HomeMy WebLinkAboutStaff Report 6.A 07/01/2013 Agen G IteAty#6.A
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DATE: July 1, 2013
TO: Honorable Mayor,and.Members of the City Council through City Manager
FROM: Heather Hines, Planning Manager
SUBJECT: Introduction (First Reading) of an Ordinance Designating the Hansen House
located at 718 North McDowelijBoulevard a Local Historic Landmark pursuant to
Section 15`.040 of the Impleme Iting Zoning Ordinance.
RECOMMENDATION
It is recommended that.th City/Council'introduce the attached Ordinance designating_the
Hansen House at 718,North'McDowell Boulevard a Local Historic:Landmark.
BACKGROUND
In 2003 the Hansen House was proposed to be relocated as part of a proposed townhome
development. Because the relocation of the Hansen House was considered a demolition of the
historic house, the item was brought before the Historic and:Cultural Preservation Committee for
a determination of historic significance: Ailhistoric evaluation completed by Clark Historic
Resource Consultants (Attachment 3)was submitted and Peet reviewed by Carey and Company
(Attachment 4): Both consultants:determined that the Hansen House did not retain integrity and
did not meet the California Register, criteria Ito be considered an important historic resource.
However, at their,meeting on July 24, 2003 the Historic and Cultural Preservation Committee
found the Hansen House;to be locally significant for its association with local midwifery and the
local Danish agricultural'community(Attachment 5).
On. May 13, 2004 Cobblestone Homes applied fora hardship determination to demolish the
Hansen House due to damage sustained in a fire in December 2003:, The Historic,and Cultural
Preservation Committee reviewed the application and deniedthe request:for a hardship based on
the limited damage caused by the fire and maintained the 2003 determination that the Hansen
House has local historical'Value and is one of only a few remaining farm,houses on the East side
of Petaluma (Attachment.6).
The Hansen House has remained unoccupied on the site There does not appear to be any
significant change In'the existing conditions that would change the past finding of local historic
importance. No project entitlements were granted as`partt of:thetprevious project.
Agenda Revi- :
City.Attorn• • . Finance Director .1 City Man"
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Based on the HCPC'sprevious determination that the Hansen House is a locally important
resource the current property owner'and applicant of the North McDowell Commons project
incorporated the rehabilitation of the Hansen House into the design and layout of the larger
project. Additionally. the,applicant agreed to local designation of the Hansen House as a
condition of approval for the larger project. II
On May 28, 2013 in,a joint meeting of the Historic and Cultural Preservation Committee and the
Planning Commission, the,Historic and Cultural Preservation Committee reviewed both
proposed rehabilitation work to the Hansen House andjstaffls recommendation for local
designation of the Hansen House,as a historic landmark.. The Committee unanimously moved to
recommend to the Planning Commission approval of rehabilitation plans and recommendation to
the Council for local designation. Subsequently, the Planning Commission approved a Mitigated
Negative Declaration and Site-Plan and Architectural Review for the North McDowell Commons
project;to construct 34 new residential units and rehabilitate theezisting Hansen House. The
Commission also approved a resolution-recommending the City Council designate the Hansen
House a local historic landmark.
As part of the larger North McDowell Commons project, rehabilitation of the Hansen House
includes refurbishing or replacing,existing wood siding as needed, installation of new single-
hung wood windows, installation of new front and rear doors, rebuilding exterior wood stairs and
rails, replacing roofing, and stabilizing,the existing chimney. The only significant change to the
existing design is replacement of the front picture.window with a new double hung wood
window, similar to the,design and size of other windows found on the house. There is no change
to the footprint or height of the existing Hansen House, The two existing palm trees at the front
of the Hansen House are proposed to remain and two additional palms located on the:site are
proposed to be relocated on either side at the rear of the house.
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A condition of project approval requires the applicant to complete clot line adjustment:so that
the Hansen House will be on°its'own parcel. This allows landmark designation of the specific
parcel as opposed to the entire project and also allows individual ownership of the Hansen House
if appropriate to provide better maintenance and preservation of the historic resource. However,
the Hansen House is considered part of the larger North McDowell Commons with common use
of the project's amenities.
DISCUSSION I
The process for designation-of an.individual landmark, as outlined in Section 15.040 of the
Implementing Zoning Ordinance, entails.Historic and Cultural Preservation Committee review
and recommendation to the Planning Commission, recommendation by the Planning
Commission to the City Council, and City Council action to designate by ordinance.
The IZO further indicates'thatian individual structure with special character or special historic,
architectural, or aesthetic interest or value mayibe designated,a local.landmark. The ordinance
designating such a structure as a landmark must include a description of the characteristics of the
landmark that justify its designation and a list of particular features-that are to be preserved.
Additionally, the specific location and boundaries of the landmark site must be included in the
associated ordinance.
The Planning Commission reviewed the proposed historic landmark designation on May 281h
2013 as part of the North McDowell Commons project. After hearing from staff, accepting
public comment, and receiving recommendation from the Historic arid Cultural Preservation
Committee, the Commission unanimously passed Resolution 2013-11 (Attachment 2)
recommending the City Council designate the,Hansen House,alocal landmark based on its
association with local midwifery as associated With Anne Marie-Hansen and the farmstead's
association with local Danish,agricultural community. The Commission based their action on
the HCPC finding in July 2003'and-May 2004 and the historic background provided in the Clark
Preservation Consultants evaluation.
The Planning Commission Resolution identifies the character defining features of the Hansen
House to include v-rustic siding,the attached water-tower, the cutout porch and column, the
massing,the hipped roof and the existing Canary Palm trees.
Several conditions of approval related to the Hansen House were included in the SPAR
resolution approved by the.Planning,Commission (Resolution No. 2013-010) to ensure that the
rehabilitation efforts are consistent with the Secretary of the Interior's Standards. (Attachment 8)
FINANCIAL IMPACTS
The North McDowell Commons project is a cost recovery including designation and
rehabilitation of the Hansen-House. The-applicant hasiipaid $XX,XXX.XX in cost recovery fees
to date.
ATTACHMENTS
1. Draft Ordinance for Designation
2. Planning Commission Resolution No. 20132,011
3. Clark Preservation ConsultantsEvaluation, '
4. Carey & Company Peer-Review,
5. HCPC Minutes, July 2003.
6. HCPC Minutes, May 2004
7. Origer Evaluation, 2013
8. Planning Commission Staff Report, May 28; 2013 '
9. Planning Commission Resolution No. 20131010
10. North McDowell.Commons.site plan and Hansen House rehab
ATTACHMENT 1
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PETALUMA
DESIGNATING THE HANSEN;HOUSE AT 71&NORTH;MCDOWELL,BOULEVARD
A LOCAL HISTORIC LANDMARK.
APN 137-061-035
WHEREAS;as part'ofthe North McDowell Commons project the applicant has initiated
the designation of the Hansen House at 718 North McDowell a local landmark in response to
previous determination by the Historic and Cultural Preservation Committee that the Hansen
House has local significance; and i
WHEREAS, on May 28,.201 3 at a duly noticed public hearing the Historic and Cultural
Preservation Committee reviewed the proposalifor rehabilitation and designation of the Hansen
House and recommended the Planning Commission recommend designation to the City Council;
and
WHEREAS, on May 28, 2013 at a duly noticed public hearing the Planning Commission
approved a Mitigated Negative'Declaration and Site Plan and Architectural Review for the North
McDowell Commons project,!including the rehabilitation of the Hansen House; and
WHEREAS, on May 28, 2013 at a.duly noticed public hearing the Planning Commission
approved Resolution No 2013-011,recommending thelCity Council designate the Hansen House
at 718 North McDowell a local historic landmark
WHEREAS, on July :I, 2013 the City of Petaluma City Council held a duly noticed
public hearing to consider the-proposed landmark designation.
NOW THEREFORE.BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
PETALUMA AS FOLLOWS:
Section 1. Designation as Local Landmark. The City Council hereby designates the
Hansen House at 718 North, McDowell Boulevard-, APN 137-061-035, as a local historic
landmark, based on the following determinations: I
A. Designation of the Hansen House as a local landmark is consistent with the Petaluma
General Plan2025 in that it identifies,recognizes, and protects a historic resource that
is part-of Petaluma's unique and irreplaceable,cultural heritage (3-P-1) and designates
a local landmark-as part of the development review process (3-P-1 D).
B. Designation of the Hansen House will further implement historic preservation
objectives outlined in Chapter 15 of the Implementing Zoning Ordinance (IZO) in
that it will serve to promote the health, safety, and general welfare of the public
through the protection and enhancement of a building that is a reminder of past eras,
events, and persons important to local history by ensuring that the Hansen House is
subject to the historic preservation controls and standards in said Chapter.
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C. On 'July 24,-2003 the Hisforic'and Cultural Preservation.Committee found the Hansen
House to be locally 'significant based on its ;association with local midwifery as
related to owner Anna Marie Hansen and its association with the local Danish
agricultural community.
D. The following description of the :'characteristics of the Hansen House justify its
g and are excerpts from Susan Clark's
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designation, as a local historic 1
evaluation of the Hans•and Anna Marie Harnsen.Homestead, dated May 2003:
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1. The Hansen,House is associatediwith Anna Marie Hansen who was a midwife and
evidenced through-an outpouring of 'public; comment during public hearings
regarding the historic importance of;the building was associated with local
midwifery in Petaluma.
2. The Hansen House'is;associated with tie local Danish agricultural community in
that Hans and iAnna Marie Hansen, immigrants from Denmark who became
chicken ranchers'and built the present farmhouse on the 23 acre site in 1906. The
Hansen were part of Petaluma's Danish community at the turn of the 20th
century and the house on McDowell ;Boulevard became a common gathering
place for the 'extended,family and friends. In 1930 there were 629 foreign born
Danes
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living in Sonoma mare located unt , more;than half of whom lived in Petaluma and
most of t in the nearby communities of Two Rock,
Penngrove, and Petaluma.
E. The following character defining elements of the Hansen House are to be preserved:
1. enclosed water'tank;
2. hipped roof;
3. v-rustic'siding;.
4. double hung wood sash windows; i
5. cutaway.front porch;
6. structural massing;
7. the single Tuscan column;supportingtheroof over the porch; and
8. existing palm trees in front of the building,
Fl The location of the landmark is 718 North McDowell Boulevard and the boundaries
of the landmark as the assessor's parcel number 137-061-035.
Section 2. Recordation of Designation. The local landmark designation shall be recorded
by the applicant with the Sonoma County Recorder's office as a deed restriction applicable to
assessor's parcel number 137-061-035. Proof of such, recordation shall be provided to the
Planning Division prior any building permit final relating to the Planning Commission's
approval of 13-SPC-0082.
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Section 3. Severability. lffany provision of this ordinance,or the application thereof to any
person or circumstance is heldinvalid,the remainder of the ordinance,:including the application
of such part or provision to other persons or circumstances shall not be affected thereby and shall
continue in full force and effect. To this end,;provisions of this ordinance are severable. The
City Council hereby declares that,it would have passed each section, subsection, subdivision,
paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more
sections, subsections, subdivisions, :paragraphs, sentences, clauses, or phrases be held
unconstitutional, invalid, or unenforceable. '
Section 4. Effective Date. This ordinance;shall become effective thirty (30) days after the
date of its adoption by the Petaluma City.Council.
Section 5. Posting/Publishing of Notice. iThe City Clerk is hereby directed to post and/or
publish this ordinance or a synopsis of it for the period and in the manner required by the City
Charter.,
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ATTACHMENT 2
• RESOLUTION 2013-011
CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL DESIGNATE.THE HANSEN HOUSE
LOCATED,AT 718 NORTH MCDOWELL,BOULEVARD
AS A LOCAL HISTORIC LANDMARK
APN 137-061-035
File.No.: 3-S P C-008 2
WHEREAS, on July 24, 2003 as part of a`request by then.applicant Cobblestone Homes,
the Historic and Cultural Preservation Committee found the Hansen House locally significant
based on California'Register'criteria related totlocal midwifery and the local Danish agricultural
community; and
WHEREAS, on December 1, 2003 a fire damaged the Hansen House; and
WHEREAS, on January 16, 2004 Cobblestone Homes submitted an application to
demolish the Hansen House;and
WHEREAS, on.May 13,;2004 the Historic and Cultural Preservation Committee denied the
request to demolish the Hansen House and found that the fire damage was limited to the first
floor of the home and that the Hansen House retained its historic value as a local resource as
one of the few remaining farm houses on the east.side;'and
WHEREAS, on February 11, 2013 Hugh: Futrell Corporation submitted an Site Plan and
Architectural Review for 34 residential units and rehabilitation of the Hansen House in Us
current location; and
WHEREAS, Hugh Futrell has agreed to local designation of the Hansen House as a local
landmark; and
WHEREAS on May 28, 2013-the Historic and Cultural Preservation Committee reviewed the
proposed rehabilitation and designation of the Hansen House and made an affirmative
recommendation to the Planning Commission,to recommend designation of the Hansen House
as a local landmark; and
WHEREAS, on May 28,`2013 the Planning Comrnission held a'duly noticed public hearing,
received public comment, and considered the proposed landmarkdesignation.
NOW,THEREFORE, BE IT RESOLVED that the Planning Commission hereby recommends the
City Council designate the Hansen House as a local historic landmark based on the following
findings:
1. Designation of the Hansen House, as a local landmark is consistent with the Petaluma
General Plan 2025 in that it identifies, recognizes, and protects a historic resource that is
part of Petaluma's' unique and irreplaceable cultural heritage (3-P-1) and designates a
local landmark as part of the development review process (3-P-1 D).
2. Designation of the Hansen House will further implement historic preservation objectives
outlined in Chapter 15 of the Implementing Zoning Ordinance (IZO) in that it will serve to
promote the health, safety,.and general welfare!of the public through the protection and
enhancement of a building that is a reminder of past eras; events; and persons important
to local history by ensuing that the Hansen House:is subject to the historic preservation
controls and standardsin aid Chapter.
3. On July 24,-2003 the Historic and CulturaliPreservation Committee found the Hansen House
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to be locally significant based on its association with local midwifery as related to owner
Anna Marie Hansen and its;association with the local Danish agricultural community.
2. Pursuant to IZO §15:040.8 the Commission recommends that the Ordinance designating
the landmark include:
A. The following description of the. of the Hansen House justify its
designation as •a local historic landmark and are exerpts from Susan Clark's
evaluation of the Hans•and Anna Marie Hansen'HOmestead, dated May 2003:
1. The.Hansen House is associated with Anna Marie Hansen who was a midwife
and evidenced through an outpouring of public comment during public
hearings regarding the historic importance of the,building was associated with
local midwifery in Petaluma.
2. The Hansen.House;is associated with the local,Danish agricultural community in
that Hans and Anna Marie Hansen, immigrants from 'Denmark who became
chicken ranchers and built the present farmhouse on the 23 acre site in 1906.
The Hansens were part of Petaluma's Danish community at the turn of the 20th
century and the house on McDowell Boulevard became a common gathering
place for the extended family and friends: In 1930 there were 629 foreign born
Danes living in Sonoma County, more than half of whom lived in Petaluma and
most of the others were Iodated in the nearby communities of Two Rock,
Penngrove; and Petaluma.
B. The following character defining elements of the Hansen House are to be preserved:
1. enclosedwater tank;
2. hipped roof;
3. v--rustic siding;
4. double hung wood sash windows;
5. cutaway front porch;
6. structural massing;
7. the single Tuscan column supporting the roof over the porch; and
8. existing palm trees in front of the building
C. Thelocation;of the landmark is 718 North McDowell Boulevard and the boundaries of
the landmark as the assessor's parcel number 137=069-035.
3. The following conditions of approval shall apply to the property to at 718 North McDowell
Boulevard:
A. The Hansen House shall be placed on Petaluma's local register of historic landmarks.
B. Prior to building permit final, the designation shall be recorded bythe applicant with
the Sonoma County Recorder's office as a deed restriction. Proof of such recordation
shall be provided to,the Planning Division prior to any building permit final relating to
SPAR approval 13-SPC-0082.
C. The Hansen House shall be subject tlo the provisions of9ZO Chapter 15: Preservation of
the Cultural and Historic Environmellit. Pursuant to IZO§15.040.J and any subsequent
PC Resolution No:'-2013-011 Page 2
2 - 2
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amendments thereto, future Construction; 'alterations, demolition, repair,
maintenance or removal work for which a City permit is required for the Hansen
House shall first,be reviewed and approved,by'the Historic and Cultural Preservation
Committee according to the standards of review set by IZO §15.070 and any
subsequent'amendrnents thereto.
ADOPTED this 28th day of May, 2013, by the following vote:
Commission Member ,k ?.y ▪ a▪ No- Absent Absta rid
Abercrombie ;X
Elias X
Johnson X
K. Miller X
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Chair Pierre
X
Vice ChairrWolpert X
JeriniferPierre;:Chair
ATTEST: APPROVED AS TO FORM:
Heather Hines, Committee Secretary Eric Danly, City Attorney
PC Resolution No, Pa e3 2013-011 9
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ATTACHMENT 3
;mss An Evaluation for Significance,
Hans and,Anna Marie Hansen Farmstead,
718 and 750 N. McDowell Blvd.; Petaluma,
Sonoma County, California, 94954
Township 5 North, Range 7 West,
Part of the Petaluma Rancho,
— Assessor Parcels 137-061-035 and 137-061-026
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Ii,repareii for:
Cobblestone Homes; Inc.
1400 N.button Ave,Suite 1
Santa Rosa, CA9540.1
Prepared.by:
Clark HistoricResource Consultants, Inc.
