Roxanne Tanemori, Principal Planner; Steve Mizokami, Senior Planner

Transcription

1 February 28, 2018 Roxanne Tanemori, Principal Planner; Steve Mizokami, Senior Planner City of Santa Monica Planning Division Margarita Jerabek, Ph.D., Director of Historic Resources, ESA; Ashley Brown, M.A., Senior Architectural Historian, and Max Loder, M.A, Associate Architectural Historian SOI Standards Review for 401 Ocean Avenue Plan Review ESA has provided historic preservation consultation services and reviewed design plans for the proposed Project at 401 Ocean Avenue that would rehabilitate the existing historic two-story residence for re-use as a duplex residence and construct a new four-level multi-family residence at the east end of the property that would contain ground floor parking with support spaces, three floors of single units above, and a roof deck. ESA reviewed the Project for conformance with the Secretary of the Interior s Standards for Rehabilitation (SOI Standards) and for compliance with the California Environmental Quality Act (CEQA) for a Class 31 Categorical Exemption. Revised plans were drawn by Kaplan Chen Kaplan Architects & Planners and dated February 12, ESA has conducted site visits on December 13 and 16, 2017 of the historic Henry Weyes House (residence) at 401 Ocean Avenue and has also reviewed relevant archival materials on the subject property. In addition, ESA has completed its review of the proposed plans for the property in respect SOI Standards compliance for a CEQA Class 31 Categorical Exemption. We submit the following comments to the City of Santa Monica. The historical and architectural significance of this property lies with the two-story American Colonial Revival/Craftsman single-family residence built in 1910, facing Ocean Avenue. The 1910 residence was designed by Santa Monica master architect, Robert D. Farquhar. The Residence was designated as a City of Santa Monica (City) Landmark in 1990 and is eligible for the National Register of Historic Places (NR). The landmark nomination states that the residence is architecturally and historically significant as one of the earliest homes in the Palisades Tract; the residence embodies distinguishing architectural characteristics typical of a Craftsman style; and as a representative work of residential architecture by Farquhar. 2 The 1955 one-story addition at the rear of the residence is not considered part of the property s historical or architectural significance. The characterdefining features that account for the Residence s eligibility as a Landmark indicative of the Craftsman style with a mix of American Colonial Revival features include: gabled roof, eave overhangs, shingle cladding, exposed roof rafters, projecting joist ends, which support the second floor overhang, brackets under the table ends, broad 1 Kaplan Chen Kaplan, Architects & Planners, Project Plan Set, February 12, City of Santa Monica, Designation of Landmark (LC ), September 13, 1990.

2 chimneys, double hung windows, classical columns, sidelights flanking the front door, and the symmetrical balance of windows on the second story. Because the residence is considered a historical resource for purposes of CEQA, any work proposed for this particular property should respect the building s original historic character and fabric. For CEQA compliance, any maintenance; repair; stabilization; preservation; restoration; reconstruction; conservation; and/or rehabilitation work proposed should be conducted in a manner consistent with the Secretary of the Interior s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (2017), revised by Anne E. Grimmer (Standards). In addition, proposed work should be guided by the relevant treatment recommendations outlined in the National Park Service (NPS) Preservation Brief series. Methodology ESA s Historic Resources practice group staff Margarita Jerabek, Ph.D., Director of Historic Resources, Ashley Brown, M.A., Senior Architectural Historian, and Max Loder, M.A., Associate Architectural Historian conducted a site visit of the residence and reviewed the project plans for conformance with the Secretary of the Interior s Standards for Rehabilitation. 3 The ESA team, under the direction of Dr. Jerabek, prepared this memorandum to assess the project s compliance with the SOI Standards. Regulatory Setting CEQA Guidelines According to the State CEQA Guidelines, Section (b), a project involves a substantial adverse change in the significance of the resource when one or more of the following occurs: Substantial adverse change in the significance of a historical resource means physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of a historical resource would be materially impaired. The significance of a historical resource is materially impaired when a project: 1. Demolishes or materially alters in an adverse manner those physical characteristics of a historical resource that convey its historical significance and that justify its inclusion in, or eligibility for inclusion in, the California Register of Historical Resources; or 2. Demolishes or materially alters in an adverse manner those physical characteristics that account for its inclusion in a local register of historical resources pursuant to Section (k) of the PRC or its identification in a historical resources survey meeting the requirements of Section (g) of the PRC, unless the public agency reviewing the effects of the project establishes by a preponderance of evidence that the resource is not historically or culturally significant; or 3 Department of Interior regulations, 36 CFR 57. 2

