HomeMy WebLinkAboutHistoric-Cultural Preservation Resolution 2012-05 12/11/2012RESOLUTION NO. 2012-05
CITY OF PETALUMA
HISTORIC AND CULTURAL PRESERVATION COMMITTEE
APPROVING HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW FOR THE CARITHERS
BUILDING RENOVATION
LOCATED AT 109 KENTUCKY STREET
IN PETALUMA'S HISTORIC COMMERCIAL DISTRICT
APN 008-363-020
Project File No: 12 -SPC -0547
WHEREAS, Colleen Mahoney, on behalf of the property owner, submitted an application for
Historic Site Plan and Architectural Review for the purpose of renovating the existing multi -story
Streamline Moderne commercial building, formerly Carithers Department Store, to accommodate
office use on floors two, three, and four, located at 109 Kentucky Street and within the boundaries of
the Petaluma Historic Commercial District (the "project"); and,
WHEREAS, the multi -story Streamline Moderne commercial building was constructed in 1941 as a
department store; and,
WHEREAS, the building is a contributor to the Petaluma Commercial Historic District which has
been listed on the National Register of Historic Places since 1995 and is listed as one of the most
important structures of the District; and,
WHEREAS, photographic documentation shows that the building is largely unchanged since
original construction. The Historical Resources Evaluation prepared by Carey and Company, Inc.
Architecture finds that the primary significant elevations are those that face Kentucky Street and
Western Avenue and that the alley and side elevations are minor and do not contribute to the historic
resource. The evaluation finds the character defining features of the building to be: 1) the general
massing, form, and materials, 2) the original storefronts, 3) the original storefront canopy, 4) the original
rounded corner entry, 5) the glazing at the rounded corner entry, 6) the horizontal and vertical
protruding edge trim, 7) the three vertically placed windows on Kentucky Street, 8) and the three
horizontally placed window openings on both Kentucky Street and Western Avenue (the window frames
and glazing have been replaced). The evaluation finds the only missing character defining feature to
HCPC Resolution No. 2012-05 Page 1
be the once prominent Carithers Department Store sign, which occupied the now prominent blank
walls.
WHEREAS, to address leasing conditions, the owners propose to adaptively reuse their single -
tenant department store building, by converting the second, third, and fourth floors to office space. In
order to accommodate this reuse, a building renovation has been designed to bring natural light and
views to the second, third, and fourth floors by adding windows to the second and third floors and to
add commercial square footage by extending the second floor and rebuilding the existing inset attic
into an inset fourth floor; and,
WHEREAS, the project was reviewed pursuant to Section 15.050 of the Implementing Zoning
Ordinance as applicable to the review of alterations to structures within designated historic districts,
pursuant to Petaluma's Historic Commercial District Design Guidelines, and pursuant to the Secretary of
the Interior's Standards for Rehabilitation; and,
WHEREAS, the project has been reviewed in compliance with CEQA guidelines and has been
determined to be categorically exempt, pursuant to Section 15303(c) of the CEQA Guidelines because
it consists of less than 10,000 square footage of new office floor area on a site zoned for such use, where
all necessary public services and facilities are available, where the site is already developed, and where
the project does not involve the use of significant amounts of hazardous substances; and,
WHEREAS, on November 29, 2012, a Notice of Public Hearing was published in the Argus Courier
and mailed to all residents and property owners within 500 feet of the project; and,
WHEREAS, the Planning Commission held a properly noticed public hearing on December 11,
2012 in accordance with the City of Petaluma's Implementing Zoning Ordinance, Section 24.01 OF.
NOW THEREFORE, BE IT RESOLVED that the Historic and Cultural Preservation Committee hereby
approves the Historic Site Plan and Architecture Review for the project, authorizes the modifications
contained in said plans based on the findings made below and subject to the conditions of approval
attached as Exhibit A hereto and incorporated herein by reference:
The project is consistent with the General Plan 2025 Mixed Use land use designation of the
subject property which allows office and retail uses. In particular, the project is consistent with
the following goals, policies, and programs of the 2025 General Plan:
HCPC Resolution No. 2012-05 Page 2
1-P-13 Maintain Downtown as the City's geographic and symbolic center and a focus of
commercial and cultural activities.