725 Monroe St.
Santa Rosa; CA 95404
(707) 577-8393
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May 2003
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State of California—The Resources Agency . Primary#
DEPARTMENT OF PARKS AND RECREATION . HRI#
PRIMARY RECORD Trinomial
• tJRHP Status,Code 5S3
Other Listings=
Review Code Reviewer Date
•
•
Page 1 of 14 *ResourceN_ame'or#:(Assigned by recorder) Hans and Anna Marie Hansen farmstead
P1. Otherldentifier. ,718 North McDowell Boulevard
1 * Location: ❑ Not for Publication a Unrestricted *a. County Sonoma
and(P2c,Pte,and P2b or P2d. Attach a Location Map as necessary.) (Unsectioned lands;within fouler Rancho) iI
*b. USGS 7.5'Quad Cotati Date . (photorev 1980) T_4_ ;R 7W ;_1/s of_'/<of Sec_;;MDM B.M.
c. Address 718 North McDowel Boulevard City Petaluma Zip - 94952
d. UTM:i(Give more than onefor large and/orliinearresources) Zone _, -,mE/ mN
',1-:‘ e. Ofher;Loeational Data:(e.g.,parcel ik,directions to resource,elevation,etc,as appropriate)
I. The subject property is located on the east side of North McDowell'Boulevard between Southpoint Boulevard and
g'.
r� P parcel number 137-061-035
,� Parkway. Assessor par
$r• Located n lion:(Describe resource and ins major elements. Include design,materials,condition,alterations,size,setting,and boundaries)
on the east side of North McDowell Boulevard;the former Hansen farmstead is surrounded by a busy
�� *P3a. Desc
four-lane'street,a multiple family apartment complex,a recent housing subdivision,a residential medical facility
and a strip of medical offices. Ail except the farmstead appear to have'been`constructed during the late 1980$
and early 1990s. The farmstead is located on two acres and includes two tall palm trees,the 1906 farmhouse,
�' two deteriorated garages and a pump house. The majority of the farm buildings,such as the chicken colony
(See'Continuation sheet,Pg.2)
*P3b. Resource Attributes: (Gist attributes and codes) HP2-single family property;HP30-trees:HP4-ancillary buildings
) *34. Resources Present ®:Building 'U Structure O Object O Site O District O Element of District O Other(Isolates,etc.)
P5b. Description of Photo: (view,date,
7-" �c-"^�' ,'u=�26.".rartr s �" =p"' �^^asy� ' E'-- accession View looking east•a'W 6`s ",- - ' at i-r`'" 1.14. ^3 i^ ry tz�'� 11`'r ,s, -tt",e i ' ' at' , . March 2002 ph°t0.
s3•i2, 4 � ..a i r c 3.' re`'z S�YrQ ' a il
('p '0s `- „r ty' ' ')l y�g.^- �_ s h 3"s � P6. Date Constructed/Age and
i'L .r e 77. �z k4E 4 ,4':,r retry WC y s 4_ ,w-ar :Source: El Historic
'� 'F4 n "1: -ie; r�, - ❑Prehistoric ❑ Both
r a �' >P .. —�"1 -/ fir > 1906 Assessor:1926 Tuomey:vol 2
Dv' }. 7'1 {r� �° *P7. Owner and Address:
}�E rr'� f F � i 1 rF% J. ;®,� � �„ Cobblestone Homes.
:^tl'i I ri t l 1 Cc% ^` , 1400 N.Dutton A6e.,Suite 1
t Ate r A) z e i' L T L'. tr
t i ~\ �i 7y t r bvt P8. Recorded by:
s su " Santa Rosa. CA 95401-4643
o '" 'iii �i ii _�n-4 r .•_,,.: _ .. CI,1• Susan,M.Recorded
L.Hoods
rr - s1 - 1 �� 33t
# ._�.3 ��(. r -. ry 3v Clark Historic ResdurceConsu_
,� a ,j a ;I' * .".` Wy-,��. } r•Olt 725 Monroe Street
'�" F' C t 'r,-v s-•� y y A "ox-` s �"�-s., ,n- Santa'Rosa?CA 95404
1 ' -�" Y - �'1 .r.• 3f r m y..z.r.,.° a. 5�`` r*avw't-- (707)5778393
;7 a .1 r"I'1 r r F -�- r`, .-t 1. ' P9. Date Recorded:-May-2003
.mow z+ -. �
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h .,a*s b ;: , -i �z ti i ecl,.. -rs -'�^r-4:. -,4., 'P10. Survey Type:(Describe)
ur"v'.'-`k.,4 �. ct,-4.,x vl -"u 3 .' ` +- h"•, 2`,ily- i�S ::1:#1 z $i t, Intensive,single property
' u a ig sv 47'''a "''? kiskt`- rte-,•a �"�r r-w tt _%_. tta, project related
. airf -" - *P11. Report Citation: "An
` M nation for'S'.niri ance Hans and'Anna Marie Hansen Farmstead 718 and 750 North McDowell Boulevard Petaluma
," 10 Irani 'CA94952'T5N R7W Part of the Petaluma Rancho Assessor Parcels=137-061-026 and 137-061-035
P a`a: cfiments ❑NONE Location Map°®Continuation Sheet la Building..Structure, and Object Record OArchaeological Record
f ADD a R id P)-ibear Feature Record OM16ng Station Record' Rock Art Record DArtifact Record OPhotograph Record Other
t `, zst�M hO�x'Ea. s i
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{` ` ��a z ..I DPR 523A(1195)
.fa^ F ,y_.i •-? �'rORiC RESOURCE CONSULTANTS,INC.
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w ,�. f , e ✓^P r 4 aw �y zF"-a' v 3 "u'3 ur.�y,. ^F' t L i„
R4 1� $ � � '
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`ONT.INUATION`SMEgr ���; tt' $ �Tnno'miel�f E* 'r.. , �T- ., .,_„�.3. .
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' page 2 of 14 *Resource Name,or#' Hans and Anna Marie i Hansen farmstead
r i" :,•Recorded by- Susan M.Clark and Holly L. Hoods *Date'May2003 ® Continuation _o Update
t i ‘no. Description,continued from P9.1 -
11 houses,barns and other outbuildings,were demolished since the late 19805 to make way for new development. During
r ,the 1990s,the'landwas subdivided and the original twenty-three acre farm was,reducedto its present size of two acres.
its . es'd nce
Two mature palm trees grow in front of theresidence and markkthe location of the farmstead from.a distance which
k:,.w the residence can be seen. With no buildings in,the immediate vicinity, the°residence has a somewhat massive, boxy
appearance to a motorist traveling south on McDowell.Boulevard. The residence.*cone-S prey,hippledr of and vru vernacular r farmhouse which currently rests on a full-height basement It has a medium,pitch,,
' iir' siding. The house rests on a concrete foundation. Vertical siding covers the basement area below the water table line. An
e.-`_,i':;,vnpamted woodenstairway with.simple handrails leads up to the center front door. In the projecting section to the right of
- :` the'door is a pair of aluminum,frame, double-hung„one over one windows. To the left of the door is a horizontal feted
,- T window which measures approArnately 40°x,58”: In the basement area,there is a small double-hung window below the
t
wl paired windows and a boarded-over opening below the porch.
a �`
a, A water tower is built into the southeast corner of the'houee. Like the house itself the water tower has a hipped;roof of
Er t 4,t,„' composition shingles and is"sided with'v-rustic siding. The water'table line which wraps around the house forms a
' continuous line around the water tower. Vertical siding encircles the structure below the line of the water table. There is
Or ,lfan exterior passage door leading'into the water tower from the east. The water tower has two windows,both on the south
it ' c 'elevation. One,is an aluminum double-hung window on the main level;the;second iean,aluminum slider in the basement
.' .
�`��:_�,area..There is an opening in the op of the-east side of the water tower which'provides service access to the tank within the
rk
� . Therear of the house k a flat plane- with the water tower on the left(south) the screened=in seance porch in the middle and
��-.Ilia kitchen on the right(north). Stairs leed'up to a small open porch and into-the service porch. The interior of the service
Wifp"�arch has exterior v-rustic siding, suggesting that the porch area was always screened=in and exposed to the elements.
km", Examinationiof the first floor floorboards,from within;the basement reveal that,although unusual,the kitchen projection
� ' r d
«land the water tower were constructed at the time the residence was built. They were not later additions. There is a single
s ,wood sash, double-hung window to the r ight of the back door. This small:window'appears to be the only window in the
house which dates from the original construction.
�, 2 Tfe interior configuration the house is divided east to westwiththree bedrooms and a very small bathroom lathe southern
em
r WARS 3i thalfof the house The bathroom is only accessble from theisoutheast bedroomiandfits within the 7'x 8'water tower. The
lmng room and kitchen are in the northern half of the house. At the rear of the house,the:screened porch separates the
yea kitchen and the bathroom.
1 9lte„,VOns to residence
Afiiill basement,sided with vertical boards and containing five rooms,was constructed below the water table line. All of the
$i' -= �:
s -� ``orge�rai�wood sash double-bung wood windows,except the smalLkitchen window on the.rear,have been replaced wlth'metal
. fra orWmdows. The front'parch window to the left of the front door has been replaced by a fed horizontal'plate,window.
4The_rdnt door has been replaced,
- Garaae 1 Garage 2 and Pumo house
� r � "garages are located`to the southeast of the Hansen house. Garage 1: The one garage isa simple 12' x'16'
Wail •_ _gie' lt is redwoodboxframe construction and is sided with boards and battens. The wide hinged'.doors occupy the
u '£ 'f 'ret ,Awidth of the north'elevation.:The gable.roof is covered with corrugatedtmetel. The9arage rests on a wood
�, �aftonaand has only a d'irtttor. The interior is unfinished with no,wall boards covering the framing members. Although
-4- by,,,,,,....7 pnted,the garage appears to have been.either painted or whitewashed et one time.
A:. 4' ,izt n;nth::[:';. (See Continuationsneer, Pg. 3)
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*Resource Name or#(Assigned byrecord2i Hans and Anna Marie Hansen farmstead
*Recorded of Susan la Continuation D'Update
'Recorded by: Susan M. Clark and Holly":Hoods Date May 2003
P3. Description,continued from Pg.2
Garage 2`.Garage 2 is located,about 18"to the west of the garage 1. It is a simple'18'x 30' rectangle which rests upon a
wood foundation: It is also constructed of,redwood and is box frame construction. The east,south and west elevations are
sided with boards and battens; Sheets of;metal have been used for siding on the north elevation. The wide sliding doors
are also covered with corrugated metal' The roof is,a relatively flat shed with atmore sloping pr has ion over the ef north
or whitewash at the top of some of the exterior walls, indicating that the bui`di fence enclosure whte:
facing floor is dirt Like the garage 1,garage
doors. The interior walls are unfinished and the Only fl g
P
The pump house is located to the northwest of the residence. !.It sits within a wire ,
ear MCDpwell,Boulevard.
The.57 x6'3"pump house is sided wiith,boards'and battens and has a gable roof covered with corrugated metal. The wall
boards are 10"wide. The concrete foundation is cracked'and,deteriorating: Access to'thepump'house is through a hinged
door on the north elevation. 1
Alterations to the garage,equipment shedand pump'house:
Garage 1 does not appear to have been significantly altered. The only alterationiis the resheathing of the original wood roof
shingles with'sheets of corrugated metal: Garage 2 has been altered. The north,or primary,elevation of garage 2 has been
enclosed by the installation of metal siding and the installation of metal eliding doors. The pump house does not appear
to have been altered. The buildings are in,fair-to poor condition.
r-1
Screened 6.a./,
porch p
—v ;17;1
Bedroom
ICtohen 10'x12'
CF' 1
Bedroom
115'x12'
Living room
13'x16'
Bedroom
12'.x12.5'
Porch
Interiorplan,_of house
OPR523L(1195)
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DEPARTMENT OF PARKS AND RECREATION HRI#
€ INUATIQN SHEET
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4 Resource,Name or#(Assigned by recorder)Hans and Anna Marie Hansen Farmstead
1; page 4 of 74 *Date'Mav2003 ®' Continuation ❑ Update
is •Recorded by.'Susa rM Clark'and Holly L Hoods
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Hansen house witKattached rear water tank. South and eas t
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Hansen house,east and north elevations. View facing west,
March 2002 photo. .
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Trinomial
5 of 14 'Resource Name or#(Assigned by recorder)Hans and Anna Marie Hansen Farmstead
••age Date`May 2003 ® Continuation ❑ Update
'Recorded by:Sus n M Clarkand Holly L.Hoods
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" a .s .;of :14 Resource Name or#'(assigned bvrecorder)Hans and Anna"Marie Hansen Farmstead
Recorded bq: Susan=and HoIIJL Hoods
°Date May 2003 ® Continuation ❑ Update
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rte N Setting behind the Hansen farmhouse:dilapidated board fencing,.
" 5 outdoor sink and:clothes line, March 2002 photo. Note the recent
development to the east of the property.
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r r ‘S-Pert-`1182: =
•Resource Name or..#(Assigned by recorder) .Hans and Anna Marie Hansen'Farmstead
ii,fi� pga7 '°t�4 same•asabove
�->, Historic Name.
"`,-^ s Bel' Common Name;
�� ��"��'�"� yprigmal Use:Sfnale_ fay farmstead 84. Present Use: Vacant'
tern8• ,�,scw,ral Style Vernacular Farmhouse
r ` ' re6 ?Construction History: (Construction date,atterahons and date of alterations)
� � epee was constructed in 1906:by Hans Hansen Sr. Alterations to the building include:installation of picture window
�vi t:on froflp A and replacement of=front door; replacing:all but two of the original double'hung wood sash windows;adding
riet e rear of the building reconfiguring and replacing rear porch;:construction of bathroom inside tank house;construction
'74.Pitt urbedrooms.inbasement;windows'cut into perimeter f r basement r onms including on facade.
•BTt Moved' ®No Yes OUnknowm Date
47< z Related Features.
, F ire'wu gages,tlurai buildings have been removed from the Hansenn farmstead:is 24'x 80' oult Assessor house, a 20'x 40'shed,
P ry'.
`fl agbcu-'': house palm treep and other
,�� �8 6U'bam with an 11'x /7'lean-to;a 30'x 20'equipment shediwth:gas pump stand tank, a'15'x 22'two-room shop
' 7 rldmg and a 20'x 80'milking barn]-
bu• p sT iiil ance: Theme:Danish Farms and Hansen Sr.'
.,�� ,,� �� � teads Area Petaluma Sonoma Countv
• 69a Architect Njq b Bwlder
rt y4
>iWPencdof,ScgnOeintee1o06s1949 PraedasType Farmstead - Apghphics ope. Alssoaddress integrity.)
. �,at�, ..my Area m terms of of historical or archrt t part,con- text defined by then, period,and ge,Which. aope.
;. .Tti dy Area consists of two adjacent patoels,•both roughly square in shape,which are located op the east side of N.
:,�� .o.—timid'in East Petaluma. APN 137-081:026 is a 1.06 acre-grassy field which;has no buildings or structures on it
' ItI m e north of APN 137-061-035,the Study Are, a;which has a 1906 farmhouse,two garages, and a pump house. Both
- .arcelsdwere once contained within Mariano Vallejo's Petaluma Rancho. The Petaluma Rancho was mapped and
: -.,,sub�dmided b_y Rowe Brothers Into hundreds of,parcels to be sold in 1871. The lots created along.(what_is-now)'McDoweli
Blun re 80 acre rectangles. !MI 871;a'farmer named Harding awned 660 acres,which included the Study Area. The
.C`�r i S FF a p a e w S t:. Pacific Rail road began railroad service`in 1870,with stops at Haystack, Petaluma, Crown, Ely,
q P nngro�ve arfd Cotati. In 1877,the Study'Area was a part of Lot 216 of the-Petaluma'Rancho,owned by A.W. Bingham. 1
`7.�' +�Bigtiam also owned Lot 217 toile,south. By 1897,William McDowell,for whom the;road is named,owned 200 acres in
Y -,tots 218 X217 and 218. None of the buildings on the Study Area property are associated with'these previous landowners.
�, (Seecontinuation sheet, Pg.8)
e> ° 8,11A�ddihonal Resource Attributes:(List attributes and code s) 1 HP2-Singlefamily property; HP4-Ancillary building
`W"� g''BilictReferences:
' ;• S nom 2County;Assessor Residential Building Record and APN 137.061.026
1 K '.x fi`(Mlaneous Building,Record.
4k (See Continuation sheet) r =—
ti Bii3 Remarks
*°M 'B14 Eva Bator Susan M.Clark and'Holly L. Hoods, q §r _
} w L Glark Historic Resource Consultants,Inc. ml 1 — 1 r -r I (
� � 725 Monroe Street
. anfa Rosa,.CA 95404 m q I , f �.I
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,3 Da of Evaluation' May 2003
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— _AP1V 137_061035_
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a-
" , Resou"ice Name or#(Assigned by recorder)Hans and Anna Marie Hansen Farmstead
-"t ,;,-,Page, ,Bi of g san ,Clark and oIl L::HoodS° "Date May 2003+ ® Continuatio Update
-z 610: 9 06 Frank L.Doty the.most southerly 20 acres of Lot,307 edby
,''4 1 ndlcance(Continued) y 07 of the Petaluma Rancho'to Hans Hansen,
"` rnitro tnt9 enter. Hansen,added to his property,buying three adjacent acres,"a strip off the northwest send
��a"Danish'unmlgrantcarp
'I ' - llL'ot2lg°from William McDowell in 1909. Petaluma was m its heyday oECfi[cken ranching.
�� Mane and Hans Hansen met in Halsted,Denmark;and were married there m 1886. Anna Marie and Hans became
E - / arenas of seven children: One child,Therman,died at the age of three in.Denmark,so the family had six children in
die P emigrated to California. 'Hans Jr., Iver,Anton,Christine,Marines and Thorwald. A seventh child, born in
a w 9�ma,ys living wi h the family in 1910. Anna Marie and Hans Hansen were,urged to come to Sonoma County by Anna
.h s�prothers,Chris and George Iversen,who had already settled in Petaluma. When theyfirst arrived,the Hansen family
t&ilh the George Iversenon Rainsville Road. They then moved into a house on.Bridge Street,followed by a home
.+ �yy
` on Sunnyslope Avenue,and then:finally,to tale 23 acres on McDowell Road. Hans,who had been a carpenter in Denmark
before 6ecommg a chicken rancher in Petaluma,buiitthe present farmhouse at 718 McDowell im1906. According to Nancy
' t i n Cameron,the McDowell home was built on weekends by a large crew of.family'and friends pitching in to help.
ro-T B c „ ,
3 ae
Pt,' ` '' Hananswere part of a lively,Danish speaking community that ewsted in'Petaluma at the turn of 20th Century. Most
t ofdtlh`etDanes were related to each other;by blood or by marriage drawn to the area by favorable reports from family
x mem,ers, As Anna Marie Hansen was known for her hospitality and warmth, the Hansen home was frequently the
- gathering,Place for family and'friends. It is also reported that Anna Marie was a midwife in the local Danish community.
