Title
PLN230203 - COUNTY OF MONTEREY (PORTER-VALLEJO MANSION)
Public hearing to consider alterations to a historic resource (Porter-Vallejo Mansion), including repair and replacement of roofing, siding, and windows; repair and relocation of mechanical equipment including exterior screening to hide equipment; replacing the front porch decking; repairs to front railing; mothballing of a detached tank house; and removal of a trellis, fencing and play equipment.
Project Location: 29 Bishop Street, Royal Oaks
Proposed CEQA action: Find the project categorically exemption pursuant to CEQA Guidelines Section 15331
Report
RECOMMENDATIONS
It is recommended that the HCD Chief of Planning adopt a resolution to:
1. Find that repair and rehabilitation of the historic property qualifies for a Class 31 Categorical Exemption pursuant to CEQA Guidelines Section 15331; and
2. Approve the Use Permit to allow alterations to a historic resource (Porter-Vallejo Mansion), including repair and replacement of roofing, siding, and windows; repair and relocation of mechanical equipment including exterior screening to hide equipment; replacing the front porch decking; repairs to front railing; mothballing of a detached tank house; and removal of a trellis, fencing and play equipment.
The attached draft resolution includes findings and evidence for consideration (Exhibit A). Staff recommends approval subject to 7 conditions of approval.
PROJECT INFORMATION
Agent: Florence Kabwasa-Green, Public Works, Facilities and Parks
Property Owner: County of Monterey
APN: 117-323-013-000
Parcel Size: 0.5 Acres (24,785 square feet)
Zoning: High Density Residential with Historic Resources Overlay [HDR/HR]
Plan Area: North County Area Plan
Flagged and Staked: No
Project Planner: Hya Honorato, Assistant Planner
(831) 755-5173 or honoratoh@co.monterey.ca.us
SUMMARY
The project consists of alterations to a historic resource, including repair and replacement of roofing, siding, and windows; repair and relocation of mechanical equipment including exterior screening to hide equipment; replacement of front porch decking; repairs to front railing; mothballing of a detached water tower; and removal of a trellis, fencing and play equipment. The project was referred to the Monterey County Historic Resource Review Board who unanimously recommended approval.
DISCUSSION
The historical Porter Vallejo Mansion was the home of John Porter, a significant figure within the Pajaro community as a businessman and community leader. The mansion is listed on the National and Monterey County historical registers, and the property is zoned with a Historic Resources “HR” overlay district. In the 1870s, John Porter moved the one and a half story residence from the Vallejo property to its current location and hired Architect William Weeks to remodel the home into a 23-room, three-story house. The Porter Vallejo Mansion is notable for Week’s ability to convert the home into the Queen Anne style while maintaining the home’s original Gothic Revival features.
Monterey County Public Works, Facilities, and Parks (PWF & P) are proposing repair and rehabilitation to address water intrusion and flooding issues from the recent 2023 Pineapple Express storm, and to adapt the building to be more resilient to flood risk in the future. This work includes removing and elevating the mechanical equipment (which was previously located in the basement); replacing the roofing; and removing and repairing/replacing portions of the siding and windows. As proposed, the siding would be removed on all elevations, the shell of the building waterproofed and flashing would be installed on the windows. As much of the original siding as possible would be installed back on the final structure. However, existing siding at the southern elevation, placed during a 1924 addition to the mansion, will be salvaged to replace any siding on the other elevations damaged beyond repair. Exterior siding in this area will be replaced with a thermally modified wood. Associated site improvements include removal of a non-historic trellis and play equipment, mothballing of a historic water tower, and installation of a three foot tall perimeter white picket fence.
Historical Consultant Meg Clovis prepared a Phase II Historic Assessment for the project (Exhibit C), which concluded that the repair and rehabilitation would be consistent with the Secretary of the Interior’s Standards for Rehabilitation, with incorporation of the recommendations detailed in her report. As such, these recommendations have been incorporated as Conditions 4 through 7 of the draft resolution (Exhibit A). The Phase II Historical Report also refers to the 2021 Secretary of the Interior’s “Guidelines on Flood Adaptation for Rehabilitating Historic Buildings” as well as National Parks Service Preservation Briefs 6, 9, 16, 31, 39, and 45.
