CITY OF TORRANCE HISTORIC PRESERVATION ORDINANCE AND TORRANCE TRACT HISTORIC PRESERVATION PLAN City Council Tuesday, December 5, 2017 PAGE & TURNBULL
AGENDA PART 1: FRAMEWORK 1. Objectives and Background 2. Preservation Ordinance 3. Torrance Tract Preservation Plan PART 2: PROJECT REVIEW IN HISTORIC DISTRICTS 1. Minor Project Review 2. Certificate of Appropriateness
PART 1: FRAMEWORK
TORRANCE YESTERDAY
TORRANCE TODAY
Establish historic policy and programs for recognition of historic resources within the City [adapted from CR 12.4] Preserve and manage significant historic resources including individual buildings, sites, objects, structures as well as concentrations of resources (district or neighborhoods) [adapted from CR 12.2] Balance preservation goals with interests of property owners [CR 12.3] Incentivize preservation of private buildings of local significance [adapted from CR 12.1] Increase awareness of assets and promote benefits of preservation programs [adapted from General Plan Implementation Program] By preserving historic structures, places, and landmarks in Torrance, we show our respect for and pride in the literal foundations of our City. [General Plan, Chapter 3: Community Resource Element] PROJECT OBJECTIVES
Previous preservation efforts 1979 Historic Resource Survey Architectural Design Guidelines Previous efforts in Torrance Tract Small Lot, Low Medium Overlay Zone Olmsted Tract Survey (2013-14) Torrance Tract Overlay Zone (2016-current) BACKGROUND
FRAMEWORK
Thou Shall vs Thou Should ORDINANCE VS PRESERVATION PLAN
ORDINANCE COMPONENTS
Preservation Ordinance vs Overlay Zone Both protect neighborhood character Both manage change with project review process HISTORIC DISTRICT Owner driven Permanent Preservation review standards Secretary of the Interior s Standards for the Treatment of Historic Properties OVERLAY ZONE Already established Temporary, set to expire Stylistic review standards Torrance Architectural Design Guidelines ORDINANCE VS OVERLAY ZONE
HISTORIC DISTRICT All properties reviewed in a Historic District Review by Historic Preservation Commission Certificate of Demolition process Incentives Mills Act California Historic Building Code Modifications to development standards OVERLAY ZONE Only properties in 2014 Olmsted Tract Survey reviewed Review by Planning Commission Demolitions subject to Planning Commission approval No incentives ORDINANCE VS OVERLAY ZONE
Application is filed with the CDD and reviewed for completeness that includes: -Survey map and historic context -2/3 contributing properties within proposed district -Petition of interest from 50% of owners If incomplete, application is returned to applicant for additional information. A permit hold is placed on properties in the potential historic district for work that would require Certificate of Appropriateness or Certificate of Demolition. CDD prepares a designation report and recommendation to HPC. Application is scheduled for review at next available HPC meeting. Notice will be publicly posted. HPC hears the application at preliminary hearing. Does the HPC find the potential historic district has merit? HISTORIC DISTRICT DESIGNATION PROCESS
Yes No CDD mails ballots for owner consent voting. Once ballot deadline ends and votes are tallied, second HPC hearing is scheduled. Notice will be publicly posted. Have 55% of owners submitted written consent? No HPC denies application and the district is not established. Yes HPC make findings and take action to approve or conditionally approve in full or in part HPC decision may be appealed to City Council within 15 days of issuance. HISTORIC DISTRICT DESIGNATION PROCESS
TORRANCE TRACT HISTORIC PRESERVATION PLAN TORRANCE TRACT PRESERVATION PLAN
TORRANCE TRACT IN CITY OF TORRANCE Torrance Tract (aka Olmsted Tract, Old Torrance Tract)
TORRANCE TRACT AGE OF RESIDENTIAL BUILDINGS
TORRANCE TRACT IDENTIFIED IN 2014 SURVEY
HISTORIC DISTRICTS HAVE: Historic or architectural significance Sense of cohesive character in design, setting, features, etc. Contributing and Non- Contributing Resources HISTORIC DISTRICTS
CONCENTRATIONS FOR POTENTIAL LARGE DISTRICTS Areas with 2/3 or more contributing resources
CONCENTRATIONS FOR POTENTIAL SMALL DISTRICTS Areas with 2/3 or more contributing resources
Summary Ordinance establishes process for preservation program shall Torrance Tract Preservation Plan is ordinance user guide should No Historic Landmarks or Districts designated until application is submitted Owners have a say during the designation process Historic Districts established only after vote by owners Questions? PART 1: FRAMEWORK QUESTIONS
PART 2: PROJECT REVIEW IN HISTORIC DISTRICTS
