Title
PLN22-0260 - Certificate of Approval - 1205 Post Street - Applicant: Angela Klein. Public hearing to consider a Certificate of Approval to allow a 581 square foot second story addition at the rear of an existing 933 square foot home 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 project site is located in the R-1, One-Family Residence, Zoning District.
Body
To: Chair Saxby and
Members of the Historical Advisory Board
From: Deirdre McCartney, Project Planner
Allen Tai, City Planner
BACKGROUND
On May 18, 2022, the applicant submitted an application for a Certificate of Approval and Design Review to build a new addition that will add 2 bedrooms and a bathroom at the second floor and will reconfigure the living, dining, kitchen and bedrooms on the first-floor of a small 933-square-foot single family home. In order to build the addition, the plans include demolishing approximately 600 square feet of the rear portion of the home.
Based on the preliminary demolition plans, the Building Official determined the project will result in the removal of more than 30% of the structure’s current value, therefore the project requires a Certificate of Approval. Pursuant to Alameda Municipal Code (AMC) Subsection 13-21.7, demolition of more than 30% of the value of a structure built prior to 1942 requires a Certificate of Approval by the Historical Advisory Board (HAB). If the HAB approves the Certificate of Approval, Planning division staff will proceed with the Design Review component of the project and make a final decision on the proposed addition on September 6, 2022. Staff recommends the HAB hold a public hearing and approve the Certificate of Approval per the analysis in this report.
DISCUSSION
A. Proposed Design
The proposed design is a 581 square foot second story addition to an existing cottage that will be constructed within the footprint of the demolished area of the building. The second story features a front facing hipped roof with a 7’-6” plate height to minimize the scale of the addition. New dormers at the front and north elevations are proposed to provide interior living space and visually break up the massing of the roof form. The building height will increase by 6 feet 9 inches from 16 feet 1 inch to 22 feet 10 inches where the maximum building height in the R-3 zoning district is 30 feet. The surrounding homes in the area are generally taller than 20 feet. Although the building is not historically significant, the proposed design retains the current façade form and materials and replaces the front porch with a similar and slightly larger design. The existing vinyl and aluminum windows will be replaced with new wood clad casement and awning windows with dividing lights, and a new front facing window will be added at the dining room. New horizontal siding and wood trim will replace the existing siding and trim and will be used throughout the addition. The resulting size of the residence will be approximately 1,514 square feet.
The proposed building demolition is required to replace the existing dilapidated building with a new foundation and structural system to accommodate a 2-story addition to the home. The front 14-foot portion of the building will remain and converted to an open plan living/dining area. The rear 36-foot area of the building will be removed and replaced with a new open kitchen and 2 bedrooms and bath on the first floor. (Exhibit 3) The proposed addition will meet the development standards for the R-1 Zoning District.
B. Existing Appearance
According to City records, the subject residence was built in prior to 1909 by an unknown builder (Exhibit 1). This residence is a one-story cottage that is 933 square feet in size. The building is a rectangular form with a front facing gable roof, horizontal lap siding, wood fascia and trim. The front façade features a small porch with a gable roof and recessed entry. Building types in the vicinity include a Queen Ann Cottage, and Colonial Revival cottages. Unlike the subject building, other buildings in the vicinity have high basements which visually appear to be 2-story buildings, and the residence at neighboring 1211 Post Street has a rear second story addition.
The residence has been altered over the years with changes to the façade, exterior finish materials and the size of the original building. Some of the most significant changes are evidenced on the front elevation. Most notably an attic window was added to the front façade when the living room was modified to an open ceiling design. The attic window is unusually large and out of scale with the modest façade. The Sanborn Map also indicates that the original porch was located on the left side of the façade (Exhibit 2). Currently, the front porch is located near the center of the front wall and it is covered by a gabled roof supported by plain posts and a wood railing. Other modifications to the building include a small addition added to the rear of the building in 1912, and some of the original wood windows have been replaced with vinyl and aluminum. The original wood siding has been replaced with fiberglass horizontal siding, see Exhibit 3. The property is not listed on the Historical Buildings Study list.
C. No Evidence of Historical Significance
The subject property is a modest one-story cottage built in 1907 and the structure does not represent the work of a master nor does it possess high artistic values. The builder and architect for the structure are unknown.
The property was reviewed for potential association to significant persons or events important in local, regional, state or nation culture and history and no records were found.
FINDINGS
Although the building was constructed prior to 1942 and the proposed work requires a Certificate of Approval, the building is not a historic resource. Staff recommends the following findings in support of the Certificate of Approval, which are criteria used to evaluate whether a property qualifies 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. Staff determined that the original structure does not represent the work of a master nor does it possess high artistic values. The builder and architect for the structure are unknown. The modest one-story cottage was built in 1907 and the defining features are the rectangular form with a front facing gable roof, and horizontal lap siding, wood fascia and trim. The front façade features a small canopy with a gable roof over the steps leading to a small recessed entry. City records indicate the subject building has been modified over time and is not currently reflective of its original appearance. Neighboring building types in the vicinity include a Queen Ann Cottage, and Colonial Revival cottages with high basements and there is a residence at 1211 Post Street with a rear second story addition. There are many other cottages that exist in Alameda that exhibit greater architectural character and are better examples of early 1900s architecture.
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 yielded 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 associate the property with the lives of individuals important to local, state or national history. Review of City Records, historical resources, publications and other available records, has not yielded any information that the property had any other 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 any 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(e) - Existing Facilities - Minor alterations of existing private structures.
PUBLIC NOTICE
This agenda item was advertised in the Alameda Sun and public notices were distributed to property owners within 300 feet of the project site as required by the AMC. No comments were received by staff at the time this report was written.
RECOMMENDATION
Hold a public hearing and approve the Draft Resolution approving a Certificate of Approval to allow the removal of more than 30% of the current value of a structure built prior to 1942 at 1207 Post Street (Exhibit 5).
RESPECTFULLY SUBMITTED BY:
Deirdre McCartney, Project Planner
REVIEWED BY:
Allen Tai, City Planner
Exhibits:
1. Permit History
2. Sanborn Map
3. Project Plans
4. Draft Resolution