The project proposes to preserve the historical elements pursuant to the Secretary of the Interior’s Standards for Rehabilitation and “Guidelines for Flood Adaptation for Rehabilitation Historic Buildings” to maintain historicity while also making the building more resilient to flood risk. The roofing being replaced is non-original and was installed in 1993. Sixty-eight of the 78 windows would be cleaned or repaired, while 10 windows that were damaged beyond repair would be replaced with windows custom milled to match the existing. As ship-lap siding is being removed from the façade for the installation of the waterproofing membrane and window flashing, each piece will be catalogued, numbered, stored in a dry place, cleaned, repainted, and re-installed. Preservation Brief 39 states that vapor impermeable barriers in cold and moderate climates generally help slow unwanted vapor diffusion. However, it does recommend that a ventilation channel be installed behind siding when a vapor barrier is installed. Recommended Condition No. 5 would require that the applicant include this ventilation channel.
CEQA
CEQA Guidelines section 15331 categorically exempts projects limited to the maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation, or reconstruction of historical resources in a manner consistent with the Secretary of the Interior Standards for the Treatment of Historic Properties. The project consists of the repair and rehabilitation of a historic property, consistent with the intent of this exemption, and none of the exceptions from CEQA guidelines section 15300.2 apply in this case:
• Class 31 exemptions are not qualified by their location;
• Repairing and rehabilitating a historic property would not contribute to a cumulative environmental effect;
• There are no unusual circumstances associated with the project that would create the reasonable possibility of a significant environmental effect;
• The project would not cause damage to scenic resources within view of a state scenic highway;
• The project is not on a hazardous waste site listed pursuant to Section 65962.5 of the Government Code; and
• The project would not cause a substantial adverse change to a historical resource.
OTHER AGENCY INVOLVEMENT
The following agencies have reviewed the project, have comments, and/or have recommended conditions:
HCD-Engineering Services
Environmental Health Bureau
HCD-Environmental Services
North County Fire Protection District
NORTH COUNTY LAND USE ADVISORY COMMITTEE
The project was referred to the North County Land Use Advisory Committee (LUAC), who at a duly noticed public meeting on November 1, 2022, adopted a resolution recommending approval of the project 5-0. November 1, 2022 LUAC minutes included as Exhibit D.
HISTORIC RESOURCES REVIEW BOARD REVIEW
Alterations to historical sites require referral by the Historic Resources Review Board (HRRB), pursuant to Title 18 Section 18.25.170. Alteration is defined by Title 18 Section 18.25.030 to encompass changes or modifications of the exterior architectural features of a site, fence, or structure, including surface texture and materials; and placement or removal of exterior objects or features.
As the project includes each of these components, it was referred to the HRRB, who at a duly noticed public meeting on December 7, 2023, adopted a resolution (see Exhibit B) recommending approval of the project 7-0. The resolution further recommended conditions that have been incorporated as Condition Nos. 4 through 7.
Prepared by: Hya Honorato, Assistant Planner, x5173
Reviewed by: Anna Ginette Quenga, AICP, Principal Planner
Approved by: Melanie Beritti, AICP, Acting Chief of Planning
The following attachments are on file with HCD:
Exhibit A - Draft Resolution including:
• Recommended Conditions of Approval
• Site Plans, Floor Plans & Elevations
• Colors and Materials
Exhibit B - Historic Resources Review Board Resolution No. 23-009
Exhibit C - Phase II Historic Assessment (LIB230334)
Exhibit D - North County LUAC Minutes, November 1, 2022
Exhibit E - Vicinity Map
cc: Front Counter Copy; North County Fire Protection District; HCD-Environmental Services; HCD-Engineering Services; Environmental Health Bureau; Hya Honorato, Assistant Planner; Anna Quenga, AICP, Principal Planner; Florence Kabwasa-Green (PWFP, County of Monterey), Applicant; Sylvia Larsen (RIM Architects), Agent; The Open Monterey Project; LandWatch (Executive Director); Lozeau Drury LLP; Planning File PLN230203