Landmarks Preservation Advisory Board

Case file no. DV12-218

1.

STAFF REPORT
January 14, 2013

Location: 491 Bellevue Avenue

Assessors Parcel Number: 010 -0765-004-03
Proposal: Design Review advisory recommendations to the Planning Director
to move an existing residence forward on the lot, rehabilitate it,
convert it into four units, and to construct a three-unit residential
building over a seven space parking garage at the rear of the lot.
[The applicant met with an LPAB Subcommittee (Garry, Biggs) to
review the proposal prior to formal submittal.]
Applicant / Ross Levy /
Phone Number: (415) 641-7320
Owner: Tammy Beaulieu
Case File Number: DV12218
Planning Permits Required: Regular Design Review including findings for properties located in
the S-7 Zone;
Minor Variances (2) for required rear yard + usable open space;
Green Building Permit for new construction of 3 units
General Plan: Urban Residential
Zoning: RU-3 Urban Residential Zone 3/
S-7 Preservation Combining Zone/
S-12 Residential Parking Combining Zone
Environmental Determination: LPAB review and advisory recommendation to Planning Director on
Cultural and Historic Resources under CEQA Guidelines Section
15064.5(b)(3) - Determining the Significance of Impacts on Historical
and Unique Archeological Resources Projects that follow the
Secretary of the Interiors Standards for the Treatment of Historic
Properties and Section 15331 - Historical Resource
Restoration/Rehabilitation

Historic Status:

Service Delivery District:

City Council District:
Date filed:
Action to be taken:
For Further Information:

(This proposal will be evaluated under CEQA for Impact Analysis

other than to Cultural and Historic Resources under the full
Application for Development Review)
Designated Historic Property (Survey rating: C1+), contributor to an
S-7 Historic District: Bellevue-Staten Apartment Historic District
(Clarke-Gross House by Ratcliff, 1913 Craftsman)
III
3
November 5, 2012
Advisory LPAB recommendations to Planning Director on Design
Review and Environmental Determination
Contact LPAB Secretary Joann Pavlinec at (510) 238-6344 or
jpavlinec@oaklandnet.com or case planner Aubrey Rose, Planner II
at (510) 238-2071 or arose@oaklandnet.com

INTRODUCTION
The proposal is to move the existing two-story residence forward on the lot, rehabilitate it, convert it into four
apartments, and building a three story three-plex over site garage parking to the rear (four stories total). The
project requires a Regular Design Review for alterations and new dwelling units with additional design review

#1

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findings for a property located in the S-7 Preservation Combining Zone; California Environmental Quality Act
Class 32 Infill Exemption findings; Section 15331 - Historical Resource Restoration/Rehabilitation findings; and
Minor Variances for (1) required rear yard depth and (2) usable open space. The Planning Code indicates Design
Reviews for projects located in the S-7 Preservation Combining Zone are initially reviewed by the Landmarks
Board for recommendation. Staff requests the LPAB review and proposal and provide and recommendation for
the Planning Commission.