Projects require review when: AND Building permit needed Alteration, addition, rehabilitation, restoration, or partial demolition affecting the exterior of a Historic Landmark or Contributing Resource. Full demolition or relocation or of a Historic Landmark or Contributing Resource. Exterior work to Non-Contributing Resource in a Historic District that will be visible from the public right-of-way. New construction within a Historic District. PROJECT REVIEW
What is reviewed: Visible from the public right-of-way Potential to change character Affects exterior of Contributing Resource Major changes to Non-Contributing Resource New construction within a Historic District. What is not reviewed: Ordinary maintenance and repair Interior work (unless affects exterior, like windows) Plantings that are not character defining Stabilizing emergency/hazardous conditions Does not require permit PROJECT REVIEW
CHARACTER-DEFINING FEATURES: Are those elements or architectural components which establish the visual character of the property. They are the tangible elements that embody its significance or association with specific events and are the physical parts of the exterior that should be retained and preserved. Character-defining features of a Craftsman house. Source: A Field Guide to American House CHARACTER-DEFINING FEATURES
Alleys at rear Consistent setbacks Few driveways at streets NEIGHBORHOOD CHARACTER-DEFINING FEATURES
SHAPE & FORM SCALE & MASSING Character-Defining Features ROOF FORM OPENINGS PROJECTIONS TRIM MATERIALS & TREATMENTS Below line typically not reviewed for Historic District properties INTERIORS SYSTEMS BUILDING CHARACTER-DEFINING FEATURES
PROJECT REVIEW Two levels of review Minor Project Review (Staff) Certificate of Appropriateness (Commission) Demolitions of Contributing Resources require additional review, including Certificate of Demolition Certificate of Economic Hardship PROJECT REVIEW LEVELS OF REVIEW
MINOR PROJECT REVIEW (STAFF) In-kind repair (like for like) of deteriorated features In-kind replacement of features too deteriorated to repair Roof replacement, foundation work, chimney repair and retrofit that doesn t change the appearance Fencing, walkways, paved areas Other minor rehabilitation work PROJECT REVIEW MINOR PROJECTS
MINOR PROJECT REVIEW (STAFF) Additions and accessory buildings that are One-story, at ground floor Not visible from public rightof-way, and Increased square footage less than 25% Exterior work on Non- Contributors that is not out of character with the district PROJECT REVIEW MINOR PROJECTS
Application is filed with CDD and reviewed for completeness. Incomplete application is returned for additional information or revision. Does proposed project qualify as a Minor Project? No Applicant can revise application based on review comments. Yes Is proposed work consistent with SOI Standards and/or adopted review guidelines? Application shall go to HPC for a Certificate of Appropriateness review. Yes CDD staff takes action to approve or conditionally approve in full or in part PROJECT REVIEW MINOR PROJECTS
PROJECT REVIEW MINOR PROJECTS
SECRETARY OF THE INTERIOR S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES REHABILITATION STANDARDS (ABRIDGED) 1. Appropriate new (continued) use. 2. Preserve historic character features, spaces, and spatial relationships. 3. No historicism. 4. Recognize change over time. 5. Preserve materials, finishes, construction techniques and craftsmanship. [con t] SOI STANDARDS AND GUIDELINES
SECRETARY OF THE INTERIOR S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES REHABILITATION STANDARDS (ABRIDGED) [con t] 6. Repair rather than replace. When replacing, match design, color, texture, (and materials). 7. Treat with gentlest means possible. 8. Protect and preserve archeological resources. 9. New construction shall be differentiated, yet compatible. 10. New construction shall be reversible. SOI STANDARDS AND GUIDELINES
SECRETARY OF THE INTERIOR S GUIDELINES: HIERARCHY OF TREATMENT SOI STANDARDS AND GUIDELINES
CERTIFICATE OF APPROPRIATENESS (COMMISSION) Larger-scaled projects that could change the character of the Contributing Resource/Historic District, such as Changing exterior cladding material or roof line Removing character-defining features Adding, removing, or changing window/door openings at front or street-facing façades Additions adding more than 25% of existing floor area, are visible from the public right-of-way, or that add height CERTIFICATE OF APPROPRIATENESS
ADDITIONS
CERTIFICATE OF APPROPRIATENESS (COMMISSION) Second units or two on a lot New infill construction Reviewing for Visibility Compatibility of scale and massing Compatibility of roof line/shape, cladding materials, etc. Avoid overwhelming historic building CERTIFICATE OF APPROPRIATENESS
SECOND UNITS
INFILL NEW CONSTRUCTION
Questions? PART 2: PROJECT REVIEW QUESTIONS