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CONSIDERATION OF A CERTIFICATE OF APPROPRIATENESS FOR THE CONSTRUCTION OF A VERTICAL DUPLEX AT 748 NORTH HUNTER STREET ON A PROPERTY LOCATED WITHIN THE MAGNOLIA HISTORIC DISTRICT (APPLICATION NO. P25-0018)
recommended action
RECOMMENDATION
Staff recommends that the Cultural Heritage Board recommend issuance of a Certificate of Appropriateness based on the findings and subject to the conditions herein.
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Summary
Request for Certificate of Appropriateness to construct a vertical duplex and a vertical accessory dwelling unit duplex on a vacant parcel within the Magnolia Historic District located at 748 North Hunter Street (APN: 139-056-01), which is zoned CO (Commercial, Office) and has a General Plan land use designation of Administrative Professional.
Staff recommends that the Cultural Heritage Board (CHB) adopt a resolution recommending the Community Development Director issue a Certificate of Appropriateness.
DISCUSSION
Background
On January 28, 2025, Mark Lee of Lee Jagoe Architecture Incorporated, submitted an application for an Administrative Use Permit and Certificate of Appropriateness to construct a vertical duplex and a vertical accessory dwelling unit duplex at 748 North Hunter Street (APN: 139-056-01) on a property zoned CO (Commercial, Office) with a General Plan land use designation of Administrative Professional within the Magnolia Historic District, herein referred to as “project.” The site is located within City Council District 5.
A duplex is allowed in the Magnolia District with approval of an Administrative Use Permit (AUP) per Table 2-4 of the Stockton Municipal Code (SMC). Although not a part of the requested action, the AUP is being processed concurrently. Pending approval of the Certificate of Appropriateness the Administrative Use Permit will be processed consistent with Chapter 16.168 of the SMC.
A Certificate of Appropriateness is required for any new construction within a historic preservation district. The detached accessory dwelling unit is exempt from Certificate of Appropriateness review but shall be consistent with the Citywide Design Guidelines.
The project is located at 748 North Hunter Street on the southeast corner of the intersection of East Flora Street and North Hunter Street (Attachment A). The property is located within the Magnolia Historic District (Attachment B and C).
This site and all other residences on the south side of the 200 block of East Flora Street (Table 1) were identified as contributors to the Magnolia Historic Preservation District as designated by the Stockton City Council on July 30, 1984 (Attachment D). Department of Parks and Recreation Forms were completed for the block in 1977. The forms and photographs of the structures from 1977 and 2025 are present as attachments to this Staff Report.
Table 1
|
200 Block of East Flora Street |
|
Address |
Location |
Reference |
|
748 N. Hunter St. (project site) |
SE corner of the intersection of E. Flora & N. Hunter Streets |
Formerly the Corte House, built circa 1898 and demolished in 2008 after a fire (Attachment I) |
|
214 E. Flora St. |
Immediately east of project site |
Barlalussi House, a once glorious Victorian structure which had undergone extensive alteration when surveyed in 1977. The structure was originally constructed in 1895. (Attachment E) |
|
222 E. Flora St. |
Next parcel to the east |
Smith House, a Queen Anne-Stick two-story wooden frame structure constructed circa 1895. (Attachment F) |
|
228 and 234 E. Flora St. |
Next parcel to the east |
Two-story residence constructed in 1893 with some Queen Anne features. (Attachment G) |
|
745 North San Joaquin St. |
SW corner of the intersection of E. Flora & N. San Joaquin Streets |
containing a two-story Stick/Eastlake style residence constructed circa 1895. (Attachment H) |
The structure on the northside of East Flora Street across the street from the project site, addressed as 804 North Hunter Street and 807 North San Joaquin Street, is the Liberty Square Apartments (Attachment J) providing multifamily affordable housing. The structure is of modern construction with multi-colored stucco with highlights of stonework. The apartment building is not located within the Magnolia Historic District but is a part of the neighborhood aesthetic.
Project Description
The project consists of the construction of a vertical duplex consisting of a 683 square foot one bedroom ground unit (Unit 1) and a 1,022 square foot two bedroom second-story unit (Unit 3), which is subject to the Certificate of Appropriateness. Pursuant to Stockton Municipal Code (SMC) Section 16.220.060(A)(1)(c), a Certificate of Appropriateness is required for the project because it involves new construction within a historic preservation district. An application for a Certificate of Appropriateness was submitted on January 28, 2025, with revised plans being submitted on June 11, 2025 (Attachment K and L).
Additionally, two accessory dwelling units in the form of a vertical duplex consisting of a 635 square foot one bedroom ground floor unit (Unit 2) and a 1,010 square foot two bedroom second-story unit (Unit 4) are proposed. The accessory dwelling units are not subject to a Certificate of Appropriateness. Pursuant to SMC Section 16.80.310(C)(3), an accessory dwelling unit including exterior alterations to the parcel and/or existing structures and located within the Magnolia Historic District shall not require a Certificate of Appropriateness as identified in Sections 16.28.060 and 16.220.070, and instead, shall be subject to standards of the Citywide Design Guidelines.