3 3. Demolishes or materially alters in an adverse manner those physical characteristics of a historical resource that convey its historical significance and that justify its eligibility for inclusion in the California Register of Historical Resources as determined by a lead agency for purposes of CEQA. A project would normally have a significant impact on a significant resource if it would cause a substantial adverse change in the significance of a historical resource as defined in Section of the State CEQA Guidelines when one or more of the following occurs: o o o o Demolition of a significant resource that does not maintain the integrity and significance of a significant resource; Relocation that does not maintain the integrity and significance of a significant resource; Conversion, rehabilitation, or alteration of a significant resource which does not conform to the Secretary of the Interior s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings ( Standards ); or Construction that reduces the integrity or significance of important resources on the site or in the vicinity. Under CEQA, a proposed project must be evaluated to determine how it may impact the eligibility of a structure(s) or a site for designation as a historic resource. The Standards were developed as a means to evaluate and approve work for federal grants for historic buildings and then for the federal rehabilitation tax credit (see 36 Code of Federal Regulations ( CFR ) Section Therefore, the Standards are used for discretionary approvals for projects involving eligible or designated resources but not for resource evaluations. Similarly, CEQA recognizes the value of the Standards by using them to demonstrate that a project may be approved without an EIR. In effect, CEQA has a safe harbor by providing either a categorical exemption or a negative declaration for a project which meets the Standards (see State CEQA Guidelines Section and (b)(3)). The Secretary of the Interior s Standards for Rehabilitation (Standards) are codified at 36 Code of Federal Regulations (CFR) Section In most circumstances, the Standards are relevant in assessing whether there is a substantial adverse change under CEQA. Section b(3) of the CEQA Guidelines states in part that... a project that follows the Secretary of the Interior s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings or the Secretary of the Interior s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (2017), Weeks and Grimmer, shall be considered as mitigated to a level of less than a significant impact on the historic resource, and therefore may be considered categorically exempt. Analysis of Project Impacts Project Description The first plans were drawn by Kaplan Chen Kaplan Architects & Planners and dated September 11, Revised plans were drawn by Kaplan Chen Kaplan Architects & Planners and dated February 12, The following Project description was included: 3

4 The proposed project is the rehabilitation of the existing historic two story residence and construction of a new four level building at the east end of the property that contains ground floor parking with support spaces and three floors of units above. The project is seeking a building height of 40 as part of a Tier 2 Development Review Permit with Community Benefits. The existing 1910 residence has deteriorated significantly from deferred maintenance. All new electrical, plumbing and mechanical systems will be installed along with structural upgrades. The exterior materials have been reviewed and need to be replaced including wood shingle siding and asphaltic shingle roof. Railings and masonry chimneys will also be replaced for safety. The partial basement will be cleaned and refurbished for mechanical and other ancillary spaces. The house will continue to be separated into upper and lower units each with access to outdoor and garden space. To complement the extensive work on the existing historic residence, new construction at the back of the site will include three residential units vertically above a level with parking and support spaces. The project provides units to take advantage of the unique site with ocean views and the building is adjacent to the service alley for parking access and services. The new building will complement the historic building without mimicking historic styles. Every unit will have outdoor space including rooftop gardens. Special consideration is given to views and building massing to utilize this unique resource and to be compatible to the existing historic resource as well as the surrounding neighbors. The project includes both rehabilitation of the existing house structure and construction of a new building at the rear of the site. The new building is designed not to mimic historic styles but to be compatible with the overall site and adjoining landmark structure. The area at the rear of the large parcel as well as all the neighboring sites have seen significant change over time and there is a mix of building types with many taller structures along Ocean Avenue. The building across Georgina is a modern style at approximately 45 feet tall. Although the proposed new building is slightly taller than the existing residence, it will not be visible over the house from Ocean Avenue or Palisades Park. For compatibility with the landmark structure, the new building is designed in smaller scale components with the living rooms and bedrooms on the front separated into separate volumes. Angles and setbacks along with balconies and shutters reflect the scale, textures and details of the adjacent large residence. The massing of the new building steps back from both the original residence and Georgina Avenue. New landscaping as well as rehabilitation of the north trellis will help accentuate the historic resource, revitalize the view of the landmark from both Ocean and Georgina Avenues, and create smaller scale garden spaces between the structures. 4 Summary of SOI Standards Review Findings The project includes numerous elements designed to rehabilitate the residence and upgrade the residence to today s living standards. In addition to the proposed improvements to the residence, the project also proposes to introduce a four-story level (40 height) building at the east end of the property, which would contain ground floor parking with support spaces and three floor of residential units. This analysis considered project elements 4 Kaplan Chen Kaplan, Architects & Planners, Development Review Submittal: 401 Ocean Avenue, September 11,

