Attachment 3
DEPARTMENT OF COMMUNITY DEVELOPMENT
HISTORIC PRESERVATION PROGRAM
1825 STRAND WAY, CORONADO, CA 92118
(619) 522-7328 / (619) 522-2418 (FAX)
www.coronado.ca.us/preservation
CITY OF CORONADO
PURPOSE: To request review of a proposed alteration to, or demolition of, a designated Historic Resource.
AUTHORITY: Coronado Municipal Code Title 84, Historic Preservation, Chapter 84.20 SUBMITTAL INSTRUCTIONS:
1. Application packages should be submitted to the City of Coronado Community Development Department via online file sharing. Contact [email protected] and request access to a shared drive to upload your application documents. In order to be docketed for a hearing of the Historic Resources Commission, applications must be complete inclusive of all required attachments. Incomplete applications will not be docketed and will be returned to the property owner.
2. For demolition of a Historic Resource, an environmental checklist form and fees per the Planning Department Fee Schedule, shall accompany the application, in accordance with the California Environmental Quality Act (CEQA).
3. Applications packages must include the following in order to be considered complete:
Proiect Summary Statement. See page 2 of this application.
Rendered drawing. For projects that include additions visible from the public right of way: At least one full color rendered perspective drawing, provided as a pof or jpa file, depicting proposed alterations to the historic resource, prepared from a viewing position of five feet above sidewalk grade.
/ JPG Photographs. Current color photographs, provided as high-resolution jpg files, of the street view of the property and each exterior elevation of all structures on the property.
Z Project Plans. One pdf copy of architectural plans and elevations including:
ø Site plan
Demolition Plan
฿ Dimensioned Floor Plan
& Door and window schedule (coordinated with floor plans and elevations) / Exterior elevations
• Historic Alteration Permit Fee. Refer to current Planning Fee Schedule at www.coronado.ca.us/planning / Public Notice Mailing Package. Historic Resource Commission and City Counci public hearings require certain noticing procedures per the Coronado Municipal Code and California Government Coce, For each required public hearing, applicants shall submit a public notification package and fee, prepared according to the Public Notice Package Guide at www.coronado.ca.us/planning
APPLICANT DATA: Assessor Parcel No: 537-531-16
Address of Pronerty: 1021, FLORA AVENUE
Applicant: KEVIN RUGEE ARCHITECT, INC.
Owner:
Mailing Address: 1024 ISABELLA AVE
Mailing Address
Phone #: 419-522-9504
Phone#
Email: KEVIN, C [email protected]
Email:
By signing cheap aston owes a mie ed he cry is see e fierce available at www.coronado.ca.us/preservation
CITY STAFF USE: 10/09/20204 11/20/2024
Case # HAP 2024-05 Date Received Date Application Complete_ 10/18/2024 Hearing Date:
Attachment 3
PROJECT SUMMARY STATEMENT
Provide a complete written description of the proposed project including:
Project scape: Detailed project description; extent of demolition, location, size, and height of any new areas of addition, project materials, finishes, colors, manufacturer's specifications, etc.
SOI Standards arid Mills Act Alteration Guidelines: Provide an evaluation of the project per the Secretary of the Interior's Standards for Treatment of Historic Properties; and, if the property has a recorded Mills Act, is on the Mills Act waiting list, or the property owner intends to apply for the Mills Act, also provide an evaluation of the project per the City of Coronado Guidelines for Alterations to Mills Act Properties. Attach additional pages as necessary to provide a complete Summary Statement:
Indicate current Mills Act status:
Recorded Mills Act i Pending Council Approval • No Mills Act Intend to apply Zoning Exception Requests (CMC 84:20.090 C; D): 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 when the proposed alteration would exceed floor area ratio and/or lot coverage standards, Any historic resource alteration permit seeking to utilize existing building setbacks and building heights or exceed floor area ratio or lot coverage standards requires City Council approval. An owner of a historic resource in a Residential Zone is aiso eligible to apply for a historic resource aiteration permit for a waiver or reduction in the number of required parking spaces, or modifications to size, location, access or setback requirements for parking. if zoning exceptions are requested, describe in detail and provide justification for these requests. Note that a preliminary zoning plan check review is conducted in association with an application for a Historic Alteration Permit: It is the responsibility of the applicant to identify any zoning exceptions that are needed for the project and otherwise ensure that the project complies with the City's zoning ordinance.
