The URL can be used to link to this page

Home My WebLink AboutPROSPECT AVE 230 10/29/2015Community Developmtt Department CERTIFICATE OF APPROPRIATENESS OCTOBER 29, 2015 230 S PROSPECT AVENUE tUSTIN BUILDING OUR FUTURE HONORING OUR PAST This Certificate of Appropriateness replaces the Certificate of Appropriateness dated June 3, 2015, to address modifications to the project. The previous project proposed the reconstruction of the fire damaged residence, with portions of the existing siding, several windows, the front porch, and some interior elements remaining; and the complete reconstruction of the garage. However, none of the existing windows or siding were able to be salvaged. The modified project consists of the following: 1) Demolition of the fire, heat, and water damaged portions of the original residential structure; 2) Complete demolition of the fire, heat, and water damaged detached single -car garage; 3) Construction of a completely new roof, new siding and new windows on the original single-family residence, with the original front porch and some interior elements remaining; and 4) Construction of a new detached single -car garage. The project site is located at 230 S. Prospect Avenue and is located within the Cultural Resources (CR) Overlay District. As a result of the extensive fire, heat, and water damage, the main house has lost its historic integrity. Although the main house is listed on the City's 1990 and 2003 Historic Resources Surveys, the house is no longer historically significant. The residence and single -car garage at 230 S. Prospect Avenue are located in the Central Commercial (C2) Zoning District. These uses are nonconforming, but Design Review 2013-005 and Minor Adjustment 2013-04 authorized the reconstruction of the nonconforming buildings based on the extent of the damage being less than 50% of the replacement value pursuant to Tustin City Code Section 9273d. With the exception of the improvements authorized by Design Review 2013-005, Minor Adjustment 2013-04, and this Certificate of Appropriateness, these nonconforming uses may not be further enlarged, extended, reconstructed, or structurally altered, unless such enlargement, extension, reconstruction or alteration is in compliance with the Tustin City Code for the C2 District in which the structures are located. The main residence was assigned a rating of 5D1 in the 2003 Historic Resources Survey. The National Register of Historic Places (NRNP) status code of 5D1 indicates that the original structure, constructed in 1915, was not eligible for National Register but was of local interest because the resource was: A contributor to a fully documented district that is designated or eligible for designation as a local historic district, overlay zone, or preservation area under an existing ordinance or procedure. The City of Tustin Historical Resources Survey (1990) described the site as follows: 300 Centennial Way, Tustin, CA 92780 9 P: (714) 573-3100 • F: (714) 573-3113 0 www.tustinca.org The single storied building, with a low pitched roof, front facing gable, is significant as an example of the colonial revival style in Tustin. The building's character defining features include, but are not limited to: • Low pitched front facing gable • Porch which extends the full length of the front facade and has columns with railings and balustrades • Door and series of windows that are framed with wood trim and mouldings • Narrow, horizontal siding • Vent located above the symmetrically placed eaves of the front fagade Consistent with the original structure, the architectural design of the proposed newly constructed portions of the residence is representative of the Late Colonial Revival style and will include a low pitched roof and a front facing gable. The existing porch with columns and railing with balustrades which extend the full length of the front fagade will be repaired in kind. The existing horizontal narrow siding will be replaced to match the siding of the original residence. The proposed color (Toffee Crunch 700D-5 Behr) and off-white trim are appropriate for the proposed architectural style of the buildings. In accordance with TCC 9252h, Required Findings for Construction or Alteration, a Certificate of Appropriateness is required prior to construction of improvements within a designated Cultural Resources District requiring a City building permit. The required findings for construction are as follows: 1. Construction of improvements in a CR Overlay District. a) The proposed work conforms to the Municipal Code and design standards which may be established from time to time by the Historic Resource Committee. The construction conforms to the City's Cultural Resource District Residential Design Guidelines. The following excerpts apply to the construction of the residence: "Rehabilitation efforts should retain and restore original elements of the house. If damage or deterioration is too severe, the element might be recreated using materials which match the design, color, texture and other important design features". "Colonial Revival - Types of siding and all trim, windows, and other decorative elements may be painted in a wide array of colors. Paint colors [for Colonial Revival were] generally of a muted tone, not bright or bold, and are either light or dark, muted medium tones were not used. Color combinations are generally light and dark, with one on the main body of the building and the other on the trim." The materials and colors proposed will be consistent with Late Colonial Revival architecture. The reuse and construction utilizing similar or like materials and matching the existing colors will further the consistency with the Old Town area by incorporating these features back into the structures. b) The proposed work does not adversely affect the character of the district or Designated Cultural Resources within the district. The proposed project is compatible with surrounding structures and uses within the Old Town area. The existing fagade will be repaired and will retain the original features including the existing porch with columns and railing with balustrades. The new construction will be essentially the same as the original structure and will be finished with the existing neutral green color on the residential structure and single - car garage. c) The proposed work is harmonious with existing surroundings. The extent of harmony shall be evaluated in terms of appropriateness of materials, scale, size, height, placement and use of a new building or structure in relationship to existing buildings and structures and the surrounding setting. The residence and single -car garage will be substantially the same size as the original structure. The exceptions are: Addition of 6'8" by 187' to the rear (west) end of the house to accommodate a master bedroom and bathroom; and Minor expansion of the garage in order to accommodate an interior space of 10' x 20' and a popout for a washer and dryer. Therefore, the scale, size, height, placement and use of the new buildings are compatible with the surrounding setting. The proposed project is hereby approved, subject to the following conditions: The property owner and applicant signing and returning to the Community Development Department the notarized Agreement to Conditions Imposed form in accordance with Condition No. 1.4 of Exhibit A of ZAA 2013-008. 2. The Agreement with Conditions of Approval/Discretionary Permit Approval form is required to be signed and notarized by the property owner, and recorded with the Orange County Recorder's Office. Elizabeth A. Binsack Community Development Director Property Owner Acknowledgement I understand and hereby agree to abide by the above conditions of approval imposed by this Certificate of Appropriateness and by Zoning Administrator Action 2013-008, and understand that issuance of this Certificate of Appropriateness is discretionary, and that the residence and single -car garage at 230 S. Prospect Avenue are nonconforming uses and may not be enlarged, extended, reconstructed, or structurally altered, unless such enlargement, extension, recon uction or alteration is in compliance with the Tustin City Code for the zoning district in which t e structure are located. I also certify that the cost to reconstruct the damaged Wside� an ar ge does not exceed 50% of the replacement value of the structures. Dave Vicioso Property Owner