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ARC 2019-10-07_8b Tank House ProjectMEMORANDUM TO: ARCHITECTURAL REVIEW COMMITTEE FROM: ANDREW PEREZ, ASSISTANT PLANNER SUBJECT: CONSIDERATION OF PLOT PLAN REVIEW 19-020; RELOCATION OF AN ANTIQUE WATER TOWER BASE AND CONVERSION TO PERMANENT RESTROOM FACILITIES; LOCATION – 126 S. MASON STREET; APPLICANT – SOUTH COUNTY HISTORICAL SOCIETY; REPRESENTATIVE – CHUCK FELLOWS DATE: OCTOBER 7, 2019 SUMMARY OF ACTION: Recommendation of approval to the Community Development Director will allow for the relocation of an antique water tower base to Heritage Park and its conversion to restroom facilities. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: None. RECOMMENDATION: It is recommended the Architectural Review Committee (ARC) review the proposed project and make a recommendation to the Community Development Director. BACKGROUND: The subject property is zoned Public Facility (PF), is located in the D-2.4 Historic Character Overlay District (Attachment 1). The proposed project requires review by the ARC for compliance with the Design Guidelines and Standards for the Historic Character Overlay District (Design Guidelines) (Attachment 2) because the project involves the relocation of a structure within the Historic Character Overlay District. Fire maps from the early 20th century show many homes in the Village had their own water wells with individual storage tanks, and it is believed that the tank house is one of just two or three originals that remain in Arroyo Grande. The South County Historical Society (Historical Society) is proposing to relocate an antique water tower from its current location at 1125 E. Grand Avenue to the parking lot at Heritage Square Park. The Historical Society has identified as the Heritage Square Park as an appropriate site for the tank house and would serve as an additional architectural and historical accent that would attract visitors to the site. Heritage Square Park is home to several historic structures including the Heritage Square House, Santa Manuela Schoolhouse, and the Ruby House. Item 8.b - Page 1 ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF PLOT PLAN REVIEW 19-020 OCTOBER 7, 2019 PAGE 2 ANALYSIS OF ISSUES: Project Description The Historical Society proposes to relocate a vintage tank house from its existing location on a vacant parcel on E. Grand Avenue, to the western side of the Heritage House parking lot that is accessed from Mason Street. The structure was once a base that supported a traditional water tank, which is no longer part of the structure. The tank house is proposed to be relocated onto a new 10-foot by 10-foot concrete slab, and the area within the structure would be converted to restroom facilities. The restroom facilities would be reserved for guests attending events held at the Heritage House. Other aspects of the proposal includes rehabilitation of the structure by sanding, priming, and painting the tank house, and connecting to City utilities. After the relocation and bathroom improvements are completed, the Historical Society proposes to add a faux water tank atop the base and install windmill, both of which would be compatible with the base and consistent with the time period from which the tank house was built. The existing tank house is approximately 17 feet tall, and with the addition of a faux water tank would bring the overall height to 23 feet. As previously mentioned, the project would include a thorough rehabilitation of the tank house, including sanding, priming and painting the existing wooden structure, and ensuring it’s structural integrity. Design Guidelines The primary intent of the Design Guidelines is to preserve historic resources that “are important to the human community and should be identified and protected , [in an] attempt to identify important resources from Arroyo Grande’s past and offer recommendations and policies that will help assure their preservation and enhancement”. Additionally, the Design Guidelines are intended to preserve the resources that are indicative of the Village’s historic character. Preservation of a historical resource is the primary goal of both the project and the Design Guidelines. The proposed receiving site in Heritage Square Park is a logical choice given the presence of other historic structures that the Design Guidelines protect and enhance. Additionally, the Historical Society proposes to rehabilitate the tank house to be consistent with the time period it was built, and the character of the Village. ADVANTAGES: The proposed relocation of the tank house preserves a historic resource consistent with the objectives of the Design Guidelines. The addition of the tank house and the subsequent improvements will enhance Heritage Square Park and is expected to generate revenue for the Historical Society by increasing the appeal of the Heritage House as an event venue. DISADVANTAGES: None identified. Item 8.b - Page 2 ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF PLOT PLAN REVIEW 19-020 OCTOBER 7, 2019 PAGE 3 ENVIRONMENTAL REVIEW: The project was reviewed in accordance with