Planning Commission Staff Report
Report Prepared by: Stephani Davis, Development Services Technician II, Development Services
Title
SUBJECT: Certificate for Alteration #23-01 and Minor Use Permit #23-09 initiated by Melinda Stewart Wilbur, on behalf of Bear Creek Inn, LLC, property owner. The request for the Hooper House (Historic Preservation file #88-01) is to allow the installation of a 7-foot-tall wrought iron security fence around the perimeter of the property located at 575 W. North Bear Creek Drive. The property is generally located on the northeast corner of M Street and North Bear Creek Drive with a Low-Density (LD) Residential General Plan Designation, within a Zoning classification of Residential Planned Development (RP-D) #13. **PUBLIC HEARING**
ACTION: Approve/Disapprove/Modify
1) Environmental Review #23-23 (Categorical Exemption)
2) Certificate for Alteration #23-01
3) Minor Use Permit #23-09
SUMMARY
This application is to modify a property considered to be a historic resource by installing a supplemental fence around its perimeter that will encroach into an exterior yard at the southwest corner of the property; the main use for the fence is for security. No change to the current operations of the property is being proposed. Staff is recommending approval.
RECOMMENDATION
Planning staff recommends that the Planning Commission approve Environmental Review #23-23 (Categorical Exemption), Certificate for Alteration #23-01 for Hooper House, and Minor Use Permit (MUP) #23-09, subject to the conditions in Exhibit A and the findings/considerations in Exhibit B of the Draft Resolution at Attachment A of Staff Report #23-619.
Body
DISCUSSION
Bear Creek Inn, LLC is requesting to install a 7-foot-tall wrought iron fence around a historic resource for the purpose of security.
Project Description
The project site is approximately 1.5 acres in size and was designated as a Local Historic Resource by the City in 1988 (Historic Preservation #88-1). The proposed fence is intended to run along the perimeter of the property in front of the original 3-foot-tall fence currently on the property. In certain areas, the fence would encroach into an exterior yard which, due to the height, approval of a Minor Use Permit (MUP) is required.
Surrounding Uses
|
Surrounding Land |
Existing Use of Land |
City Zoning Designation |
City General Plan Land Use Designation |
|
North |
Residential |
Low Medium Density Residential (R-2) |
Low-Medium Density Residential (HMD) |
|
South |
Bear Creek |
Commercial Office (C-O) |
Commercial Office (CO) |
|
East |
Residential |
Residential Planned Development (R P-D) #13 |
Low Density Residential (LD) |
|
West |
Residential |
Low Density Residential (R 1-6) |
Low Density Residential (LD) |
Background
In 1983, the City Council adopted an ordinance which encouraged the preservation of local historic resources. The historic preservation ordinance was designed to protect and perpetuate the use of structures representing a significant part of the heritage of the city and allows for the designation of local historic resources. Merit for declaring a significant historic resource may be found in many forms: architectural, early development/settlement, government or religious, social, or artful.
The Hooper House (formerly the C. Ray Robinson House), located at 575 W. North Bear Creek Drive, was classified as a historic resource by the Historic Preservation Commission on September 6, 1988 (Attachment D). The property has historical significance both in its architectural style and its social history. It is one of the few buildings within Merced that reflects the original 1936 Colonial Revival architectural style. As for its historical importance, the Hooper House was home to one of Merced’s early leaders, C. Ray Robinson, a prominent lawyer, farmer, and assemblyman during 1931-33 and 1933-35. In June 1989, the property obtained approval from the Planning Commission to operate as a bed & breakfast (Attachment E).
The City of Merced Historic Preservation Ordinance states that no person shall carry out or cause to be carried out on a historic resource any material change through alteration, construction, relocation, or demolition without a certificate for alteration as approved by at least four affirmative votes of the Planning Commission-formerly the Historic Preservation Commission.
The Commission, in considering a certificate for alteration, shall consider among other things, the purpose and intent of the Historic Preservation Ordinance and the historic architectural value and significance of the historic resource, as well as present and prospective effects or hardships upon the owners and occupants of the affected properties.
Findings/Considerations
Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment A.
ATTACHMENTS
A. Draft Planning Commission Resolution
B. Location Map
C. Site Plan
D. Resolution 88-56 for Historic Preservation file #88-1
E. Planning Commission Resolution #2098
F. Merced Municipal Code Section 17.54 - Historic Preservation
G. Environmental Review #23-23 (Categorical Exemption)
H. Presentation