Title
Public Hearing - Certificate of Appropriateness - Appeal of Historic Preservation Commission's Decision on Certificate of Appropriateness Application HPCA 2100392 - 2215 N. 9th St. in the Coronado Historic District
Description
Request to hold a public hearing on a Certificate of Appropriateness Decision by the Historic Preservation (HP) Commission on Certificate of Appropriateness Application HPCA 2100392 for 2215 N. 9th St. in the Coronado Historic District for a request to build two attached dwelling units, one two-story and the other single-story, on the 134 feet by 50 feet vacant parcel. Requested City Council action is to uphold, reverse or modify the HP Commission’s Certificate of Appropriateness decision.
Report
Summary
On Jan. 11, 2022, the HP Hearing Officer held a public hearing to review this application, which was filed by Michael Gilson of Accurate Estimating on behalf of the property owner, LG Properties Plus, LLC. The application at that time was for the construction of two, two-story dwelling units connected by a one-story carport with a total of 2,835 square feet under roof. The hearing officer approved the Certificate of Appropriateness subject to the following stipulations:
1. That any proposed gate or fencing over 3 feet in height be stepped back 3 feet from the front corners of the primary dwelling;
2. That window headers be changed to sills; and
3. That the parapet have a varied roofline - increases above existing roofline to be minimal in height and width subject to approval of Historic Preservation staff.
The Hearing Officer’s decision was appealed on Jan. 14, 2022 by five appellants: Carol Simmons, Cody Castelletti, Donna Reiner, Arthur Vigil III, and Heidi D'Angelo. After meeting with the appellants, the applicant revised the proposed plans to reduce the height of the rear dwelling unit to one-story and change the roof form of the front dwelling. The proposed modifications were supported by staff.
The appeal was heard before the HP Commission on Feb. 14, 2022 and was continued to the March 21, 2022 HP Commission meeting to allow for the applicant to meet with the appellants and compile additional information to demonstrate the compatibility of the proposed plans with the surrounding neighborhood.
Subsequent to the Feb. 14, 2022 HP Commission meeting, two of the appellants provided design suggestions to the applicant. The applicant modified the roof form and style of the dwelling and reduced the total square footage under roof to 2,697. The proposed modifications were supported by Historic Preservation staff.
At the March hearing, the HP Commission voted 6-1 to modify the Hearing Officer's decision to approve the current revised plan set (dated March 14, 2022). The HP Commission's decision was appealed on March 25, 2022 by four appellants: Carol Simmons, Donna Reiner, Arthur Vigil III, and Heidi D'Angelo.
Staff finds that the proposed work meets the Standards for Consideration of Appropriateness set forth in Section 812.D of the Zoning Ordinance. While the neighboring properties are single-story, the historic building which was previously located on the parcel was a two-story dwelling. The former building was roughly 23 feet in height and the proposed front dwelling would be roughly 26 feet at its tallest point. That peak ridge height is stepped back roughly 24 feet from the westernmost portion of the front facade which itself is stepped back 25 feet from the front property line. The westernmost portion of the dwelling has a roof height of 23 feet matching the no longer extant historic dwelling. The adjacent single-story historic buildings are set back 21 feet and 19 feet from the front property lines. This proposed design serves to meet 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 buildings." Staff also recognizes that the applicant reduced the height of the rear unit to be one-story and modified the overall footprint in order to reduce the size and massing of the dwelling. Design changes were also made, based on response to the appellants, to alter the roof form, windows, front door opening, and front porch, as the Historic Preservation Guidelines note, to "resemble those related forms found on adjacent or surrounding structures."
Staff recommends that the City Council uphold the HP Commission's March 21, 2022 decision to approve the most recent plan submitted by the applicant to the Historic Preservation Office on March 14, 2022.
Financial Impact
There is no financial impact to the city.
Concurrence/Previous Action
- The HP Hearing Officer approved the Certificate of Appropriateness on Jan. 11, 2022 with three stipulations.
- The Hearing Officer's decision was appealed on Jan. 14, 2022 by five appellants: Carol Simmons, Cody Castelletti, Donna Reiner, Arthur Vigil III, and Heidi D'Angelo.
- The HP Commission voted 6-1 to modify the hearing officer's decision on March 21, 2022 to approve the plan set submitted by the applicant in March of 2022.
- The HP Commission's decision was appealed on March 25, 2022 by four appellants: Carol Simmons, Donna Reiner, Arthur Vigil III, and Heidi D'Angelo.
Location
2215 N. 9th St.
Council District: 4
Department
Responsible Department
This item is submitted by Deputy City Manager Alan Stephenson and the Planning and Development Department.