2-P-3 Maintain landmarks and aspects of Petaluma's heritage that foster its unique identity.
2-P-18 Continue the preservation, rehabilitation, and reuse of historically significant structures
within the Downtown, as directed by the Petaluma Historic Commercial District Design
Guidelines.
3-P-1 A Maintain the historic -era integrity of the Petaluma Historic Commercial District, which is
listed on the National Register of Historic Places, by adhering to the city's Historic
Commercial District Design Guidelines.
9-P-12 Maintain and expand Downtown as a hub of commercial and retail activity with
residential opportunities.
The project is consistent with General Plan policy in that it accommodates reuse and greater use
of the historically significant structure, in a manner consistent with the Petaluma Historic
Commercial District, thus further enhancing the Petaluma Historic Commercial District and
further preserving the unique identity and heritage of Petaluma's downtown core. This
investment and increased use of a property within the downtown is an important aspect in
maintaining the downtown's role as a vibrant pedestrian oriented mixed use district.
2. The proposed project is consistent with the development standards of the Zoning Ordinance. No
change is proposed to the existing building in terms of setbacks or lot coverage. The building
now measures 47.2 feet to the top of the flat attic roof, 2.2 feet higher than the currently
allowable height limit of 45 feet. Implementing Zoning Ordinance section 22.030A allows a
structure that was built pursuant to applicable regulation, but which now exceeds the height
limit, to remain at that height, without enlargement or extension. The Historic and Cultural
Preservation Committee has considered the unusual conditions and Exhibit A of the plan set,
prepared by the architect, and finds that the proposed project is consistent with 22.030A as:
a. Exhibit A of the plan set demonstrates that the proposed fourth floor is not larger than the
existing fourth floor. The floor area of the proposed fourth floor will be less than the floor
area of the existing fourth floor. Roof sections A -A and B -B illustrate that the cubic area
added with the proposed straight walled fourth floor is no greater than the cubic area
existing with the current sloped roof portion.
HCPC Resolution No. 2012-05 Page 3
b. The proposal does not increase the overall height of the building, which will remain at
47.2 feet.
C. The existing parapet wall is a character defining feature of a significant building within
the Historic Commercial District. The proposed fourth floor has been designed to maintain
the existing parapet and minimize modifications to character defining features of the
existing contributory building.
d. The proposed fourth floor does not negatively impact light or privacy to neighboring
properties based on the design and setback of the proposed fourth floor and the existing
characteristics of the neighborhood.
e. The fourth floor is set back approximately 11 feet back from the main building walls,
making the fourth floor invisible from the sidewalk below the building and not visible until
47 feet from the building face, further ensuring that the fourth floor will not feel taller than
it does now.
Proposed elevator equipment is consistent with Implementing Zoning Ordinance section
12.020.D in that it does not occupy more than 50% of the corresponding street lot line frontage
or more than 25% of the lot area and as it is not more than 25 feet from any interior lot line.
Zoning Ordinance section 11.035 exempts sites and structures located in the parking assessment
district from parking requirements.
3. The proposed project is consistent with the recommendations contained in the Petaluma Historic
Commercial District Design Guidelines in that the proposed rehabilitations is consistent with the
Secretary of the Interior's Standards for Rehabilitation as stated below. The proposed color
scheme is consistent with the Design Guidelines as it will remain similar to the existing color
scheme or may revert to an original color documented during the construction period, subject
to staff review and approval. Condition 8 ensures that future signage shall be consistent with the
Design Guidelines.
4. The Historical Resources Evaluation finds the proposed project to be consistent with the
Secretary of the Interior's Standards, as follows:
HCPC Resolution No. 2012-05 Page 4
a. 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 was originally a retail department store. The ground floor will remain retail.