5 that may have the potential to directly or indirectly impact character-defining features and spaces of the historic property by alterations or improvements to the historic Residence or by construction of a new contemporary building on the property. The Project was analyzed for conformance with the SOI Standards 5 to determine if it would be eligible for a Class 31 exemption. The character-defining features that account for the Residence s eligibility as a Landmark indicative of the Craftsman style with a mix of American Colonial Revival features include: two-story scale location and orientation, set back facing Ocean Avenue side-gable roof facing Ocean Avenue with two intersecting cross gables extending to the rear, creating u- shaped plan eave overhangs shingle cladding exposed roof rafters projecting joist ends, which support the second floor overhang brackets under the gable ends broad end chimneys double hung sash windows one-story front porch supported by classical columns and recessed entrance sidelights flanking the front door symmetrical balance of projecting bays on the first story, front elevation symmetrical balance of windows on the second story, front elevation projecting bay on east end of the second story, north rear wing gable end vents fenestration patterns 5 National Park Service, Department of the Interior, Washington, DC The Secretary of the Interior s Standards for the Treatment of Historic Properties, with Guidelines for Preserving, Rehabilitating, Restoring, & Reconstructing Historic Buildings. In accordance with CEQA Guidelines, a project that conforms with the Secretary s Standards is generally considered to be a project that will not cause a significant adverse impact. A project conforming with the Secretary s Standards can generally be considered categorically exempt from CEQA. 5

6 molded wood window and door surrounds entrance porch to kitchen raised brick basement This analysis finds that the project complies with the intent of the SOI Standards. However, construction monitoring by a qualified architectural historian is recommended throughout the course of the project due to the potential risk for damage to character-defining features, and to ensure conformance with the Standards should any unforeseen discoveries be made during the demolition or construction process. The findings are presented in the SOI Standards summary table presented below and the following detailed in a Standard-by-Standard analysis. 6

7 SECRETARY OF THE INTERIOR S STANDARDS REVIEW (February 23, 2018) Henry Weyse/Charles Morris House at 401 Ocean Avenue, Santa Monica, California The Henry Weyes/Charles Morris House ( residence ) at 401 Ocean Avenue within the City of Santa Monica ( City ) is a City Landmark (designated September 13, 1990) and determined eligible for the National Register of Historic Places. New additions and alterations to the interior and exterior are proposed for the residence and the rear part of the lot. The exterior changes are detailed in the Secretary of the Interior s Standards (the Standards ) review below. The appropriate treatment approach for the Henry Weyes/Charles Morris House is rehabilitation. Principal Project Components Character-Defining Features, Spaces, Materials and Finishes affected by Project (where applicable) General Treatment Approach and Specifications No. 1: A property will be used as it was historically or given a new use that requires minimal change No. 2: The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features/spaces/spatial relationships will be avoided. No. 3: Each property will be recognized as a physical record of its time, place, and use. Avoid changes that create a false sense of historical development. No. 4: Changes that have acquired historic significance in their own right will be retained and preserved. No. 5: Distinctive materials, features, finishes, and construction techniques will be preserved. No. 6: Deteriorated historic features will be repaired rather than replaced. Where severity of deterioration requires replacement, the new feature will match the old in design, color, texture, and, where possible, materials. No. 7: Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. No. 9: New additions, ext. alterations, or related new construction will not destroy historic materials, features/spatial relationships that characterize the property. New work shall be differentiated from the old and will be compatible with the historic materials. No. 10: New additions and adjacent or related new construction will 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. Recommended Project Modifications and Comments 1. Construct New Residential Building a. Demolish the existing accessory dwelling unit and covered area, at the rear of the property, which are not part of the City Landmark b. In its place, construct a four-level residential building with five private garages on the ground floor and three condominiums on the second to fourth floors. The maximum building height is 40 Affected Area Character-defining Features: Setting a. The rear dwelling unit and covered area proposed for demolition are non-original, non-character-defining features of the property. b. A four-level contemporary-style building is proposed for construction in their place. Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed new residential building complies with the Standards. It substantially complies with Standard 2 as it does not significantly alter the character-defining setting of the residence, and the new construction is unlikely to visually overpower the residence when viewed from Georgina Avenue due to the incorporation of setbacks including a two-foot larger space between the new residential building and the residence at the ground level patio; a semipermeable ground level patio guardrail; the reduction of some of the sunscreens on the balcony; a reduction in size of the proposed trellis and fascia on the fourth floor, and a nearly 44-square-foot notch recession of the second-, third-, and fourth- floor balconies at the Georgina Avenue elevation. Additionally, the setting at the rear of the lot has already been altered with a rear dwelling and covered area and is non-character defining. 2. Add to Existing Residence a. Construct a new addition to the southeast corner of the residence, at the second story Affected Area Character-defining Features: North and east elevations of the residence Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed rear addition complies with the Standards. It is built on a mostly nonoriginal portion of the residence, it largely conforms in design with the rest of the residence, it is subtly differentiated from the residence with a lowered roof line and stepped in sides, and it is located on an 7