Access
The entryway to the units is via a gate on the North Hunter Street frontage. The gate leads to a courtyard from which the entrances to all four units emanate. Each of the lower units (Units 1 and 2) have an attached single-car garage.
Parking
SMC Table 3-9, Parking Requirements by Land Use, states off-street parking shall be provided for duplexes at the rate of one covered space per unit, which would require two covered spaces. There are no parking requirements for Accessory Dwelling Units pursuant to California Assembly Bill 2097 (AB2097), which added Section 65863.2 to the Government Code. That section prohibits the City from imposing or enforcing any minimum automobile parking requirement on any residential, commercial, or other development project that is located within a half mile of high frequency public transit unless the City can make specific findings. The Project site is 0.29 miles from theSan Joaquin Regional Transit District stop 3005, which serves the Route 40 Bus Rapid Transit line. .
Architecture
The new structures are designed as a blend of Queen Anne and contemporary architectural style. The Citywide Design Guidelines state that the prevailing architectural styles within the Magnolia District include: Greek Revival cottages, Italianate, Queen Anne, Eastlake, Italian Renaissance, Stick, Shingle, California Bungalow, Spanish Eclectic, Art Deco, Moderne, and Gothic Revival. The design of the proposed structures is consistent with this because it is mostly in the Queen Anne style. The proposed structures are also consistent with the neighboring residences on East Flora Street that are of the Queen Anne style.
Staff Analysis
Stockton Municipal Code Section 16.220.060(G) requires six (6) findings of fact to be made in order for the CHB to recommend approval of the Certificate of Appropriateness. SMC 16.220.060(C)(1)(d) requires the project applicant to provide evidence in support of the City’s required findings, that evidence is shown in italics following each individual finding below:
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 site is located at the southern edge of the Magnolia Historic District and is the first property encountered within the District by travelers driving north on North Hunter Street. The currently vacant lot gives the impression of urban blight and decay. Development of the lot with new residences in the Queen Ann architectural style will be a positive initial impact to travelers, enhancing the District. The investment in new residences on a long-term vacant lot will help perpetuate the Magnolia District.
2. Encourage public appreciation, knowledge, and understanding of, and a sense of identity with, the City’s past.
The development of this vacant lot at one of the entry points to the Magnolia Historic District will make the District more appealing to the public and will help encourage public appreciation of Stockton’s history and provide a sense of identity with the City’s history by removing urban blight and replacing it with new homes designed to be consistent with the District.
3. Foster civic and neighborhood pride in the accomplishments and beauty of the past.
The proposed project in the Queen Ann style is consistent with the other residential structures within the Magnolia Historic District, which will foster civic and neighborhood pride in the accomplishment and beauty of the past.
4. Stabilize and improve the economic value of historic districts, neighborhoods, sites, structures, and zones.
The property is the first encountered within the Magnolia Historic District when heading north on North Hunter Street, only a few feet north of a “Magnolia Historic District” street sign. Development of this property with a residence in the Queen Ann style will greet travelers with historic looking homes rather than the current vacant lot, which will help stabilize and improve the economic value of adjacent properties by removing blight.
5. Help preserve the diverse architectural design and styles that reflect phases of the City’s history and encourage complementary design and construction.
The new structures are designed as a blend of Queen Anne and contemporary architectural style. The Citywide Design Guidelines state that the prevailing architectural styles within the Magnolia District include: Greek Revival cottages, Italianate, Queen Anne, Eastlake, Italian Renaissance, Stick, Shingle, California Bungalow, Spanish Eclectic, Art Deco, Moderne, and Gothic Revival. The design of the project does diversify the architectural design and styles within the Magnolia Historic District and will act to reflect this phase of the City’s history and encourage future infill development within the District to utilize designs that are complementary to the historic residences.
6. Promote and encourage continued private ownership and utilization of structures currently owned and used.
The project promotes and encourages continued private ownership by being funded by a private citizen, as opposed to a corporate entity. Development of the site would complete the residential use of the south side of Flora Street between North Hunter Street and North San Joaquin Street and would encourage the continued utilization of the existing neighboring residential structures.
Public Comments
Per SMC Section 16.220.060(C)(3) (Noticing), a public notice or hearing shall not be required for the Review Authority’s action on a Certificate of Appropriateness.
The concurrent Administrative Use Permit process will entail a mailed notice to property owners of real property within a radius of 300 feet of the exterior boundaries of the project site per SMC Section 16.88.030(B)(2)(a)(ii).
Environmental Clearance
The proposed project is Categorically Exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines 15303 (new construction of small structures).
Attachments
Attachment A - Location Map and Aerial Photo
Attachment B - Magnolia District
Attachment C - Magnolia District Detail
Attachment D - Magnolia Historic District indicating Contributors
Attachment E - 214 East Flora Street DPR form and photographs
Attachment F - 222 East Flora Street DPR form and photographs
Attachment G - 228 and 234 East Flora Street DPR form and photographs
Attachment H - 745 North San Joaquin Street DPR form and photographs
Attachment I - 748 North Hunter Street DPR form and photographs
Attachment J - Liberty Square Apartments
Attachment K - Project Plans
Attachment L - Project Color Elevations