BACKGROUND
The property contains a Craftsman house (Clarke-Gross House). The house was designed by Walter Ratlciff, Jr.
and built by Walter Sorenson as a single-family home circa 1913 for James Clarke, an attorney. The home was
however owned and inhabited for several years by George Gross, City of Oakland Auditor and later, County of
Alameda Auditor. The house has been converted into at least two units (and possibly more) according to 1940s
City records (although a second unit is not recognized by current County of Alameda Assessor records). Stucco
has been applied or reapplied, a new entry off of the veranda to accommodate additional units, and windows have
been changed to aluminum. The property is a Designated Historic Property/Local Register property with an
Oakland Cultural Heritage Survey rating of C1+. In 1991 the Planning Commission approved conversion of the
residence to commercial use; this approval was apparently not utilized and would therefore be expired. The
property is a contributor to the Bellevue-Staten Apartment District (S-7 Zone Preservation Zone), in part due to its
history of ownership and occupancy by Mr. Gross.
The District consists of ten properties; most buildings are apartments and most properties do not contain a deep
front yard as the subject. (See Attachment B, Oakland Cultural Heritage Survey file, for more historical data) To
the west (left) is the multi-story Bellevue-Staten Apartments (492 Staten Avenue), an A1+ rated Designated
Historic Property; to the north (rear) is the Bellevue-Statens multi-story garage (same parcel); to the east (right)
is the three-story Hill Manor Apartments (465 Bellevue Avenue), a C1+ rated Designated Historic Property; and
to the south directly across the street are Lakeside Park and Lake Merritt, City Landmarks. The Clarke-Gross
House contributes to the Bellevue-Staten Apartment District because of its age, its siting, its materials, its
relationship to Lakeside Park, its simplified Craftsman style, and the identities of its original owner attorney
James W. Clarke, its second owner George E. Gross and its architect Walter H. Ratcliff Jr.
In 2008 a Zoning Pre-Application was filed for a proposal to demolish the subject structure and to construct a new
building containing eight dwelling units, eight parking spaces, bicycle parking, and a roof terrace. In 2010 a
Zoning Pre-Application was submitted for a proposal to rehabilitate the existing residence (considered to be four
units by the applicant), to construct a rear addition containing two additional units, and a parking variance. The
second proposal was reviewed by a LPAB subcommittee but disapproved by staff for various reasons including
demolition and parking variances which are rarely granted in the S-12 Residential Parking Combining Zone.
(Attachment D, Subcommittee meeting minutes on Zoning Pre-Application proposals)
In 2011 a Zoning Pre-Application was submitted for the current proposal, for eight units. Staff suggested the
applicant revise plans to create space between the existing building, new building, and rear building (apartment
parking garage) on a separate lot; create a height for the new building between the heights of the existing and
adjacent building; and generally create a design that is more subdued than the existing building but contains
architectural elements from it and the building situated to the right as well as from the brick buildings to the left
and rear. The applicant made these changes and staff next took the proposal to LPAB subcommittee. The
subcommittee made various suggestions as follows (See Attachment D for full sub-committee review comments):
Summary Final Submittal
The main modifications from earlier proposals include:
Moving the existing house forward on the lot, while still retaining a front yard;

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Reduction in units from eight proposed in 2011 to the current proposal for seven

units;
Modifying the new rear building roof form from a flat roof to a gable roof with
eaves and with a shed roof dormer;
Modification of a glass rail proposal for the deck above the entry on the existing
house front elevation to a more compatible wooden rail;
The front new faade fenestration is designed to be compatible with the overall
horizontal orientation of the house, by means of:
From the front view, a strong horizontal orientation of the gable
roof;
From the front view, a strong horizontal band of windows;
Lower vertically oriented windows on the primary elevation as
are windows in the existing house.
Removal of the existing shutters on the houses front faade and replacement
with two casement wooden frame windows, in order to allow more air and light;
Removal of the brick base on the house as this appears to be a later addition;
A color scheme that enhances the presence of the existing house with a more
saturated color scheme; and, a more neutral and lighter color scheme for the rear
addition, which will cause it to recede, decrease its taller height with a color that
gives it a lighter and more immaterial appearance, subtly differentiates the
existing from the addition, and at the same time is a color scheme that is
consistent with the contemporary character of the design.

Following are minutes from two subcommittee meetings on the current proposal:
6-27-2012 Sub-committee discussion:
Provide color studies at next review; they should not be too contrasting, but
more tonal in differentiation;
Any new windows in the existing house should be wood and casement where
appropriate;
Proposed solar panels should not be located on highly visible front faade relocate;
Remove brick of front faade base (believe that it is not original);
Prefer proposed gable roof with dormer; further study form of dormer, single vs.
double;
Like that the addition reads as a separate building;
Modify proposed glass railing above front porch to be more compatible.
7-11-2012 Sub-committee discussion:
Proposed panel rivets should be the same color as the panel, not metal;
Prefer shed roof dormer rather than gable, as it is a contemporary interpretation
of the dormer roof form of the existing house;
OK to replace shutters on main front window with two side wood casement
windows;
Prefer the proposed color concept that is not too contrasting, with a rich front
(more saturated color than the rear); then fade away to a lighter color for the new
addition; recommend the beige color for the existing, but recommend that the
trim color, brown, be studied; recommend the light off-white color for the panels
with a grey roof for the addition.