Indicate exceptions to zoning regulations requested as part of this application:
Ma Setbacks • Height • Parking Ja Floor Area Ratio (FAR) Lot Coverage ADDITIONAL INFORMATION:
City of Coronado Historic Preservation Program Guidebook änd links to the Secretary of the Interior's Standards, and the City's Guidelines for Alterations to Mills Act Properties are available at City Hall and online at: www.coronado.ca.us/preservation Attachment 3
KEVIN RUGEE
October 30, 2024 ARCHITECT, INC.
Proposed Historic Alteration Permit 1024 Isabella Avenue Summary Statement Coronado, CA 92118
1026 Flora Avenue
619 522 9504
Coronado, CA 92118
www.architectrugee.com
Applicant:
Kevin Rugee Architect, Inc.
1024 Isabella Avenue
Coronado, CA 92118
1.0 Project Background:
This home is a designated historic resource, located in the R-1A single family residential zone. The home was constructed in 1935 in the Colonial Revival Style. The property has a recorded Mills Act agreement.
2.0 Proposed Remodel & Expansion:
The proposed work includes an interior and exterior remodel and addition to the second story of the existing main house along the north side property line / rear of the home. The new addition will be located behind the existing second floor and will not be visible from the right of way.
The existing non-conforming detached 2-car garage and storage room located at the rear of the property will remain and no work is proposed.
First Floor:
There is no work proposed at the first story of the home, with the exception of some minor structural upgrades that may result at the areas of the proposed second story addition.
Second Floor:
The interior of the second story of the home will be remodeled and expanded to include new bedrooms and bathrooms at the north side of the house. The addition will be located where there is currently a flat roof that was added during a recent 2019-2020 remodel/expansion.
A new dormer is proposed along the south side of the house. Electrical, mechanical, and plumbing will be upgraded as necessary. New paint and finishes will also be included.
3.0 Summary of Proposed exterior modifications include:
1. Removal of existing flat roof area over first floor kitchen / family room.
2. Removal of exterior siding & trim as necessary to accommodate construction (see plans)
3. Second floor addition at the north side / rear of the home
4. New windows at addition / re-installation of some existing windows from the 2019-2020 remodel / expansion
5. New composition shingle roofing and dormer at second-floor addition Attachment 3
Proposed HAP Summary Statement October 30, 2024
1026 Flora Avenue, CA 92118 Page 2 of 7
4.0 Exterior Materials:
The new materials used for the addition will be similar to existing materials.
Exterior Siding:
A portion of the existing exterior wood siding at the second-floor level will be removed and replaced in-kind to accommodate the new addition. The new exterior walls will match the existing wood siding and paint color.
Roof:
The existing low-slope roof covering at the first-floor level will be removed to accommodate the new second-floor addition. At the area of the second-floor addition, a portion of the existing composition shingle roof covering & underlayment will be removed and replaced with new underlayment and composition shingles to match the existing. Any areas of the existing roof framing in need of maintenance will be repaired and/or replaced as necessary to match the original. New roof eaves/ overhangs will match the existing.
Windows & Exterior Doors:
All of the existing wood windows on the home that are visible from the public right of way will remain intact.
All new windows proposed at the new addition are to be metal clad/ wood, dual-glazed, with simulated divided lites.
5.0 Elements of Differentiation:
1. The proposed exterior siding will be slightly different than the original. The existing siding has mitered corners. The proposed siding of the addition will have a painted vertical wood corner trim detail.
2. The proposed window divided lite pattern will be slightly different than those on the original windows. Existing double-hung windows have six grid divides in both the top and bottom sashes. The proposed windows will have six grid divides in the top sash only.
3. The proposed new window materials will be slightly different than the original. The existing windows are painted wood, single-glazed, with true divided lites. The proposed windows will be metal clad/wood, dual glazed with simulated divided lites.
KEVIN RUGEE ARCHITECT, INC. | 1024 ISABELLA AVENUE, CORONADO, CA 92118 | 619-522-9504 Attachment 3
Proposed HAP Summary Statement October 30, 2024
1026 Flora Avenue, CA 92118 Page 3 of 7
5.1 Compliance with Mills Act Guidelines:
(https://www.coronado.ca.us/DocumentCenter/View/1025/City-of-Coronado-Alteration-Guidelines-for- Mills-Act-Properties-PDF?bidld= page 2)
Mills Act Alteration Guidelines Consistent?
I. REHABILITATION
A. Preserve primary historic building materials whenever feasible.
1. Retain and preserve original wall and siding materials. YES
2. Do not cover or obscure original façade materials. YES
3. If stucco covers original siding, then its removal is encouraged. N/A
4. The use of vinyl is prohibited (includes windows, fences, downspouts, YES guardrails, etc.)
B. Preserve historic architectural features and details.
1. Preserve and maintain significant stylistic and architectural features. YES
2. Deteriorated architectural features and details should be repaired or restored YES rather than replaced whenever possible.
