From: Mila Albertson
To: Tricia Olsen
Cc: Charles Edward Nelson; Charles
Subject: 721 J Avenue
Date: Wednesday, March 27, 2024 4:42:24 PM
Attachments: 721 j ave.docx
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Tricia --
Sorry for the late submittal but I have been caring for my husband who had knee replacement surgery on Monday.
I hope you will forward the attached Word doc to the commissioners regarding the proposed alteration permit for 721 J Avenue. I took photos of all the homes in the 700 block of J to show that the proposed wall and gate at 721 is inconsistent with the rest of the homes on the block. The few walls or fencing currently in place are low and any gates are set back and not tall as the one proposed for 721. The arched gateway obscures the front of the house which was granted historic designation last year.
As you are probably aware, there are four (4) homes directly across the street that are designated historic as well as 749 J (a few doors down from 721).
I plan to speak at next Wednesday's meeting in support of Charles Nelson especially because I find the wall and tall gate not in keeping with the current streetscape.
I look forward to the hearing on Wednesday April 3.
Mila
Mila Albertson
Coronado, CA 92118
Views of the Streetscape of the 700 block of J Avenue
Views from 7th Street towards 8th
Odd side on left in above views
Even numbered side of J Avenue Back gate of home on 300 block of 7th Street 710 J Avenue (historic) 720 J Avenue (historic) 732 J Avenue (historic) 740 J Avenue )historic) 754 J Avenue 756 J Avenue 764 J Avenue
701 J Avenue Short wall between 701 & 715 J Avenue 711 J Avenue Wall between 711 & 721 J Avenue 721 J Avenue 727 J Avenue view #1 727 J Avenue View #2 looking back at 721 735 J Avenue View #1 (low fence) 735 J Avenue View #2 745 J Avenue (gate/wall set back) 749 J Avenue View #1 (historic; low wall) 749 J Avenue View #2 757 J Avenue View #1 (low fence) 757 J Avenue View #2 761 J Avenue 769 J Avenue 700 block of J Avenue from intersection at 8th Street Proposed wall and tall gate for 721 J Avenue
is not in keeping with current streetscape
JOHN B. TURPIT CORONADO, CA. 92118 April 9, 2024
TO: HISTORIC RESOURCE COMMISSIONERS
FROM: John Turpit
RE: HAP 2024–02 721 J Avenue
Please do not approve the HISTORIC ALTERATION PERMIT (HAP) as submitted.
Having lived on the 700 block of J Ave for 30 years I know this house well. Being a good neighbor is important, so objectivity in my comments and criticisms of the planned two-story addition is critical.
As such, I met the charming couple who own 721 J Ave. I also met with Christian Rice, architect, whose work I respect. In addition, I contacted Emily Talbert with whom I served on the HISTORIC COMMISSION in 2020. Emily always impressed me with her objectivity and clear thinking while serving on the Commission.
Thankfully, Emily referred me to the HISTORIC DESIGN DESIGNATION CRITERIA used by the City of Coronado, and the State of California’s Criteria for Additions to Historic Structures. Both of which are referenced here to explain, objectively, why the proposed HAP should be modified in order to satisfy the criteria in these guiding documents.
The Historic Commission designated 721 J Avenue an historic structure on October 18, 2023, using the Historic Design Designation Criteria.
The structure satisfied, CRITERIA C , which states-“it possesses distinctive characteristics of an architectural style, and has not been substantially altered.” In fact this charming, small, highly detailed Spanish Colonial Revival residence almost appears to have been preserved in a “time capsule” for 95 years.
The designation criteria goes on to say when designating a structure, “inappropriate changes” ……….. “additions that overwhelm the original structure……………or……… modifications that are not consistent with the Secretary of the Interiors Standards …………….. will negatively impact historic significance.” The proposed alterations/additions to this 95-year-old residence do in fact “overwhelm” it. As the proposed elevation below shows, the second story addition is dropped on the ridgeline of the south wing of the existing structure, effectively cutting it in half. ---/--7’-0”---/--
PROPOSED SOUTH ELEVATION.
The new second story structure falls on the roof ridgeline only 7 feet back from 2/3rds of the west elevation, facing the street. Moving the new two-story structure back another 7 feet would allow the existing south wing of the original historic structure to remain intact.