However, as a result of changes to the downtown business climate, Petaluma no longer
supports large department stores. In compliance with the Petaluma Commercial Historic
District Design Guidelines and the Petaluma zoning code, the upper floors will become
offices. The project has been designed to ensure that the new office use results in
minimal changes to the' distinctive materials, features, spaces, and spatial relationships.
b. 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 character defining features, other than general massing, are restricted to the two
principle facades fronting Kentucky Street and Western Avenue. The other elevations are
noncontributing to the historic resource. All extant character defining features remain in
the new design, including general massing, form and materials, original storefronts,
original storefront canopy, original rounded corner entry glazing at rounded corner entry,
original entry doors, windows, horizontal and vertical protruding edge trim.
The Carithers signs are the prominent missing, character defining features on the now
blank walls. As the building was clearly originally designed as a billboard for the signs,
their absence has changed the character of the building and altered the solid to void
relationship.
While the addition of new windows will result in an alternation of spatial relationships on
the primary facades, the window placement allows enough of the blank facade walls to
remain to continue to act as a counterpoint to the dominant corner window; thus
retaining the historic relationship.
C. 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.
HCPC Resolution No. 2012-05 Page 5
No conjectural features or elements from other historic properties are proposed. The new
windows would be distinct from the existing windows so as to not give a false sense of
historic development by being misconstrued as an original elements (see also Standard
9), in that the windows would extend lower, be a solid pane, and extend closer to the
corner (while maintaining distance from the significant rounded corner window such that
blank fapade remains to counter balance the dominant corner window and retain the
historic relationship between the rounded corner window and the blank facade).
d. Changes to a property that have acquired historic significance in their own right will be
retained and preserved.
Changes to the historic property have been subtractive, as the original " Carithers" signs
have been removed. The building remains largely consistent with its original design and
construction.
e. Distinctive materials, features, finishes, and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
All distinctive materials, features, finishes, and construction techniques and examples of
craftsmanship that characterize the property will be retained.
f. 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.
All historic features will be repaired. The only exception may be the entry and entry doors
if modification for disabled access is required; however preliminary review by the Chief
Building Official does not anticipate significant modification. Should modification
become necessary to achieve compliance, the modifications shall be designed to have
minimal impact to the exterior of the building as felt from the streetscape and subject to
staff review and approval (Condition 7)
g. New additions, exterior alterations, or related new construction will not destroy historic
materials, features, and spatial relationships that characterize the property. The new work
HCPC Resolution No. 2012-05 Page 6
shall 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 original unoccupied attic will become a rooftop office area. It will be set back from
the existing building walls. It will be clearly distinguished from the original by its materials,
as it is primarily a glazed structure.
At the two street elevations, new windows will be added, which are clearly differentiated
from the original principally by size and configuration, but also by a subtle difference in
depth from the front building plane. The original windows are recessed about 12 inches
from the front building plane and cast a prominent shadow. The new windows will be
recessed approximately 8 to 9 inches and will cast a lesser shadow line, so as to be
distinct from the original to a careful observer. While the addition of new windows,
desired by the change of use to office, will create a new element on the primary
facades, they are contained at a distance from the significant rounded corner window
Their placement allows enough of the blank facade walls to remain and to continue to
act as a counterpoint to the dominant corner window. This historic relationship is
therefore retained.
Because the secondary facades are non-contributing, the new fenestration is
appropriate, and does not impact the significance of the historic resource.
h. 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 historic
property and its environment would be unimpaired.
The roof level renovation and new windows can be reversed. The massing, materials,
storefront, etc. are maintained so that even with the addition of the windows the
essential form and integrity is maintained.
5. The proposed project, as conditioned, will not constitute a nuisance or be detrimental to the
public welfare of the community because it will be operated in conformance with performance
standards specified in the Uniform Building Code, the Petaluma Implementing Zoning
Ordinance, and the City of Petaluma General Plan 2025.