8 Principal Project Components Character-Defining Features, Spaces, Materials and Finishes affected by Project (where applicable) General Treatment Approach and Specifications Recommended Project Modifications and Comments 8 No. 1: A property will be used as it was historically or given a new use that requires minimal change No. 2: The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features/spaces/spatial relationships will be avoided. No. 3: Each property will be recognized as a physical record of its time, place, and use. Avoid changes that create a false sense of historical development. No. 4: Changes that have acquired historic significance in their own right will be retained and preserved. No. 5: Distinctive materials, features, finishes, and construction techniques will be preserved. No. 6: Deteriorated historic features will be repaired rather than replaced. Where severity of deterioration requires replacement, the new feature will match the old in design, color, texture, and, where possible, materials. No. 7: Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. No. 9: New additions, ext. alterations, or related new construction will not destroy historic materials, features/spatial relationships that characterize the property. New work shall be differentiated from the old and will be compatible with the historic materials. No. 10: New additions and adjacent or related new construction will 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. b. The following new exterior windows will be included on the addition c. The following new exterior door will be included on the addition d. The gable will reuse existing clapboard vents 3. Extend Deck on North (Rear) Elevation a. Sink non-original roof and turn it into a deck connecting with existing non-original deck b. Remove non-original metal railings on the north (rear) elevation 4. Alter Exterior Windows: West (side) elevation, basement a. Alter the following original exterior windows - 03 a. Construct an addition at the northeast corner of the residence for a new bedroom and bathroom b. Destroy a portion of the roof to make way for the addition Character-defining Features: The second story of the north (rear) elevation a. Sink non-original roof to turn it into a deck on the second story of the north (rear) elevation b. Connect new deck to existing deck c. Install skylight over stairwell d. Remove the metal railings on the second story of the north (rear) elevation Affected Area Character-defining Features: Original windows on west (side) elevation, first story Fenestration patterns inconspicuous, non-street-visible area of the residence. The gable will be comprised of reused clapboard vents taken from the destroyed gable. New windows 210, 213, and 220 are compatible with existing windows on the Residence. No project modifications are recommended. Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed creation of an extended deck meets the Standards as it alters an unoriginal part of the residence and is located in an inconspicuous area that is not visible from the public right-of-way. The proposed removal of the metal railings on the second story of the north (rear) elevation meets the Standards as the metal railings are non-original, non-character defining features. No project modifications are recommended. Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed basement window refurbishments comply with the Standards as original windows 03 and 04 are being repaired while original window 05 is being altered to match it to original windows 03 and 04.

