607 N. Gibbs Street195 E. Pasadena StreetAppeal of HPC Decision of MAJCOA-021547-2023Applicant/Appellant: Andy Tai City Council Meeting – November 6, 2023
Attachment No. 8
Executive Summary
The request is an appeal of the decision of the HPC denying Major Certificate of Appropriateness (MAJCOA-021547-2023) to legalize numerous unpermitted projects, including an unpermitted renovation of a duplex, the removal of one heritage tree, and the installation of a fence at the side yard at a contributing resource within the Lincoln Park Historic District.
Executive Summary
Nearly all observed unpermitted alterations are either inconsistent with the style or period of the home or neighborhood or adversely affect the character-defining features of the contributing resource.
Upholding the denial would require the applicant to reverse the alterations to bring the home back to a pre-altered state.
Timeline
1894 – Estimated construction of single family dwelling 1915 – Estimated construction of additions and change to Craftsman style December 7, 2021 – applicant applied for MAJCOA 17382-2021 to replace exterior wood siding like for like and to replace 9 original wood windows with vinyl.
January 24, 2022 – Code citation issued for unpermitted construction, applicant notified to obtain COA prior to any construction. Correspondence from staff instructing applicant not to conduct work on house before issuance of COA January - September, 2022 – Four modifications to COA request by the applicant due to changes in project scope. Staff places hold on issuing any COA until entire project scope can be captured January 25, 2023 – application for MAJCOA 20613-2023 and fifth and final modification to COA request HPC Meeting August 2, 2023 – HPC made motion approve to deny request on a 7-0-0-0 vote.
August 22, 2023 – Applicant files for an appeal of HPC decision
Requested Unpermitted Work
1. Two doors on the north facade have been deleted;
2. Two windows on the north facade have been deleted;
3. Exposed rafters on eaves have been covered with fascia board;
4. Window trim around all windows has been changed;
5. Non-original sliding door at rear of house has been replaced with asymmetrical, non-matching window;
6. Wooden carriage doors on the street-facing garage have been replaced with aluminum, mechanical garage doors;
7. House has been re-sided and corner boards have been placed on facade corners; Continued on next slide …
Requested Unpermitted Work
8. New metal fence that is inappropriate for the period and architectural style has been installed;
9. New air conditioning units with wrought iron cages have been installed on north side of units;
10. One (1) mature tree was removed;
11. Character-defining landscaping in the street facing front and side yards has been almost entirely removed;
12. Several original single-hung or double-hung windows have been replaced with gridded windows not original to home;
13. Two large windows on north facade have been replaced with smaller windows;
14. The primary front doors on each unit have been replaced with new doors.
Location
Subject Site
N
Pasadena Street
Gibbs Street
Location
Subject Site
N
Alterations
Prior to alteration - 2020
Current Condition - 2023
Alterations
Multiple windows have been changed to windows of a different size and/or style
Alterations
Alterations
Exposed rafters on eaves have been covered with fascia board
Alterations
Mature crape myrtle tree was removed
Nearly all front and side yard landscaping has been removed
Alterations
Alterations
A door on north façade have been removed and filled in
Two windows on the north façade have been removed and filled in
Alterations
Metal slat and wrought iron fencing was installed
Alterations
Window trim around all or most windows has been changed Multiple original windows have been replaced with windows of different sizes or styles
Alterations
House has been re-sided with corner boards installed on façade corners
Alterations
Multiple original windows have been replaced with windows of different sizes or styles Exposed rafters on eaves have been covered with fascia board
Alterations
Wooden carriage doors replaced with aluminum mechanical garage doors
Alterations
Multiple original windows have been replaced with windows of different sizes or styles.
Alterations
Multiple original windows have been replaced with windows of different sizes or styles.
Historic Preservation Meeting
Historic Preservation Commission held a public hearing on August 2, 2023 After thorough discussion, the Commission found that the request would have adverse effects on the contributing resource and is not compatible with the architectural style or period of the structure and surrounding neighborhood.
The Commission expanded the Staff recommended conditions to allow for two unpermitted window openings on the north façade to remain with the windows to be of a matching style.
The Commission could not make findings required to approve a Certificate of Appropriateness. The Commission approved a resolution that:
allows for the retroactive removal of one protected tree and the replacement of one non-historic window and two original windows, and denies the remaining alterations of the unpermitted renovation.
The Commission approved this motion on a 7-0-0-0 vote.
Summary
The unpermitted renovations are inconsistent with the Craftsman Bungalow architectural style architecture and period of the home and surrounding neighborhood and adversely affect the character-defining features of the contributing resource.
Staff Recommendation
Approve Resolution No. 2023-182 to deny the appeal and uphold the Commission’s decision on Major Certificate of Appropriateness MAJCOA 20613-2023 The denial resolution would also allow for the retroactive removal of one tree and the replacement of one non-historic window and two original windows; denying the remaining alterations of the unpermitted renovation of the contributing resource located within the Lincoln Park Historic District, subject to conditions.