HCPC Resolution No. 2012-05 Page 7
6. The proposed project, as conditioned, is consistent with the standards for Site Plan and
Architectural Review stated in Section 24-010 of the Implementing Zoning Ordinance in the
following ways:
a. The few exterior materials proposed to be added to the historical resource will be of
quality materials and in harmony and compatible to the surrounding buildings. Quality
materials consist of the proposed metal shop front type windows and stucco to match
the existing at the fourth floor. Both are materials already used on site and also
commonly used on surrounding structures.
b. The architectural style of the existing building is Streamline Modern, one of the Petaluma
Historic Commercial District styles that together represent the development of
commerce in the City from the mid -nineteenth century to 1945. As confirmed by the
Historical Evaluation, the building's style is maintained with the proposed modifications.
The added windows are set in a band pattern which was a customary pattern of the
Streamline Modern style and yet are differentiated from the original windows, as required
by the Secretary of the Interior's Standards By setting the added windows back from the
rounded corner window feature, that prominent feature is maintained.
C. The siting of the building is unchanged by the proposed modifications. The existing
building essentially fills the whole lot, which is consistent with other building in the historic
commercial neighborhood. The siting of the fourth floor office space, which is a
reconfiguration of the existing attic storage space, is appropriate in that it is setback from
the plane of the existing building by approximately 11 feet from the main building walls,
visually recessing it, and representing a mass just less than the existing attic profile (see
Exhibit A of the plan set). Viewed within 47 feet of the building face, the fourth floor
cannot even be seen (see Sheet A1.12).
d. The bulk, height, and color of the existing Carithers building are appropriate for the site
and for the surrounding area; it is a contributor to the Historic Commercial District. The
proposed modifications will have little to no impact to bulk, height, or color. The
building's height is unchanged at 47.2 feet. The fourth floor roof line will be modified with
the proposed project, but, as demonstrated with Exhibit A of the plan set, there is no
increase in fourth floor space. The color of the building is proposed to remain similar to
HCPC Resolution No. 2012-05 Page 8
the current beige; historic photographs indicate the building has always been painted a
similar hue. When construction begins, original colors will likely be exposed and could be
utilized, with staff review and approval.
e. Ingress, egress, and pedestrian ways are now adequate and remain unchanged. The
parcel is located within the Petaluma Parking Assessment District and on-site parking is
not required. The Keller Street parking garage, funded by this Assessment District, is
conveniently located on the other side of Telephone Alley. The garage typically fills only
during downtown weekend events and peak holiday shopping hours. That much of the
Carithers building will now be used for office is beneficial as few office users will be in the
building during these hours.
ADOPTED this 11th day of December, 2012, by the following vote:
Committee -Member','.'.
Abercrombie
Elias
Henries
Chair Pierre
Kearney
Johnson
Vice Chair Wolpert
1I Noriel
I Kosewic
ATTEST:
�cretary
Aye
X
X
X
X
X
No Absent Abstain .
X
X
X
X
,.t.-�, P
)_�It
, Chu
APPROVED AS TO FORM:
Leslie Thomsen, Assistant City Attorney
HCPC Resolution No. 2012-05
Page 9
CONDITIONS OF APPROVAL
CARITHERS BUILDING RENOVATION
109 KENTUCKY STREET
APN 008-363-020
Project File No: 12 -SPC -0547
This Historic Site Plan and Architectural Review approval authorizes the Carithers Building
renovation at 109 Kentucky Street, located within Petaluma's Historic Commercial District, APN
008-363-020.
2. Plans submitted for building permit review shall be in substantial conformance with approved
plans reviewed for Historic Site Plan & Architectural Review request and date stamped November
26, 2012, except as modified by the following conditions.
3. Prior to the issuance of any development permit, the applicant shall revise the site plan or other
first sheet of the office and job site copies of the Building Permit plans to list these Conditions of
Approval as notes.
4. Prior to the issuance of building permit, a letter shall be received from the architectural historian
indicating that the construction details are in compliance with approved design and that the
exterior materials (specific metal window, Kentucky St secondary door, and alley man door) are
appropriate.