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The applicant resubmitted with Subcommittee revisions for full LPAB review.

PROPOSAL SUMMARY
The proposal is to move the existing two-story residence forward on the lot, rehabilitate it, convert it into four
apartments, and building a three story three-plex over site garage parking to the rear (four stories total). The
project will reduce the front setback which is appropriate for the district, rehabilitate the existing structure
and yard which is desirable, add dwelling units to the lot to total seven units with seven parking spaces where
Zoning allows thirteen units and is desirable for providing new housing through urban infill that will take
advantage of park and lake views, and add transition in height and bulk between the existing building on site and
to the rear as well as sides with a contemporary design that is complementary to both buildings, where the house
contains pitched roofs and vertically oriented windows, individually and in a horizontal window band. Front yard
landscaping will be consistent with the site and surroundings. Reduced usable open space and rear yard are
justified given the location of Lakeside Park and lot depth in relation to permitted density.

DESIGN REVIEW CRITERIA

Design Review is required for alterations to the existing structure at the property, addition of new dwelling units
to the property, and as the proposal involves a property located in the S-7 Preservation Combining Zone. Design
review approval may be granted subject to the determination that the proposal conforms to the following
applicable findings shown in bold; staffs preliminary justifications for the findings are shown in italics:
OMC Sec. 17.136.050(A) - Regular design review criteria (For Residential Facilities)
1. That the proposed design will create a building or set of buildings that are well related to
the surrounding area in their setting, scale, bulk, height, materials, and textures:
The proposal improves site bulk with regards to neighborhood context, introduces a building that is
compatible for height, design, and materials with adjacent structures on the site and abutting sites;
2. That the proposed design will protect, preserve, or enhance desirable neighborhood
characteristics;
The project preserves and enhances the house and front yard as well as adding infill residences in a new
structure architecturally compatible with the property and abutting properties. New units will take
advantage of park and lake views.
3. That the proposed design will be sensitive to the topography and landscape.
The design will preserve and enhance the front yard that is relatively level but which contains a slight
slope at the sidewalk.
4. That, if situated on a hill, the design and massing of the proposed building relates to the
grade of the hill;
This finding is inapplicable; the property is not situated on a hill.
5. That the proposed design conforms in all significant respects with the Oakland General
Plan and with any applicable design review guidelines or criteria, district plan, or
development control map which have been adopted by the Planning Commission or City
Council.

