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CONSIDERATION OF A CERTIFICATE OF APPROPRIATENESS FOR THE PROPOSED EXTERIOR BUILDING ELEVATOR AT 306 EAST FLORA STREET WITHIN THE MAGNOLIA HISTORIC PRESERVATION DISTRICT (APPLICATION NO. P24-0016)
recommended action
RECOMMENDATION
Staff recommends that the Cultural Heritage Board adopt a resolution recommending that the Director issue a Certificate of Appropriateness for an exterior building elevator at 306 East Flora Street based on the findings and subject to the conditions herein.
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Summary
Visionary Home Builders, Inc., submitted a Certificate of Appropriateness application to construct a new elevator on the north side (along Flora St.) of the building at 306 East Flora Street (APN 139-172-01). A Certificate of Appropriateness is required since the subject property is located within the Magnolia Historic Preservation District (MHD) boundaries. Staff recommends that the Cultural Heritage Board (CHB) adopt a resolution recommending the Community Development Director issue a Certificate of Appropriateness.
DISCUSSION
Background
The subject building is located at the southeast corner of East Flora Street and North San Joaquin Street, at 306 East Flora Street (Attachment A - Location Map and Aerial Photo). Surrounding residential properties are zoned Commercial, Office (CO) with a General Plan designation of Administrative Professional.
The building suffered major interior damage as a result of fire, but the original building frame remains (Attachment B - Existing Conditions Photo). On January 4, 2023, a Certificate of Appropriateness was approved to remodel the exterior of the subject building to address the fire damage (Attachment C - Certificate of Appropriateness P22-0902). Due to space constraints on-site and ADA requirements, the previously approved design was updated to include an elevator outside of the building along Flora Street. A new Certificate of Appropriateness is required as the previous approval did not include the proposed elevator in the scope of work.
Project Description
A Certificate of Appropriateness application was submitted to modify the exterior of the building (Attachment D - Project Plans). The scope of work includes the construction of a new elevator on the north / Flora Street side of the building. The proposed architecture would generally match the new Liberty Square Apartment building at the northwest corner of the intersection. A Certificate of Appropriateness is required in accordance with Stockton Municipal Code (SMC) 16.220.060(A)(1)(a) as the subject property is within the Magnolia Historic Preservation District boundaries.
Staff Analysis
The Stockton Municipal Code 16.220.060(G) requires six (6) findings of fact to be made in order for the CHB to approve the application for Certificate of Appropriateness. Because the structure is not a historic landmark, no federal (Secretary of Interior) standards apply. SMC 16.220.060(C)(1)(d) requires the project applicant to provide evidence in support of the City’s required findings, and 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.
Finding: The building is designed to continue enhancement of the neighborhood through the renovation of this existing multi-family project. The original apartment complex was built in the 1970s and will be enhanced by the proposed architectural design and accessibility upgrade. Colors were chosen to restore and reflect those used in the Liberty Square Apartments building, which is located across the street at 807 North San Joaquin Street. Although this is not a historic building, Visionary Home Builders (VHB) will restore it with much-needed upgrades to ensure the continuity of the historic community. VHB intends to install the elevator on-site to ensure that accessibility requirements are met and the structure in the Magnolia Historic District (MHD) will be preserved.
2. Encourage public appreciation, knowledge, and understanding of, and a sense of identity with, the City’s past.
Finding: Although this building is not a historic structure, restoring it will bring this site back to life, taking the building from blighted to a preserved building with character that will benefit the MHD. VHB hopes that restoring this building will bring appreciation to the MHD and encourage others to restore properties that have been neglected in the neighborhood. The MHD is an important part of Stockton’s history and architectural design.
3. Foster civic and neighborhood pride in the accomplishments and beauty of the past.
Finding: VHB’s restoration of this building, with its vibrant colors and updated design, will foster civic and neighborhood pride in an area that captures the beauty of the past. The building façade will maintain some of its original design while also being updated to comply with current ADA standards.
4. Stabilize and improve the economic value of historic districts, neighborhoods, sites, structures, and zones.
Finding: Restoring this building will improve the economic value of other properties in the historic district and its neighborhood. This building has been damaged by fire and has been a code enforcement property and has been vacant almost two years.
5. Help preserve the diverse architectural design and styles that reflect phases of the City’s history and encourage complementary design and construction.
Finding: The amended design is the exchange of an accessible ramp with an elevator on the front elevation. Said ADA improvements will make the building easier to access for people with accommodations. Remaining design components will remain the same as what was approved by the CHB on January 4, 2023. The building will complement Liberty Square Apartments across the street, which has the same exterior colors.
6. Promote and encourage continued private ownership and utilization of structures currently owned and used.
Finding: VHB is a private non-profit organization. Following the 2021 structure fire, the site is underutilized. The restoration project and upgrades will only promote and encourage the neighborhood and bring people into the building that will create a sense of community, instead of a burned-out building that attracts people who vandalize property and create nuisance in the community. Improving dilapidated buildings will enhance the neighborhood and stabilize the area.
Public Comments
Per SMC 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.
Environmental Clearance
The proposed project is Categorically Exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines 15301 (repair or maintenance of existing facilities) and 15332 (infill projects).
Attachment A - Location Map and Aerial Photo
Attachment B - Existing Conditions Photo
Attachment C - Certificate of Appropriateness P22-0902
Attachment D - Project Plans
This report was prepared by Savannah Hudson, Assistant Planner, (209) 937-8267; savannah.hudson@stocktonca.gov.