3. Avoid adding elements or details that were not part of the original building. YES C. Preserve the size and shape of windows and doors because they significantly affect the character of a structure.
1. Repair deteriorated windows and doors, instead of replacing them or YES enclosing the opening altogether, whenever possible.
2. Preserve the functional and decorative features of original windows and doors. YES
3. Maintain original window and door proportions. YES
4. Maintain the historic window arrangement on a primary façade. YES
5. Do not add new window or door openings on character-defining facades. YES
6. A new opening should be similar in location, size and type to those seen YES traditionally.
7. If replacement of windows or doors is necessary, replicate the original design, YES detailing and materials as closely as possible.
8. Original hardware should be re-used on replacement windows or doors, if YES possible.
9. Unless original to the historic structure, aluminum clad windows are prohibited YES (where visible from the street right-of-way), as are aluminum awnings.
II. ADDITIONS
A. Design a new addition to be compatible with the historic building.
1. Additions should be compatible in character and style of architecture to the YES historic building.
KEVIN RUGEE ARCHITECT, INC. | 1024 ISABELLA AVENUE, CORONADO, CA 92118 | 619-522-9504 Attachment 3
Proposed HAP Summary Statement October 30, 2024
1026 Flora Avenue, CA 92118 Page 4 of 7
2. Additions should be subordinate in scale, bulk, and mass to the historic YES building.
3. New dormers or other roof forms should be subordinate to the roof of the YES historic building.
4. Additions should be located at the rear or on an inconspicuous side of the YES historic building.
5. Avoid additions that obscure, damage, destroy or remove original character YES defining features of the historic building.
6. Use building materials that are compatible with those of the historic structure. YES
7. Windows on the addition should be similar in character, color, and materials to YES original historic windows.
8. Additions should be designed to be reversible. YES
9. Additions should be designed in such a manner that the addition is discernible YES from the original structure.
The proposed addition agrees with the Mills Act guidelines in the following ways:
1. The proposed addition is designed with the same character and style of architecture as the historic building.
2. The addition does not exceed the height of the existing historic building and is positioned on the rear elevation of the existing historic building, which is a non-character defining elevation.
3. All proposed roof dormers and roof forms of the new addition are subordinate and do not exceed the height of the existing roof. The new addition is located on the rear elevation of the existing historic building, which is a non-character defining elevation.
4. The new addition will utilize building materials that are compatible with those of the historic structure. See section 4.0 for more information.
5. The new windows will be similar in character, color, and materials to the original historic windows. See section 4.0 for more information.
6. The proposed second-story addition starts at the original rear wall of the second-story of the building. This location could allow for the addition to be removed and the original house to remain mostly intact.
7. Many elements of differentiation are being utilized to ensure that the addition is discernable from the original structure. See section 5.0 for more information.
KEVIN RUGEE ARCHITECT, INC. | 1024 ISABELLA AVENUE, CORONADO, CA 92118 | 619-522-9504 Attachment 3
Proposed HAP Summary Statement October 30, 2024
1026 Flora Avenue, CA 92118 Page 5 of 7
5.2 Compliance with the Secretary of the Interior's Standards:
(from https://www.nps.gov/tps/standards/treatment-guidelines-2017.pdf page 156, 157) REHABILITATION: New exterior additions to historic buildings and related new construction Recommended Not Recommended Consistent?
Placing functions and services required Expanding the size of the historic N/A for a new use (including elevators and building by constructing a new stairways) in secondary or noncharacter- addition when requirements for the defining interior spaces of the historic new use could be met by altering non- building rather than constructing a new character-defining interior spaces. addition.
Constructing a new addition on a Constructing a new addition on or YES secondary or non-character defining adjacent to a primary elevation of the elevation and limiting its size and scale
in relationship to the historic building. building's historic character.
Constructing a new addition that results Attaching a new addition in a manner YES in the least possible loss of historic that obscures, damages, or destroys materials so that character-defining character-defining features of the features are not obscured, damaged, or historic building destroyed
Designing a new addition that is Designing a new addition that is YES compatible with the historic building. significantly different and, thus, incompatible with the historic building.
Ensuring that the addition is subordinate Constructing a new addition that is as YES and secondary to the historic building large as or larger than the historic and is compatible in massing, scale, building, which visually overwhelms it materials, relationship of solids to voids, (i.e., results in the diminution or loss and color. of its historic character).
