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HomeMy WebLinkAbout1301_Scott_Nov2017_lo-resCAPITOL ZONING DISTRICT COMMISSION STAFF REPORT 10/25/17 BIM Location: 1301 South Scott Street Applicant: Reginald Wright for Melba Marshall Permit Type: Certificate of Appropriateness Project Description: This application is for a Certificate of Appropriateness to allow for the construction of a new, one-story detached garage. The approximately 650 square foot structure will be covered in vertical cement fiberboard siding. Windows will be one-over-one wood models. The gable roof is comprised of composition shingles. Two overhead garage doors will face east, accessible from the alley. (The site plan also calls for a six-foot lattice fence, a concrete patio, wood deck, removal of an ADA ramp, and for relocating four condensing units. These items are allowed by right and are not addressed in this report.) Historic Significance: The Rozelle-Murphy House was built circa 1887 for George Rozelle in the Queen Anne style. (Subsequent additions exhibit Craftsman and Colonial Revival influences.) It was later sold to George Murphy who served as state attorney general from 1901-1905. It is unclear for how long the property was used for residential purposes, but it has housed a series of offices for at least 30 years. The property is listed on the National Register as a contributing resource in the MacArthur Park Historic District. The current owners acquired it in 2013. Previous Action: A number of business permits have been issued for this property over the years. Most recently, in July 2017, the Commission granted a conditional use permit to allow for the operation of several quiet retail businesses to operate inside the house. Zoning: This property is located in Zone "N", Neighborhood Residential & Commercial. This special zoning category for the Mansion Area, situated primarily along the Area’s transportation corridors, allows for commercial and office uses in a context that was traditionally residential in character. Review Standards for Certificates of Appropriateness: Capitol Zoning District Commission Rule, Section 2-105, Permit Approval Procedure C. 1. (b) A Certificate of Appropriateness shall … be required for the erection of any new structure ...Applications for new construction requiring Commission approval will first be scheduled for a review by the Design Review Committee which will make a recommendation regarding proposed work’s appropriateness in historical style in the context of adjoining or neighboring structures; and its consistency with the goals of the Commission’s Master Plan and Standards. Staff finds the proposal constitutes a request to erect a new structure and requires a Certificate of Appropriateness that must be reviewed by the Design Review Committee and approved by the Commission. C. 1. (e) When considering an application for a Certificate of Appropriateness, the Commission shall consider any applicable review Standards and Master Plan goals, the recommendations offered by the committees and staff, as well as any public testimony or evidence presented at the public hearing. F.1. All changes in the Capitol Zoning District will be evaluated according to the General Standards and the applicable Area Master Plan. Also, (a) Changes to historic structures or site features shall be evaluated according to the Rehabilitation Standards for Historic Properties. i. Structures and site features 40 years or older are assumed to be historic … (b) … new construction, shall be evaluated according to the applicable Design Standards F.5. (a) In reviewing the application, the Commissioners shall consider the application and base their decision upon the report of the Staff, the recommendations of the Design Review Committee, advice from Advisory Committees, impact of the proposal on the property, neighboring properties, the District as a whole, the goals of the Master Plan, any applicable review criteria, and the evidence or testimony presented by the applicant(s) and other interested parties. The Commission shall approve the permit(s) if it finds the proposal to be substantially consistent with the applicable review criteria … Staff finds the property, as a whole, to be historic because of the main hou se’s age and historic integrity. Staff finds the proposal should be evaluated using the General Standards, the Rehabilitation Standards (as they relate to the property as a whole), the Mansion Area Design Standards, and the Mansion Area Master Plan. Capitol Zoning District General Standards, Section 3-201, Zoning Requirements Z6. Zone M “Mansion Area Residential” 1. Setbacks Rear, all properties = minimum 25 feet Capitol Zoning District General Standards, Section 3-202, Additional Zoning Requirements & Definitions Z9. Accessory uses and structures ... 