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CONSIDERATION OF A CERTIFICATE OF APPROPRIATENESS FOR PROPOSED REHABILITATION OF A BUILDING IN THE MAGNOLIA HISTORIC DISTRICT LOCATED AT 1205 N. SAN JOAQUIN STREET (Application No. P18-0767).
recommended action
RECOMMENDATION
Staff recommends that the Cultural Heritage Board recommend to the Community Development Director issuance of a Certificate of Appropriateness, based on the findings and subject to the conditions herein.
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Summary
The applicant and home owner, Tony Martinez, submitted a Certificate of Appropriateness application to re-paint an existing building in the Magnolia Historic District, using a different color scheme. Because the project would result in modifications exterior of the building by changing the color scheme, a Certificate of Appropriateness is required. The painting of the building will conform to the Secretary of Interior’s Standards for Rehabilitation. The applicant proposes color scheme A shown in Attachment F, however the Citywide Design Guidelines indicate that Scheme B as shown in the Attachment E is the more appropriate choice because it is based on historic architectural illustrations. Staff recommends that the Cultural Heritage Board (CHB) adopt a resolution recommending that the Community Development Director issue a Certificate of Appropriateness, based on the findings and conditions herein.
DISCUSSION
Background
According to the Stockton Citywide Design Guidelines section 3.02.020(B), the Magnolia Historic District was formed by action of the City Council on July 30, 1984, due to the prevalence of residential structures representing notable architectural styles from the 1860s through the 1930s. The district is composed of 216 lots, of which 161 were deemed contributory to the character of the district which was determined eligible for the National Register of Historic Places (Attachment A - Magnolia Historic Preservation District Summary).
The subject property is located at 1205 North San Joaquin Street (Attachment B - Location Map and Aerial Photo) and is bounded:
• To the North by Vine Street
• To the South by Rose Street
• To the East by N. San Joaquin Street
• To the west by N. Hunter Street
Staff’s research indicates the subject home appears to be a variation of an American 4-square catalog home sold circa 1916 under the name ‘Hillrose House’ with similar hipped roof and dormer and porch with four columns (Attachment C - 4-square models). The 4-square homes incorporated elements of Prairie style, popularized by Frank Lloyd Wright, and Craftsman styles. Assessors records show the home was built in 1922 (Attachment D - Current and Historic Photos).
The Design Guidelines indicate that homes in this period typically were painted in earth tones. According to Arts&CraftsHomes.com, identified in the link below, 4-square bungalows were painted in earthy or grayed tone usually with a contrasting color for the trim. The applicants proposed color choice (color scheme A) for the subject home is consistent the colors available at the time of construction; these colors are reproduced by many paint retailers such as California Paints, Historic Colors of America and Benjamin Moore and Sherman Williams Historic collections. Additionally, the advertisements from the era, although black and white, shows a similar color scheme to the one proposed by the applicant. Staff also prepared an example that illustrates the strict adherence to the color scheme identified in historical advertisements for the Board’s consideration, which would also incorporate recommendations outlined in the Stockton City Wide Design Guidelines for rehabilitation of homes in historic and design districts (Attachment E - Alternative Period Color Scheme).
https://artsandcraftshomes.com/exteriors/exterior-paint-schemes-for-foursquares
Information on whether the home is a contributing member of the Historic Preservation District is unavailable, however, due to the age of the home, it is likely this home as a part of the structures identified as contributing to the Magnolia Historic District.
Project Description
The applicant and home owner, Tony Martinez, submitted a Certificate of Appropriateness application to re-paint an existing building in the Magnolia Historic District at 1205 N. San Joaquin, using a new color scheme. The paint scheme is composed of three colors White (Crisp Linen) Light Brown (Antiquities) and Dark Brown (Well-Bred Brown). As illustrated in the proposed color scheme, the white will be used on all trim including around the windows. The main body color and railings will be light brown and dark brown will be used under the eaves (Attachment F - Proposed Color Scheme).
A Certificate of Appropriateness is required in accordance with Stockton Municipal Code (SMC) section 16.220.060(A)(1) because the re-painting constitutes an alteration to 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 section 3.02 (Single-Family Residential Design Guidelines for Special Districts).
Staff Analysis
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 historic purpose of the Structure is as a single-family dwelling. No request has been made to alter to the use of the structure; it will, therefore, maintain its intended use.
2. The historic character of a 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 historic character of the property and all architectural features and materials will be maintained. No removal of historic features is authorized by this certificate of appropriateness. The proposed repainting of the building will preserve the home and prevent deterioration. Additionally, the paint scheme using earth tones contrasted by white is consistent with period and architectural style of the home.
3. 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 project excludes alterations with the potential to result in false historicism.
4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.
There have been no identifiable exterior changes since the period of significance (1922).
5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.
The project would change the existing color scheme to refresh the exterior using period and architecturally appropriate colors, using earth tones as noted in the Citywide Design Guidelines. No other historic features would be altered by the project.
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.
See response to Standard 5 above.
7. Chemical or physical treatments, such as sandblasting, that cause damage to historical materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.
The proposed project would be primed and painted. No chemical or physical treatment of the exterior is 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.
The scope of the project involves repainting of the exterior, no significant archeological resources that would be affected by the project have been identified on site.
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 historical integrity of the property and its environment.
The project retains the distinctive architectural features. Differentiation of new and old features is not relevant to the application.
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 would be unimpaired.
Painting of the structure is not permanent and could be restored without impairing the subject property. No new construction has been proposed.
Citywide Design Guidelines section 3.02.060(J) (Rehabilitation Guidelines- Color)
The Citywide Design Guidelines, adopted on March 8, 2004, list specific standards for rehabilitation of structures in special districts, including the Magnolia Historic District. Because the applicant is proposing a change in color, the Citywide Design Guidelines section 3.02.060(J) [Colors] applies to the proposed project. The Design Guideline recommendations are as follows:
1. Historically, certain color palettes were associated with particular architectural styles so, often the architectural style itself may dictate appropriate colors of a structure. Whenever possible, exterior building colors should reflect the basic colors of the architectural style or period of the building. Historical color palettes based on research, old photographs, and historical records are strongly encouraged.
The Craftsman Style and Prairie Styles are associated with muted earth tones, according to the Design Guidelines. The proposed colors are consistent with the paint colors available at the time of construction 1922.
2. Combinations of colors or tones on a single building or site that clash should be avoided. A building should be treated as consistently as possible. Exterior colors should be coordinated on all elevations and compatible with exposed materials, architectural style, and detailing.
The paint colors white and brown do not clash and will be treated consistently throughout the building. White will represent the trim and columns brown will represent the body color. The color will carry through all levels.
3. Do not paint stained shingles, brick and stonework, chimneys, roofing, or any decorative trim that was not originally painted as part of the building’s style.
The building has been painted over the years as part of maintaining the exterior. As a result, the existing brick chimney has been painted over. The CHB may choose to have the paint removed in accordance with the Secretary of Interior Standards, by imposing a condition to the associated resolution or may allow the applicant to paint over the previously applied color.
Public Notice
Per Stockton Municipal Code section 16.220.060(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 section 15331 (Class 31, Historical Resource Restoration/ Rehabilitation) since it consists of the preservation of a home in a historic district consistent with the Secretary of Interior Standards for treatment of historic properties.
Attachment A - Magnolia Historic Preservation District Summary
Attachment B - Location Map and Aerial Photo
Attachment C - 4-square models
Attachment D - Current and Historic Photos
Attachment E - Alternative Period Color Scheme
Attachment F - Proposed Color Scheme