CITY COUNCIL STAFF REPORT
February 4, 2025 {{section.number}}{{item.number}}
DETERMINATION THAT THE PROJECT IS CATEGORICALLY EXEMPT UNDER CLASS 31 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES SECTION 15331,
HISTORICAL RESOURCE RESTORATION/REHABILITATION, AND CONSIDERATION OF A HISTORIC ALTERATION PERMIT FOR THE PROPERTY LOCATED AT 1026 FLORA
AVENUE INCLUDING REQUESTS FOR EXCEPTIONS TO ZONING REGULATIONS (HAP 2024-05)
RECOMMENDATION:
Determine that the project is categorically exempt under class 31 of the California Environmental Quality Act Guidelines Section 15331 (historical resource restoration/rehabilitation) and adopt a Resolution “Determining that the project is categorically exempt from the California Environmental Quality Act (CEQA) and approving a Historic Resource Alteration Permit at 1026 Flora Avenue” with conditions.
BACKGROUND:
On March 19, 2014, the Historic Resource Commission (HRC) adopted Resolution HR 13-14 designating the property at 1026 Flora Avenue as a Historic Resource. The property has a Mills Act Agreement, which was recorded on April 8, 2022.
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. For alterations to properties with Mills Act Agreements, the City’s Alteration Guidelines for Mills Act Properties must also be considered. 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 floor area ratio (FAR), setbacks, and daylight plane and height regulations. These are discussed in more detail in the applicant’s project summary and in the Analysis section of this report.
The Historic Resource Commission reviewed the project at a noticed public hearing on November 20, 2024, and determined that the project meets the Secretary of the Interior’s Standards and findings for approval and City’s Alteration Guidelines for Mills Act Properties, and with a vote of 3-0-1 (Robyn absent) recommends that City Council approve the project and the associated zoning exception requests (resolution (Attachment 2) and minutes (Attachment 4) attached).
ANALYSIS
The proposed project, which is fully described in the application and plans submitted by the applicant on October 18, 2024, includes: an interior and exterior remodel, and an addition of 525 square feet to the rear of the second story of the existing main house along the north side property line. The proposed addition is planned to be placed on the existing flat roof, which was incorporated during the 2020 addition. The expansion extends a previously constructed rear addition and includes new bedrooms and bathrooms. Exterior modifications include the removal of existing flat roof area, removal of siding and trim as necessary to accommodate construction of the addition, new windows at the addition and re-installation of existing windows, and new composition shingle roofing and dormer at the second-floor addition.
The Coronado Municipal Code (CMC) requires that specific findings shall be made in order to approve any alteration to a designated Historic Resource. This includes consistency with the Secretary of the Interior’s Standards, and because the property has a Mills Act Agreement, consistency with the City’s Alteration Guidelines for Mills Act Properties. Consistency of the project with these standards is summarized below:
The proposed addition, which is proposed at the rear of the original dwelling where a previous expansion has already taken place, is appropriate as it keeps the primary elevation intact and does not adversely impact the original dwelling. With regard to differentiation, the design of the new addition is intended to be compatible with the style of the original dwelling, but differentiation will be seen through the use of different wood and siding materials. The siding on the addition will have a painted vertical wood corner trim detail rather than mitered corners, the pattern on the divided light window will feature six grid divides in the top sash only, rather than both the top and bottom sash as seen on the original dwelling, and the new window materials will be metal clad wood and dual glazed with simulated divided lites. Staff recommends that the project is consistent with the Secretary of the Interior’s Standards, and the City’s Alteration Guidelines for Mills Act Properties.
The Historic Resource Commission recommends, with the conditions recommended by staff, that the project is consistent with the Secretary of the Interior’s Standards and the City’s Alteration Guidelines for Mills Act Properties due to the placement of the addition at the rear of the dwelling, the size of the addition that is smaller than the original dwelling, and 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 exceptions to zoning standards, which are identified on the project plans and described as follows:
86.08.030 Floor Area Ratio
The base allowable Floor Area Ratio (FAR) for the subject property is 3,504 square feet, and the maximum allowable FAR is 4,502 square feet when the maximum number of additional design features are incorporated. The project proposes an FAR of 4,487 square feet, which is below the maximum allowable; however, the applicant has noted that they can only utilize additional design features that bring the FAR to 4,211 square feet. They are requesting an exception to allow the construction of 276 square feet of FAR without the use of additional design features.
86.08.060 Side Yard Required
The required side yard setback for the property is 5’-0”. The existing historic house is sited approximately 3’-11” from the north side property line. The applicant is requesting to utilize this existing setback to construct the addition, encroaching approximately 2’-1” into the side yard setback on the north side at the second floor. This request utilizes an existing historic encroachment into the setback.
86.08.050 Rear Yard Setback
The required second story rear yard setback for the property is 40% of the lot depth, 52’-2” from the rear property line. The applicant is requesting to construct the second story addition that encroaches into the rear yard setback for a distance ranging from 5’-1” on the south side to 13’- 2” on the north side. There is no existing historic encroachment into the second story rear yard setback.
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 2025-03
2. Historic Resource Commission Resolution 19-24
3. Application for Historic Alteration Permit
4. Historic Resource Commission Minutes 11-20-24
5. Affidavit of Posting
Submitted By: Community Development Department / Emily Pena