Using the same forms, materials, and Duplicating the exact form, material, YES color range of the historic building in a style, and detailing of the historic manner that does not duplicate it but building in a new addition so that the distinguishes the addition from the new work appears to be historic. original building.
Basing the alignment, rhythm, and size YES
of the window and door openings of the
new addition on those of the historic
building
Recommended Not Recommended Consistent?
Incorporating a simple, recessed, small- YES
scale hyphen, or connection, to
physically and visually separate the
addition from the historic building.
Distinguishing the addition from the YES
original building by setting it back from
the wall plane of the historic building.
KEVIN RUGEE ARCHITECT, INC. | 1024 ISABELLA AVENUE, CORONADO, CA 92118 | 619-522-9504 Attachment 3
Proposed HAP Summary Statement October 30, 2024
1026 Flora Avenue, CA 92118 Page 6 of 7
The location of the proposed addition agrees with the SOl recommendations for new additions in the following ways:
1. This recommendation is not applicable in this project, as the use is remaining the same.
2. The new addition is proposed on secondary and rear elevations of the existing historic building, which are non-character defining elevations.
3. The new addition does not negatively impact the building's historic character. The location of the new addition results in the least possible loss of historic materials and existing character defining features.
4. The new addition will utilize building materials that are compatible with those of the historic structure. See section 4.0 for more information.
5. The new addition is subordinate to the existing building, does not exceed the height of the existing building, and is postioned on secondary elevations. The new addition does not negatively impact the historic character, features, or visually overwhem the existing buiding.
6. Similar forms, materials, colors will be utilized, and many elements of differentiation are being utilized to ensure that the addition is discernable from the original structure. See section 5.0 for more information.
7. Alignment, rhythm, and size of the windows and exterior doors of the new addition are similarly based on those of the historic building.
8. The new addition will be separated from the original north side wall of the historic building on the second floor with a vertical trim piece. This offset can be called a 'hyphen separation' for the new and old.
9. The new addition is well setback from the dominant front elevation, distinguishing it from the historic building.
KEVIN RUGEE ARCHITECT, INC. | 1024 ISABELLA AVENUE, CORONADO, CA 92118 | 619-522-9504 Attachment 3
Proposed HAP Summary Statement October 30, 2024
1026 Flora Avenue, CA 92118 Page 7 of 7
6.0 Zoning Exception Requests:
The Historic Resource Code permits owners of historic resources to apply for a Historic Alteration Permit to utilize existing building setbacks & building heights under section CMC 84.10.090.D
The following items summarize the requested zoning exceptions:
1. CMC 86.08.030 Floor Area Ratio:
The applicant is requesting a floor area increase of 276 SF for the proposed second story addition. The project can only achieve 0.09 additional design feature (ADF) points for the property.
Lot size: 7,857.6 SF
Base FAR for this property: 3,504 SF (0.446)
Proposed FAR for the property: 4,487 SF (0.571)
Max FAR for this property: 4,502 SF (0.573)
Additional 0.09 Design Features achieveable: 4,211 SF (0.536) (ADF #1, 9B, 12A, 20, 23, 25)
Proposed Second Story Addition 525 SF
The proposed FAR is less than the maximum FAR for this property.
2. CMC 86.08.060 Side Yards:
The applicant is requesting an exception to allow the proposed second story addition to encroach into the side yard setback along the north side yard of the property. The existing north side yard setback of the first and second story of the house is 3'-11". The proposed second story addition would observe this same setback, encroaching into the required side yard by 2'-1"
3. CMC 86.08.050.C Rear Yard:
The applicant is requesting an exception to allow the proposed second story addition to encroach into the second story rear yard setback. The addition will encroach into the second story rear yard setback 13'-2" on the north side, and 5'-4" on the south side. The height of the proposed second story addition will observe the existing second story height of 24'-10".