2. An accessory structure is a structure built or operated in conjunction with an accessory use, located on the same parcel of land as a principal structure containing the principal use. Accessory Structures must comply with the following requirements: a. An accessory building or structure may occupy not more than thirty percent of the required rear yard. Staff finds the proposal is consistent with this requirement. The required rear yard, in this case the eastern - most 25’ feet (see Z6, above) of the 125’ wide lot, consists of 3,125sf. Thirty percent of this area is 937.5sf. While the total proposed structure lies within the required backyard, it covers only 650sf. b. All single and two family residences shall be separated from accessory structures by a distance of not less than six (6) feet. c. No accessory building or structure shall be allowed in the front yard setback but in the side or rear yard, they shall maintain at least a three (3) foot setback from any property line. Where said rear yard abuts a dedicated alley, no setback shall be required from said alley. Staff finds the proposal is consistent with these requirements. The proposed structure abuts the alley, but is sited six feet from the main house and three feet from the north (13 th St) property line. Capitol Zoning Rehabilitation Standards, Section 4-301, Interpretation of Terms Related to Compliance Historic - In general, a historic property is one that is at least 40 years old or older and largely unchanged; some properties less than 40 years old may also be considered historic if they are of exceptional significance. The CZDC is especially concerned with those properties that are associated with significant people or events or convey a character of building and design found during the District’s period of significance, roughly 1880-1940. Note that in some cases, a CZDC-designated property may also be listed in the National Register of Historic Places. Staff finds the property to be historic because of the documentary and physical evidence indicating the main house was built in the late 1800s, during the District’s period of significance. Capitol Zoning Rehabilitation Standards, Section 4-209, Secondary Structures * R9.3 A new secondary structure should be in character with those seen traditionally. • The building should be subordinate in scale to the primary structure. • It should be located to the side or rear of the primary structure. • See also the standards for new construction and for site design. Staff finds the proposal to be consistent with this standard, because of the proposed garage’s size and location. Capitol Zoning Rehabilitation Standards, Section 4-302, Secretary of the Interior’s Standards for the Rehabilitation of Historic Properties These standards are widely recognized throughout the US as the foundation for state and local preservation standards and guidelines. The Capitol Zoning District Commission adopts these standards by reference. 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 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. Staff finds the proposal to be consistent with these standards. Mansion Area Design Standards, Section 8-201, Design Standards for New Construction in Zones “M” and “N” Policy: Creative new construction that is compatible with the historic character of the neighborhood is strongly encouraged. New buildings need not imitate older styles, and designs that contrast with the existing context simply for the sake of being different are discouraged. Staff finds the proposal is consistent with this policy. M30. A secondary structure should be compatible with the primary building. • While the roof line does not have to match the house, it is best that it not vary significantly. M31. A secondary structure should be similar in character to those seen traditionally. • Basic rectangular forms, with hip, gable or shed roofs are appropriate. • Contemporary interpretations of traditional secondary structures should be permitted when they are compatible with the historic context. M32. In general, garages should be unobtrusive and not compete visually with the house. • A detached garage is preferred. This will help reduce the perceived mass of the overall development. M33. Locating a garage such that its visual impacts will be minimized is encouraged. • Locating a garage in the front yard is discouraged. • If a garage must be accessed from the street, set it back at least ten feet behind the primary building facade. Staff finds the proposed garage is consistent with these standards. Mansion Area Master Plan, Section 6-201, Mansion Area Goals & Recommendations A. Mansion Area Goals 1. To preserve the character of the Mansion Area neighborhood … 4. To create an improved image and stronger sense of identity. 9. To establish a sense of visual continuity within the Mansion Area neighborhood. Staff finds the proposal is consistent with these goals. Neighborhood Reaction: None to date. Staff Recommendation: Staff recommends approval of the application with the following conditions: 1) That all State and City Codes be followed at all times; and 2) That the property be maintained in a neat and safe condition at all times. Archive photos of property 1971 ca. 1977 1988 2007 2017 photos of property Front of property The proposed garage would be placed here at the northeast (back left) corner of the property, abutting the alley.