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The proposal conforms to the following Policies of the General Plans Land Use & Transportation
Element and to its Historic Preservation Element as described in the following finding:
Policy N3.1 facilitating Housing Construction.
Facilitating the construction of housing units should be considered a high priority for the City of
Oakland.
Policy N3.2 Encouraging Infill Development.
In order to facilitate the construction of needed housing units, infill development that is consistent with
the General Plan should take place throughout the City of Oakland.
Policy N9.8 Respecting Architectural Integrity.
The City encourages rehabilitation efforts which respect the architectural integrity of a buildings
original style.
OMC Sec. 17.84.040 - Design review criteria for construction or alteration.
A. That the proposal will not substantially impair the visual, architectural, or historic value of the
affected site or facility. Consideration shall be given to design, form, scale, color, materials,
texture, lighting, detailing and ornamentation, landscaping, Signs, and any other relevant design
element or effect, and, where applicable, the relation of the above to the original design of the
affected facility.
The project will preserve and enhance the historic building and site. The structure will be moved forward
on the lot, decreasing the depth of the front yard to add space at the rear for construction of a new
structure, and the resultant shallow front yard will provide better neighborhood context in terms of bulk
and scale. The site is partially historic for the structure as well as for the district and for a former
owner/occupant. Proposed changes will not negatively impact the district and will have no impact on the
sites history. The new structure will be constructed that is secondary in architecture to the existing
structure on the site and surrounding sites in terms of design and bulk and incorporates architectural
elements of surrounding structures as well as consists of high quality materials and colors.
B. That the proposed development will not substantially impair the visual, architectural, or historic
value of the total setting or character of the surrounding area or of neighboring facilities.
Consideration shall be given to integration with, and subordination to, the desired overall
character of any such area or grouping of facilities. All design elements or effects specified in
Subsection A of this Section shall be so considered.
The proposal respects neighboring sites by rehabilitating the existing structure and front yard, reducing
the front yard to better neighborhood context, and constructing a structure that is in between sizes of the
subject structure and surrounding structures. The new building will contain architectural elements of the
site and surrounding structures without mimicking or competing with any of them.
C. That the proposal conforms with the Design Guidelines for Landmarks and Preservation
Districts as adopted by the City Planning Commission and, as applicable for certain federally
related projects, with the Secretary of the Interior's Standards for the Treatment of Historic
Properties.
There is no such adopted Guideline at this time and applicable design review findings are provided in
lieu. Secretary of Interiors Standards are described in the following section of this report.

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ENVIRONMENTAL REVIEW
California Environmental Quality Act (CEQA)
The Clarke-Gross House is considered a Historic Resource for the purposes of environmental review. The City has
established California Environmental Quality Act (CEQA) thresholds and criteria of significance guidelines. With
respect to Cultural and Historic Resources, a project would have a significant impact on the environment if it would:
Cause a substantial adverse change in the significance of a historical resource. Specifically, a substantial
adverse change includes physical demolition, destruction, relocation, or alteration of the resource or its
immediate surroundings such that the significance of the historical resource would be materially impaired.
The significance of an historical resource is materially impaired when a project demolishes or materially
alters, in an adverse manner, those physical characteristics of the resource that convey its historical
significance and that justify its inclusion on an historical resource list.
Section 15331 of the CEQA Guidelines as outlined below provides a categorical exemption for Historical Resource
Restoration/Rehabilitation:
Class 31 consists of project limited to maintenance, repair, stabilization, rehabilitation, restoration,
preservation, conservation or reconstruction of historical resources in a manner consistent with the
Secretary of the Interiors Standards for the Treatment of Historic Properties with Guidelines for
Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings.
Therefore, the following standards also apply to the proposal, as shown in bold with staffs comments in italics:
Standards for Rehabilitation
1) A property will be used as it was historically or be given a new use that requires minimal change to its
distinctive materials, features, spaces, and spatial relationships.
The property will remain residential and additional dwelling units will be added. The existing home exterior
will be enhanced with new wood sash windows. All of the distinctive materials will be retained, including the
front yard. The proposed addition/new construction will provide a transition in height to the historic district.
2) The historic character of a property will be retained and preserved. The removal of distinctive
materials or alteration of features, spaces, and spatial relationships that characterize a property will be
avoided.
The building and front yard will be preserved and enhanced. The existing home exterior will be enhanced
with new wood sash windows. All of the distinctive materials will be retained, including the front yard. The
proposed addition/new construction will provide a transition in height to the historic district.
3) Each property will be recognized as a physical record of its time, place, and use. Changes that create a
false sense of historical development, such as adding conjectural features or elements from other
historic properties, will not be undertaken.
No false historical alterations will be made to the existing structure; a new structure will be constructed to
the rear which is a contemporary but compatible design, incorporating architectural elements of these
buildings without mimicking them.

