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Title:
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(CONTINUED FROM DEC. 15, 2021 AND JAN. 5, 2022) - Public Hearing - Certificate of Appropriateness - Appeal of Historic Preservation Commission's Decision on Certificate of Appropriateness Application HPCA 2100117 - 309 W. Monte Vista Road in the Willo Historic District
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Title
(CONTINUED FROM DEC. 15, 2021 AND JAN. 5, 2022) - Public Hearing - Certificate of Appropriateness - Appeal of Historic Preservation Commission's Decision on Certificate of Appropriateness Application HPCA 2100117 - 309 W. Monte Vista Road in the Willo Historic District
Description
Request to hold a public hearing of a Certificate of Appropriateness Decision by the Historic Preservation (HP) Commission on Certificate of Appropriateness Application HPCA 2100117 for 309 W. Monte Vista Road in the Willo Historic District for a request to construct a two-story, 1,152-square-foot garage/yoga studio at the southwest corner of the lot with an elevated walkway to the main house. Requested City Council action is to uphold, reverse or modify the HP Commission’s Certificate of Appropriateness decision.
Report
Summary
On Sept. 21, 2021, the HP Hearing Officer held a public hearing to review this application, which was filed by the property owners, Bruce MacArthur and Jennifer Hunter. The Hearing Officer approved the Certificate of Appropriateness subject to the following stipulations:
That the north and south elevations be included in the final Certificate of Appropriateness plan submittal, along with a perspective view of the historic house and proposed building from the sidewalk northwest of the property.
That the access to the building, by either walkway or staircase, be chosen before final Certificate of Appropriateness submittal.
That all window egress, general building code and zoning issues be settled before the final Certificate of Appropriateness submittal.
The Hearing Officer’s decision was appealed on Sept. 24, 2021, by Tom Doescher, Chairperson of the Willo Zoning Committee. The HP Commission was scheduled to hear the case on Oct. 18, 2021, but continued it to Nov. 15, 2021 at the owners' request. At the November hearing, the Commission voted 5-4 to uphold the Hearing Officer's decision with a modification to Stipulation 2, "That the exterior access to the second story of the new structure be exterior stairs rather than a walkway connecting the new structure to the historic home."
On Nov. 19, 2021, Mr. Doescher, on behalf of the Willo Neighborhood Association Governing Board, appealed the Commission's decision, sending the case to the City Council.
Staff finds that the proposed work meets the Standards for Consideration of a Certificate of Appropriateness set forth in Section 812.D of the Zoning Ordinance. While the proposed two-story structure is taller than the main house, it meets the guideline for new construction which states that "where changes in size must occur, the visual impact of the new construction should be minimized by stepping back the new construction from the historic building." The new structure is located as far to the rear of the lot as is possible and is designed to be as low as possible at 20 feet in height with 8-foot ceiling plates and a minimum of 12 inches between floors for utilities. There are several examples of two-story structures present in this section of Willo that were constructed during the historic era (1910-1956) at 325 W. Monte Vista Road, 317 W. Cypress St. and 314 W. Cypress St., as well as other examples constructed after the historic era at 314 W. Monte Vista Road and 320 W. Cypress St.
Staff recommends that the City Council uphold the HP Commission's Nov. 15, 2021 decision to approve with the following three stipulations:
1. That the north and south elevations be included in the final Certificate of Appropriateness plan submittal, along with a perspective view of the historic house and proposed building from the sidewalk northwest of the property.
2. That the exterior access to the second story of the new structure be exterior stairs rather than a walkway connecting the new structure to the historic home.
3. That all window egress, general building code and zoning issues be settled before the final Certificate of Appropriateness submittal.
Financial Impact
There is no financial impact to the city.
Concurrence/Previous Action
The HP Hearing Officer approved the Certificate of Appropriateness on Sept. 12, 2021 with three stipulations.
The Hearing Officer's decision was appealed on Sept. 24, 2021 by the Willo Neighborhood Association.
The HP Commission voted 5-4 to uphold the Hearing Officer's decision, with a modification to Stipulation 2, on Nov. 15, 2021.
The HP Commission's decision was appealed on Nov. 19, 2021 by the Willo Neighborhood Association.
Location
309 W. Monte Vista Road
Council District: 4
Department
Responsible Department
This item is submitted by Deputy City Manager Ginger Spencer and the Planning and Development Department.