title
CONSIDERATION OF A CERTIFICATE OF APPROPRIATENESS FOR THE REPAIR OF A PORCH, ADDITION OF A DECK, AND REPLACEMENT OF FOUR (4) WINDOWS ON A RESIDENTIAL STRUCTURE LOCATED AT 322 EAST FLORA STREET IN THE MAGNOLIA HISTORIC PRESERVATION DISTRICT (P23-0074).
recommended action
RECOMMENDATION
Staff recommends that the Cultural Heritage Board adopt a resolution recommending that the Director issue a Certificate of Appropriateness for the proposed improvements to a residential structure in the Magnolia Historic District, based on the findings and subject to the conditions herein.
body
Summary
The property owner, Leroy Carbonell, submitted a Certificate of Appropriateness application to repair the front porch railing, decking, and stairs, demolish a dilapidated enclosed room on the rear of the building and replace with a new deck, and replace four (4) windows, herein referred to as the “project” (Attachment A). The project was brought forward due to a code enforcement violation.
The project is located at 322 East Flora Street within the CO (Commercial, Office) Zoning District and the Magnolia Historic District as shown in the Vicinity Map (Attachment B). The subject structure is a contributing resource structure as identified in the Magnolia Historic District (Attachment C). Staff recommends that the Cultural Heritage Board (CHB) adopt a resolution recommending the Community Development Director issue a Certificate of Appropriateness for the proposed project.
DISCUSSION
Background
The project site is located on East Flora Street between North San Joaquin Street and North Sutter Street. The site is surrounded by residential uses on all four sides. According to the Department of Parks and Recreation Historic Resource Form (Attachment D), prepared in 1977, the existing two-story residence was constructed around 1884 and in constructed in the Victorian architectural style. The structure’s Victorian features include truncated hip roof with open gables, wood siding, bay windows, wrap around porch, and wooden posts and railing. The structure’s current conditions can be seen in the photographs in Attachment E.
Two approved Certificates of Appropriateness have been issued for this property; (1) CE009-02 - awarded in June 2002, for the addition of new fencing on the front of the property, and (2) CE014-05 - awarded on March 9, 2006, for repairs to the front porch (railing and stairs), repairs to laundry room and stairs, foundation replacement, and new gutters (Attachment F).
Project Description
The Certificate of Appropriateness application was submitted to the Planning Department on March 31, 2023, for the proposed project consisting of (1) the repair of the front porch, (2) removal and replacement of the rear dilapidated room with a new deck, and (3) replace four windows, as shown in Attachment A.
The proposed repair to the front porch is a resubmittal of a previously approved Certificate of Appropriateness CE05-14 (Attachment E), which approved repair work to the front porch; however, the work was not completed therefore requiring a new application. The work includes adding the decorative porch railing, replacing rotting decking, and repair/replacement of porch stairs. The proposed porch railing will include decorative pickets to complement the existing porch posts. The new porch decking will be replaced with new tongue and groove flooring. Lastly, the porch siding (skirt) will be repaired with vertical siding. The replacement windows will be installed in the existing openings and will retain the decorative window trims and sills. Lastly, the new rear deck will be constructed using wood railing, posts, and tongue and groove flooring. The design of the deck does not contribute to the design of the structure; however, its location on the rear of the structure and its minimal interference with the primary structure supports the reduction of creating false historicism.
Staff Analysis
A Certificate of Appropriateness is required in accordance with Stockton Municipal Code (SMC) Section16.220.060(A)(1) because the rehabilitation consists of an exterior alteration of a structure within a historic preservation district.
The requested Certificate of Appropriateness is subject to the: (a) Secretary of Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings; and (b) Citywide Design Guidelines Section3.020.060 Rehabilitation Guidelines
Certificate of Appropriateness
SMC Section16.220.060(G) requires six (6) findings of fact to grant approval. Each finding and staff’s analysis are as follows.
The issuance of the Certificate of Appropriateness would:
1. Designate, enhance, preserve, protect, restore, and perpetuate those historic districts, neighborhoods, sites, structures, and zones, which contribute to the aesthetic and cultural benefit of the City.
The project does not conflict with the historic architectural features of the structure and its enjoyment as the project restores the architectural features of the building.