;`yam ichard;Brooks studied Danes in Sonoma'County for the report,"Foreign bornin Sonoma County,"published by the Works
,- a 5" Admuiistralion in 1936. Atthattune Brooks found over 300 Danes living in Petaluma. He reported that"nowhere
5�ono County have the Danes exerted:so important an influence on coinmumty life than in:Petaluma." Petaluma was
-::4-7—S"' h�"e,�veral active Danish benevolentorgan¢ations, includingfthe.Society Dania;,the Danish Brotherhood and'.the
Darlwh.Ssterhood Anna Marie'Hansen was a charter member of the Danish Sisterhood,which was founded in 1911. The
e dma Angus Courier descrbed the organization in August1955 as
,� � * Originally started to promote friendship among the Danish immigrants,and is carried on today to help the
h a n" gathering after the meeting;f t sponsors an ann al benefitdancesarid Danish tsmorgasbord.social
��
& ADa fshx iittlran Church was built on Baker and;Stanley.streets in Petaluma in 1926. By 1930;there were;629 foreign- ;
betom Danesm Sonoma County,according;to the U.S..Census. Over half of these residents rived in Petaluma,and the rest
„ :. - .
fond m nearby Two Roth,Cotati and P.enngrove The Danes Who came to Petaluma to farm generally rented farm
„_Earoelsandworked as laborers for a fewyears before saving'enough to buy their own property. Most of them raised poultry
k art orshad'archards "Siva Winding.Hansen, the dau hter-in-law of Hans and Anna Marie'Hansen, stated in a 1978
r ' - a I'can'tthink of anybody coming that they didn't have no family here." Although"ere were several Dani h f a i les
g I am
l L alit Lnetty Rainsville, Magnolia' Marshall'roads,they were not grouped to ether into a distinct Danish district.
a natoftrecalled in a 1978 interview::
-. No;Itt erDansh farms]were spread all over. I'm thinking of the farmers you know,there's one here
1 ' 4,"9,�' me miTwo Rock'and some,in Roblarand some on Eucalyptus!Road and Middle-Two Rock Road,and soon.
- -They're all:over. ...Neither did'they live close by here in town: Those that lived in town were not especially dose.
'-^ --�' ``bt good all over,"and Two Rock being"quite filled
?: tNn,�,d g+Hansen also described the Danes as being°spread`out pretty g
i Danes She?stated`in°1'978:
-t . The Iy place that there wasn't many Danish farmers was toward,the east, over toward Adobe. That wasn't very
rS- z l goodxfer`'chickens. That's where we had it and that's'where we went broke
3 3.0. SE k t
ie Danesrn Petaluma lived apart from each other, not clustered into ethnic settlements, the monthly Danish
nal,hieebn s helped d the rural,dwellers stay connectedwith their native language and culture. Many of them also .
-LL" ettia ialtked ciittenens:learned English and participated in non-Danish fraternal,and agricultural organizations. They
srtd„well with Americans.and with the other ethnic farmers of Petaluma, working with Jews, Germans, Swedes,
s-' 4`'" (See Continuation sheet, Pg.9)
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page, 10 of 14 'Resource Name,or#(Assigned by recd de) Hans and Anna®arie Hansen'nuat on Farmstead'
0 Update
'Recorded by:Susan M. Clarkanri Holly . Hoods
Date May 2003`
g.10:Significance(Continued)
2)It is associated with the lives of personn.importantto local,Californieor national;history;or
3) It embodies the distinctive characteristics of a type, period,.:region or inethod of construction or represents the
work of a master of possesses high artistic values;or
4) It has:yielded, or has the potential to y'ieldiinformation'important to the prehistory or history of the local area,
California or the nation. (This generally;ls applied to archaeological sites:)
I
Evaluation for'Sianiificance
The Hansen farmhouse at 718 North McDowell Blvd,is not eligible for the California Register because it does not meet the
•' association or design criteria`required by the California Register and is lackingdntegrity of setting;•association,;feeling,
materials and;character. I
I
Criterion 1:
The Hansen house was originally one of;nine buildings which comprised';a 23-acre,.early:20thCentury Danish poultry
farmstead. The original Hans and Anna Hansen parcel has been whittled down to 2 acres. More than half of the original
buildings are now gone. The property waea:working chicken ranch, featuring pat land and hicken
thea yards and
fagricueadal
buildings that conveyed its appearance,as a farmstead, g'was surrounded,by p s
Development in this region of Petaluma in'_recent decades has greatly changed the once-rural,setting. The Hansen,property i
is now surrounded by a busy,four-lane boulevard,a multiple-family apartment complex a recent residential subdivision,
a residential medical facility and a strip of medical offices: Sixbut of nine agricultural buildings that made the property a farm i
have been demolished. The agriculturaitbuildings that have been removed include: a 24'x 80'.poultry house,a 20'x40'
shed,a 58'x 60'barn with an 11'x 17'Llean-to,a 30'x 20'eauipment shed with gas pumps and tank,a 15'x_22'two-room
shop building;and a 20'x80'milking barn: These missing buildings are clearly shown(an eX'ds out)on th wui hi shows the retained,by the Sonoma County Assessor. A copy of the Assessors diagram of the p p rty
extent of changes tote farmstead caused by:.the.rernovatof major agriculturat,buildings.
The remaining two garages and!a 5'x,61 pump house do not adequately convey the appearance or;reflect the agricultural
actnAties of an historic farmstead,so the property is not eligible to the California Register,under criterion 1..
Criterion 2: ;
The Hansen farmstead is not eligible to the California', 2
Register under Criterion ,because it is not associated with the•liives
of people important to local,Caliifornia!or national'history. The Hansenswere representative Danish-American residents
of Petaluma—solid rural cit¢ens,,chicken ranchers--but they are not significant,as leaders or innovators at a.national,
statewide or local level. According to National Register Bulletin 32.Guidelines for Evaluating and Documenting Properties
gssociated withSignificantPersons: •
Associations with one'or more individuals'in a particular profession economic or seal&class or ethnic
group,will not automatically qualify a property under Criterion B. The that we t d w th oinusof ss a member
contributions of certain groups histoncally does not mean that every,p p rtY
of that group is significant The important accomplishments orfspectfid individuals whose significance is associated
with the property must be demonstrated.to justify significance under Criterion B. For example, those who hold
en
elected office'are not automatically assumed to be•signifcant in the area of politics/government without enor
explanation of their significant achievements or influence in,the political history of their communities
the,nation.
Anna Marie Hansen was a midwife who:attended the births of many,of her fellow Danish,women. -A range of public records
were consulted in seeking to document her occupation and local importance as a in midwife Anna,Marie Hansen's census,
voting and directory listings consistentiy described her as a housewife, not a midwife. She did not advertise her services as
(See Continuation sheet,P,.Ig. 11) •
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*Recorded by Susan M.Clark and Holly L.Hoods'_ X
B:10.Significance(Contlnuedfrom Pg 10)
a midwife:idany of the Petaluma or Sonoma CountyDirectories. Eight volumes of Sonoma County Birth Records dating
• to 1909 were reviewed to try to assess the number of births she may have assisted. The volumes are full of"American'and
'Foreign" births that took place in Petaluma ,with each birth record having a line tor"Doctor or Midwife" to sign. This
research failed to disclose a single'home birth notice signed by Anna Marie Hansen. There were several individuals
delivering babies in 1900sPetaluma,including,S.M.Mullins,Ruth Huffman 'Mrs. Da Nichols,Ruth A. French, Dr.Anderson
and H.S.Gossage. In her 1978 genealogical report on Anna Hansen s(Iverson)family,Nancy Iversen Cameron notes that
Anna Marie Hansen assisted Karen Taft Iversen'"as a midwife" in the birth of'her first two children when she lived on
• McDowell Road. The daughter, in fact was named°Anna:" Anna Marie's importance as a midwife was not mentioned in i
her obituary,nor in any of the,Danish-Arrierican`oral history interview transcripts found the Petaluma Museum's,Chicken
• House Book nor in the North.Bay Ethnic Archive'in Special Collections of the Sonoma State Library. The only specific
evidence found about Anna'Marie's role as a midwife came from ipubliccommentsolicited by the-Petaluma Planning
• Department in 1997. At that time, Emma:Sonksen,a neighbor, reported that Anna;Marie delivered many babies at the
house. Mrs.'Sonksen was born in 1911, delivered by Anna Marie Hansen at:718 N. McDowell.
Hans and Anna Marie Hansen donotmeet the requirements for significance:underCaliifornia Register Criterion 2.
Criterion 3:
To be significant under California Register Criterion-3,a building must be judged to"embody thedistinctive characteristics
of a type, period, region or method of construction or.represents the work of am aster.or possesses high artistic values."
Several Danish-Americans who were interviewed in 1978 about Danish life in;Petaluma,mentioned MartinVogensen as the
most successful carpenter of:the Danish'community. Hans Hansen was a master craftsman. There are no other
buildings attributed to him besides the house and;outbuildings on his poultry farmstead. Anna.Mane's brother, Martin
Iversen,was also a prominent architect;carpenter and contractor in the area Martin.lv`ersen apprenticed as a carpenter
in Denmark,then traveled:around Germany and Switzerland practicing;his trade before coming toSonoma County after
1903. Among many other buildings he buit the'homes of George Iversenand Lewis Iversen,as welt as,his own residence
in Two Rock. A windshield survey of Rainsville,Liberty, Marshall and:Magnolia roads--knownareas of Danish farmsteads—
was conducted in April 2002: Addresses were noted of former chicken ranch'parcels that appear to possess at least three
intact farm buildings,as well as a tin:cif-tit century farmhouse and water tank. The included:98,97,466,-470, 538,
544, 550, 670,715 Rainsviile and'2044,'2063,2090,2360 and 2427 Magnolia. None of these houses incorporated the
water tank into the residence,though several had barnaorsheds built dnto the tank house. The water tank is a rather
unusual element in the.architecture,but does not appear to be part of a local Danish'building tradition.
National Register Bulletin 15.,How to;Apply the National;Register for CriteriaforlEvaluation makeshit very clear that the
Hansen tank house built into the comer of a residence doesn't meet the required'criteria. Page 18 reads:
A structure is eligible as a specimen,of its type or period of construction-if it is an important example (within its
context)of building practices.or a particular time'in history For properties that represent the variation, evolution,
or transition"of construction types, it must be demonstrated that the variation; eta was an important phase of the
architectural development of the area or community.in that it had an impact as,evidenced by later buildings: A
property is,not eligible;however,simply because it:has been.identified'as the only such property ever fabricated;
it must be;demonstratedtote significant as well: (A copy of;page 18 is attached to this report:)
Susan Clark of,Clark HisteridResource Consultants,.Inc.contacted'SeniorHistorian,Maryln Lortie,at the California Office
of.Historic Preservation:to discuss the potential significance of the unusual incorporation of the water tank into the residence.
SeniorHistorian.Maryln Lorte;stressed,7Unique inland Of itself is not significant:, Just because some feature is very unusual
does not make it signbcant it might be considered an"oddity." Ms._Lortienoted that the Jackson Fay Brown House in Dixon
has an attached tank house. Withiu.Sonoma County, CHRCdid not find another farmhouse with attach
d n edtad nk v house in
Petaluma,but did locate a:1 905 vernacular farmhouse with,incorporated tankhouse,.agripultural
'at12320 Old Redwood Highway, Healdsburg,owned by,Forchini Vineyards. The well-maintained Healdsburg,farmstead,
'a former prune ranch,.has no Danish or poultry ranching association,and..retainsa ruratsetting. (See Continuation,Pg. 12)
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page 1 2.. of 14 •Resouroe'Narrie or#(Assigned by recadet)Hans and Anna Marie Hansen Farmstead
'Recorded by: Susan M. Clark•and Holly L.:Hoods- 'tDate'.May 2003 1# Continuation 0 Update
(Evaluation,continued from Pg.11)
Building Integrity
As outlined in ;Preservation Brief 17 the, major contributors to a building's overall character are:
embodied in the general aspects,of its setting;the shape of the building;its roof and roof features, such
as chimneys or cupolas;,the various projections on the buildingesuch as Porches or bay windows; the
recesses or voids in a building,Suck*open,galleries, arcades, or recessed balconies;the openings for windows
and doorways;and finally the various exterior materials that contribute to the building's character.
The character defining elements of the Hansen house include the enclosed,water tank;the hipped roof,the v-rustic siding,
double-hung sash windows,the cutaway,frontporch,;the single Tuscan column supporting the:roof over the'porch,
and the massing. A large number of these features haveibeen altered oreliminated, to the detriment of the building's
character and integrity. The vertical board siding(does riot match the horizontal v-rustic siding of the:original building. The
building facade has been altered by changes to the porch,the.addition;of a tall set of.stairs leading to the front door and the
replacement;of the front window. The feeling and settingiof the once-rural:property have been affected by encroaching
commercial development on all sides. The property,currentiylvacant,no longer;shares the historical association with poultry
• ranching. The remaining ancillary buildin shave deteriorated a great deal. Six out of nine outbuildings that once made it
g 9 ry 9 ,
a farm have, been removed, as well'21 :of the farm's original 23 acres. A 1910 photograph•of the farmstead and the
assessor's building file from around 1950 document the numerous buildings,which comprised the Hansen farmstead,at the
start of and shortly after its period of significance.. Copies of those documents are attached to this report.
The property at 718 North McDowell Blvd,,Petaluma,has been evaluated for significance at least three times during the last
six years by professional historians-- Katherine Johnson in 1997,Vicki Beard in 2000 and Susan M. Clark and Holly L.
Hoods of Clark Historic Resource Consultants, Inc.:in 2002.,.Each of the professionals;evaluated the property for eligibility ,
for listing on the California Register basedupon the criteria established by the California Office of Historic Preservation; each
evaluation found the property ineligible for inclusion in the California Register. In 1997 Katherine Johnson wrote of the
property at 718 North McDowell Blvd,
The Martha and Laban Perry ranch lacks integrity of setting`and feeling because it is surrounded by new housing
and commercial developments which detract from its historic context asa combination dairy/hay ranch. The
property no longer possesses its,key agricultural'outbuildings that once included:two barns, an equipment shed
with gas pump,shop building,+and a chicken house.
In 2000 Vicki Beard concluded:
In summary,the significance of the Hansen House was determined using the California Register criteria within the
context of Petaluma's chicken ranching era: The evaluation found that the house does not meet these criteria and
is not an important historic'resource.
Concurring with the findings and conclusions of the;three evaluations, CHRC still findsthat the Hansen farmstead:does not
• possess the association with.an important event or person:required by Criteria 1 and 2;:of the California Register and does,
not possess integrity of setting;"feeling,:materials and association required for Criterion 1 2;or 3. Today small residential
parcels occupy the land once farmed,by the:Hansen family: The Hansen house stands out because of the prominence of
its palm trees,itsmassing,and its singularity as a trural parcel surrounded by recent construction;but it does not meet the
association or design cnteria;tobe included in the California Register. CHRC ranks theHansen farmstead as°583"because
• it is not eligible for separate listing or=designation under an'existing locaiordinance, but it may be eligible for consideration
in local planning. It does not meet the.California Register standards to be considered a significant historical resource.
1
1 11.
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Page 13 of 14 Resource;Name or#'(Assigned by recorder)Hans and Anna Marie Hansen Farmstead
'RecordedbyaSusan M. Clark and Holly L Hoods Date Ma /2003 la Continuation C Update
*512. References:(Continued)
Bowers,A.B. Map of Sonoma County,California, 1867.
Farmers Directory Company. California State Farmer's Directory(Sacramento:Farmer's Directory Co., 1922).
Gregory,Tom. History of Sonoma County;California(Los Angeles: Historic Record,Company, 1911).
Heig,Adair. History ofPetalumasa Calilomia,RiverToa%n(Petaluma:Scottwall Associates,196Z).
• Johnson,Katherine. Historic and Architecturat,Evaluation'of the H ansen/ Perry Ranch,718'N.McDowell Blvd.,Petaluma. Prepared for
Petaluma Planning Department,March 1997:
'_ Lewis, Richard. Foreign-Born in Sonoma County, Works Progress Administration, 193.6: •
Lowry,Thea: Empty Shells:the Story of Petaluma•America's Chicken Cityi(Novato,CA:Manifold Press,2000)..
,Petaluma's Poultry Pioneers Reaall the Heyday of Chicken Ranching(Ross,CA:Manifold Press,1993).
. Petaluma Argus-Courier, =.
Commemorati a Edition, 18 August 1955: '
Anna Made Hansen death notices,'11 February 1929„p. 11; 12 February 1929,p:3..
Hans Hansen Sr.death notices,29 June 1944;pp.6,10.
Hans Hansen Jr.death notice,8 May 1948,.p."6:
North Bay Ethnic Archive.Special Colleotions,.Jeamand'Chades Schulkanfom?ation Center,Sonoma State University, Rohnert Park:
Cameron,Nancy Iversen; The Family Oliver Jorgensenan America,1975. Typed manuscript.
Oral history interviews with Danish Americans about Immigration ry• and'life in Petaluma by Joseph',Piocino,Sonoma
State University, 1978. Transcripts of interviews with Martin Jensen,Arnold Jensen,Mane Nielsen,Sylvester Nielsen,Sina
Winding Hansen Nissen,Jens Pilegard;.Rasmus Rasmussen,Anna Toft:
Petaluma Museum Association. The Petaluma'Chicken House Project;2000: Interview with Anna'Christina Hansen Harrigan, 1994,
Peugh,E.A. Official Map of Sonoma County,Caffomia;1934.
•
Polk's Petaluma City Directory. 1939;^1947; 1950:
Press Democrat. Directory of Santa Rosa,Petaluma and Sonoma County(Santa Rosa;CA: Press Democrat Publishing
Company, 1913, 1924).
Reynolds and Proctor. Illustrated'Atlas of Sonoma bounty.(Santa Rosa,CA:Reynolds and'Proctor,1898).
Rbotsweb,SoSI Security Death Index,GA.
Rowe Brothers,Map of the Petaluma'Rancho;4 87:1.
d Sonoma County Birth Records:1875=1909. Eight Volumes,with signed birth documents. Local History and Genealogy Annex,Sonoma
County Regional.Library Systeni,Santa Rosa.:
Sonoma County Index to Voter Registration Affadavits,.1922; 1926; 1930;1934y1938;1944.