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4) Changes to a property that have acquired historic significance in their own right shall be retained and
preserved.
This finding is inapplicable; no alterations are worthy of historic status.
5) Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that
characterize a property will be preserved.
The structure will be restored to contain wooden sash windows and the slope at the front yard will be
retained.
6) Deteriorated historic features will be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature will match the old
in design, color, texture, and where possible, materials. Replacement of missing features will be
substantiated by documentary and physical evidence.
The house and front yard will be rehabilitated.
7) Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible.
Treatments that cause damage to historic materials will not be used.
Staff has included #7 as a Condition of Approval.
8) Archeological resources will be protected and preserved in place. If such resources must be disturbed,
mitigation measures will be undertaken.
Staff has incorporated the Citys Standard Conditions of Approval.
9) New additions, exterior alterations, or related new construction will not destroy historic materials,
features, and spatial relationships that characterize the property. The new work will be differentiated
from the old and will be compatible with the historic materials, features, size, scale and proportion, and
massing to protect the integrity of the property and its environment.
The new proposed addition/new construction does not destroy historic materials or features. The exis ting
rear porch will be removed from the house to accommodate the addition/new construction at the rear. Staff
believes that removal at the rear of this porch structure will not impact the overall integrity of the house,
especially since it is not visible from the public way. Proposed new doors and windows will be wood sash
windows. The new guardrail on the upper front deck above the entry porch will be wood and is compatible
with the existing Craftsman architectural style.
Spatial relationships will not be destroyed. Although the resource is being moved forward by 6-6, a 17-6
setback will remain, giving the resource a front yard, remaining the only parcel in the district with a front
yard.
The district is composed of ten buildings, varying in architectural style, and between two to fourteen levels
tall. The new +/- 46 foot tall (in effect a 4-story building) construction appears as a separate building in
back of the two-story house. Its contemporary architectural style clearly marks it as an addition to the
district of early 20 th century revivals.
The existing house is currently surrounded by taller buildings on both sides and a partially taller structure to
the rear. The proposed new construction provides a transition at the rear between th e existing house and the
district contributor to the rear. The proposed new constructions height does not impact the district because

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it is lower (approximately equivalent to four stories) or equal to other district contributors of four to twelve
stories and it does not impact the house as much taller existing district structures surround the property.
The proposed addition/new construction is compatible with the house with respect to:
gable roof form, with dormer and eaves features,
horizontal orientation of the proposed addition/new construction based on orientation of gable roof
and the window band;
scale and massing, as an appropriate height transition to the rear and adjacent side buildings;
overall building proportion, as stated above, and proportion of windows/window divisions at the
front faade to the existing windows of the house.
10) New additions and adjacent or related new construction will be undertaken in such a manner that, if
removed in the future, the essential form and integrity of the his toric property and its environment
would be unimpaired.
The rear addition/new construction could be removed, and the demolished house porch replaced. The
movement of the house closer to the front property line would not impact its integrity as a front y ard will still
exist and will still be a larger front yard as it is now, than any other contributors to the district.
Based on the analysis above, evaluating the proposal with the Design Review criteria and evaluating the proposal
with the Secretary of Interiors Standards for Rehabilitation, staff finds that the proposal meets the Design Review
criteria, and is consistent with the Secretary of the Interiors Standards and therefore will have a less than
significant impact on the historic resource, both the house and the Bellevue-Staten designated historic district.

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RECOMMENDATION
Staff recommends that the Board:
1. Receive any testimony from the applicant and interested citizens;
2. Discuss the proposal and give direction on any issues raised by the Board;
3. Find that the proposal with the Conditions of Approval meets the Design Review Criteria and the
Secretary of the Interiors Standards for Rehabilitation;
4. Affirm staffs environmental determination; and
5. Forward Board recommendations to the Planning Director (Acting Zoning Manager)

Prepared by:
__________________________________
AUBREY ROSE, AICP
Planner II

Reviewed by:

JOANN PAVLINEC
Planner III
Secretary to the Landmarks Preservation Advisory Board
Approved for forwarding to the
City Landmarks Preservation Advisory Board:

EDWARD MANASSE
Strategic Planning Manager

ATTACHMENTS:
A. Proposed Project Specific Conditions of Approval
B. Plans
C. Oakland Cultural Heritage Survey file
D. LPAB Subcommittee minutes