The original structure also satisfied CRITERIA D – “it is representative of the notable work of a builder, designer, architect, artisan, or landscape professional.” The Municipal Code further defines notable work as “an important or remarkable example from the body of work of a professional trained as a builder.” In other words, Chris Cosgrove built several houses in Coronado, but only seven of them are notable works, 721 J being one of them, in large part because it has remained intact, untouched over 95 years. Respecting that notoriety seems to be overlooked in the proposed 2nd story addition and its overwhelming relationship/proximity to the existing historic residence.
Next, I reviewed the State of California Criteria for Additions to Historic Structures. It has photographs of examples of additions to historic buildings done correctly. It also offers recommendations and things to avoid. I have noted several below:
RECOMMENDED
“Ensure that the addition is subordinate and secondary to the historic building, and is compatible in massing, scale, materials, relationship of solids, to voids, and color.” Clearly, the new second-story addition is not subordinate, nor secondary to the historic building. The new structure is dropped on top of the south wing of the historic structure and appears to devour it.
NOT RECOMMENDED
“Constructing a new addition that is as large, or larger than the historic building, which visually overwhelms it ( i.e. ,results in the diminution or loss of its historic character).” Clearly, the new 2-story structure is larger than the historic building and clearly overwhelms it. If a twostory structure is required, it should be set back to allow the historic structure breathing room to maintain its identity and historic presence.
RECOMMENDED
“Distinguishing the addition from the original building by setting it back from the wall plane of the historic building.”
This is not being done on the north elevation. The new two-story, 26 foot tall addition is matching the 3ft 9-3/8in side yard setback of the historic structure, and thus is on the same plane as the existing historic structure. There is no differentiation from old to new. The new 26ft tall structure should step back to the required 5ft setback allowing the historic structure definition and relief from the new twostory addition.
PROPOSED NORTH ELEVATION /I\
plane change should occur above the
arrow.
The applicant says proposed additions to historic structures are allowed to invade setbacks. This allowance is provided in case the new addition is unable to achieve adequate building square footage on a small site. This is not the case in this situation. It’s a large 7,000sf site, where the total building square footage is still under the FAR limitation. The 5ft side-yard setback should be maintained.
NOT RECOMMENDED
“Placing new construction too close to the historic building, so that it negatively impacts the building’s character, the site, or setting.”
As shown in the elevation above, the new construction is placed on top of the historic residence.
RECOMMENDED
“Ensure the new construction is secondary to the historic building.” Granted, this is nearly impossible. Given the applicants square footage requirements, a two-story structure is required, but moving the new addition back off the roof of the existing structure would help tremendously and lessen its dominance over the existing historic structure.
END OF MEMO
Dear Commissioners,
My family and I share wonderful daily meals and special conversations in our charming and beautiful dining room. From our dining room, you can see the morning, afternoon, and evening light as well as the beautiful blue sky and palm tree next door. Last night we had to tell our daughters of the new build next door which would immediately reduce the natural lighting and cover our view with a 26-foot wall addition. My older daughters first reaction was to leave the room and cry. The new two story 26-foot addition should not be allowed, since the new addition is required to have a setback of 5 feet as specified by the HISTORIC DESIGN DESIGNATION CRITERIA and the State of California Criteria for Additions to Historic Structures. By moving the new addition back, the new build will not overwhelm the existing structure. We ask that the historic criteria be honored and in doing so, the community would benefit from the preservation of the beautiful historic home at 721 J.
I have provided pictures of how this new build will impact our home in the north elevation. We enjoy the natural light and natural airflow that exist today and hope that you will consider our neighborly concerns. We are happy for the Cuffaro Family’s desire to grow their family home; we ask for fairness and consideration as their neighbors.
Sincerely,
Carolina Nelson
Representing our family: Adeline, Isabelle, and Charlie Nelson Residence
City of Coronado
Historic Resource Commission
1825 Strand Way
Coronado, Ca 92118
Re: Alteration Permit at 721 J Avenue
I am a full-time resident on J Avenue located near the proposed project at 721 J Avenue. After reviewing renderings of the proposed renovation, I appreciate the thoughtful design elements and details that honor the charm and nature of this historic home. The proposed alteration visually retains the existing style and I appreciate that the proposed second story addition is set back from the front façade and does not overwhelm the original historic home.
I support the vision for this growing family’s home.
Thank you,