Sonoma County Recorders Office,Block Books and Breadboard Maps for Township 5:North Range 7 West Grantee/Grantor Index:
Thompson,Thomas H. Nev Historical Atlas of Sonoma County'`,(Oakland:Thomas H'.Thompson and Company,1877).
3
Tuomey,Honoria. History of Sonoma County, California,Illustrated, vol.2 (San Francisco:S.J.Clarice Publishing Co.,1926).
Woodside Village Subdivision Map;-Book 552 of Maps,pp.27-31
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•
ATTACHMENT
CAREY&CO INC.
ARCHITECTURE
July 1, 2003 L:i €} 'i;l
Kim Gordon
Community Development Department
City of Petaluma
11 English Street
Petaluma, CA 94952
RE: Review of"An Evaluationfor Significance," 718 and 750 North McDowell Boulevard,
Petaluma, California
Dear Ms:Gordon,
At the request of the City of Petaluma, Carey &Co. has undertaken a-peer review of the
historic status evaluation.report'of 718 and,750 North McDowell Boulevard:by Clark Historic
Resource Consultants, Inc. (Clark',report).The Clark report provides a narrative description
and historical background o&the property and then evaluates it for eligibility to the California
Register of Historical Resources (CRHR). This peer review letter consists,of our professional
opinion of the Clark report, a statement of concurrence with the.Clark,report's findings, and
guidance in the event that members-of'the community wish to document the building before it
is relocated. _
A site visit was conducted on June 20,•2003. It included an exterior survey of the'residence and
its ancillary structures:as well as visual:observation of the property and its setting.
Additionally, selected research was undertaken at the'Petaluma Regional,Library, Petaluma
History Center, and the`San Francisco Public Library:The intent of this research was to verify
key points raised in,the evaluation with respect to the`property's.historic significance and the
conclusion that it is not eligible for listing on the CRHR.
. The Clark report begins with an excellent+brief narrative description,of the,:property.
Alterations are noted and the.three ancillary structures are.given appropriate attention.
Included in this section are a series of photographs, including one historical photograph, which
support.the descriptive;information.
' s
Old Engine'Co.N°2 460 Bush Street San Francisco,CA 94108 I
415.773.0773 1 415.773:1773 �,
• .I
Carey;&Co. Inc.
71'8'and 750:N.McDowel4Blvd
July 1,2003 Review of"An Evaluation for Significance"•2
The next section provides historicatbackground`on the Hansen family, the establishment of
the farmstead, the Danish immigrant experience in Petaluma, and the property's later
ownership transfers. One;shortfall in this;area is the lack of information regarding the family's
chicken/egg business.ISpecifically,,the reader would haveia,better understanding of the
property's historical relationship with this very important Petaluma context if the Clark report
had specifically compared the Hansen farmstead'to the industry as a whole. Instead, the reader
is left to infer that the Hansens•and their farm were typical of their time
Although presented without citations (in-the form of footnotes,for example), thehistorical
background section appears to have been well-documented.The text'references several types
of primary and secondary sources,such a •contemporary newspaper articles and family
interviews, and among the bibliography's sourcesare thestandard Petaluma and Sonoma
County illustrated histories, maps, and vital"records. A selective review of this documentation,
including those items hrelating to the Hansen chicken/egg business, confirmed the general
accuracy of this section.
The next sectional the evaluation,for significance, in which the.Clark report finds that the
property, is not historically significant. In general, this section is well-written and,clear.'This
is particularly the case with regard to the Anna Marie Hansen-discussion under Criterion 2
and the architectural merit discussion under Criterion 3.'However,•this section,of the Clark
report displays two noteworth deficiencies. The first is found under Criterion 1, i
y n which
there is no direct reference made to any specific "events that have made a significant
contribution to the broad,patterns of local or regional history=or the cultural heritage.of
California or the United States:" Instead; the Clark report mentions "agricultural activities of
an historic farmstead"with no additional explanation. Under this criterion, Carey &Co.
believes',that the Clark reportprovides"sufficient1information teishow a historical association
with an event that made a significant contribution to the•broad patterns of local history, the •
influx of Danish immigrants to Petaluma at the turn of the,20`h century: According to the
historical background.section, the Danes'were an important cultural.:minority in Petaluma.
With regard to this;property, the Clark report indicates that during the 1906-1949 period the
Hansen:farmstead;was the center of a large, relatively cohesive Danish immigrant•family,;thus
strongly associating the property with;the`continuation of the group's cultural heritage'and
influence.
The second deficiency in the•historic status evaluation'section is found,undefCriterion.2, in
which Anna Marie°Hansen's possible significance;is thoroughly explored but no similar
discussion is provided regarding;the importance (orlack+thereof) of Hans Hansen, Sr. Under
this:criterion,-Carey.6.CO. believes that Hans Hansen, Sr. does not qualify as a"person
important to local, California or national history."Neitlieihis brief biographyin Tuomey's
History of Sonoma County California nor the two-Petaluma Argus-Courier death notices indicate
particularly important'accotnplishments. Furthermore, while other individuals.are mentioned
718 and 750 N. McDowell Blvd
Carey°&3 Inc. n for Significance"a 3
Review of Evaluauo g
July 1, 2003
in respected secondary source histories, such as Empty Shells: the Story of Petaluma, America's
Chicken City or History of Petaluma: A California River Town,his.name`does not appear.'
Finally, the last substantive section refers to building integrity.,Carey i&Co. agrees with the
Clark report's conclusion that the property has experienced extensive alterations and has
therefore lost its ability to conveyits historic character. Specifically, those aspects,of integrity
that would have been important to,,conveying its,significance under Criterion 1,namely its
setting, feeling, and association,have been entirely destroyed. Since CRHR eligibility requires
that a property must:possess both historical significance and integrity, this property's lack of
historic integrity permanently compromisesrany potential CRHR eligibility.
In summary, Carey &Co. concurs,with the Clarkyreport'slultimate conclusion that the
property is not eligible for CRHR.listing:The Clark report indicates that the property is not
historically significant under any-of the Criteria for Evaluation while Carey &Co. believes
that the document provides sufficient historical background'to establish historical significance
under Criterion 1. Carey &Co.,agrees that the property does-not'retain its historic integrity.
As such,the property does not,possess.the required combination of significance and integrity
to meriteligibility for CRHR listing.
' II
The property has been evaluated according to the CRHR's criteria evaluation process and has
been found to be ineligible for CRHR,listing.As such, the planned relocation of the residence
does not archival-level documentation. However;since;it is possible that moving the
building could damage its unusual water tank arrangement, local historians or other members
of the community may offer to document the building for the benefit of future researchers. If
you receive requests for guidance in this, Carey&Co. recommends that you provide them
with the'following basic checklist:
1. Obtain the property owner's consent to document the property (this includes making at
least one site visit with access to the.residence's interior)
2. Plan to undertake all on-site'measurement and`photography before,relocation occurs
3. Create a set of photographs according to,the guidelines below:
Use a 35mm camera with a perspective-correction lens.
Use fine-grain black-and-white film.
Process negatives and.prints to archival NABS;standards.
Print each photograph at a minimum of 5"x7".
Photograph allvisible exterior facades, significant exteriot features, significant interior
spaces, and significant interior features.
Honoria Tuomey,History of Sonoma County California 2 (San Francisco:S.J.Clarke Publishing Co.,
1926): 718;Petaluma Argus-Courier(June;29 1944) 6&410;Thea'Lowry; Empty Shells: the Story.of Petaluma,
America's Chicken City (Novato,CA:Manifold Press, 2000): 223;Adair Heig,History of Petaluma:A California
River Town(Petaluma,CA:Scottwall Associates, 1982) 1164.)
i ��
Carey St Co. Inc. 718 and 750 N. McDowell Blvd
Julf 1,2003 Review of"An Evaluation for Significance" 4
4. Create a sketch floor plan according to the guidelines below:
Draw by hand on graph paper,or using computer-aided drawing (CAD) software.
Use a graphical scale, a north arrow, and provide overall dimensions of the exterior and
for interior spaces.
Drawing should be no larger than 8.5"x11" and should be reproduced on archival paper.
5. Reproduce the Clark report on archival paper '
6. Submit photographs, sketch,floor plan, and written materials to a local repository such as
the Petaluma Regional Library's History Room
Please feel free to contact us if you have any questions.
Sincerely, •
Sarah M. Dreller, Architectural Historian Hisashi B. Sugaya, Project Manager
F:\F Projecn\2003\23090 718 McDowell\report letter final.wpd
•
•
II J
ATTACHMENT 5
SPARC Minutes July 24; 2003
1
2 HISTORIC'& CULTURAL.PRESERVATION COMMITTEE BUSINESS:
3 NEW BUSINESS:
4 PUBLIC HEARING:
5
6 I. HANSEN HOUSE, 718 North=McDowell.Blvd.
7 AP Nos: 137.061-035 and 026,
8 File: 03-SPC-0282-CR
- 9— Planner: Kim Gordon
10
11 Applicant: is requesting Historic and Cultural Preservation Committee
12 determination regarding the potential historic significance of the subject property.
13
14 Kim Gordon: Presented the,staff report.
15
16 Frank Denny, Cobblestone;Homes: Reiterated that the applicant is requesting
17 determination regarding historic significance,of the property.
18
19 Committee Member Kosewic: The proposal;to move house and lower to 1 story. Are we
20 being asked to either approve or not approve:,moving the house?
21
22 George White: historic and Cultural Preservation Committee's purview is to determine if
23 the!house is a historic resource or not. Moving of the house would be up to council.
24
25 Committee Member Lynch: ill we determine that the house is not historic, is there p
26 nothing to prevent demolition of the house.
27
28 George White: Nothing other than intent.
29
30 Thomas, 1401 Woodside: Would like to have the house preserved and moved.
31
32 Committee-Member Hurley: Thishouse has been underreview since 1997. Itwas
33 evaluated'within,the context of poultry farming: Discussed other contexts for the
34 property: Applicant was,aware of the potential of the property. Two areas neglected:
35 Anna Hansen as a midwife and the Danish Community: Historian in Santa Rosa
36 commented on the Danish population in Petaluma aslargest in Sonoma County. Carey
37 and Co. noted these two deficienciesin their.report. The house has the potential to be a
38 historic resource within'the other contexts. The other context not considered is the
39 evolution of water technology—had a water tower-incorporated into design of house.
40 Property still has potential to be locally historic property.
41 '
42 Committee Member Kosewic: Have looked at the house,many times. Is a Craftsman and
43 I do not know if the house was elevated. Need to know if the house was elevated.
44-
45 Committee Member Hurley The house is pre Craftisman—transitional. Was very
46 common to have houses,elevated:at that tithe.
47
2 �� 1
•
,I
SPARC:Minutes
1 July 24, 2003
1 Committee Member Gracyk: I am:fine if the'house is moved I do want to retain it and
2 the frees with it. Makes me uneasy to say it has no historic significance in order to move
3 it
4
5 Committee Member Hurley:: Once you move the structure it changes its historic
6 significance. We are only being•asked to comment if it is historically important.
i
7
8 Committee Member Barrett? Would like the house moved and restored along with the
9 trees whether it is historic or not. I suggest that the two'small palm trees in the back.of
10 property be moved as well Would like the Tree Committee to evaluate and would like
11 the trees designated as landmark trees.
12
13 CommitteeMember Lynch:: Asked to have the process explained because it is counter
14. intuitive. Evaluations have said itis;not eligible for Natiorialtand California register.
15 1
16 George White: Could be considered a local,resource.
17
18 Committee Member L yn`h: Would Council,be able to condition if the house was found
c '
19 locally,historically significant:
20
if there is,difference of opinion between
21 Committee Member Hurley: Under CEQA _
22 professionals,the lead agency will takeanto9account that it is historically significant.
23
24 Chair Rittenhouse: So,we need to determine if it is a historic resource and make :•
25 findings. Contributes to the fabric of the community. Both reports and Heritage Homes
26 say it is not historic which makes;it difficult to make the findings. Could we make a
27 recommendation to Council to relocate the house?
28
29 Committee Member,;Kosewic: Does not have to go to council except for appeal.
30 Applicant can demolish if we find it is not h istorically significant If we find it
31 historically significant, can condition it. It is rare to find this type of house on the east
32 side of Petaluma. I have no problems withmovingtt,have difficulty with it going to
33 one-story. Committee Member Hurley feels its historically significant because of the
34 Danish community andthe midwife; Anna Hansen:
35
It
36 Ch air Rittenhouse: Do we have to make all 4 findings?
37
38 George White: You have'discretion over which findings to make.
39
40 Committee Member'Hurley I consulted with a peer and had another professional look at
41 it and both could,find this historic•m different contexts. There are areas in the Clark
42 evaluation that could be taken further I feel it has local significance and could have
43 California significance. A"case•can be made for local significance.
44
45 Committee.Member;Barrett: What about finding 3. Have no problem declaring this
46 locally historic. Don't want to burden thedevelopl r.
3
SPARC'.Minutes July 24,2003
1
2 George White: Can,make a finding in reverse—moving the house would not be
3 detrimental to the developer:
4
5 Frank Denny: Our application before you is to.move'the house.
6
7 Susan Clark: The house is lacking integrity and that is why all of the 4'historians said it
8 was not,significant If you decide,as•Petaluma citizens it i's:significant it does not meet
9 the State standards. The water tower was not attached—was not incorporated in 1910.
10. _ Four experts have said it is not historically significant.
11 I
12 Committee-Member Hurley; I am applying state,standards and want to reiterate it was
13 not evaluated in a different context. I have questions about the discussion of integrity: I
14 • do not agree with the Carey&Company findings about the`integrity. Looks as though
15 the.water tower was attached for many!years The four evaluations do need to be taken
16 into account;however,I,still stand with my evaluation that it is eligible for the CA
17 register.
18
19 Committee Member Kosewick: I believe it is locally significant_—historic for Petaluma.
20 Ms. Clark states the water tower was not attached,however,when reading the report, it
21 sounds as if itwas'one structure: 1
22
23 M/S BarrettfHurley to find the building to be locally significant based,on California
24 RegisterNcriteria related to local midwifery and the local Danrsh:agricultural community.
25 Relocation not detrimental to,the significance of this resource. All'in favor 6-0.
26
27'
28
29
1
r;
it
ATTACHMENT 6
SPARC Minute May 13, 2004
1
2
3 HISTORIC& CULTURAL PRESERVATION COMMITTEE BUSINESS:
4 NEW BUSINESS:
5 PUBLIC HEARING:'
6
7 I. HANSEN HOUSE,718 North McDowell Boulevard
8 AP No: 137-06J-035 and 026
9 • File: 03-spc-0282-CR
10 Planner: Kim Gordon
11
12 Applicant is requesting Historic and Cultural Preservation Committee
13 determination regarding the Showing of Hardship in order to allow the demolition
14 of the residence located at 718 No McDowell,Boulevard.
15
16 Kim Gordon presented the staff report
17
18 Frank Denney, Cobblestone Homes: Presented background,information and quoted from
19 the Setterland &Associates,analysis:
20
21 Public hearing opened:.
22 would be loosing something of historical
23 Betty Hansen: I believe the community
24 significance — has built in water tower. Question why there, is no insurance to cover
25 assets.
26
27 Carolyn Hansen: This house is part of the Danish Community and Petaluma's history.
28
29 Linda Carinalli: Am a descendent of the Hansen family. Believe there could be a win
30 situation for everyone if the house was incorporated into the project.
31
32 Lillie Iverson Miller: Hope we can save the house to respect the Danish Community and
33 Petaluma's history.
34
35 Hanna.Hansen: This house is a tribute to all the Danish immigrants — it should be a
36 tribute to the Danish Community and to Petaluma's history.
37 Development Department, quoted from
38 Maxine.Durney: Sent a letter the Community p
39 letter.
40
41 Public hearing closed:
42
43' Frank Denney: Wish there was another outcome, asking the Committee to vote on the
44 issue before you.
45 I 1
46 Committee Discussion: ,
2
to — I
I
M
SP'ARC Minutes May 13, 2004 ,
1
2 Committee Member Iritz: Appreciate the public comment. Do not believe this is. an
3 immediate and substantial hardship for Cobblestone Homes as required by the Zoning
4 Ordinance. However, agree that it was not created by an act of the owner. Cannot vote
5 for the demolition.
6
7 Committee Member Farez-Demil: Agree with Committee Member Hiritz. Believe that
8 the building is not compromised to the point of a"total loss"and can saved.
9
10 Committee Member Shearer Believe.it is important to have a vestige of the history of
11 Petaluma, particularly on the East side as a tribute to the founders. I cannot Justify an
12 immediate and financial hardship for Cobblestone Homes. Believe it can be restored and
13 retained for the community.
14
15 Committee Member Barrett: Spoke with Marianne Hurley,who was on the Historic and
16 Cultural Preservation Committee in July 2003 when the house was deemed historic. Ms.
17 Hurley reiterated her support to retain this house. I am thankful) foLm m eared f the
18 community who came here today and signed petitions. Why P e
19 development around this house? Would not cost much more than if it was relocated and
20 reused. Believe Cobblestone'needed.to take better care of the property, which they have
21 owned for 2 years. Only see a_financial hardship and cost may not be much different than
22 if house had been relocated.
23 ,
24 Committee Member Kosewic; Believe you can sell the house. Could locate it on its own
25 lot as part of developing the property. May"still be able to relocate the house. The only
I
26 hardship presented is fmancial which cannot be considered.
27
28 Chair Rittenhouse: Very little left that is original in the house. I think it is a financial
29 hardship, however, that is not what we are considering here. After a remodel, it will not
30 be the historic Hansen House—only the memory is.preserved. Would be quicker to build
31 a new model.
32
33 Denney: Agree with Chair Rittenhouse.
34
35 M/S Kosewic/Barrett to deny the demolition/hardship request because 1) the only
36 hardship presented is financial and the loss of profits which cannot be considered
37 pursuant to zoning ordinance section 17.508 2) structural and fire damage is limited to
38 the first floor, 3) only part of the house that needs to be brought up to today's code
39 standards is the part that was fire,damaged,4) has local,historical value and is one of the
40 few remaining,farm houses on the East side. 5-1. (Chair Rittenhouse dissented) I
41
42
43 H. ST.VINCENT'S ELEMENTARY SCHOOL RENOVATION,Howard &
44 Union Streets
45 AP No APN 006-244-004
46 File: 04-SPC-0081-CR �
3
I Li - 2
ATTACHMENT 7
Torn. Origer & Associates
Archaeology/Historical Research
February 7,2013
Hugh Futrell
Hugh Futrell Corporation
200 Fourth Street, Suite 250
Santa Rosa, California 95401
Dear Mr.Futrell:
We have completed our review of plans for proposed development at 718 North McDowell Boulevard in
Petaluma. This letter provides an"assessment=of rehabilitation plans for the existing Hansen House as well
as new construction proposed for the North McDowell Commons project.
