design.
Chair Owens asked about the front porch and if it could be kept on the second floor.
Ms. Ajello replied that the applicant is proposing to relocate the porch to the ground floor in order to alter the front elevation into a full two story-building facade. Furthermore, because the existing porch is very shallow, staff recommends bringing the porch forward such that the porch becomes a prominent architectural feature. She provided photos of the project.
Chair Owens asked for clarification on the Board's role in reviewing the request for a Certificate of Approval and Design Review.
Mr. Tai clarified that the Board's decision is on the primarily on the proposed demolition of portions of the existing building. However, because the demolition is a result of the proposed alterations, the Board may provide general direction on the design as it relates to minimizing the amount of demolition necessary and preserving important elements of the subject pre-1942 structure.
Chair Owens asked which decision-making body would hear an appeal of the Design Review, and Mr. Tai clarified that the Planning Board would the body who would hear the appeal.
Ms. Ajello recapped what the changes will look like for the front porch, bringing it out and forward.
Board member Lynch stated there may not be adequate space to bring the porch forward. Ms. Ajello stated this would only be about one and a half feet, and the porch would not be brought forward any further than the bay window on the front elevation.
Mr. Anthony Holley, Owner, and Mr. John Miller, Architect, addressed the Board. Mr. Holly commented that their family has been living in the community for many years. They are hoping to expand their home, and he will be doing the work himself.
Chair Owens asked about the front porch moving forward, and the entry being at the ground floor. He asked if it is reasonable to have the entry at the ground floor.
Mr. Holly stated the entry at the ground floor would benefit the family, because it would provide an interior living space and floor plans for both levels that are well organized.
Board member Lynch asked about raising the house vs. digging down and where the water table is in relationship to the project.
Mr. John Miller stated he has been working with Mr. Holley for many years. He stated that the design was desirable and it followed the City's design guidelines. It was their preference to not have elongated front stairs after raising the building, which prompted the proposal to relocate the front entrance to the ground floor. In regards to staff's concern about the proposed garage on the front, Mr. Miller indicated that the garage space can be discussed further as there are different ways to approach the issue. Part of what dictated the current proposal is that the street lamp is in the middle of the site and the curb cut has to be around that street lamp. However, they are willing to work with staff to come up with an acceptable design.
Chair Owens asked about the ceiling heights in the lower level and whether the applicant has evaluated digging down as an alternative to raising the building.
Mr. Miller said they were not thinking about digging out because it would require excavating four feet of dirt. The water table is also high in this area, which would make the ground floor very moist and damp.
Chair Owens asked if the owner will be living in the house during construction.
Mr. Holly stated they will relocate during renovation. He commented on his elderly mother would eventually be moving in with them and the garage space being used as rain cover for her.
Chair Owens opened the meeting to public comment.
Speaker Mr. Richard Rutter, representing the Alameda Architectural Preservation Society (AAPS), indicated that his comments were based on plans that were posted on the City's website. He sees two possible schemes for the house. One is to keep the house as a two-story with a possible addition behind the house, and the other was lifting the house up for a new story under the house, repurposing the existing stories. AAPS does not like the additional garage being proposed on the front elevation, and he suggested pushing it back into the facade of the building. He further commented on the bay window and that the addition should follow the lines of the existing window. He commented on the railings, and concurred that the front porch could be pulled forward as Ms. Ajello had commented earlier.
The meeting item was closed to public comment.
Board member Lynch stated being confused about what is proposed and the next steps.
Chair Owens explained the process. He commented further the architect did a good job on having the house fit in with the neighborhood. He commented on the garage coming forward is not a good design, but agreed with Mr. Rutter to push it back to be in line with the building. He agreed with the AAPS comments on matching the railing design and front porch. Mr. Owens also agreed that digging down four feet into the ground is not preferable for living space because of the high water table. He asked staff what the process is for getting this house on the Historical Building Study List.
Mr. Tai explained that there will have to be another hearing for the Board to consider adding the property to the study list. He noted that the original building is mostly intact and that the side addition is highly reversible. However, it would bring into question whether the building could still be eligible for the Study List if all the alterations currently proposed were to be made.
Board member Vella asked about the need for the long garage at the front of the building. She indicated that raising the house seems acceptable in this situation given the issues previously mentioned.
Board member Lynch agreed with staff that the gable over the garage "overpowers" the front elevation and asked what alternatives could be considered.
Mr. Miller stated that the garage is intended for rain cover for the property's owner's mother. However, in order to move forward with the rest of the project, they are willing to consider eliminating the garage at the front of the building.
Board member Lynch asked about the screen on the front door and whether it and the original front door will remain after the project.
Mr. Miller stated they would likely reuse the existing front door and other original building material on the porch.
Board member Lynch asked about the bay window shape and why it wasn't mimicked all the way down to the ground.
Mr. Miller stated because they were using the footprint, and there would be foundation work to be done with the windows duplicating down.
Board member Vella asked for clarification about the garage dimensions.
Mr. Tai stated the width and length of the garage are standard with the zoning ordinance for parking.
Speaker Mr. Robert Briscoe, owns the property adjacent to the house at 2138 Buena Vista Avenue. He would like to see this project move forward to accommodate the family. He commented if the East side of the building proceeds with a major development in back, that he is concerned with the egress and ingress and the driveway would be a negative impact to his property. He is concerned that future occupants of the property would make a lot of noise in the driveway.
Chair Owens proposed accepting the Resolution with modifications to Condition #3 to require modifying the design so that the garage entry is in the same plane as the current wall above.
Chair Owens moved to approve the Resolution as amended.
Board member Lynch seconded.
Motioned passed, 3-0.
8. BOARD COMMUNICATIONS:
Board member Lynch handed out a revision of the events for Historic Preservation Season.
9. STAFF COMMUNICATIONS:
9.A. Certificate of Approvals Recent Actions and Decisions
Mr. Tai reported on Certificates that were approved at staff level. Chair Owens asked about the burned building at the corner of Park Street and San Jose Ave. Mr. Tai had no updates on the property other than the Building Division is coordinating with the property owner to determine necessary repairs.
10. ORAL COMMUNICATIONS: None
11. ADJOURNMENT: Chair Owens called for a motion to adjourn at 8:10 p.m. Board member Lynch moved to adjourn. Seconded by Board Member Vella. Approved 3-0.