5. Prior to the issuance of building permit, a product detail/cut sheet shall be submitted for all exterior
materials (specific metal window, Kentucky St secondary door, alley man door, etc.), which shall
be subject to staff review and approval.
6. Prior to the issuance of building permit, the plan set shall be revised
a. To show the new windows inset approximately 8 to 9 inches from the front building plane and
b. So that no mechanical equipment is placed above the approved fourth floor roof height of
47.2 feet. Mechanical equipment may be set on the third floor roof, toward the rear corner.
but may not exceed 45 feet above grade. Only the elevator equipment is permitted to utilize
Zoning Ordinance section 12.020.D and extend above the fourth floor.
7. Prior to the issuance of building permit, the plan set shall note that the 41h floor stucco texture shall
be to match that of the lower floors.
8. Should modification to the entry doors prove necessary to accommodate disabled access, the
modifications shall be designed to have minimal impact to the exterior of the building as felt from
the streetscape, subject to staff review and approval.
9. Signage is not part of this approval. Prior to issuance of any sign permit at the project site, a
recommendation for appropriate signage (locations, size, materials, style, etc.) shall be provided
by the historical consultant, subject to staff review and approval. In the past, signage on this
building has been a character defining feature and needs to be carefully considered. Any and all
HCPC Resolution No. 2012-05 Page 10
signs shall comply with Section 5.0 of the Petaluma Historic Commercial District Design Guidelines
and Section 20 of the Implementing Zoning Ordinance. Adding the building name, as a design
element, in the some font and in the same area as the former Carithers sign is strongly
encouraged. Pursuant to Zoning Ordinance section 20.110.B.7., names of buildings when
constructed of bronze or similar materials are exempt from the sign area calculation.
10. Exterior paint colors shall be similar to the existing color scheme. Significant deviation from the
existing color scheme shall require staff review and approval based on finding original colors once
construction has commenced, and pursuant to Section 4.6 of the Petaluma Historic Commercial
District Design Guidelines.
11. Construction activities shall comply with performance standards specified Zoning Ordinance
Chapter 21 and the Petaluma Municipal Code Sections (noise, dust, odor, etc.).
12. The project shall be subject to all applicable development impact and other City fees.
13. The applicant shall defend, indemnify and hold harmless the City and its officials, boards,
commissions, agents, officers and employees ("Indemnitees") from any claim, action or
proceeding against Indemnitees to attack, set aside, void or annul any of the approvals of the
project. The applicant's duty to defend, indemnify and hold harmless in accordance with this
condition shall apply to any and all claims, actions or proceedings brought concerning the
project, not just such claims, actions or proceedings brought within the time period provided for in
applicable State and/or local statutes. The City shall promptly notify the applicant/developers of
any such claim, action or proceeding. The City shall cooperate fully in the defense. Nothing
contained in this condition shall prohibit the City from participating in the defense of any claim,
action, or proceeding, and if the City chooses to do so, applicant shall reimburse City for
attorneys' fees and costs incurred by the City.
Building Division:
14. Plans submitted for building permit shall illustrate compliance with CA Accessibility and Cal Green.
Department of Public Works (Engineering Division):
15. Plans submitted for building permit shall provide a fire service connection for the building with a
sidewalk vault or utility cabinet for the required double detector check assembly.
16. All work within the public right of way including utilities, scaffolding, sidewalk detours, street tree,
etc. shall require issuance of an encroachment permit from the Department of Public Works and
utilities.
17. Additional comments may be generated as a result of information or design changes provided at
building permit submittal. Any site plan change or revision impacting the utility design during
construction will require the resubmittal to Utilities Department.
Fire Marshal:
18. Plans submitted for building permit shall include required fire sprinklers and fire alarm.
19. Additional comments may be generated as a result of information provided at building permit
submittal.
HCPC Resolution No. 2012-05 Page 1 1