the California Environmen tal Quality Act (CEQA) and determined to be categorically exempt per Section 15 301 of the State CEQA Guidelines regarding the restoration and rehabilitation of existing facilities. PUBLIC NOTIFICATION AND COMMENTS: The Agenda was posted at City Hall and on th e City’s website in accordance with Government Code Section 54954.2. At the time of report publication, no comments have been received. ATTACHMENTS: 1.Proposed Project Location 2.Design Guidelines 3.Site Plan and Project Description Item 8.b - Page 3 ATTACHMENT 1 Existing tank house to be relocated Item 8.b - Page 4 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS INTRODUCTION CONCEPT OF THE GUIDELINES AND STANDARDS The Guidelines and Standards are intended to help protect the historic buildings and character, architecture and sites that reflect the heritage of Arroyo Grande. It is intended that the Guidelines and Standards be consulted at early stages of any renovation or new development proposal to help create an overall approach to the design of the project. Guidelines are statements that indicate preference or principles indicated by descriptive statements including “should”, “is encouraged”, “is desired” and “may”. Standards are indicated by language that is unequivocal and that prescribe minimum acceptable limits. Statements such as “shall”, “is required” and “must” are standards. The Guidelines and Standards are based on the concept that historic resources, like natural resources, are important to the human community and should be identified and protected. This is not an exercise in nostalgia, but is a methodical attempt to identify important resources from Arroyo Grande’s past and offer recommendations and policies that will help assure their preservation and enhancement. The protection of historic districts, including homes, offices and businesses within the Village area of Arroyo Grande, will help preserve and enhance the unique qualities of the City for the enjoyment, pride, education and economic benefit of its citizens, businesses and visitors. These Guidelines and Standards are intended to preserve and enhance not only the most grand or impressive resources of the past, but the recognizable character composed of individual elements in the Village. Developers of Arroyo Grande included merchants and farmers, entrepreneurs and employees. Most homes, offices and business establishments were modest in scale and utilitarian in function, and these structures are an important part of the fabric of the City. Objectives To help preserve and enhance historic resources, the following objectives are reflected in the Guidelines and Standards: ƒSafeguard the heritage of Arroyo Grande. ƒEncourage public knowledge, understanding and appreciation of the City’s past. ƒEnhance the visual character of the City and the Village by preserving and promoting diverse and harmonious architectural styles and designs that reflect historic character and stages in the development of the City. ƒConserve valuable material and energy resources by continued use of the existing built environment. ƒProtect property values and increase financial and economic benefits to the owners, businesses and residents of Arroyo Grande. ƒEnsure that new construction and renovation of existing buildings are compatible with the historic character of the Village area and surrounding neighborhoods. The Guidelines and Standards are intended to provide a variety of design choices and encourage creativity. They are not intended to dictate preconceived or uniform design solutions, but to assist design for building in the historic district and encourage the use of existing design elements. The intent is to 6 ATTACHMENT 2 Item 8.b - Page 5 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS increase visual elements that buildings have in common, and stress a “sense of fit” for both new and renovated buildings. The Guidelines and Standards offer practical solutions beneficial for the community as a whole as well as for individual property owners within the Village area. HOW THE GUIDELINES AND STANDARDS WERE DEVELOPED AND AMENDED The Guidelines and Standards focus on both existing design issues in the Village historic districts and on issues that may be expected to arise in the future. Although much of the land in these districts has been developed, there is still substantial opportunity for infill development on vacant lots and partially developed properties. Additionally, some property owners may wish to restore, remodel or rehabilitate existing structures to prepare them for new uses. To address both current issues and potential future concerns, the Guidelines and Standards consider existing conditions, recognize past development patterns, and reflect future potential for growth and change. The Guidelines and Standards are based on features of the existing built environment. These features were documented in the Historical Resource Survey, 1991, by the City of Arroyo Grande and Catherine Graves, showing existing historic structures in the Village historic district of Arroyo Grande (Appendix A). This survey