CITY COUNCIL STAFF REPORT
June 4, 2024 {{section.number}}c
721 J AVENUE: CONSIDERATION OF A HISTORIC ALTERATION PERMIT, INCLUDING A
REQUEST FOR AN EXCEPTION TO ZONING REGULATIONS, AND A DETERMINATION
THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES SECTION 15331 (HAP 2024-02) RECOMMENDATION:
Approve the project with conditions and adopt a Resolution “Determining that the project is categorically exempt under class 31 of the California Environmental Quality Act Guidelines Section 15331 (historical resource restoration/rehabilitation) and approving a Historic Resource Alteration Permit at 721 J Avenue”.
BACKGROUND:
On October 18, 2023, the Historic Resource Commission adopted Resolution HR 21-23 designating the property at 721 J Avenue as a Historic Resource. The property does not have a recorded Mills Act Agreement and the property owner has not indicated that they wish to apply for a Mills Act Agreement.
The Coronado Municipal Code requires that alterations to historic resources be reviewed by the Historic Resource Commission and determined to meet the findings for approval in Chapter 84.20, which includes consistency with the Secretary of the Interior’s Standards. The Municipal Code also requires that any Historic Resource Alteration Permit seeking to utilize existing building setbacks and building heights or exceed floor area ratio or lot coverage standards requires final approval by the City Council. The applicant for this project is requesting exceptions to zoning regulations related to side yard setbacks and parking, and these are discussed in more detail in the Analysis section of the report.
The Historic Resource Commission reviewed the project at a noticed public hearing on April 17, 2024, and determined that the project meets the Secretary of the Interior’s Standards and findings for approval, and with a vote of 3-0-1-1 (Clements absent, Robyn disqualified) recommends that City Council approve the project and the associated zoning exception requests (resolution and minutes attached).
ANALYSIS:
The Coronado Municipal Code requires that specific findings shall be made in order to approve any alteration to a designated Historic Resource, including consistency with the Secretary of the Interior’s Standards.
The proposed project, which is fully described in the application and plans submitted by the applicant on February 13, 2024, includes: interior remodel of the existing 1,534 square foot onestory dwelling and construction of a two-story addition that will increase the size of the dwelling to 2,892 square feet, an increase in size of 88.5%. The accessory structure is proposed to be remodeled but will be reduced in size from 1,004 square feet to 953 square feet. Zoning exception requests related to setbacks and parking are included as part of the project and are described in further detail in the applicant’s project summary and at the end of the analysis section of this report.
The proposed project does not include any work to the front of the dwelling, other than painting of the existing windows. No demolition is proposed for the front façade. Construction of the project as proposed will include demolition of the entire interior of the dwelling, as well as non-original windows on the north side elevation, the entire rear elevation, and approximately two-thirds of the south side elevation.
The addition is proposed to be located behind the first-floor ridge line, which places the most forward projecting portion of the proposed second floor façade approximately 16’-1 3/8” behind the most forward projecting portion of the original front façade. The placement of the new addition behind the ridgeline, on the back side of the original dwelling, is appropriate as it keeps the primary elevation, as well as portions of the two adjacent secondary elevations, intact. The addition is large, increasing the size of the original single-story dwelling by 88.5%.
The applicant has provided renderings that show the appearance of the property with the addition completed, showing the massing of the addition placed behind the front façade and ridgeline portion of the original roof. While the addition does not appear subordinate to the original dwelling, and it is not physically and visually separated from the historic building, this would be difficult to achieve when adding a two-story addition to a one-story dwelling on a lot of this size. Additionally, the total area of addition at the first and second floor is 1,358 square feet, which is smaller than the original dwelling, at 1,534 square feet.
The design of the new addition is intended to be compatible with the style of the original dwelling but differentiated through the use of modern materials and subtly different details. The stucco finish of the new addition will match the original smooth stucco finish of the historic portion of the dwelling. New two-piece clay roof tiles will be similar in color to the original roof tiles. New windows and doors are proposed to be aluminum clad in a dark bronze color, and new windows will have prominent dark wood sills. Rafter tails on the new addition are proposed to be different than the rafter tails on the original home; however this detail is not shown on the plans. Conditions of approval have been included to require all methods of differentiation be shown and detailed on the building plans.
Demolition at the accessory structure will include the entire west and south elevations, where an addition was previously constructed, and portions of the north and east elevations. A new addition is proposed, and the existing flat roof is proposed to be replaced with a clay tile roof matching the dwelling. Windows, doors, and other details of the accessory structure will match the dwelling as well.
The Historic Resource Commission recommends, with the conditions recommended by staff, that the project is consistent with the Secretary of the Interior’s Standards due to the placement of the addition at the rear of the dwelling, the size of the addition that is smaller in size than the original dwelling, and the design of a new addition that is compatible with but differentiated from the original dwelling.
Zoning Exception Requests
The Historic Preservation Ordinance provides benefits for historically designated properties including exceptions to zoning code regulations. CMC 84.10.090 states that: an owner of a historic resource in a Residential Zone is eligible to apply for a historic resource alteration permit to utilize existing building setbacks and building heights when an alteration is proposed to a designated historic resource; and is eligible to apply for a historic resource alteration permit for a waiver or reduction in the number of required parking spaces, or modifications to size, location, access or setback requirements for parking. Granting an exception to zoning standards is a policy decision, and the City Council should consider consistency with the Coronado Municipal Code, the impact of the exception request on the neighborhood, as well as the impact of the exception request on the Historic Resource.
The applicant is requesting two exceptions to zoning standards, which are identified on the project plans and described as follows:
86.10.060 – Side Yard Required
The required side yard setback for the property is 5’-0”. The existing historic house is sited approximately 3’-9” from the north side property line. The applicant is requesting to utilize this existing setback to construct the addition, encroaching approximately 1’-3” into the side yard setback on the north side at the first and second floors.
86.58.070 – Minimum Size for Spaces
The required minimum size for covered and enclosed parking spaces serving a one- or two-family dwelling is 9’-0” wide and 20’-0” long. The applicant is proposing to retain the existing width of the covered and enclosed parking, which is 8’-10” per space. The length of the parking spaces will comply, at 20’-0”. A new, unenclosed, parking space is proposed adjacent to the accessory building, bringing the number of parking spaces on the property into compliance with the zoning ordinance.
The City’s Historic Preservation Ordinance requires that in order to be approved, any proposed modification to a designated Historic Resource shall require specific findings. As conditioned for approval, the project meets these findings for approval of a Historic Alteration Permit and the Historic Resource Commission recommends approval of the project and associated zoning exception requests as stated in the attached resolution.
FISCAL IMPACT:
None.
ALTERNATIVE:
The City Council may deny the project or add, remove, or modify any proposed conditions of approval.
CALIFORNIA ENVIRONMENTAL QUALITY ACT:
CEQA Cat Ex Class 31, Historical Resource.
PUBLIC NOTICE:
A public notice was published in the newspaper and notices were mailed to all property owners within 300 feet of the boundaries of the project.
ATTACHMENTS:
1. Resolution No. 2024-42
2. HRC Resolution 5-24
3. Application
4. April 17, 2024 Historic Resource Commission Minutes
5. Written comments received
6. Declaration of Publishing and Public Notice
Submitted By: Community Development Department / Tricia Olsen