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ATTACHMENT A
PROPOSED PROJECT SPECIFIC CONDITIONS OF APPROVAL
1. Materials and color samples including fiber cement panels shall be submitted for review
and approval by Historic Preservation staff prior to submitting for a Building Permit and
shall be reviewed by staff in the field.
2. All existing aluminum sash windows shall be replaced with wooden sash windows.
3. Proposed panel rivets should be the same color as the panel, not metal.
4. Archaeological Resources
Ongoing throughout demolition, grading, and/or construction
a) Pursuant to CEQA Guidelines section 15064.5 (f), provisions for historical or unique
archaeological resources accidentally discovered during construction should be instituted.
Therefore, in the event that any prehistoric or historic subsurface cultural resources are
discovered during ground disturbing activities, all work within 50 feet of the resources shall be
halted and the project applicant and/or lead agency shall consult with a qualified archaeologist or
paleontologist to assess the significance of the find. If any find is determined to be significant,
representatives of the project proponent and/or lead agency and the qualified archaeologist would
meet to determine the appropriate avoidance measures or other appropriate measure, with the
ultimate determination to be made by the City of Oakland. All significant cultural materials
recovered shall be subject to scientific analysis, professional museum curation, and a report
prepared by the qualified archaeologist according to current professional standards.
b) In considering any suggested measure proposed by the consulting archaeologist in order to
mitigate impacts to historical resources or unique archaeological resources, the project applicant
shall determine whether avoidance is necessary and feasible in light of factors such as the nature
of the find, project design, costs, and other considerations. If avoidance is unnecessary or
infeasible, other appropriate measures (e.g., data recovery) shall be instituted. Work may proceed
on other parts of the project site while measure for historical resources or unique archaeological
resources is carried out.
c) Should an archaeological artifact or feature be discovered on-site during project construction, all
activities within a 50-foot radius of the find would be halted until the findings can be fully
investigated by a qualified archaeologist to evaluate the find and assess the significance of the
find according to the CEQA definition of a historical or unique archaeological resource. If the
deposit is determined to be significant, the project applicant and the qualified archaeologist shall
meet to determine the appropriate avoidance measures or other appropriate measure, subject to
approval by the City of Oakland, which shall assure implementation of appropriate measure
measures recommended by the archaeologist. Should archaeologically-significant materials be
recovered, the qualified archaeologist shall recommend appropriate analysis and treatment, and
shall prepare a report on the findings for submittal to the Northwest Information Center.
5. Human Remains
Ongoing throughout demolition, grading, and/or construction
In the event that human skeletal remains are uncovered at the project site during construction or
ground-breaking activities, all work shall immediately halt and the Alameda County Coroner shall be
contacted to evaluate the remains, and following the procedures and protocols pursuant to Section
15064.5 (e)(1) of the CEQA Guidelines. If the County Coroner determines that the remains are

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Native American, the City shall contact the California Native American Heritage Commission
(NAHC), pursuant to subdivision (c) of Section 7050.5 of the Health and Safety Code, and all
excavation and site preparation activities shall cease within a 50-foot radius of the find until
appropriate arrangements are made. If the agencies determine that avoidance is not feasible, then an
alternative plan shall be prepared with specific steps and timeframe required to resume construction
activities. Monitoring, data recovery, determination of significance and avoidance measures (if
applicable) shall be completed expeditiously.
6. Paleontological Resources
Ongoing throughout demolition, grading, and/or construction
In the event of an unanticipated discovery of a paleontological resource during construction,
excavations within 50 feet of the find shall be temporarily halted or diverted until the discovery is
examined by a qualified paleontologist (per Society of Vertebrate Paleontology standards (SVP
1995,1996)). The qualified paleontologist shall document the discovery as needed, evaluate the
potential resource, and assess the significance of the find. The paleontologist shall notify the
appropriate agencies to determine procedures that would be followed before construction is allowed
to resume at the location of the find. If the City determines that avoidance is not feasible, the
paleontologist shall prepare an excavation plan for mitigating the effect of the project on the qualities
that make the resource important, and such plan shall be implemented. The plan shall be submitted to
the City for review and approval.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means
possible. Treatments that cause damage to historic materials will not be used.