9 Principal Project Components Character-Defining Features, Spaces, Materials and Finishes affected by Project (where applicable) General Treatment Approach and Specifications Recommended Project Modifications and Comments 9 No. 1: A property will be used as it was historically or given a new use that requires minimal change No. 2: The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features/spaces/spatial relationships will be avoided. No. 3: Each property will be recognized as a physical record of its time, place, and use. Avoid changes that create a false sense of historical development. No. 4: Changes that have acquired historic significance in their own right will be retained and preserved. No. 5: Distinctive materials, features, finishes, and construction techniques will be preserved. No. 6: Deteriorated historic features will be repaired rather than replaced. Where severity of deterioration requires replacement, the new feature will match the old in design, color, texture, and, where possible, materials. No. 7: Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. No. 9: New additions, ext. alterations, or related new construction will not destroy historic materials, features/spatial relationships that characterize the property. New work shall be differentiated from the old and will be compatible with the historic materials. No. 10: New additions and adjacent or related new construction will 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 Alter Exterior Windows: South (front) elevation, first story a. Alter the following non-original exterior windows a. West (side) elevation, basement - 03 o Refurbish original windows in basement - 04 o Refurbish original windows in basement - 05 o Refurbish original window in basement, add divided lites to match existing windows in basement Affected Area Character-defining Features: Nonoriginal windows on south (front) elevation, first story Fenestration patterns a. South (front) elevation, first story (non-original) o Replace non-original six-over-one window with window to match original windows (non-original) o Replace non-original six-over-one window with window to match original windows (non-original) o Replace non-original fourteen-overone window with two windows to match original windows No project modifications are recommended. Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed replacements comply with the Standards as the windows are non-original and more flexible to alter. Additionally, this project component proposes to remove these non-original features and replace them with ones matching original windows. The proposed replacements are compatible with the Residence s American Colonial Revival/Craftsman architectural style. No project modifications are recommended.

10 No. 1: A property will be used as it was historically or given a new use that requires minimal change No. 2: The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features/spaces/spatial relationships will be avoided. No. 3: Each property will be recognized as a physical record of its time, place, and use. Avoid changes that create a false sense of historical development. No. 4: Changes that have acquired historic significance in their own right will be retained and preserved. No. 5: Distinctive materials, features, finishes, and construction techniques will be preserved. No. 6: Deteriorated historic features will be repaired rather than replaced. Where severity of deterioration requires replacement, the new feature will match the old in design, color, texture, and, where possible, materials. No. 7: Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. No. 9: New additions, ext. alterations, or related new construction will not destroy historic materials, features/spatial relationships that characterize the property. New work shall be differentiated from the old and will be compatible with the historic materials. No. 10: New additions and adjacent or related new construction will 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. Principal Project Components 6. Alter Exterior Windows: South (front) elevation, second story a. Alter the following non-original or modified (partially original) exterior windows (non-original) (non-original) (non-original) (non-original) 7. Alter Exterior Windows: East (side) elevation, second story a. Alter the following modified (partially original) exterior windows Character-Defining Features, Spaces, Materials and Finishes affected by Project (where applicable) General Treatment Approach and Specifications (non-original) o Replace non-original sliding glass door with two windows to match original windows Affected Area Character-defining Features: Original/modified (i.e. with one original sash) windows on south (front) elevation, second story Fenestration patterns a. South (front) elevation, second story (non-original) o Replace non-original window with tripartite window (non-original) o Replace non-original window with a pair of six-over-one lite French doors (non-original) o Replace non-original window with a pair of six-over-one-lite French doors (non-original) o Replace non-original window with tri=partite window Affected Area Character-defining Features: Original/modified (i.e. with one original sash) windows on east (side) elevation, second story Fenestration patterns Recommended Project Modifications and Comments Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed window replacements comply with the Standards. The windows are already non-original and exist on an already altered façade. Additionally, their proposed replacements are compatible with the Residence s architectural style. No project modifications are recommended. Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed window refurbishment and removal meet the Standards. Window 207 is being restored to visibility from the public right-of-way due to the removal of nonoriginal shutters. Window 210 is already modified and is located in the middle of a low-visiblity, secondary façade. 10