2. Encourage public appreciation, knowledge, and understanding of, and a sense of identity with the City’s past.
The proposed project will reinforce the architecture style of the building further contributing to the Magnolia Historic District’s unique architectural identity.
3. Foster civic and neighborhood pride in the accomplishments and beauty of the past.
The proposed work seeks to provide maintenance of a contributing resource structure to avoid further deterioration of the building.
4. Stabilize and improve the economic value of historic districts, neighborhoods, sites, structures, and zones.
The investment into the improvement of the structure’s features improves the value of the property and promotes the economic retention and value of the district.
5. Help preserve the diverse architectural design and styles that reflect phases of the City’s history and encourage complementary design and construction.
The project will preserve and complement the unique architecture of the building.
6. Promote and encourage continued private ownership and utilization of structures currently owned and used.
The project will result in the safe utilization of the structure and continued private ownership.
Secretary of Interior’s Standards for Rehabilitation
The Secretary of Interior’s definition for rehabilitation, as a treatment, is the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values. The Standards are to be applied to specific rehabilitation projects in a reasonable manner, taking into consideration economic and technical feasibility. Staff’s analysis of the Project under each standard is provided in italics below:
1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.
The project does not include changes to the use of the structure.
2. The historic character of the property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.
The front porch railing is a feature that is original to the building and will be repaired to enhance the character of the structure. The rear deck addition does not alter a character defining feature of the Victorian Architecture Style.
2. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.
The front porch improvements are incorporated in a manner that does not disturb the architecture style. The rear deck will not be designed like the front porch but will respect the building design by using wood material and abide by all building codes.
4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.
The existing front porch is a feature of the building, and the proposed repair work aims to preserve it with minimal intervention to the structural aspects of the structure.
5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.
The proposed railing will use wood materials compatible with the existing railing. The rear deck will use wood as the main material.
6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
The project will repair as much as possible; however, deterioration is substantial therefore the replacement materials will be complementary to the existing materials.
7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.
No chemical or physical treatments are proposed.
8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.
To the best of our knowledge, no significant archeological resources have been found on the site. If such resources are found during the course of the project, work shall be stopped, and an archeologist will be consulted (see conditions of approval).
9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.
The Project does not interfere with, or destroy, the historic integrity of the property and structure as it aims to repair and restore architectural specific features of the building.
10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment will be unimpaired.
The project will not impair the form and integrity of the historic property, or the environment as it only concerns existing architectural features.
Citywide Design Guidelines Section3.020.060 Rehabilitation Guidelines
The Rehabilitation Guidelines apply to efforts within Stockton’s seven (7) special districts and are aimed at protecting the original architectural features of a house that help identify its individual style and thereby contribute to the overall character of the districts. The project is compatible with the Rehabilitation Guidelines. Staff’s analysis of the Project under each objective standard is provided in italics below:
The Rehabilitation Guidelines support the following objective standards:
1. Unique Architectural Character
The Department of Parks and Recreation form has identified the existing structure as being in the Victorian Architectural Style. The proposed project continues the architectural style specifically in the front porch.
2. Consistent Site Design
The project site design remains unchanged.
3. Architectural Compatibility
The project will complement the existing architectural style and elements of the structure.
4. Quality Rehabilitation
The proposed replacement will use quality materials to resemble or complement the existing material and will introduce the shiplap siding to further complement the style of the structure.
Public Comments
Per Development Code Section16.220.060(C)(3) (Noticing for Certificate of Appropriateness), a public notice or hearing shall not be required for the Review Authority’s action on a Certificate of Appropriateness.
Environmental Clearance
The proposed project is a Categorically Exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section15331 (Class 31, Historical Resource Restoration/ Rehabilitation) since it consists of the rehabilitation and restoration of a historical resource in a manner consistent with the Secretary of Interiors Standards for Treatment of Historic Properties.
Attachments
Attachment A - Project Plans
Attachment B - Vicinity Map
Attachment C - Magnolia Historic District Expansion, 1984
Attachment D - Department of Parks and Recreation (DPR) Form, 1977.
Attachment E - Existing Conditions photos
Attachment F - CE009-02 and CE014-05
This report was prepared by Arturo Carrasco, Associate Planner, 209-937-8955, Arturo.Carrasco@Stocktonca.gov