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ATTACHMENT B - PLANS

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ATTACHMENT C OAKLAND CULTURAL HERITAGE SURVEY property file

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ATTACHMENT D
LPAB Sub-committee Minutes/Review Comments on first two Zoning Pre -Applications (prior to
current proposal)
The LPAB Sub-committee (Biggs, Garry) reviewed this project several times in 2011-2012, suggesting
that the applicant explore alternative designs. Several iterations are attached (See Sub-committee
Attachments). Primary issues that both applicant and Sub-committee were resolving included:
o Densifying the parcel, while still retaining the integrity of the house and the
district;
o Exploration of a contemporary addition/new construction that was easily and
clearly differentiated, but working more on compatibility of the proposed new
construction with the existing house.
Summary - Character defining features of the S-7 Designated District:
Use:
All still have original uses;
Six luxury apartment buildings; one house, one duplex, a garage and a private
club;
Style:
Architectural style: early 20th Century revivals;
Stylistic philosophy of reduction to the essential of their various styles:
3 Colonial Revival;
2 Mediterranean;
Single Craftsman, Chateauesque, Tudor, Art Deco and Spanish
Colonial;
Site:
Irregular lot shapes due to curvature of the Lake;
Illusion of greenery due to the Park, despite minimum individual setbacks;
Setbacks are almost not existent;
Related to the view across the street;
Scale/Size:
2 14 stories;
Individual substantial masses with a dip toward the center;
Most buildings are simple blocks with a cornice at the top and entry pavilion.
Masses balanced by the wide open spaces of Lake Merritt;
Materials/Construction:
Predominant surface material stucco;
Most are frame construction;
Windows are mostly casement, some with subdivided panes;
Note that most of the character-defining features of the house at 491-93 Bellevue Avenue are stated
within the Sub-committee discussions below.
Following are Sub-committee comments from each of the meetings.
2-28-2011 Sub-committee discussion:
Move the house forward on the lot to accommodate a larger footprint and parking
area for the addition/new construction, and thereby lessen height;
Explore reducing the number of proposed units;
Explore raising the house, including looking at locating a half level below grade;

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Character should be more contextual to the existing houses texture:

Existing fenestration character;

window recesses;
sills;
Existing materials of district brick and stucco;
Projections:
eaves;
dormer;
brackets;
rafters;
Faade details entry porch and decorative gable;
Roof form;
Horizontal orientation of Craftsman resource and verticality of its
fenestration;
Question quality of contemporary construction in relation to existing construction
quality.

3-17-2011 Sub-committee discussion:

Raising it by two levels significantly loses character and the historic integrity of
the resource;
Suggest that the addition step back incrementally in several step-backs in height.
6-27-2012 Sub-committee discussion:
Provide color studies at next review; they should not be too contrasting, but
more tonal in differentiation;
Any new windows in the existing house should be wood and casement where
appropriate;
Proposed solar panels should not be located on highly visible front faade relocate;
Remove brick of front faade base (believe that it is not original);
Prefer proposed gable roof with dormer; further study form of dormer, single vs.
double;
Like that the addition reads as a separate building;
Modify proposed glass railing above front porch to be more compatible.
7-11-2012 Sub-committee discussion:
Proposed panel rivets should be the same color as the panel, not metal;
Prefer shed roof dormer rather than gable, as it is a contemporary interpretation
of the dormer roof form of the existing house;
OK to replace shutters on main front window with two side wood casement
windows;
Prefer the proposed color concept that is not too contrasting, with a rich front
(more saturated color than the rear); then fade away to a lighter color for the new
addition; recommend the beige color for the existing, but recommend that the
trim color, brown, be studied; recommend the light off-white color for the panels
with a grey roof for the addition.