11 No. 1: A property will be used as it was historically or given a new use that requires minimal change No. 2: The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features/spaces/spatial relationships will be avoided. No. 3: Each property will be recognized as a physical record of its time, place, and use. Avoid changes that create a false sense of historical development. No. 4: Changes that have acquired historic significance in their own right will be retained and preserved. No. 5: Distinctive materials, features, finishes, and construction techniques will be preserved. No. 6: Deteriorated historic features will be repaired rather than replaced. Where severity of deterioration requires replacement, the new feature will match the old in design, color, texture, and, where possible, materials. No. 7: Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. No. 9: New additions, ext. alterations, or related new construction will not destroy historic materials, features/spatial relationships that characterize the property. New work shall be differentiated from the old and will be compatible with the historic materials. No. 10: New additions and adjacent or related new construction will 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. Principal Project Components Character-Defining Features, Spaces, Materials and Finishes affected by Project (where applicable) General Treatment Approach and Specifications a. East (side) elevation, second story o Refurbish existing window after removing non-original shutters o Remove modified six-over-one window 8. Alter Exterior Windows: West (side) elevation, first story a. Alter the following exterior windows Affected Area Character-defining Features: Original/modified (i.e. with one original sash) windows on west (side) elevation, first story Shallow shingle projections over windows 130 through 135 Fenestration patterns a. West (side) elevation, first story o Refurbish modified six-over-one window by removing concealing shutters (non-original) o Refurbish original nine-lite window by removing concealing shutters (non-original) o Refurbish original nine-lite window by removing concealing shutters Recommended Project Modifications and Comments No project modifications are recommended. Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed window alterations meet the Standards. They are being refurbished by removing non-original, concealing shutters.no project modifications are recommended. 11

12 No. 1: A property will be used as it was historically or given a new use that requires minimal change No. 2: The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features/spaces/spatial relationships will be avoided. No. 3: Each property will be recognized as a physical record of its time, place, and use. Avoid changes that create a false sense of historical development. No. 4: Changes that have acquired historic significance in their own right will be retained and preserved. No. 5: Distinctive materials, features, finishes, and construction techniques will be preserved. No. 6: Deteriorated historic features will be repaired rather than replaced. Where severity of deterioration requires replacement, the new feature will match the old in design, color, texture, and, where possible, materials. No. 7: Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. No. 9: New additions, ext. alterations, or related new construction will not destroy historic materials, features/spatial relationships that characterize the property. New work shall be differentiated from the old and will be compatible with the historic materials. No. 10: New additions and adjacent or related new construction will 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. Principal Project Components 9. Remove Non-Original Shutters from Various Windows and Doors a. Remove non-original shutters from windows and a door on the front (south), north (rear), and west (side) elevations 10. Alter roof a. Remove the non-original clay tile ridge cap on the roof 11. Remove and Replace Shingle Siding a. Remove deteriorated shingle siding on all elevations Character-Defining Features, Spaces, Materials and Finishes affected by Project (where applicable) General Treatment Approach and Specifications Affected Area Character-defining Features: Original windows on front (south) elevations and west (side) elevation a. Remove the shutters Affected Area Character-defining Features: The roof a. Remove non-original clay tile ridge cap on the roof b. Replace with shingles Affected Area Character-defining Features: All elevations of the residence a. Shingles on all elevations of the residence shall be removed and replaced in kind, to match existing shingles Recommended Project Modifications and Comments Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed work to remove the nonoriginal shutters from various windows and a door on the front (south), north (rear), and west (side) elevations complies with the Standards as the shutters are not original. This would enhance the historic nature of the character-defining original windows on the front and west elevations. The shutter removals on the south (front) elevation should be part of a larger restoration of the original façade per the 1910 plans. (See Project Components 5 and 6) No project modifications are recommended. Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed work to remove the nonoriginal caly tile ridge cap on the roof complies with the Standards as it is removing a non-original, incompatible feature of the Residence. No project modifications are recommended. Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed work to remove and replace deteriorated shingles in kind complies with the Standards. The shingles are in a serious state of disrepair and require in-kind replacement. The shingle replacement on the south (front) elevation should be part of a larger restoration of the original façade per the 1910 plans. (See Project Components 5 and 6) Recommendations include retaining the shallow shingle projections above all windows where they may exist. 12