recorded addresses, building types, ownership, and focused on architectural characteristics that contribute to the visual quality of the buildings and to the entire area surrounding them. These characteristics include height, roof configuration and material, exterior wall materials, window and door type, chimneys, and porches. Also documented were surrounding land uses and potential threats to the site or historic building. The survey reveals that there is not one particular style that determines the overall character of the Village historic districts in Arroyo Grande. There is, however, a common “vocabulary” of building elements that helps to create an impression of consistency and continuity. These elements are used frequently and in combination with different architectural styles. These Guidelines and Standards were comprehensively updated by the Community Development Department in 2002-2003. The update process included six community workshops and several public hearings to facilitate public participation. The Guidelines and Standards were updated again in 2008 – 2009 to address large home size in residential districts located within the Historic Character Design Overlay District D-2.4. For the purposes of these Guidelines and Standards, the historic period of the Village is 1870-1939. HOW TO USE THE GUIDELINES AND STANDARDS The Guidelines and Standards have been prepared to aid City decision makers, private design professionals and property owners. As the design is developed further, the Guidelines and Standards can be used to determine which specific procedures have a bearing on the project. The Guidelines and Standards suggest characteristics for design of details and elements, such as signs, rear entrances, landscaping, height, building mass, construction materials and other components that compose the project’s relationship to its surroundings. Exceptions to Guidelines Exceptions to GUIDELINES in this document may be approved if both of the following findings are met: 1. The alternative design or materials do not detract from adjacent buildings or the historic character and diversity of the Village area. 7 Item 8.b - Page 6 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS 4.The granting of the minor exception will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district and will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity; 2.The mass and scale of the project is appropriate to the location considering the history and diversity of the area and the concept of the Village area. An example of an exception to a guideline may be for an internally illuminated sign. See Sign Illumination on page 35, which allows externally illuminated signs. Findings may be made approving a sign if the applicant demonstrates that the sign maintains a historic character with internal illumination. 5.The granting of a Minor Exception is consistent with the objectives and policies of the General Plan and the intent of this title. The Guidelines and Standards are NOT intended to provide all necessary information for development projects within the Village area. The Guidelines and Standards only address generalized design issues. It is essential that other requirements in Title 16 (Development Code) and other portions of the Municipal Code (Development Code) be followed for each project. Nothing in the Guidelines and Standards is intended to supersede requirements of the Development Code. Questions regarding the relationship between the Guidelines and Standards and Development Code provisions should be referred to the Community Development Department. Exceptions to Standards Exceptions to STANDARDS in this document may be approved if all of the findings for Exceptions to Guidelines are met AND by obtaining a Minor Exception Permit, per Section 16.16.120 of the Development Code. The Minor Exception requires noticing property owners within 300 ft. of the project. The Community Development Director approves a Minor Exception with a recommendation from the ARC. If the project requires Planning Commission approval, the Minor Exception will be processed concurrently. A Minor Exception may be approved if all of the following findings are met: An example of an exception to a standard may be for a sign with gold detailing that is a predominant shiny sign material. See Sign Materials on page 34, which does not allow high gloss, shiny or reflective surfaces as predominant sign material. If the applicant demonstrates that the sign maintains a historic character, then a Minor Exception may be processed concurrent with the sign application. 1. The strict or literal interpretation and endorsement of the specified regulation would result in practical difficulty or unnecessary physical hardship; 2.There are exceptional circumstances or conditions applicable to the property involved, or to the intended use of the property, that do not apply generally to other properties in the same district; 3. Strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by other property owners in the same district; 8 Item 8.b - Page 7 ATTACHMENT 3 Item 8.b - Page 8 Item 8.b - Page 9