The City of Petaluma considers the=Hansen Housefan historic building. It is-not within any of the City's
designated historic districts. Once;part of a poultry farm belonging to Hans,and Anna Marie Hansen, the
house was reportedly a gathering place for members of Petalumas large Danish community. The
architecture of the house is simple,but includes a tower for a water tank at the northeast corner, an
uncommon occurrence in this area The house has two levels (one-.being a raised basement), a hipped
roof, and is clad with horizontal,lapped siding. The house was damaged by fire;in recent years and fire
damage is evident at the of the house,
During the Hansen's tenure from 1906 to 1932, this part of.Petaluma consisted of large expanses of
farmland dotted by small farmsteads. The area remained primarilyrural until late in the 20th century.
Development of land surrounding the Hansen House and project parcels occurred between 1980 and
1997.
Hansen House Rehabilitation
Plans for rehabilitating the Hansen'House'are simple.The house will be returned to its pre-fire appearance
re-using original materials, where possible, and using in-kind,materials when replacement is necessary.
The only change proposed is to replace the'front porch window. At;presents the porch window is a single
fixed pane with a horizontal configuration. It is unlikely that the'porch'.window is original because iris
not in keeping with those oftheearly20th,century. Moreover„unlike the carefully balanced placement of
the other original windows (all double-hung sashes), the porch window was installed very close to the
corner of the house,.up.against the corner board. This window appears to have been added circa the
1960s.
The City of Petaluma• uses,The. Secretary.;of the Interior's Standards for the Treatment of Historic
Properties with Guidelines for Preserving,Rehabilitating.Restoring&Reconstructing Historic Buildings
when considering affect on historic buildings. The proposed rehabilitation is consistent with The
Guidelines where identifying, retaining, and preserving original materials is recommended. The
Guidelines advocate against or•radically'changing windows which are important in defining
the historic character of the building so that, as a result, the-character is diminished:" The window that
will be replaced is not a character-defining feature; rather it is notin'character with the original house
features.
P.O.Box 1531,Rohnert Palk,California 94927 • Phone(707):584-8200 Fax(707)584-8300
1 — l.
Hugh Futrell
February 7,2013
Page 2
North McDowell Commons`DevelonmentThe North McDowell'Commons development is proposed for
lands adjacent to three sides of the Hansen House. At the front of the house, there will be a setback of
about 25 feet on the west side and 35 feet onthe east.At the rear of the house, parking areas will come to
within about five feet on either side. On the east side; one parking•space adjacent to the house extends to
about the midway point of the east elevation.
Buildings to the west and east;of,the Hansen-House,(Lots 33 and 34) are two-storied;and designed with
narrow footprints. Both of these buildings are meant to complement the Hansen House in simplicity.
Lapped, wood siding is planned for all facades. The building to the west has a gable-on-hip roof and a
front porch that wraps around the west side: This building has less of a setback from North McDowell
than does the Hansen House. To the,east, the'roof'is front gabled''and the porch wraps around the east
side.This building matches'the Hansen House setback, and with the additional easterly setback from the
,..
Hansen House, an uninterrupted view the,unique';Water tank tower is allowed from the roadway and
sidewalk. •
There can be no doubt that the proposed development will affect the setting of the Hansen House by
constructing buildings in close'proximity, however, the character of the:North McDowell corridor has
changed dramatically over the past,40 years.:Housing developments and business parks are the noun in
i1 this area,and already infringe upon the Hansen House setting.
We make one recommendationPregarding'the'parking configuration propesed for the east side of the
Hansen House. Eliminating the fourth (most southerly) space would be less intrusive by keeping the
parking lot to the rear of the house,not along its side.
Conclusion
After reviewing project plans, it is our professional opinionithat the planned,rehabilitation of the Hansen
House is consistent with the Secretory of the Interior's Gutdelmes;The'rehabilitation will utilize in-kind
construction materials and will not-change any of the character-defining elements of the house.
The new development surrounding the Hansen House has been planne&in a way that utilizes'the land
efficiently and is complementary to the older'building. The most cited'feature•of the Hansen House is the
built-in water tank tower at the}northeast corner. The proposed project uses setbacks to allow a view of
that feature from North McDowell Boulevard.
We have recommended eliminating one of the foudparking spaces on the east side of the house so that the
view of that facade is not obscured. Otherwise, the proposed project does not affect the Hansen House•in
such a way as to detract from its'
Please contact•us:if:you have any questions or need additional information.
Sincerely,
Vicki Beard
Senior Associate
1
ATTACHMENT 8
CITY OF PETALUMA
STAFF'REPORT
Community Development Planniig Division, 11 English Street,Petaluma, CA 94952
(707) 778-4301 Faxi(707) 778-4498 E-inail4etalumitplaiining@dpetaluma.ea.us
DATE: May 28, 2013 AGENDA ITEM NO. 6
TO: Planning Commission
Historic and Cultural.Preservation'Coinniittee
PREPARED BY: Heather Hines; Planning Manager
SUBJECT: NORTH MCDOWELL COMMONS
718 and 750;North McDowell Boulevard
APNs: 137-061=035 AND:137-061-026.
Staff recommends that the Historic and Cultural Preservation Committee:
• Recommend the.Planning Commission approve "rehabilitation'of the. Hansen House as part
of the larger North McDowell Commons project;.and
• Recommend the Planning Commission approve resolution recommending the City Council
designate the Hansen Houseas a.local historic landmark.
Staff recommends that the Planning Commission approve the following resolutions for the North
McDowell Commons project:
• Resolution adopting the Mitigated Negative; Declaration, and associated Mitigation
Monitoring Program (Attachment A and Exhibit I);
a Resolution approving Site Plan,and Architectural Review for 34 new residential units and
rehabilitation of the Hansen House subject to the attached findings and conditions of
approval (Attachment B'and,Exhibit 1);
• Resolution recommending City council designate the. Hansen House a local historic
landmark subject.to the attached'.findingsand conditions of approval (Attachment C)
atierS .`'lam PRO JECTSTMMARY , `°' a . i a1
Project: North McDowell Commons
Project Planner:Heather Hines; Planning,Manager
g1
Page 1
Applicant/Owner: Hugh Futrell;Corporation
Neatest Cross.Street:Palo Verde Way
Property Size: 2.24 acres
Site Characteristics:-The site is located immediately north of a primary-arterial (n. McDowell
Boulevard) within the Urban Growth Boundary. It surrounded by
residential development to the north, south, and west and City Park, Sunrise
Park, to the east. The site is currently undeveloped with the exception of the
existing Hansen House, which has been identified as a locally important
historic:property. A ten-foot utility easement runs north/south through the
project site,roughly in alignment,with Capri Avenue, were that road
extended. The easternmost portion of the site is currently'designated as being
located within a!flood.zone, associatedwith Capri Creek. Pending approval
of revised'FEMA maps, expected in fall 2013, all proposed development
would be located outside of the flood zone.
Zoning: R4
GP Land Use: Medium Density Residential (8.1-18A'units;per acres)
Subsequent Actions: Councilconsideration of landmark designation of the'Hansen House
• � JAKi , 12'tPRO!1„11 ESCRIPtTION .,291 6W4tw-S-k =l
DESCRIPTION,
The proposed North McDowell Commons Project consists of the development of 35 residential
rental dwelling units including,rehabilitation and reuse of the;existing.Hansen House. The applicant
proposes the development,of 2:24 acres:located north of North McDowell Boulevard between Palo
Verde Way and Capri Creek: The project site is currently vacant except for the existing Hansen
House,'which has been identifi'ed,as having local historic-significance by the Historic and Cultural
Preservation Committee. A number: of trees exist on the project site, 6 (six) of which will be
preserved, including,the preservation of 2 palm trees, a fig tree and la plum tree in place and the
relocation of 2 palm trees to the vicinity of the Hansen House_,Five trees including tour Pines and
one Redwood currently on the project site are proposed for removal as part of the site preparation.
Proposed development,of new residential units`consists of eight detached single-family units and
thirteen duplexes, for a total of 34 new Units. 'With the rehabilitation of the Hansen House, the
project will provide 35 residential units, including, 18 two-bedroom-units and 17 three-bedroom
units. The proposed'residenceslrrange in size from 1,612 square feet to 1,649 square feet, with the
existing Hansen House,;approximately 1,210 square feet Other than the Hansen House all units are
two stories to minimize the total lot coverage and include a two-car.garage. A seven-foot fence
encloses the rear yard,areas of those houses fronting ondNorth McDowell withthe exception of the
Hansen.House and provides acousticatbufferfrom the arterial. Fencing also extends along the east
side of the project site,along Capri Creek to a proposed playground.
Cb
-Page 2
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The proposed project also includes the development of onsite infrastructure and outdoor
recreational space. A private play with a play structure.and bicycle parking;are provided at the
eastern;limit of the site, near Capri-Creek. Onsite water, wastewater, storm drains, and other public
utilities will be developed:onsite and connected to existing infrastructure in the project vicinity.
There is an existing 10-foot storm drain'easement onsite that runs north to south, roughly following
the alignment of Capri Ave, werelthat road extended.
Vehicular access to the project is provided;offof Wood Sorrel Drive and connects with an internal
alley that divides the two rows of duplex units. Access from Palo Verde Way is for bike,
pedestrian, and emergency vehicles only. These, private streets will be-'fully constructed with curb
and gutters, streetlights, and Hydrants. The project designates on street parking at the project's
frontage along Wood Sorrel Drive and Palo.Verde Way. There are also interior parking spaces for
each unit, and adjacent to the Hansen House and play structure. Combined thei project.
accommodates 97 parking spaces. Sidewalks and a landscaped paseo will provide pedestrian
circulation onsite and connectivity-to'adjacent land uses including Capri Creek.
The 34 new residentialunits-are made-up Of single family detached and duplex anits. Eight single
family detached two-story houses with attached two car garages front on Wood Sorrel. Each unit
has,a covered front landing and rear yard;areas that back to the landscaped paseo that runs east/west
through the development. The+remaining 26 new residential units are made up of twelve duplexes
and two detached single,family units that all back onto either side,of the private,alley.with two car
garages accessed from the alley and front entries°oriented either onto-the•landscaped paseo or North
McDowell Boulevard. The'two,detached units ire located on either side of the Ilansen House. The
units fronting on North McDowell have;differentiating front setbacks and front porches across the
front facade. Private side,yards are fenced with solid cedar fencing.
% s '/
.
Page 3
All new units have been`designed with asphalt'shingle.roofing, vinyl windows, and metal roll up
garage doors. A variety of-exterior materials, including 6-inch_horizontal wood lap siding, 4-inch
vertical wood siding, and hardi shingle siding: are used on the new units. The proposed color
palette is generally neutral tones of beiges browns, grays, and cremes for the siding and accent
colors including brick, green, pumpkin, and chocolate brown.
Proposed rehabilitation of the Hansen House includes refurbishing or replacing existing wood
siding as needed, installation of/new/single-hung wood windows, installation of new front and rear
doors, rebuilding exterior wood stairs and rails, replacing roofing, and stabilizing the existing
chimney. The only significant change proposed to the,existing design is, replacement of the front
picture window with a new single hung wood window, similar to the design and .size of other
windows found on the house. There is no change to the footprint or height of the existing Hansen
House proposed. The two existing palm trees at the front.of-the Hansen House are proposed to
remain and two additional palms'found on the site are proposed to be relocated on either side at the
rear orthe house. Five parking spaces are proposed off of the private alley on either side of the
Hansen House.
BACKGROUND
In 2003 as part of a previous planning entitlement application-the Hansen House was proposed to be
relocated as part of a proposed townhome development. Because'the relocation of the Hansen
House was considered a demolition of,the historic house, the item was brought before the Historic
and Cultural Preservation Committee for a determination of historic significance. A historic 1
evaluation completed by Clark Historic Resource Consultants (Attachment E) was submitted and
peer reviewed by Carey and Company (Attachment F). Both consultants determined that the
Hansen House did not retain integrity and did°not meet the California Register criteria and was
determined to not be an important;historic resource.
At their meeting on July 24, 2003 the Historic and Cultural Preservation Committee found the
Hansen House to be locally'significant.forits association with local midwifery and the local Danish
agricultural community(Attachment G).
On May 13, 2004:Cobblestone Homes applied for a hardship determination to demolish the Hansen
House due to a fire in December 2003 that damaged the structure: The Historic and Cultural
Preservation Committee reviewed the application and denied the request,for a hardship based on the
limited damage caused by the fire and maintained the 2003 determination that the Hansen House
has local historical value and is one of only a few remaining farm houses on the East side of
Petaluma(Attachment H).
The Hansen I-louse has remained unoccupied on the site. There does not appear to be any
significant change in the existing conditions that would change the past finding of local historic
importance. No project entitlements were granted as part of the previous project.
}- 3 -1='ar • . 4 err
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Page 4 I1 4
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" ^i eAii . STAFF A°NALYSIS 'P't.,'r"ar:n l rig ��th .., k , , :T
HCPCREVIEW
Based on the HCPC's previous determination that the Hansen House is a locally important resource
the applicant has incorporated the rehabilitation of the:Hansen House into the design and layout of
the larger North McDowell Commons project. Additionally, the applicant has agreed to local
designation of the Hansen House as:a conditionof approval for the larger project. Pursuant to IZO
Section 15.020, the HCPC "shall hear and make a recommendation to the Planning Commission on
application for the designation of landmarks" and the Planning Commission "shall after conducting
a public hearing make a recornnieiidation to City Council concerning designation of landmarks".
The City Council is the decision.making body on landmark designation.
The IZO further outlines that an individual structure with special character or special historic,
architectural, or aesthetic .interest or value may be designated a local landmark. The ordinance
designating such a structure as a landmark must include a description of the characteristics of the
landmark that justify its designation and a list of particular, features that are to be preserved.
Additionally, the specific location and boundaries of the landmark site must be included in the
associated ordinance.
Based on the HCPC findings at`both the July 2003 and May-2004 meetings as well as the associated
history of the farmstead as outlined in Clark Preservation_ Consultants, the historic value of the
Hansen House is its association with local midwifery as associated With Anne Marie Hansen as well
as the farmstead's associatiomwith the local_Danish agricultural community. The character defining
features as outlined in the Clark-Evaluation include thew-rustic siding,'the attached water tower, the
cut out.porch and column,the massing, and the hipped roof. The existing Canary Palm trees also
appear to be a clear visual prominence that staff has recommended remain as part of the
designation.
The overall project site is made up of two separate parcels. The concept of the larger North
McDowell Commons project is:fOKthe,rental,units to.be on a single parcel. Staff recommends that a
lot line adjustment be completed to provide a separate parcel as the designated Hansen House
landmark. Staff believes that this allows individual care and maintenance'of the Hansen House in
the future. The exact dimensionsof the parcels shall,be:approxiinately.XX,feet by XX feet around
the footprint of the Hansen House. A deed restriction shall be recorded on the Hansen House
property as well as a similar acknowledgement,Of the historic sensitivity of the neighboring parcel
for the larger Commons parcel.
The second part of the HCPC is reviewing the proposed rehabilitation of the Hansen House
for compliance with the Secretary of the Interior's Standards for Rehabilitation and the requirements
of Section 15.050 of the IZO. Section 15:020 states that the Historic and Cultural Preservation
Committee "shall hear and make a recommendation to the Planning Commission on permit
applications for construction, alteration, demolition and repair or maintenance work on landmark
sites or structures:'
As outlined in the project description, the proposed rehabilitation of the Hansen House includes
returning the structure to its pre-fire appearance, reusing original materials where possible and in-
kind materials where replacement is necessary. The only significant change to the existing design is
the replacement of the fixed picture window on the front facade with a single hung wood window.
Page 5
VV
According to the review of the proposed'work completed by Vicki Beard; Tom Origer Fe Associates
(Attachment I), the picture.window'is not in keeping+with the architectural design of the early 120th
century and was likely an addition circa'the 1960s. The proposed single hung is More in keeping
with the original design and presents a more balanced placement on the front facade. The
evaluation goes on to find that this change consistent with the Secretary of the Interior's guidelines
in that it removes an incompatible modification that has diminished the character of the Hansen
House.
Beard'sievaluation also looks at'th'e potential impacts of the largerproject on the Hansen House and
its context. The North McDowell Commons projectproposes,new residential units on either side of
the Hansen House along North McDowell Boulevard. The structure to the east is proposed
approximately :35 feet from; the Hansen House and the "structure. to the west is proposed
approximately 25 feet from the Hansen.House. Both structures areisingle family detached houses
that,are two stories with lap siding exterior and front porches that wrap around the side. The
evaluation acknowledges that the new development will impact the context of the Hansen House
but also acknowledges that the original,23 acre farmstead context has already been significantly
altered over time and that the new development has been designed to efficiently utilize the infill
property while being sensitNe,to:the Hansen House and utilizing complimentary design.
The evaluation had recommendedthat "the mostlsoutherly" parking space next to the Hansen House
be removed. The applicant has made this change to the proposed layout. With that change the
evaluation states that "the proposed project does not affect the Hansen House in such a way as to
detract from its historic importance".
Photographs of the existing Hansen House indicate"that there is an existing window opening on the
rear elevation of the water tower: This opening does not appear to remain with the proposed
rehabilitation. Staff recommends that this opening,be maintained in its current location and be
shown on the building permit,plans. This has been added to:thetSPAR resolution (Attachment B) as
a condition of approval.
Standards for review of''alterations;to designated structures (IZO Section 15.070) require that the
Planning Commission mustmake a finding that the proposed work does not adversely affect the
exterior architectural characteristics or tither features of the landmark. This Section also references
the Secretary of the Interior's Standards for Rehabilitation; which have been outlined with staff
response below.
1. A property will be used,as it was'historically or be;givenla new use-that requires minimal
change'to'its distinctive materials, features, spaces, and spatial relationships.