13 No. 1: A property will be used as it was historically or given a new use that requires minimal change No. 2: The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features/spaces/spatial relationships will be avoided. No. 3: Each property will be recognized as a physical record of its time, place, and use. Avoid changes that create a false sense of historical development. No. 4: Changes that have acquired historic significance in their own right will be retained and preserved. No. 5: Distinctive materials, features, finishes, and construction techniques will be preserved. No. 6: Deteriorated historic features will be repaired rather than replaced. Where severity of deterioration requires replacement, the new feature will match the old in design, color, texture, and, where possible, materials. No. 7: Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. No. 9: New additions, ext. alterations, or related new construction will not destroy historic materials, features/spatial relationships that characterize the property. New work shall be differentiated from the old and will be compatible with the historic materials. No. 10: New additions and adjacent or related new construction will 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. Principal Project Components 12. Remove and Replace Chimneys a. Remove and replace three deteriorated chimneys on south, north, and east elevations 13. Remove Posts and Brackets a. Remove brackets and/or posts adjacent to windows 120 and 121 on the east (side) elevation and adjacent to door 111 on the north (rear) elevation 14. Replace Non-Original Roof Shingles a. Replace non-original roof shingles in a reroof of the residence Character-Defining Features, Spaces, Materials and Finishes affected by Project (where applicable) General Treatment Approach and Specifications Affected Area Character-defining Features: The three broad chimneys a. All chimneys on the residence shall be removed and replaced in kind, to match existing chimneys, including the small metal vent door at the bottom of each chimney Affected Area Character-defining Features: None a. All non-original elbow brackets and posts adjacent to windows and doors on the east (side) elevation and north (rear) elevation will be removed Character-defining Features: None a. Replace the non-original roof shingles with asphaltic roof shingles (in-kind or compatible) Recommended Project Modifications and Comments Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed work to remove and replace deteriorated chimneys in kind complies with the Standards. The chimneys are in a serious state of disrepair and require in-kind replacement. Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed work to remove and replace non-original posts and brackets adjacent to windows 120 and 121 and door 111 complies with the Standards. The posts and brackets are not character-defining features of the residence. Yes Yes Yes Yes Yes Yes Yes Yes Yes No project modification is recommended. 13

14 No. 1: A property will be used as it was historically or given a new use that requires minimal change No. 2: The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features/spaces/spatial relationships will be avoided. No. 3: Each property will be recognized as a physical record of its time, place, and use. Avoid changes that create a false sense of historical development. No. 4: Changes that have acquired historic significance in their own right will be retained and preserved. No. 5: Distinctive materials, features, finishes, and construction techniques will be preserved. No. 6: Deteriorated historic features will be repaired rather than replaced. Where severity of deterioration requires replacement, the new feature will match the old in design, color, texture, and, where possible, materials. No. 7: Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. No. 9: New additions, ext. alterations, or related new construction will not destroy historic materials, features/spatial relationships that characterize the property. New work shall be differentiated from the old and will be compatible with the historic materials. No. 10: New additions and adjacent or related new construction will 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. Principal Project Components 15. Replace Wood Railings a. Replace non-original wood railings on the second story landing on the south (front) elevation 16. Turn South (Front) Elevation Porch Roof into Deck a. Replace the first story porch roof on the south (front) elevation with a deck 17. New Landscaping and Hardscaping, including Replacement Pergola a. Install new hardscaping in the side and rear yards b. Replace trellis in west (side) yard in kind Character-Defining Features, Spaces, Materials and Finishes affected by Project (where applicable) General Treatment Approach and Specifications Character-defining Features: The south (front) elevation b. Replace the wood railings on the second story landing on the south (front) elevation in kind with taller railings to City code. Character-defining Features: The south (front) elevation Original porch roof c. Replace the wood railings on the second story landing on the south (front) elevation in kind Affected Area Character-defining Features: Landscape and hardscape in south (front), north (rear), and side yards. a. Add traditional California coastal planting to front lawn b. Add new hardscape and landscape to north and south side yard c. Add new hardscape and landscape to north (rear) yard d. Replace rotten wood trellis in-kind Recommended Project Modifications and Comments Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed replacement of similar wood railings meets the Standards as the railing are a non-original feature present on an already significantly-altered façade. No project modifications are recommended. Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed transformation of the porch roof on the south (front) elevation complies with the intent of the Standards as the porch roof is not highly visible and is present on an already altered façade. Furthermore, the new deck would enhance the Residence s historic residential character and be compatible with the Residence s Craftsmanstyle aspects. No project modifications. Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed landscape and hardscape work complies with the Standards. It leaves the most visible aspect of the landscape, the front yard, largely intact while adding California- and architecturally-appropriate landscaping. The hardscape and landscape alterations to the side and rear yards take place on largely non-original spaces and are done in a sensitive manner. The likelyoriginal pergola, meanwhile, is damaged beyond repair and will benefit from in-kind replacement. 14

