City Council

1
City Council
February 12, 2008

• 2642 Second Street
• Appeal of Landmarks Commission Approval of
  Certificate of Appropriateness 07CA-009

2
Project Location
2642 2nd Street 3rd Street Neighborhood
Historic District OP2 Zoning District Non-Contri
buting Structures on site 50W x 100D 7,500 SF
3
Neighborhood Context
Subject Property Surrounding Properties on 2nd
Street
4
Project Rendering
5
Primary Elevation
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North Elevation
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South Elevation
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Rear Elevation
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Landmarks Commission Findings

• Project Complies with Required Finding for
  Approval SMMC 9.40.030 (b) (4)
• That in the case of any proposed construction of
  a new improvement on any parcel located within
  the District boundaries, the exterior features of
  such new improvement and its placement on the
  property would not adversely affect and not be
  disharmonious with the District character as set
  forth in Section 9.36.290, and with the scale,
  materials and massing of the contributing
  structures within the District.

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Landmarks Commission Findings

• Project Complies with Required Finding for
  Approval SMMC 9.40.030 (b) (4)
• The projects overall design concept is
  compatible with the character of the District and
  responsive to its context on Second Street.
• Projects restrained modern design, building
  form, low height, and articulated building
  volumes are harmonious with the scale massing
  of Contributing Structures.
• Projects use of sand finish stucco, teakwood
  framed fenestration, and use of reclaimed wood
  screens reflect in a contemporary, respectful,
  and compatible manner traditional elements of the
  Districts architecture.

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Summary of Appeal Statement

• The proposed project damages the character of the
  District and is incompatible with the Districts
  dominant architectural character found in its
  California bungalows.
• The project does not comply with the criteria for
  issuance of a Certificate of Appropriateness
  contained in SMMC Section 9.36.140.
• The projects massing, style, building shape, and
  materials do not complement the surrounding
  contributing structures in the District as
  required in the District Design Guidelines.

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Appeal Analysis

• The project is compatible with the character of
  the District and its context on Second Street.
• The project is compatible with a variety of
  architectural styles represented in Contributing
  Structures (e.g., American Colonial Revival,
  Victorian, Spanish Colonial Revival).
• Criteria for issuance of a Certificate of
  Appropriateness is contained in SMMC Chapter 9.40
  
• (Chapter 9.36.140. does not apply in the
  District)
• Proposed project complies with all criteria for
  new construction in the District Design
  Guidelines.

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District Design Guidelines

• Guidelines New Construction
• Use exterior materials traditionally found in the
  Third Street neighborhood, such as wood and
  stucco.
• Project incorporates significant wood cladding
  and sand finish stucco.
• Primary and north elevations teak wood framed
  fenestration, reclaimed ponderosa wood siding,
  wood trellis detail.
• South elevation features wood accents to unify
  north, south and east elevations.
• Materials reinforce design concept and meet
  Guidelines.

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District Design Guidelines

• Guidelines New Construction
• Maintain setbacks, heights, and overall building
  shapes that are similar to surrounding
  contributing buildings in the historic district.
• Site planning responds to neighborhood context.
• 20 - 23 building height is consistent with
  scale of neighborhood.
• Flat roof and simple rectangular volumes are
  consistent with historic architecture in the
  District.
• Creates an understated backdrop to highlight
  historic architecture.

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Neighborhood Context
Subject Property Surrounding Properties on 2nd
Street
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District Design Guidelines

• Guidelines New Construction
• Use windows and architectural details at the
  street level to create a pedestrian scale and a
  neighbor-friendly character.
• Include a clearly defined main entrance that is
  oriented toward the street. And
• Parking should be at the rear of the property.
• Ample teak wood framed fenestration with divided
  lights at primary, street-facing elevation.
• Clearly-defined main entrance.
• Wood siding, trellis, plantings add interest
  at street level.
• Building volumes are distinct in order to break
  up perceived massing.
• Detached garage at rear of parcel.

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Conclusion

• Staff Recommendation
• Uphold Landmarks Commissions approval of the
• Certificate of Appropriateness and deny the
  appeal
• Project meets finding for Certificate of
  Appropriateness, including
• - Compatible with District character
• - Scale, massing design complements a
• a variety of Contributing Structures in
  District
• - Utilizes materials traditionally found in
  District
• Complies with District Design Guidelines for New
  Construction