The rehabilitation and reuse of the Hansen House will be as a single family home which is its
historical use and will.not.necessitate modification.to.any distinctive Material,feature, or
spaces of the landmark. The larger North McDOwell COmmons project will result in changes to
the spatial relationship of the Hansen House, but.this context has already been significantly
altered by residential development of the area and the.nev'proposal has been designed with
sensitivity to the importance of theHansen House.
I I
Page 6''
2: The>historiccharacter of a property will be retainedand preserved."The removal of distinctive
materials or alteration of features, spaces, and spatial relationghips.that characterize a.property
will be avoided.
The. rehabilitation will retain and enhance the historic character of the Hansen
House. The most significant modification to the building.is the replacement of the front picture
window which is a more_recent modification that is inconsistent with the character of the early
20th cent my design. All°materials will be refurbished or replaced in kind as necessary. No
modification to the footprint or roofline is proposed.
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
froth other historic properties, Will'not undertaken:
No changes are proposed that create a false 'sense of historic development. The rehabilitation
will return the Hansen Houce to its pie-fire appearance and;will,remove the incompatible
window replacement on'the front facade of the house; returning the_front window design and
placement to a more.compatibierlayout, consistent with:the:early 20th century architectural
design.
4. Distinctive materials; features, finishes, and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
The,character defining fealuresas ident fediin.the resolution,recommending landmark
designation (v-rustic siding;massing, hipped roof porch cutout'and column, attached water
tower, window design,palm trees) are all,proposed to be preserved and enhanced through the
rehabilitation.
5. 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 existing materials will be refurbished if possible.and replaced with in kind materials when
necessary. New features will match the old in design,, texture, and materials to the maximum
extent possible..
6. New additions; exterior alterations, or,related new construction will not destroy historic
materials, features;;and spatial:relationships that characterize the property. The new work 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 proposed rehabilitation of the Hansen House will repair and replace all materials in kind
Uniquearchitectuzalwfeatures such as the attached water tower and porch design have been
retained. No new,massing'is proposed.
7.New additions;and adjacentor,related.new construction will be undertaken in a such a manner
that, if removed in the future,the essential form and integrity of the historic property and its
environment would,be unimpaired.
I
Page 7
No structural addition !tithe Hansen,House is proposed. The°sutfouinding;development as part
of the project is all detached from the landmark'structure"and designed with sensitivity.to the
Hansen House.
GENERAL PLAN 2025
The General Plan Land Use designation for the project site is medium density residential, allowing
for the development/of'8.1 to 18.0 units per net Acre. The proposed project density is 15:6 units per
acre, which is consistent-with the existing'General Plan-land.use,designation onsite.
The proposed project is consistent-with the fold ov'ing igoals, policies and programs of the 2025
General Plan:
1-P-1 . Promote a range of land usesat densities and intensitiesto sent the community needs
within the Urban Growth Boundary(UGB).
The proposed projectrpreserves the existing historic Hansen House in its'original single
family land use and"incorporates infill development within the density range designated in
the General Plan:
1-P-2 Use land efficiently by promoting infill development, at equal or higher density and intensity
than,surrounding uses.
The North McDowell:Commonsproject is infrll[development;onan underutilized property
designated for medium density,residential development,along one of the city's major
arterials: The density of the project is consistent with:existing zoning and General Plan
designation and has been designed to mirror development characteristics of surrounding
properties. Single family.detached;units are'included'along Wood Sorrel to relate to the
more traditional single.family neighborhood on the eastern side of Wood Sorrel. A more
dense,housing design is)utilizedat the interior of the lot and along North McDowell.
1-P-3 Preserve the overall and'character,of estal lisheddresidential neighborhoods.
The project has been designed with sensitivity to the-existing Hansen House as well as
surrounding residential;uses. Single family detached units front onto Wood Sorrel to more
closely mirror the single family!neighborhood.to the north and extending up Capri Avenue.
A more dense housing'design is:located at the interior of the lot and fronting North
McDowellifioulevard The private play area has,been located to border Capri Creek,and_
connect with existing bike and pedestrian connections in that area.
2-P-3 Maintain landmarks and aspects of Petaluma's heritage that foster its unique identity.
Duringprevious+review the Historic and Cultural Preservation Commission has clearly
found the Hansen!House be of local importance based on its connection to Petaluina's
history .Despite:years of vacancy and`damage from attre, the Hansen House retains its
impoitance,in Petalunia's heritage. The rehabilitation.and designation of the Hansen House
as apart of the-North,McDowell Comiimotis project is consistent with the'City's desire to
maintain and honor the city's.heritage_and'identity.
2-P-5 Strengthen the visual and:aesthetic character ofithe major arterial corridors.
Page 8 i
The project has been designed to front''units onWortivMcDowelTto engage the streetscape
and be sensitively.designed"to not,compete.witlTthe location ofthe Hansen House on
McDowell by maintaining increased setback on either'side;'keeping similar massing, and
preserving the existing,g,notable palm trees. Fencing necessary for sound attenuation has
been set back to not create a solid wall:effect along the.frontage and front porches have
been incorporated itb the design of the units along the McDowell frontage.
3-P-1 Protect historic and archaeological resources;for the,aesthetic, cultural,educational,
environmental, economic,and scientific contribution they make to maintaining and
enhancing Petaluma's character, identity and quality.of life.
The proposed project incorporates rch"
abilitation andreuse,of the Hansen House.
Additionally, the applicant has.volun/ailyagreed.to local designation of the Hansen House
to continue to protect'the locally significant resource in pet petuity.
3-P-5 The protection of historic resources shall be a key consideration and an equal component in
the development review process.
The applicant has,incorporated protection of die.Hanse'n House into the larger North
McDowell Commons project through.proposedrehabilnation, reuse, and designation of the
house. Additionally, the larger has been designed;with sensitivity to setbacks, landscaping,
and massing so as not to negatively impact the Hansen House or its prominence along North
McDowell Boulevard.
3-P-7 Recognize landscape features; including trees in both their urban and natural,environment as
part of Petaluma's identity and part of the character of defining features of the City's historic
district.
The existing Cana,'RPalnm trees in front of the Hansen House have been identified as an
important contextual feature of the Hansen House and are proposed for preservation.
Additionally, these trees'have been identified as a character defining feature of the historic
Hansen House in the recommendation for designation:
4-P-6 Improve air quality through required planting of trees along streets.
Trees, both in the public:right-of-way and on private property along North McDowell
Boulevard,, Palo Verde Way; Wood Sorrel Drive; and Capri Creek have been incorporated
into the project's:landscape design.
5-P-43 Support;effortsfor transit oriented development around the Petaluma Depot and along the
Washington'Street,Petaluma Boulevard, McDowell Boulevard, Lakeville Street, and other
transit corridors.
The proposed project has been.conditibned to install a bus shelter onthe existing bus stop
pad on McDowell Boulevard near Capri Creek; This improvement will support efforts to
maintain and enhance'North McDowell Boulevard as a transit corridor. Additionally, the
location and design of the new residential units along the transit corridor is an asset for
future;residents of/he project
11-P-1.1 Promote residential development within the Urban Growth Boundary.
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The North McDowell'Conenions project provtdesresidentiaLdevelopment on land within the
Urban Growth"Bouhdary that=is designated and zoitedfor.tnediUM density housing densities.
11-P-1.2 Encourage the development of housing on underutilized land.
The existing site is underutilized, with"the vacantHansenHouse being the only development
currently on the 2.24 acres. Theproject will provide additionalhousing on underutilized
land within the Urban'Growth Boundary that is designated and zoned for medium density
housing. Additionally„theproject haspeen designed with sensitivity to the historic Hansen
House and the surroundingtesidential1uses.
11-P-2..1 Encourage amix of housing design types.
The North McDowell Commons project proposes a mix of single family detached and duplex
units on a single lot. The project offers a mixture of h'ousingtypes and sizes with onsite
amenities and easy connection to transit, bike,pedestrian„and vehicular facilities.
11-P-6.6 Promote the construction of rental units for larger families.
All of the 34 new residential units will be rentals. Housing unit sizes are approximately
1,600 square feet and include 18 two bedroonn units and 17 three bedroom units.
11-P-10.1 Promote the use of energy conservation features in the design of residential development.
The proposed project will be required to demonstratercornpliance with Calgreen Tier One
requirements at building permit; Additionally, the applicant has indicated that the project
will achieve a minimum of700 greenpoints as outlinedxin the draft checklist.
IMPLEMENTING ZONING ORDINANCE
R-4 Zoning/Setbacks
The proposed project is located within the R4 zoning district, Multi-family housing is a permitted
use in the zoning district. The project-is consistent with applicable development standards for the
R4 district as outlined in the Table 4.9 of the IZO.
anti F 1..
cDeyelOpmenttStandardr� IRequtredimtR''„A .,.. ;Proposedl ,a.� . i'ii � �”
Minimum Setbacks Front: 10' Front: 12'
Side Street: 10' Side Street: 10'-7”
Rear: 10' Rear: N/A
_ Garage.Front:,20' ,Garage Front: 20'
Maximum'Site Coverage 60% 34%u
Maximum:Building.Height 35' for primary structures 25.8 ,for primary structures
Usable OpenSpace 300 sf/unit and may include 785 sflunit
common open space (total of 28,271 sf)
Parking
1ZO Chapter 11 requires three on-site parking,:space (one covered and two uncovered) for each
single family unit and one space for each bedroom for each multi-family unit. The project is
I
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required to provide a total'of'87 parking spaces,' The proposed project.accommodates:.a total of 97
on=siteparking spaces; including:68 garage spaces and 29'surfacespaces:
,Bike Parking
The project was referred to and reviewed`by the Pedestrian and Bicycle Advisory Committee. The
PBAC recommended conditions have been included into the SPAR resolution and the memo is
included as Attachment K.
Because each of the units includes private garage parking, it is assumed that the garage provides
resident bicycle parking. Additionally, the applicant has proposed 'a bike rack adjacent to the
private play area,consistent with PBAC recomni'ndation.
Tree Removal
The project proposes the removal of five-trees, including,one protected tree, a Coast Redwood. As a
conditional of approval, a tree -removal permit from the Community Development Department is
required. Pursuant to Section 17:060 staff recommends that,a tree replacement requirements be
prescribed as a condition of approval.
Height
Within the R4 zone the maximum height limit is 35 feet for the principal building. As proposed
onsite residences have a maximum height;of 25.8 feet to the apex,of the roof. Therefore, the project
is consistent with the height requirements of the k4 zoning=district.
Fences
The project location is within the projected noise contours of.65 decibels in the Petaluma General
Plan 2025, which is considered conditionally acceptable for residential uses.. The General Plan
requires that "new construction or development''should be undertaken only after a detailed analysis
of the noise reduction requirements is made and needed noise:insulation features included in the
design". The applicant worked with Illingworth and Rodkin.to ensure that the project design was
consistent with necessary noise'insulation features recommended. In addition to specific window
ratings which have been included as mitigation measures, the report recommended a seven foot tall
solid fence around outdoor yard areas for those new residential `units along North McDowell
Boulevard. As proposed, a.seven foot tall solid cedar fence;(detailed on the SITE sheet of plan set)
is located around,back and side yard areas for units 23=24 The fence has been set back from the
front of from the front elevation of the units "so as to not create a. wall effect along the North
McDowell.frontage.
Section. 13.020 of the IZO "specifies:a maximum fence height of six feet-of solid fencing with an
additional two feet of lattice (50% open) is allowed outside of the required required front or street
side setback areas. The proposed fence exceeds this requirement by one foot of solid fencing above
the six feet. Section 13025,allows for some modifications to fence height, specifically to allow up
to two 'additional'feet of fence height for a residential lot abutting a public facility of potentially
noxious use Staff recommends approving the(seven foot fence height to adequately mitigate noise
conditions, acknowledging that the location of the residentially designated and zone property along.
North McDowell Boulevard is considered a potentially noxious use.
Architectural Design
The City's Site Plan and Architectural Review (SPAR) procedures are set forth in Section 24.010 of
the Implementing Zoning Ordinance,(IZO) and associated SPAR Guidelines provide standards to
Page l l] l l
achieve a satisfactory quality of design in the individual building andits=site, appropriateness of the
building to its intended use; and the harmony of the development within its surroundings.
The project is subject to the provisions of Chapter 24.01'0— Site°:Plan and Architectural Review, of
the IZO, including the standards in Section 24.010.G,, which govern the scope of Commission
review. Staff analysis is included in italics.
1. The appropriate-use of qualitymaterials and.haripony and proportion-of the overall design.
The proposed design uses a variety of rnater,ials, including horizontal and vertical wood siding and
Hardie Shingle siding. The rooftng,material:is an asphalt shingle and the project includes wood
wrapped porch posts; wood rail and balistrade, and metal garage doors. The variety and application of
these materials provides:visual interest and is compatible with the:general design of the adjacent
residential uses and coniplimentary.'to the proposed rehabilitation;of the historic Hansen House.
2. The architectural style which should be appropriate for the project in question, and compatible with
the overall character of the neighborhood.
The architectural style is appropriate for the site and is compatible With the adjacent residential
structures. The proposed projectwill enhance the overall character along McDowell Boulevard
by orienting residences that face ihe.street. The proposed style is compatible with the character of the
neighborhood.
3. The siting of the structure on the property as compared to the siting of other structures in the
immediate neighborhood.
The siting of the,structures along the project frontage to North McDowell and Wood Sorrell Drive is
such that residences face:the streets. This orientation is consistent:with the,orientation of existing
residences in the neighborhood The siting of the residences in this:orientation allows for the use of side
and rear yards that benefit from<the more private interior of the.development. This orientation not only
allows for acoustical protection fronrthe,street for*the residents from traffic but also helps to provide a
sense of conununity.
4. The bulk, height, and color of the.proposed-structures as compared to the bulk, height, and color of
other structures in the,immediatepeighborhood.
The proposed 35-unit development;is compatible in bulk height, and color with other structures in the
immediate neighborhood and is•suitedfor this location: The proposed color palette includes tan and
beige tones with neutral roofing colors, with natural green and,deep red accents in earth.tones. The
proposed colors and materials are compatible with existing residences in the neighborhood
Landscaping
The landscaping plan (Sheet L-0) illustrates a variety of trees, (i.e., Red Maple, Grace Smoke Tree,
Crape Myrtle and Allee Chinese Elm) shrubs (i.e., Variegated Myrtle, Razzleberrie, Ivory Bells
Correa, and Austrailian Blue Bells), and groundcovers (i.e., Crane''s' Bill;: Harbor Dwarf, and
Creeping Mahonia)to be installed on the site Landscaping is focused along the edges of the
property including the North 'McDowell Boulevard, Palo Verde Drive and Wood Sorrel Drive
frontages, as well as internally along the projects paseo and walkway adjacent to'Capri Creek. As
proposed the landscaping will create:abuffer between the proposed-residencesrand the surrounding
street, existing neighboring, and,the nearby Sunrise Parkladjacent to Capri Creek.
Page 12,. ' '..V
9
Therd Pg ip a g plan p til i
landscaping. The
plant p allet ncludes a'mixtue of native California and horticultu al appropriate trees, shrubs and
groundc`over. Large deciduous canopy trees for shading are:provided along the project's frontage to
North McDowell Boulevard and Wood Sorrell Drive. Landscaping will be irrigated by a fully
automated drip system using "smart" controllers and shall be in conformance with the City s
Landscape Water Efficient Standards;and AB 1881.
Lighting
Sample±designs for paseo lighting and outdoor lights on residences have been provided by the applicant
and illustrate 12 foot high lighting for,the paseo and craftsman style sconce for lighting on residences.
Proposed lighting locations for the paseo and public walkways are shown on the Landscaping Plan (L-
0).
BICYCLE AND PEDEST-RIAN„PLAN
The Petaluma Pedestrian and Bicycle Committee reviewed the proposed project on March 6,2013. The
PBAC reviewed the proposal for consistency with=the General Plan.and Bicycle and Pedestrian Plan.
There comments have been incorporated as,conditions,ofappmval in the SPAR resolution, including the
following items:
Bicycle parking for owners/tenanttshalLbefirovided that-allow for covered and secure parking-at
proposed units. No lesstham6 bicycle parking stalls shall be'included onsite adjacent to the proposed
play structure. Onsite bicycle parking;shall`accommodate no less than 10% of the total parking
spaces.
The play area shall be improved with at least one bench or sitting area It`is recommended that a
drinking fountain be provided at the play area.
Connectivity includes internal paseos that connect to public sidewalks`that surround the site and tie
into the existing pedestrian and bicycle trails in the vicinity; namely the Class I Bike trail associated
with Sunrise Park. The applicant shall be required to install a paved multi use Class I
bikeway/pedestrian path along its entire frontage with North McDowell Boulevard and connect to
the trail at Sunrise Park. This path shall be dedicated to the City and benefit the public. The path
shall be no less than 10.feet`in^w.idthand'set back and planted as"shown on site plans.
Sidewalks shall be;installed along Wood Sorrel Drive„Palo Verde'Way, and,within;_private internal
streets.;Sidewalks shall be no less:than 5 feet in width.
RIVER ACCESS AND,ENHANCEMENT PLAN
The project is located immediately adjacent to-Capri Creek, which is ,a tributary to the Petaluma
River. At.North McDowell Boulevard Capri Creek flows from an earthen trapezoidal channel into
concrete culverts that pass under the roadway and discharge to a similar trapezoidal earthen channel
on the! south side of the roadway. The proposed ,plan provides for pedestrian and bicyclist
connectivity to the adjacent Sunrise Park,which;contains a multi-use trail along Capri Creek.
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e I
: $ w s a� tiPBI w vMN ::r.., i tE _ i nit
s. ur ��E . . v' �'c"`;: � ,. .. . ULL.„, i cT. ' -t dr.t tat " ,;
The applicant held,a neighborhood meeting on January f24,2013 to discuss the project prior to
formal application submittal. Notice of the public meeting was sent to all property Owners and
occupants within 500 feet of the project site Approximately nine neighbors attended the meeting
and asked a series of questions about project; specifics, many of which involved the proposed
modifications to the Hansen House. Other items discussed related to parking, emergency access,
ownership structure, and process/timing.
