M E M O R A N D U M
PLANNING & ZONING DIVISION
PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF SANTA MONICA
DATE: December
9, 2002
TO: The Honorable Landmarks
Commission
FROM: Planning Staff
Zoning
District: OP-2 (Ocean Park Low Multiple Family) Zone
INTRODUCTION
The applicant is
proposing a number of changes to the exterior of a two-story structure at the
rear of the property including a unit above the garage. The property is designated as a contributor
to the Third Street Neighborhood Historic District. According to the Historic Resources Inventory Sheet (DPR), the
rear structure was built in 1945.
BACKGROUND
The structure
concerned is a rear two-story structure including a garage and unit above. The upper level unit is currently
vacant. The property has a history of
Code Enforcement complaints that originated under the previous property
owner. These complaints have been
largely resolved, and an administrative approval for some exterior work on the
property (new electrical meters, and location of an air conditioning unit) was
approved by the Landmarks staff in November 2001. A Certificate of Exemption for a fence in the rear and side yards
was also approved in November 2001.
Project Description
The applicant is
now proposing to add wood siding to the rear building on the upper level, which
is to be painted in a light olive green color. The stucco siding on the lower
level is proposed to be painted light gray and window trim is proposed to be
painted white (see Attachment D).
Although the
property is designated as a contributor to the Third Street Historic District,
the rear building was built in 1945, several years after the period of
significance of the district (early 20th Century) and as such is not defined as
a contributing structure. However, both
contributing and non-contributing buildings in the Third Street Historic
District require a certificate of appropriateness for surfacing and resurfacing
of exterior walls if it changes the building’s appearance [Section
9.40.020(d)].
PUBLIC NOTICE
The property was posted with a notice of public hearing and a notice of this hearing was provided as required by Section 9.40.040 of the Third Street Neighborhood Ordinance, with notice sent to all owners and occupants within a 300-foot radius and within the Historic District. A newspaper notice was published in the Los Angeles Times “California” Section at least 10 days prior to the hearing (Attachment C).
ANALYSIS
The project is consistent with the
Third Street Neighborhood Historic District Design Guidelines, conceptually
approved by the Commission in 1992. In
regard to buildings within the District that are not considered contributors,
these design guidelines have relatively brief references, in which they clearly
specify that modifications to the exteriors of all structures within the
district should result in the structure becoming more compatible with the
character of the district. The use of
wood and stucco, materials that are traditionally found in the neighborhood, is
encouraged.
Although it is located in the rear
of the property, the structure under consideration is visible from the street,
particularly the second story as the first story is generally obscured behind a
gate. Adding wood siding to the upper
portion of the building does increase its compatibility generally with the
neighborhood. In addition, the proposed
colors are compatible with the main California bungalow on the property.
Staff’s
analysis is that the proposed exterior modifications will not detrimentally
change, destroy or adversely affect this historic property and will to the
contrary represent an improvement to the character of the neighborhood.
Staff
recommends approval of Certificate of Appropriateness LC 02CA-020, subject to
the following findings and conditions.
FINDINGS
1. In regard to the proposed exterior modifications on this noncontributing building within the District, reasonable effort has been made to produce compatibility 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 in that the proposed wood siding on the upper portion of the building is compatible with the primary structure on the property, a California bungalow. This is the most visible portion of the building from the street, due to the presence of a driveway gate. In addition, the proposed colors are compatible with the primary structure on the house and with the Craftsman and Victorian bungalows that characterize the neighborhood.
1.
This approval for new siding, windows,
doors and paint colors on the rear two-story structure located at 2617 Third
Street is for the plans dated October 31, 2002, and the color samples reviewed
at the Landmark Commission’s December 9, 2002, meeting, which are on file in
the City Planning Division.
2.
This Certificate of Appropriateness
shall be in full force and effect from and after the date of the rendering of
the decision by the Commission.
Pursuant to Landmarks Ordinance Section 9.36.170(h), this approval shall
expire within 180 days if the authorized work is not commenced. Should the applicant be unable to comply
with this restriction, the Landmarks Commission recommends that the City
Council, pursuant to Section 9.36.250, grant an extension for the maximum
permitted additional 180 days. The
applicant must request such an extension prior to expiration of this
permit. After that time, the applicant
will be required to return to the Commission for approval. In addition, this Certificate of
Appropriateness shall expire if the authorized work is suspended for a 180-day
period after being commenced.
3.
This decision may be appealed by
properly filing with the Director of Planning a Notice of Appeal on a form
furnished by the Planning Department.
Such notice shall be filed within a ten (10) day time period commencing
from the date of the determination.
4.
All required Planning and Building
Permit approvals shall be obtained.
Attachments:
A.
Certificate of Appropriateness
Application/Photographs
B.
DPR Sheet for 2617 Third Street
E.
Project Plans
F:\PLAN\SHARE\Landmarks\REPORTS\2002 Reports\CA02-020 2617 3rd St.doc