City CouncilCity Council

2642 Second Street2642 Second StreetAppeal of Landmarks Appeal of Landmarks

Commission Approval of Commission Approval of Certificate of Certificate of

Appropriateness 07CA-009Appropriateness 07CA-009

February 12, 2008February 12, 2008

City CouncilFebruary 12, 20082642 2nd Street Project Location

2642 2nd Street –

3rd Street Neighborhood Historic District

OP2 Zoning District

Non-Contributing Structures on site

50’W x 100’D

7,500 SF

City CouncilFebruary 12, 20082642 2nd Street

Neighborhood Context

Subject Property & Surrounding Properties on 2nd Street

City CouncilFebruary 12, 20082642 2nd Street Project Rendering

City CouncilFebruary 12, 20082642 2nd Street Primary Elevation

City CouncilFebruary 12, 20082642 2nd Street North Elevation

City CouncilFebruary 12, 20082642 2nd Street South Elevation

City CouncilFebruary 12, 20082642 2nd Street Rear Elevation

City CouncilFebruary 12, 20082642 2nd Street

Landmarks Commission Findings

Project Complies with Required Finding for Approval SMMC 9.40.030 (b) (4):

That in the case of any proposed

construction of a new improvement on any

parcel located within the District

boundaries, the exterior features of such

new improvement and its placement on the

property would not adversely affect and not

be disharmonious with the District character

as set forth in Section 9.36.290, and with

the scale, materials and massing of the

contributing structures within the District.

City CouncilFebruary 12, 20082642 2nd Street

Landmarks Commission Findings

Project Complies with Required Finding for Approval SMMC 9.40.030 (b) (4):

The project’s overall design concept is compatible with the character of the District and responsive to its context on Second Street.

Project’s restrained modern design, building form, low height, and articulated building volumes are harmonious with the scale & massing of Contributing Structures.

Project’s use of sand finish stucco, teakwood framed fenestration, and use of reclaimed wood screens reflect in a contemporary, respectful, and compatible manner traditional elements of the District’s architecture.

City CouncilFebruary 12, 20082642 2nd Street

Summary of Appeal Statement

The proposed project damages the character of the District and is incompatible with the District’s dominant architectural character found in its California bungalows.

The project does not comply with the criteria for issuance of a Certificate of Appropriateness contained in SMMC Section 9.36.140.

The project’s massing, style, building shape, and materials do not complement the surrounding contributing structures in the District as required in the District Design Guidelines.

City CouncilFebruary 12, 20082642 2nd Street Appeal Analysis

The project is compatible with the character of the District and its context on Second Street.

The project is compatible with a variety of architectural styles represented in Contributing Structures (e.g., American Colonial Revival, Victorian, Spanish Colonial Revival).

Criteria for issuance of a Certificate of Appropriateness is contained in SMMC Chapter 9.40 (Chapter 9.36.140. does not apply in the District)

Proposed project complies with all criteria for new construction in the District Design Guidelines.

City CouncilFebruary 12, 20082642 2nd Street

District Design Guidelines

Guidelines – New Construction

Use exterior materials traditionally found in the Third Street neighborhood, such as wood and stucco.

• Project incorporates significant wood cladding and sand finish stucco.

• Primary and north elevations: teak wood framed fenestration, reclaimed ponderosa wood siding, wood trellis detail.

• South elevation features wood accents to unify north, south and east elevations.

• Materials reinforce design concept and meet Guidelines.

City CouncilFebruary 12, 20082642 2nd Street

District Design Guidelines

Guidelines – New Construction

Maintain setbacks, heights, and overall building shapes that are similar to surrounding contributing buildings in the historic district.

• Site planning responds to neighborhood context.

• 20’ - 23’ building height is consistent with scale of neighborhood.

• Flat roof and simple rectangular volumes are consistent with historic architecture in the District.

• Creates an understated backdrop to highlight historic architecture.

City CouncilFebruary 12, 20082642 2nd Street

Neighborhood Context

Subject Property & Surrounding Properties on 2nd Street

City CouncilFebruary 12, 20082642 2nd Street

District Design Guidelines

Guidelines – New Construction

Use windows and architectural details at the street level to create a pedestrian scale and a “neighbor-friendly” character.

Include a clearly defined main entrance that is oriented toward the street. And …

Parking should be at the rear of the property.

• Ample teak wood framed fenestration with divided lights at primary, street-facing elevation.• Clearly-defined main entrance.• Wood siding, trellis, & plantings add interest at street level.• Building volumes are distinct in order to break up perceived massing.• Detached garage at rear of parcel.

City CouncilFebruary 12, 20082642 2nd Street ConclusionStaff Recommendation:Uphold Landmarks Commission’s approval of the

Certificate of Appropriateness and deny the appeal

Project meets finding for Certificate of Appropriateness, including:

- Compatible with District character

- Scale, massing & design complements a

a variety of Contributing Structures in District

- Utilizes materials traditionally found in District

Complies with District Design Guidelines for New Construction