A Notice of Intent to Adopt.a 'MND and Notice of public hearing was published in the Argus
Courier, posted with the Sonoma County Clerk's office, and mailed to all property owners and
occupants within 500 feet Of the project site on,May 9, 2013. Notice=was also mailed to CalTrans
and BAAQMD. The 20-day'public comment period On the Initial Study ran from May 9, 2013
through May 28, 2013. No comments have been received to date.
w `a � i. ' a i ENVIRONIVIENTAL REVIEWS a p
Pursuant to the requireinents,of the California EnvironmentaLQuality Act(CEQA), an Initial Study
of potential environmental impacts was prepared by staff. The Initial Study did not identify any
significant and unavoidable impacts as a result of the proposed project and therefore does not
require the preparation of an Environmental impact Report (EIR). Rather, a Mitigated Negative
Declaration (MND) is the appropriate level of analysis and has been prepared consistent with
CEQA guidelines and published for public comment. The Planning. Commission is the decision
making body on the MND and Mitigation Monitoring Peogram.
The MND finds that all potential project impacts are able to be mitigated to a level below
significant. Mitigation measures to avoid, reduce to levels below significance, or compensate for the
environmental impacts are identified in the following areas:' Aesthetics, Air Quality, Biological,
Geology and Soils, Hydrology and Water Quality, and Noise. Mitigation measures have been
agreed to by the applicant and incorporated:into the project Initial Study (Attachment D).
Aesthetic
Development of the North:McDowell Commons Project.will introduce 35 residential units into an
existing neighborhood, which has the'potential create new sources of light and glare from onsite
lighting of walkways and outdoor lighting on residences. In addition, without proper screening
headlights from vehicles traveling along project:,area roadways may affect new residences. In order
to address these potential impacts associated With visual resources mitigation measures are required
to assure that light and;glareare reduced to levels below'significance,
Air Quality
The proposed project is below the screening level for projects that generate an air quality concern
pursuant to BAAQMD. Nonetheless, construction activities would result in ground disturbance to
2.24 acres. Fugitive.dust.and:exhaust emissions'from construction iequipmentrhave the potential to
result in short term air quality impacts that could affect existing,sensitive receptors, which consist of
the surrounding residences in the existing neighborhood and the adjacent Sunrise Park. In order to
assure that these short-term emissions are redued to levels below significance, the applicant shall
Page 14.1 i•4.
•
incorporate Best Management Practices (BMP)'to be included on2,grading plans and implemented
during construction. BMPs incl"ud"e watering exposed surfaces, dedicating a construction staging
area as far as possible from sensitive receptors,`and maintaining construction equipment is optimal
working condition.
Biological Resources
Site preparation requires grubbing and the removal of onsite vegetation as well as removal and
relocation of trees pursuant to the Tree Preservation Report that was prepared in 2006 by
Horticulture Associates. Asmentioned above, orie protected tree, a Costal Redwood, is proposed for
removal. As a condition of approval staff is recommending that the landscaping plan be revised to
incorporate 2 Costal Redwood'to offset the removal of the existing tree onsite. Tree removal and
relocation has the potential to impact bird species including those covered under the Migratory Bird
Treaty Act (MBTA). In order to assure that potential,impacts to MBTA birds are avoided it is
recommended that tree removal and relocation occur- outside of the nesting season, which is
between February 1st and August 31st. If it is not feasible to avoid the nesting period, a pre-.
construction survey for nesting birds shall be conducted by a qualified wildlife biologist no earlier
than seven days prior to the removal of trees. Ifthe trees are not removed within the,21-day period,.
then a new survey shall be conducted. In the event that an active nest is discovered in the areas to be
cleared, clearing and construction--shall be postponed for at least two weeks or until the biologist has
determined that the young have fledged(left the nest), the-nest is vacated, and there is no evidence
of second nesting attempts; whichever is later.
Cultural and Historic Resources
The project site contains the'-Hansen House, which has been identified by the Historic and Cultural
Preservation Committee as being a significant local, historic resource. The Hansen House was once
part of a poultry farm that belonged'to Hans and Anna Marie Hansen. Its construction is believed to
date back to the early 20th century when it reportedly served as an important gathering place for
members of Petaluma's Danish community. The'Hansen House was subject to a fire in December of
2003 and shows signs of fire damage.
The subject project proposes to rehabilitate the Hansen,House pursuant to Secretary of Interior's
Standards for the Treatment.of Historic Properties within Guidelines for Preserving, Rehabilitating,
Restoring& Reconstructing Historic Buildings. Once rehabilitated the Hansen House will serve as a
single-family dwelling unit as,part iof the North McDowell Commons Project alongside the other 35
residential dwelling units.
The Archaeology/Historical Research Report 'prepared for the Hansen House found that the
proposed rehabilitation- plan was consistent with the Secretary of Interiors Standards and no
changes were proposed that would.compromise its historic-character. With rehabilitation and re-use
of original material and replacement using in-kind material potential impacts that would change a
historic resource would be reduced to levels below significance.
In the event that,ground disturbance such as trenching, excavation for foundations, or other
earthmoving, activities uncovering human remains, then the .Sonoma County Coroner shall be
contacted and will determine if remains are Native American. Should,Native American remains be
uncovered then measures set forth in the IS/MND shall be employed consistent with Public
ResourcesSection 5097.98.
Page 151.1
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Soils and Geology
The onsite soil and;peology^pose some consideration in the design and',erosion control to assure that
potential impacts are reduced!to levels below significance. Imorder to teduce erosion-and sediment
runoff, the applicant shall prepare.an,Erosion Control.Plan, along with grading and drainage plan to
be approved prior to the issuance of grading permits: The Erosion Control Plan will require
measures such as site watering and equipment staging and laydown pad and will assure that
potential impact due to soil erosionare reduced to less than significant levels.
The project site is located on potentially expansive soils.. In order to assure that impact to
foundations and onsite improvements are avoided proper moisture conditioning is required along
with Public Work's conditions of approval The preliminary soils and geology report provides
specific recommendations for site preparation and foundations to accommodate the expansive
potential of onsite soils. With design requirements set forth in geotechnical report potential impacts
due to onsite conditions will be reduced to levels below significance.
Hydrology
The project site is located adjacent to Capri Creek and the easternmost portion of the site is
currently within the FEMA designated flood zone. The FEMA,mapping is currently being revised
and would remove the easternmost portion of the site(where Unit 8 is proposed) from being located
within zone AE, which is an area that is subject:to inundation by the I-percent-annual-chance flood
event. The unit is proposed for.construction after the, resignation is approved. As required by
mitigation, construction of',Unit ,8 ,shall.only be permitted after FEMA re,designates zone AE to
Draft Special Flood Hazard Area (SERA) for the 100-year storm, indicating that-in any year there is
one chance out of 100'fora serious,flood to occur.
With FEMA re-designation to the,SFHA,zone, the garage of Unit 22 would be within the SFHA and
accordingly will be designed in accordance with the City ofPetaluma's floodplain regulations and
FEMA requirements.
In addition, the project is required:to comply with onsite storimvater detention from the 100-year,
24-hou"r storm event to limit post- construction storm water peak flows leaving the site to not
exceed pre-development peak flows: As conditioned, final storm water calculations shall be
designed in accordance with the City of Petaluma and Sonoma County WaterAgency requirements
and shall be provided with the;project construction drawings, subject to the review and approval by
the City Engineer. A further conditio_n,as mitigated required that the applicant establish and fund a
mechanism to ensure the long-term .maintenance of onsite storm water detention and treatment
facilities (See Mitigation Measure Hydro-4).
Noise
As a residential development the:proposed-land use is considered a:sensitive receptor and has the,
potential to be impacted by°elevated noiserassociated with traffic noise,generated by roadways: The
project site is located adjacent to north McDowell Boulevard and is within the 65 CNEL noise
contour generated.by.Highway 101. State building codes mandates an interior noise standard of 45
dBA. To achieve the interior noise standard, the-project is mitigated to require sound rated windows
and doors as well as forced air ventilation systems for those units that frontalong-North McDowell.
Boulevard. The Table,below provides the required STC rating-.for those units.
Page 161 n I p
Interior Noise Levels
Unit Minimum Interior`Noise Level,.
Window/Door DNL •
STCRating
23-34, 151 Floor 28 41
' (No noise barrier)
Units 23-34, 2nd Floor 30 41
Unit 35 (Hansen House) 28 <41
Source: North McDowell,Common Environmental Noise.Assessment prepared by Illingworth&
Rodkin,Inc. January=30;2013.
fl 'n li Wato MENDATICN o r `e l
e
Staff recommends that the Historic and Cultural Preservation.Committee:
• Recommend the'=Planning Commission approve rehabilitation of the Hansen House as part
of the larger North McDowell Commons;project;.and
• Recommend the P-lanning`Commission approve a.resolution.recommending the City Council
designate the Hansen House as a local hi toric landmark.
Staff recommends that the Planning Commission approve the Tfollowing resolutions for the North
McDowell Commons project:
•
• Resolution adopting the Mitigated Negative Declaration and associated Mitigation
Monitoring Program (Attachment A and Exhibit 1);
• Resolution approving^Site Plan and Architectural Review for 34 new residential units and
rehabilitation of the Hansen.House subject to the attached findings and conditions of
approval (Attachment'B.and Exhibit 1);
• Resolution recommending City council designate; the Hansen .House 'a local historic
landmark'subject to the.attached findings and conditions.of approval (Attachment C)
ATTACHMENTS
Attachment A`. Resolution:for adoption of MND and MMRP
Exhibits: MMRP
Attachment B: Resolution for approval of Site Plan and,Architectural Review
Exhibit:; Conditions of Approval
Attachment C: Resolution'Recommending City Council Designate the Hansen'House
Attachment D: Initial Study
Attachment E: Evaluation for;Significance, Clark Historic Resource Consultants, May 2003
Attachrnent.F: PeerReview.of Evaluation, Carey & Company, June 2003
Attachment G: HCPC Minutes, July 24,.200 3
Page 171 (6 , 11
'Attachment H: HCPC Minutes,May 13,:2004
Attachment I: Hansen House Rehabilitation Evaluation, Tom Origer &Associates, Feb 2013
Attachment .1: Illingworth & Rodkin
Attachment K: PAC'Comfnents
Attachnjent L: Project Narratiye
Attachment M: Draft Greenpoint Checklist
Attachment N: Window and Door Specifications for Hansen House
Attachment 0: Project Plans, full:;sized`and reduced
•
•
Page 181 P /
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AT-TACED,4EJ41 Gi
'RESOLUTION 2013- 010
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE NORTH MCDOWELL
COMMONS PROJECT AND INCLUDING REHABILITATION OF THE HANSEN HOUSE LOCATED
AT 718 AND750 NORTH MCDOWELL BOULEVARD
AP Ns: APN 137-061-035,AND 137-061-026
File No.: 13-SPC-0082
WHEREAS, Hugh. Futrell Corporation ;submitted an application for Site Plan and
Architectural Reviewifor the purposes of developing a'2.24 acre property with 34 new residential
units and the rehabilitation Of the. existing Hansen House to be called North McDowell
Commons, "the Project";-and
WHEREAS; on May 9,,;2013; a Notice Intent to Adopt a Mitigated Negative Declaration
and Notice of Public Hearing was published in the Argus Courier, posted with the Sonoma
County Clerk and mailed to all'residents and property owners'within 500 feet of the project and
all individuals on the interested party list for theproject;:and'
WHEREAS, the Planning; Commission and Historic and Cultural Preservation Committee
held a properly noticed public hearing on May 28; 2013, in accordance with the City of
Petaluma Implementing Zoning Ordinance, Section 24.030.
WHEREAS, at said hearing the Historic and Cultural,,Preservation'Committee'reviewed the
proposed rehabilitation of the Hansen House;and made a recommendation to the Planning
Commission; and
WHEREAS, at said hearing the Planning Commission adopted a Mitigated Negative
Declaration and Mitigation ,Monitoring Program for the North McDowell Commons project in
compliance with requirements-of'the California'Encironmental Quality Act.
NOW THEREFORE, BE'IT RESOLVED that the Planning Commission hereby approves the Site
Plan and Architectural Review, for the Project and authorizes site improvements for Project
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:
1. The proposed:project is consistent with the following goals,policies and programs of the 2025
General Plan:
1-P-1 Promote a range of land uses at densities and intensities to serve the community
needs within the Urban Growth Boundary (UG8).
The proposed project preserves the existing historic.Hansen House;in its original
single family land use and incorporates in fill development within the,density
range designated in the General Plan.
H
1-P-2 Use land,efficieitly by promoting infill development, at equal dr.higher, density
and intensity than surrounding uses.
The North McDowell Commons project is infill development on an underutilized
property designated for medium density residential:development along one of
the city's major arterials: The density of the project is consistent with existing
zoning and General,Plan designation and has been designed to mirror
development characteristics of surrounding properties. Single family detached
unitsare included along Wood Sorrel to relate to the.more traditional single family
neighborhood on the eastern side of Wood Sorrel. ,A more dense housing design
• is utilized at the interior of the lot and along North McDowell.
P-3 Preserve the overall scale and character of established residential
neighborhoods.
The project has been designed with sensitivity to the existing Hansen House as
well as surrounding residential uses. Single family detached'iinits front onto Wood
Sorrel to more closely mirror the single familyneighborhood to the east and
extending up Capri Avenue. A more dense housing design is located at the
interior of the:lot and fronting North McDowell Boulevard. The private play area
has been located,to border Capri Creek and:connect with existing bike and
pedestrian connections in that area.
2-P-3 Maintain landmarks;and aspects of Petaluma's_;heritage that foster its unique
identity.:
During previousteview the Historic and Cultural Preservation Commission has
clearly found the Hansen House to be.of local importance based on its
connection.toPetaluma's history. Despite years of vacancy and damage from a
fire; the Hansen House retains its importance in Petaluma's heritage. The
rehabilitation.and'designation of the HanserrHOUse as a part of the North
McDowell Commons project is consistent with the City's desire to maintain and
honor the city's:;heritage and identity.
2-P-5 Strengthen the visual and aesthetic character of the,majorarterial corridors
The-project has been designed to frontunits on North.McDowelt to-engage the
streetscape and be sensitively designed to not compete with`,the location of the
Hansen House-on McDowell by maintaining increased setback,on either side,
keeping similar massing, and preservingsthe.existing notable palm trees. Fencing
necessary focsound attenuation has been set back to not create a solid wall
effect along the frontage and front,porches,have been incorporated into the
design of the units along the McDowell frontage;
3-P-1 Protect historie=and archaeological resources far the aesthetic, cultural,
educationdl, environmental, economic and scientific:contribution they make to
PC Resolution No. 2013-010
rnaintaining;arid entidncing Petaluma's,character, identity and quality of life.
The proposed project incorporates rehabilitation and reuse of the Hansen House.
Additionally, the,applicant has voluntarily agreed to local designation of the
Hansen House to continue to protect the locally significant resource in perpetuity.
3-P-5 The protection of historic resources shall be a key consideration and an equal
component'in the development review process.
The applicant has incorporatedfprotection of the Hansen.House into'the larger
North McDowell Commons project through proposed rehabilitation, reuse, and
designation of the house. Additionally, the larger has been.designed with
sensitivity to setbacks,.landscaping, and massing so as not to negatively impact
the Hansen House or its.prorninence along'North McDowelliBoulevard.
3-P-7 Recognize landscape features,'.Including trees in both theft urban and natural
environment as part of Petaluma's identity and partof thetharacterof,defining
featuresof the City's historic district.
The existing Canary Balm:trees in front of the Hansen House have been identified
as an important contextual feature of the Hansen House and are proposed for
preservation: Additionally; these trees-have.been identified as a character
defining feature of the historic Hansen House in the recommendation for
designation.
4-P-6 Improve airqualitythrough required planting-of trees along streets.
Trees;bath in,the publicrighf-of,way and on'private property along North
McDowell Boulevard„P-alo`Verde Way, Wood Sorrel Drive, and Capri,Creek have
been incorporafed`into the project's landscape design.
5-P-43 Support efforts for transit oriented development around the Petaluma Depot and,
along the Washington Street, Petaluma Boulevard, McDowell Boulevard; Lakeville
Street,-and other transit corridors.
The proposed^project has been conditioned to install a bus shelter on the existing
bus stop pad on McDowell Boulevard near Capri Creek. This improvement will
support effortstomaintain and enhance North McDowell Boulevardas a transit
corridor. Additionally, the location and the new residential units along
the transit corridor facilitates use of the nearby bus stop for future residents'of the
project:
11-P-1.1 Promote residential development within'the Urban Growth Boundary.
The Nbrth,McDowell Commons project provides residential development on land
within.the Urban Growth Boundary that is designated and zoned for medium
PC Resolutidn No. 2013:010
it
densityhousing densities.
11-P-1.2 Encourage the development of housing on underutilized.land.
The existing`sitais underutilized, With the vacant•Hansen House being the only
development currently on the 2:24 acres: The project will provide additional
housing on underutilized land within the Urban Growth Boundary that is
designated and zoned for medium density housing. Additionally, the project has
been designed with sensitivity to the historic Hansen and the surrounding
residential uses.
11-P-2.1 Encourage a mix of housing design types.
The North McDowell:Commons project proposes,amix of single family detached
and duplex units on a single lot. The project offers a mixture of housing types and
sizes with onsite amenities.and easy connection to transit, bike, ped, and
vehicular facilities.
11-P-6.6 Promote the construction of rental units for larger families.
All of the 34 new residential units will be.rentals. Housing.unitsizes are
approximately 1,200 square feet and include 18awo bedroom units and 17 three
bedroom units.
11-P-10.1 Promote the use of energy conservation features in the design of residential
development.
The proposedproject will,be required to demonstrate compliance with Calgreen
Tier One requirements at building permit. Additionally,;the applicant has
indicatedthat the project will achieve arriinimum of 100 greenpoints as outlined
in the draft checklist.
2. The Project, as conditioned, will not constitute a nuisance or be detrimental to the public
welfare of the community because it Conforms to the Petaluma Implementing Zoning
Ordinance ("IZO"). The project is zoned R4 proposed residential uses for the Project are
permitted in the R4 zoning district. The project landscape plan and provisions for tree
preservation are consistent. with IZO Chapters 14 and 17, respectively. Onsite parking is
consistent with the provisions outlined.in IZO Chapter 11_ Rehabilitation of the'Hansen House
is consistent with the requirements of Chapter 15 of-the IZO.
3. The proposed project is consistent with the development standards of the R4 zoning
designation, including setbacks from property lines, height limitations, and lot coverage.
