Title
PLN19-0334 - Certificate of Approval - 1223 Post Street - Applicant: Angie Klein. Public hearing to consider a Certificate of Approval to construct a two-story addition at the rear of an existing two-story duplex, built prior to 1942, which will require demolition of more than 30% of the structure’s current value, as determined by the Building Official. The property is listed on the City’s Historic Building Study List with an “H” designation. The project site is located in the R-1 (One-family Residential) Zoning District.
Body
To: Chair Saxby and
Members of the Historical Advisory Board
From: Allen Tai,
Secretary to the Historical Advisory Board
BACKGROUND
On July 22, 2019 the applicant submitted a Design Review and Certificate of Approval application for a two-story addition to an existing two-story duplex at 1223 Post Street. The existing duplex is 1,799 square feet and is on a lot of approximately 7,528 square feet. The project proposes to demolish a one-story portion of the primary unit of approximately 890 square feet and construct a two-story addition of 1,693 square feet (Exhibit 1). The resulting size of the primary unit will be approximately 2,125 square feet. The project does not involve any changes to the secondary unit. The project will result in the demolition of more than thirty percent (30%) of the value of the structure, as determined by the Building Official.
The property is listed on the Historical Building Study list with an “H” designation. Per City records, 1223 Post Street was built before 1909 (Exhibit 2). Per Alameda Municipal Code Section 13-21.7, the demolition of 30% or more of the value of an existing structure built before 1942 requires a Certificate of Approval by the Historical Advisory Board. If the Historical Advisory Board approves the Certificate of Approval, Planning Division staff will proceed with the Design Review component of the project and make a final decision on November 18, 2019.
ANALYSIS
Site History
This duplex is a two-story Pioneer style home with a one-story addition on the north side of the home. The front of the home faces Post Street and is oriented along the long side of the lot. According to historical City permit records, the home was originally built prior to 1909 by an unknown builder. An alteration was constructed in 1910, which likely refers to the one-story addition. The front, two-story portion of the home contains the living room and kitchen of the primary unit on the lower floor and the secondary unit on the upper floor. Most of the living space of the primary unit is contained in the one-story addition, which includes two bedrooms, a dining room, a bathroom, and a laundry room.
The “H” designation for the property stands for “Historical,” which is used to denote resources that may have historical importance because of its apparent age or location, or may have architectural importance because of its similarity to other buildings done by important architects and/or builders. The two-story portion of the building has several character defining features of a Pioneer home that include the rectangular form with a side-facing gable roof and a porch extending along the front of the house. The structure features decorative brackets throughout the first and second floor and a watertable separating the crawl space. The existing front porch features a shed roof with decorative dentils, decorative rectangular posts, and ornamental balusters on the guardrail that wraps around the porch. The one-story portion of the home is a simple rectangular form with a side facing gable. It does not feature the decorative elements other than the exposed rafter tails, which are not found in the original two-story portion of the home. In addition, there is a non-conforming door on the one-story portion which is at grade and does not have an interior landing. Building Permit history indicates that the home has not had any major alterations.
Proposed Modifications
The project proposes to remove the one-story portion of the lower-level primary unit, approximately 890 square feet, to build a two-story addition. No changes are proposed to the secondary unit on the upper level. A new one-story hyphen connects the original home to the new two-story addition. The two-story portion of the addition features a hipped gable on the lower level and a gable on the upper level, both oriented towards the north (rear) side of the lot. The upper level roof also features a small cross gable accent facing Post Street. The original home is 22’-10” in height. The height of the two-story addition is 24’-11” and conforms to the maximum allowed height of 30 feet in the R-1 zoning district. Channel siding is used throughout the addition to match the original home. However, the crawl space of the addition features simplified horizontal wood siding which is not featured in the original home. Double hung windows are used throughout the addition which match the single hung windows of the original home. The design incorporates a porch facing the north (rear) side of the lot.
Consistency with the Secretary of Interior’s Standards
To approve this Certificate of Approval, the Board must find the project is consistent with the Secretary of Interior’s Standards for the rehabilitation. This project is consistent with the Standards because the project maintains the historic use of the Pioneer home and preserves the character defining materials, features, and forms of the original building. The new design is compatible with the original architecture but differentiates the addition from the original home and does not create a false sense of historical development. The one-story hyphen is a transitional feature designed to differentiate the original home from the new addition consistent with the Secretary of Interior’s Standards. Furthermore, the horizontal wood siding on the crawl space of the new addition clearly distinguishes the new addition from the original structure. The new construction will not destroy historic materials and will be undertaken in such a manner that the essential form and integrity of the property is unimpaired. The findings for consistency with Secretary of Interior’s Standards for rehabilitation are stated in the Draft Resolution (Exhibit 3). Therefore, staff recommends that the Historical Advisory Board approve the Certificate of Approval.
ENVIRONMENTAL REVIEW
This proposed project is Categorically Exempt from additional environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines, Section 15301 - Existing Facilities - minor alterations of existing private structures, and Section 15331 - Historic Resource Restoration/Rehabilitation.
PUBLIC NOTICE
This agenda item was advertised in the Alameda Journal and notices were mailed to residents and property owners within 300 feet of the project location. No comments were received by staff at the time this report was written.
RECOMMENDATION
Find the proposed project exempt from CEQA and adopt the attached Resolution approving the Certificate of Approval to allow removal of more than 30% of the value of a residential structure built before 1942.
RESPECTFULLY SUBMITTED BY:
Linda Barrera,
Planner II
Exhibits:
1. Project Plans
2. Permit History
3. Draft Resolution