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Commission approves COA and supports variance for 351 San Carlos Street to add garage and minor addition
Summary
The HPC approved a certificate of appropriateness with conditions and the zoning administrator indicated support for the requested variance to raise 351 San Carlos Street by up to 18 inches, add a parking space and an approximately 185 sq ft addition at the rear, citing minimal visible change and conformance with preservation standards.
The Historic Preservation Commission on Oct. 21 approved a certificate of appropriateness for 351 San Carlos Street (Liberty Hill landmark district) and the assistant zoning administrator indicated the requested variance was appropriate given existing substandard and nonconforming conditions.
Department staff described the scope as raising the building no more than 18 inches to accommodate a new garage and front entry stairs, adding an approximately 185‑square‑foot rear addition on the top floor, replacing windows on the south and rear facades, rebuilding noncompliant rear stairs for egress, and implementing a seismically reinforced foundation. Staff found the proposal generally in conformance with Article 10 and the Secretary of the Interior standards and recommended approval subject to a construction protection plan to safeguard character‑defining exterior features prior to issuance of building or site permits.
The project sponsor, planning consultant Kate McGee, presented context and detailed slides showing the proposal, including aerial views and elevations. Owners Adam Morrison and Crystal Schultz were present on the line but experienced audio echo issues during their brief remarks. Commissioners described the project as well‑developed and argued the exterior changes will be virtually invisible from the public right of way. Commissioner Pearlman moved to approve the project with conditions; the motion was seconded and passed unanimously 7‑0. After the vote, the assistant zoning administrator stated he was inclined to grant the requested variances given the substandard lot conditions and existing legal noncompliance.
Next steps: staff will require the sponsor to provide a protection plan for character‑defining exterior features before permits are issued.