-END OF SUMMARY-
KEVIN RUGEE ARCHITECT, INC. | 1024 ISABELLA AVENUE, CORONADO, CA 92118 | 619-522-9504 Attachment
REV SIONS
SITE PLAN KEY NOTES ADDITIONAL DESIGN FEATURES PROJECT INFORMATION
SUMMARY
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DESCRIPTION
(E) COVD FRONT PORCH/STAR AFN 531.53
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LOT AREA
CONSTRUCTION TYFE
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TOTAL LOT AREA • T8516 SF
TOTAL % COVERAGE 2,975 / 18516 X 100 : 37.93 KEVIN ARCHITECT ESTABLISHED 1986 MAX FAR LA 1800 BRACKET- •7,851.6 X 0.513 • 4502 SF
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REV SIONS
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09 Attachment 3
EXTERIOR MATERIAL NOTES REV SIONS
ABBREVIATIONS: DISINS MUDOOKaMNDR KEMAKKS EXISTING / DEMO WINDOW SCHEDULE abyeeesn
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Attachment 3
REVISIONS
SECOND FLOOR WINDOW SCHEDULE
SIZE FRAME
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09 Attachment
REVISIONS BY
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AREA GREASE FLOCKED ROOM SUBMITTAL
AREA OF TELEP SLOPED ROO
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REVISIONS BY
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Attachment 3
REVISIONS
EXT./MAT./FIN EXTERIOR / MATERIAL / FINISH SCHEDULE
MATERIAL FINSH MANUF/SPEC APPROVAL REMARKS REFERENCE
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Attachment 3
REV SIONS
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EXISTING NORTH SIDE ELEVATION - B
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10-30-24
TERE AS NOTED
SEE SHEET A-5.0
FOR FULL SCHEDULE CHECKED KHR
1261-24
PROPOSED NORTH SIDE ELEVATION - B SHEET
A-5.1
09 Attachment 3
REVISIONS
EXT./MAT./FIN
MANUF/SPEC REFERENCE suer
ANU ROOF COVERNS 06
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INU ROOF PLISHINS COFFER NATURAL FELD 100=
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1024 ISABELLA AVENUE CORONADO, CA 92118 (619) 522-9504
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KEVIN RUGEE ESTABLISHED 1986
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REMARKS
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@ MATCH FLOOR PATIO MURRACE
10-30-24
THE AS NOTED
SHANN BIC
1261-24
SIEET
PROPOSED REAR ELEVATION - C A-5.2
Attachment 3
REV SIONS
EXT./MAT./FIN.
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NO ROCE COVERNO
NO ROCH FLASHNE
EXT. WALL
FINAL
1024 ISABELLA AVENUE CORONADO, CA 92118 (619) 522-9504
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(E) SHUTTERE ARCHITECT INC. ESTABLISHED 1986
KEVIN RUGEE
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(E) GRACE (E) DECO COLUMN
REMARKS
EXISTING SOUTH SIDE ELEVATION - D
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REMODEL & EXPANSION
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10-30-24
DENt AS NOTED
(E)FF.
SEE SHEET A-5.0
FOR FULL SCHEDULE CHECKED KHR
1261-24
SHEET
PROPOSED SOUTH SIDE ELEVATION - D A-5.3
SCALE, We =1-00
Attachment 3
REVISIONS BY
SUBMITTAL
BATH M. CL. 2 BATH B CORONADO, CA 92118
1024 ISABELLA AVENUE (619) 522-9504
(E) p8
M.BR.* KITCHEN
ENTRY
KEVIN RUGEE ARCHITECT INC. ESTABLISHED 1986
SECTION 1
OCALE , I4' = 1-0°
2-37-=5
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COPYRIGET (© B221
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ASHMORE RESIDENCE REMODEL & EXPANSION CORONADO, CA 92118 BR. 5
M. BATH • M. TOILET • LAINDRY RM. KITCHEN BUTLERS BOSMAL DNNG PANTRY SM.
10-30-24
BENt AS NOTEC
TRAWIT
CHECKED KHR
1261-24
SECTION 2
A-6.0
BCALE , Щ' • P-0"
Attachment 3
REVISIONS BY
6DE YARD
SUBMITTA
SUBMITTA
ATTIC
1024 ISABELLA AVENUE CORONADO, CA 92118 (619) 522-9504
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KEVIN RUGEE ARCHITECT INC. ESTABLISHED 1986
SECTION 3
ARO
2-37-=5
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ATTIC
ATTIC
ASHMORE RESIDENCE REM DE NON NANGION I
2.0 BsTN BATH 5 CL. 5 HALL 2 BATH *6
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FAMLY
PATIO 10-30-24
AS NOTEC)
CHECKIO KHR
1261-24
SHEET
SECTION 4
A-6.1
BCALE, W4' • 1-0"
Attachment 3
14 13'-2*
16 120.€
SIDE YARD SETBACK LINE
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AREA OF
SETBACK
EXCEPTION
REQUEST
REAR YARD SETBACK LINE!
52'-2" SECOND
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STORT REAR YARD SETBACK LINE
16 12-
EXISTING
2-CAR GARAGE