15 Standard by Standard Analysis Under CEQA, a project generally would need to conform to the following to be considered as mitigated to a level of less than a significant impact on the Historical Resource: the Secretary of the Interior s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing, Historic Buildings or the Secretary of the Interior s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings. 6 Standard 1: A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. The property has been used as a residence since it was constructed in 1910 and will continue to be used as such. Therefore, the Project would conform to Standard 1. Standard 2: The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. The proposed Project meets this Standard as the historic character of the property will be retained and preserved while avoiding removal of distinctive character-defining features. The construction of the new residential building, in particular, does not alter the historic character of the property. Its construction occurs on the already-altered, non-character-defining rear portion of the property, and is unlikely to visually overpower the residence when viewed from Georgina Avenue. This is due to a variety of setbacks and a careful articulation of massing and use of space in the proposed new residence. All window alterations are either restoring original/modified windows or replacing them on elevations with limited visibility. On the primary façade, windows are being restored with additional divided lites to match windows Window 104, in particular, is being split into two windows to match its original configuration and the that of windows 102, 103, and Non-character-defining windows 202 and 205 on the second story of the primary façade are being replaced with architecturally compatible tripartite windows, while windows 203 and 204 are being replaced with similarly compatible multilite French doors. On the south side elevation, windows 3, 4, and 5 are being restored by having divided lites added to match existing, while window 207 is having non-original shutters removed from over it. Similarly, windows 129, 134, and 135 on the north side elevation are being restored by having the nonoriginal shutters that are currently obscuring them removed. Additionally, their proposed replacements are compatible with the Residence s American Colonial Revival/Craftsman architectural style with their multi-lite, wood sash, double-hung designs. The proposed Project also removes incompatible alterations such as non-original windows and shutters on multiple elevations. Therefore, the Project would conform to Standard 2. Standard 3: Each property will 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 elements from other historic properties, will not be undertaken. The proposed in-kind replacement the non-original railings currently on the front façade would replace an already non-original feature on an already significantly altered façade, and complies with the intent of this Standard. Additionally, the Project proposes to replace windows on the westernmost bay with windows to match the original windows in the opposite bay. This represents a change that removes incompatible alterations and replaces them with appropriate alterations. Furthermore, the proposed 6 California Environmental Quality Act, (3). 15

16 addition to the rear of the Residence is subtly subordinated to original building mass, marking it as a nonoriginal addition while making sure it is compatible with the Residence s architectural style. Therefore, the Project would conform with Standard 3. Standard 4: Changes to a property that have acquired historic significance in their own right will be retained and preserved. No changes to the property have acquired significance. Therefore, the Project would conform to Standard 4. Standard 5: Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. The distinctive materials, features, finishes, and construction techniques and examples of craftsmanship that characterize the Residence would be preserved, repaired, or replaced in accordance with the Standards. Notably, the original plan set has been revised to ensure that all gables, including the gable of the new second story addition to the Residence, will maintain the original, character-defining feature of the clapboard vents. Additionally, virtually all wood, multi-lite windows will be retained. Therefore, the Project would conform to Standard 5. Standard 6: Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. The existing Residence is presently in overall fair condition, but several character-defining features have suffered due to deferred maintenance. These include the shingle siding and the three chimneys. In-kind replacement is proposed for these features, to match the old is design, color, texture, and materials. This replacement is necessary because they are too deteriorated to repair. Therefore, the Project would conform with Standard 6. Standard 7: Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. The proposed Project does not anticipate including any chemical or physical treatments. However, if chemical or physical treatments are necessary for cleaning or repainting, they will be undertaken using the gentlest means possible, in accordance with the Standards. Therefore, the Project would conform to Standard Applicable National Park Service Preservation Briefs related to treatment of historic properties include but are not necessarily limited to: Brief 6, Dangers of Abrasive Cleaning to Historic Buildings ; and Brief 9, The Repair of Historic Wooden Windows ; Brief 22, The Preservation and Repair of Historic Stucco. All fifty briefs are available at: 16