4. The rehabilitation of the Hansen"House has been reviewed for compliance with the Secretary
of the Interior's Standards as follows:
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.
PC Resolution No. 2013-010
The rehabilitation and reuse of the Hansen House will be as a;single farriily,home which is its
historical use and will not necessitate modification to any distinctive material, feature, 'or
spaces of the landmark. The larger North McDowell Commons project will result in changes
to the spatial relationship of the Hansen House, but this context has already been
significantly altered by residential development of the area and the new proposal has been
designed with sensitivity to the importance of the Hansen House.
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 proposed rehabilitation will retain and enhance the historic character of the Hansen
House. The most significant modification to the building is the replacement of the front
picture window which is a more recent modification that is inconsistent with the character of
the early 20th century design. All materials will be refurbished or replaced in kind as
necessary. No modification'to the footprint orroofline is proposed.
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 changes are proposed that create a false sense of historic development. The
rehabilitation will return the Hansen House to its pre-fire appearance and will remove the
incompatible window replacement on the front facade of the house, returning the front
window design and placement to a more compatible layout, consistent with the early 20th
century architectural design.
Distinctive materials, features, finishes, and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
The character defining features as identified in ithe resolution recommending landmark
designation (v-rustic siding, massing, hipped roof, porch cutout and column,.attached water
tower, window design, palm trees) are all proposed to be preserved and enhanced through
the rehabilitation.
Deteriorated historic features will be repaired ratherthan 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 existing materials"will be refurbished if possible and replaced with inkind materials when
necessary. New features will match the old in design, texture, andmateriols,to the maximum
extent possible.
New additions, exterior alterations, or related new construction will not destroy historic
materials, features, and spatial relationships that.characterize the property. The new work
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.
PC Resolutioi n No. 2013-010
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The 'proposed rehabilitation of the Hansen House repair and replace'all materials in kind.
Unique architectural features such as the attached water tower and 'porch design have
been retained. No new massing isproposed.
New additions and adjacent or related new construction will be undertaken in a such a
manner that if removed in the future the essential form and integrity of the historic property
and its environment would be'unimpaired.
No structural addition to the Hansen House is proposed: The:surrounding development as
part of the project is,alhdefached from the landmark structure and designed with sensitivity
to the Hansen House.
5. A seven foot tall fence as-shown on the plan set around:outdoor yard•areas associated with
units 23-34 is necessary to mitigate noise impacts and satisfy recommendations included in
the lllingworth 8: Redkin report,for the proposed development. The Commission finds that the
location of the residentially designated, and zoned property along North McDowell
Boulevard is considered a public facility, of potentially noxious use and approved the
increased fence height consistent with IZOSection 13.025.C.
i I
6. The proposed project as conditioned conforms to the requirements of IZO Section 24.010G,
Site Plan and Architectural Review Standards for Review of Applications as follows:
The appropriate use of quality materials and harmony and proportion of the overall design.
The proposed design uses>a variety of materials, including horizontal and vertical wood
siding, and HardieShingle siding. The roofing material is an asphalt shingle and the project
includes wood wrapped porch posts, wood rail and balistrade, and metal garage doors. The
variety and application of these materials provides visual interest and is compatible with the
general design of the.adjacent residential Uses and complimentary to the proposed
rehabilitation of the historic Hansen.House.
The architectural:style which should be appropriate forthe:project in question, and
compatible with the overall character of the neighborhood..
The architectural is appropriate for the site and is compatible with the adjacent
residential structures. The propesed_projecfwill enhance the overall character along North
McDowell Boulevard.byorienting residences that face the street. The proposed style is
compatible with the character of the neighborhood.
The siting of the structure on the property as compared to the siting of other structures in the
immediate neighborhood.
The,siting of'the,structuresolong the,project frontage to North McDowell and Wood Sorrell
Drive is such that residences,face the streets. This orientation is consistent with the orientation
of existing residences in the neighborhood. The siting of the residences in this orientation
allows for the,use of side and rear yards that benefit from the more private interior of the
development. This orientation not'only allows for acoustical protection,from the street for the
residents from traffic but also helps to provide a sense of community.
The bulk; height,and color of the'proposed,structures as compared to the bulk, height, and
color of other structures in the immediate neighborhood.
PC Resolution No. 2013-010
I
The proposed 35-unit development,is;compatible in bulk„height, and color with other
structures in the immediate.,neighborhood and is suited for-this location. The.proposed color
palette includes tan and beige tones-with neutral roofing colors;:with natural green and
deep red accents in earth tones..The_proposed colors and materials are compatible with
existing residences in the neighborhood.
Landscaping shall be in keeping with the character or design of the site. Existing trees shall
be preserved wherever possible.
The proposedlandscape:designiisin keeping with the:residential deve/opmenf being
proposed and the surrounding neighborhood. They layout and landscape features provide
private open space for each unit,.community pathway such as the landscape paseo, and
aticommunity play.area All but one.existin'g tree is proposed for preservation as part of the
development.
Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles and
bicycle parking facilities and pedestrian way shall beso designed as to promote safety and
convenience, and shall conform to approved standards.
The ingress and egress is on Wood Sorrel foc vehicular accesspnd on additional access from
Palo Verde, North McDowell Boulevard, and from Capri Creek"are designed into the project.
Bike racks and pedestrian facilities,.have been incorporafedinfo the design. The project was
routed to PBAC for review and comment and those comments been incorporated into
recommended conditions of approval for the project.
ADOPTED this 28th day.,of May, 2013, by the following vote:
tGommrssnM embe r Aye No°'3&Absent b to 4
Abercrombie X
Elias X
Johnson X•
K. Miller X
Chair-Pierre X
Vice:Chair'Wolpert X
•
Jennifer Pierre, Chair
I
PC.Resolution No. 2013-010
• I —i
ATTEST: APPROVED AS'TO FORM:
Heather Hines, Committee•Secretary Eric Danly, City Attorney
•
PC Resolution No. 2013-010
EXHIBIT 1
tis SPA: CONDITIONS RAPPROV'ALt.v, _��, x.T
NORTH MCDOWELL:COMMONS
718 and 750 NORTH MCDOWELL BOULEVARD
APNs: 137-061-035 AND 137-061-026
File No.: 13-SPC 70082
Planning Division
1. This Site Plan and Architectural Review authorizes construction,of 34 new residential units and
rehabilitation of the existing Hansen House as shown on plans dated stamped March 27,
2013 and located at 718 and 750,North McDowell Boulevard, APNs 137-061-035 and 137-061-
026.
2. Plans submitted for .building perrhit: review shall be in substantial conformance with the
approved plan set dated stamped March 27, 2013.
3. Prior to issuance of a building permit/grading permit revised plans shall illustrate the following
modifications:
a. All conditions of approval and .mitigation measures from the Mitigated Negative
Declaration and Mitigation.Monitoring NPrograrri for the project Shall be listed on the first
sheet of the office andiob site-copies of the building permit:plans;.
b. Window specificationsshall be submitted for all windows iindicating the necessary sound
attenuation ratings are consistent with the acoustic report prepared by Illingworth &
Rodkin:
c. Tree preservation measures shall be included on the grading and building plans for all
trees indicated forpreseryation.
d. Final treatment, of bollards at EVA and Palo Verde 'Way shall' not preclude bike and
pedestrian access and shallibe in keeping with other site design;facilities.
e. Modifications to the:straight edge elevations of+units #33 and #34 (on either side of the
Hansen House) to provide;greater variation and articulation.
4. Prior to the issuance'Of a.building permit/grading permit, revised plans for the rehabilitation
ot the Hansen House shall illustrate the following modifications:
a. Windows on the Hansen Hbuse.shall beadouble hung wood,,no cladding.
b. The opening on the upper level of the water tower on the Hansen House shall be
retained.
'c. Exterior stair tread,shall be cedar or redwood, no fir.
d. The'basement entrance on the lower..level of the Hansen House shall be retained.
e. The existing chimney shall be stabilized or replaced as;necessary with brick veneer.
f: A low wood.,picket fence similar to that shown for placement along the landscape
paseo shall,be installed around the Hansen House.
g. Rain gutters on the Hansen House shallbe galvanized.
5. The applicant shall workwith staff to include subtle detailing in the front door and garage
door design in order to achieve variety sirnilar to that achieved with the approved window
design.
{
PC Resolution No. 2013-0.10
6. Prior to approvpl of site improvement plans, a revised design for the light posts shall be
submitted forstaff approval`to achieve a less;industriaflook within'the development.
7. A.speed table shall be.incorporated into the site'improvements on the private drive at the
intersection with the landscape paseo.
8. Prior to the issuance;of the building permit the project plans shall be reviewed by the Tree
Advisory Committee for ultimate discretion on the street tree species. Committee
suggestions on the overall project landscape design,may be considered by the applicant for
incorporation into the finalJlandscape plans.
9. All construction activities shall be limited to Monday through Friday 8:00 a.m. to 6:00 p.m.
and Saturdays from 9:00 a=.m. to'5:00 p.m:, this includes'construction related deliveries and
equipment maintenance. Construction shall be prohibited on Sundays' and all holidays
recognized by the Cityof Petaluma.
10. A lot line adjustment shall be recorded prior to occupancy to allow the Hansen House to be
on an independent lot consistent with the boundaries indicated on the site plan.
11. Contingent upon City.Council designationiof the Hansen House as a local historic landmark,
aideed restriction recognizing the structure as an important local historic resource subject to
the requirements of the Secretary of the Interior's standards and applicable preservation
requirements of the City-of Petaluma shall be recorded on the Hansen House property.
12. A'final greenpoint checklist shall be submitted with,third party'verification with the building
permit application to verify compliance with a minimum of 100 greenpoints.
13. The project shall be subject to all applicable development impact and other City fees.
14. All mitigation measures as adopted in conjunction with the MND and MMRP are herein
incorporated by rOfërehce'Os conditions of project approval.
15. Prior to issuance of a building permit, the plan shall note the installation of high efficiency
heating equipment(90% or higher heating/furnaces)and=low NOx water heaters (40 NOx or
less) in compliance with General Plan policy 4-P-150 (reducing emissions).
16. Upon approval of project entitlements, the applicant shall pay theNotice of Determination
fee to the Planning Division. The check shall be made payable to the County Clerk.
Planning staff will file the Notice of Determination with the County Clerk's office within five
days of project approval.
17. This approval is not of the community entry sign indicated on the private drive. A
separate sign perMitforthe community entry sign shall be submitted in compliance with
applicable code requirements outlined in IZO Chapter 20.
18. A disclaimer regarding,potential flooding of the garage of unit #22 shall be included in all
leasing documents and posted onsite inside the garage.
19. Prior to the issuance of a building or grading permit, all plans shall include the following
requirements and all. construction contracts shall include the same requirements (or
measures shown to be equally effective; as approved by Planning), in compliance with
General,Plan Policy 4-P=16:
II
PC Resolution No. 2013-010
Maintain construction' equipment engines in good condition and in proper tune per
manufacturer's specification for the.duration of construction
• Minimize idling time for construction related equipment; including heavy-duty
equipment, motor vehicles, and portable equipment;
• Use alternative fuel .construction equipment (1.e., compressed natural gas, liquid
petroleum gas, and unleaded.gasoline);
• Use add-on control devices such as diesel oxidation catalysts or particulate filters;
• Use diesel equipment:that meets the CARB's 2000 ornewer certification standard for off-
road heavy-duty diesel engines; and
• Limit the hours'of.operation for heavy duty equipment.
20. Prior to the issuance of a building or grading permit, the applicant shall provide a
Construction Phase. Recycling Plan that would address the reuse and recycling of major
waste materials (soil, vegetation, concrete; lumber, metal',scraps, cardboard, packing, etc.)
generated by the construction of the project and in compliance with General Plan Policy 2-
P-122 for review by the planning staff.
21. All work within the public: right-of-way requires an encroachment permit from the Public
Works department.
22. In the event that archaeological remain&are encountered during grading, work shall be
halted temporarily and a qualified archaeologist shall be consulted for evaluation of the
artifacts and to recommend future action: The local Native American community shall also
be notified and consulted in the;event anyiarchaeblogical remains are uncovered.
23. The applicant shall defend, indemnify arid 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 of any such claim, action or proceeding,concerning the project. The City
shall cooperate fully in the ,defense. Nothing contained in this condition shall prohibit
the City from participating tin 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.
24. All planting shall be maintained in good:growing condition. Such maintenance shall include
where appropriate, pruning, moving, weeding, cleaning, fertilizing, and regular watering.
Whenever necessary, planting shall be replaced with other plant materials to insure
continued compliance withlthe approved landscape plan..
Fire Marshal
The following conditions shall be completed priorto•.submittal of siteimprovement plans.
25. CA Building Code Occupancy of living units is R-3 and the occupancy of the garages is U.
Fire sprinkler systems designed and installed in accordance with NFPA 13-D are required in
residential structures; bathrooms over 55 square feet, closets over 24 square feet; or 3 feet
deep, and other attached structures. These systems shall, be calculated for two-head
activation for the most remote two heads. All systems require three sets of plans to be
submitted to the Fire .Marshal's office forlrevieW land approval. This can be a deferred
PC'Resolutien No. 2013-010
9 1 1
submittal. The,rehabilitatign/remodeling of the'Hansen House that will take place is greater
than 50%of the;structure'and therefore will required 13D sprinklers.,
26. The required fire lane turnaround width is provided by including a 3 foot wide "contrast
pavement" which appears to be designed to a. street standard (see interior driveways,
private detail on civil engineering sheet 4 of 4). Areas included.in the "fire truck turnaround"
area must be fully, easily mountable by fire department apparatus,,and be designed similar
to street standards and capable of suppor',ting the weight'of our largest fire apparatus. The
design must be approved by the Fire Marshal and City Engineer prior to submittal of site
improvement plans.
27. All vehicular parking is prohibited on all North McDowell Commons streets and "contrast
pavement" used to make up the 26 foot diagonal section. Streets will either need "no
parking" signs meeting;our:sign standards and/or, 'red curbing All "contrast pavement"
must be fully mountable and drivable throughout this development. Fire apparatus must be
able to easily utilize the entire 26'foot wide,easement for fire.operations and truck outriggers
and it shall be constructed as a Street section with compacted:Class2 Aggregate Base and
reinforced concrete sufficient to support the imposed load of emergency vehicles. The
design specifics must be approved by the Fire Marshal and City Engineer.
28, Proposed water meter boxes are located in vehicle driving areas and shall have traffic-
bearing lids. Verify with Water Department that required fire sprinkler systems do not require
above-ground backflow prevention valves between meters and risers (or detail how/where
such valves would be installed;in aprotected location).
29-. West end of private alley (driveway curb cut at Palo Verde Way) is indicated to be
Emergency Vehicle Access (EVA). The PFD Operations group will accept a bollard type
"street restriction" device. Please include specific detailsof the bollards and Knox locks you
will be installing.
Public Works
Development Engineering has reviewed the subject application (Civil plans dated March 27,
2013)'and requires the following conditions of approval.
1. Frontage improvementsshall be installed per the civil engineering site plan set dated March
27, 2013 including, but not limited to new 10 foot wide separated sidewalk on North
McDowell and 5-foot wide sidewalk on Palo Verde Way and'Wood Sorrel Drive, fire hydrants,
LED streetlights and landscaping.
2. Install a bus shelter at the existing bus stop pad on McDowell'Boulevard near Capri Creek,
with solar operated powehper City of Petaluma Transit standards.
3. The residence for proposed unit '8' is located in the .existing flood' zone and shall not be
constructed until the new flood .insurance rate maps 'removing it from the flood zone
become effective;which is currently scheduled''to-occur February 19, 2014.
4. The proposed garage for unit.22 is located within'the draft floodplain. The,garage shall be
designed and constructed in accordance with City of Petaluma floodplain ordinance
requirements.
5. All existing overhead'utilities along the project frontage or traversing the site shall be placed
underground.
PC Resolution No. 2013-010
.<j2
6. Grade conforms along,theproject frontage shall contorm'to the'existing street section to the
sdtisfaction of the City Engineer.Striping and pavement marking shall be replaced in kind.
7. The project shall provide for zero net stow') water runoff for the.24 hour, 100-year event per
City of Petaluma and'Sonoma County Water Agencystandards.
8. Sonoma County Water Agency review and approval of final/hydrology report/calculation is
required prior to the start of any construction.
9. Site work shall generally conform<to the site improvements as shown on the plans provided
with the application.
10. All work shall conform to the-latest City standards.
11. All improvements shall be ADA accessible.
12. All existing unused water and sewer`mains,shall be identified on construction drawings and
abandoned per City standards.
13. Joint trench plans are required with the building permit/public improvement plan submittal.
14. All public improvement work shall be completed prior to issuance of a final
inspection/certificate of occupancy for the last 20%percent of units:
15. The on-site sewer and storm drain water detention and treatment system shall be privately
owned and maintained.
16. Prior to issuance/of:a building permit, an operations and maintenance manual is required for
the proposed storm water detention and treatment system and shall.be submitted with the
building permit application for review and approval by'the City Engineer. The manual shall
include annual inspection; by a'Civil Engineer registered in the State.of California, to ensure
the detention and treatment systems are operating as.designed and constructed as well as
provisions to make any necessary repairs to the system. A signed and sealed copy of the
inspection report shall be provided annually to the Office of the City Engineer.
17. Prior to issuance of a building permit, the developer shall comply with the City's Phase II
storm water management plan and State. of California NPDES requirements including
submittal of a notice of intent and storm water pollution iprevention plan to the State and
City.
18'. Prior-to issuance of a building-permit, a public improvement plan application is'required to
be submitted and approved for all frontage work and all on-site work within public
easements. A public, improvement agreement package including necessary bonds and
insurance is required.
19. Revise the grading to eliminate the valley gutter location at the water meters in the private
alley. The water meters cannot be located in the valley"gutters:, Reinforced concrete shall
not be placed over the public water line easement.
20. Provide a City standard'blow,off at the end of the public 8'inch'water main.
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PC Resolution No. 2013-010
21. Review the tree location in The vicinity of'the 'public fire hydrantat`the entrance on Wood
Sorrel Drive. The lateral connection shall not be placed under shrubs or trees and the fire
hydrant cannot be obstructed to Wood Sorrel Drive.
22. Provide an agreement for review to replace the pervious pavement over the public storm
drain in the event the storm drain is repaired or replaced. The agreement shall be recorded
prior to certificate of occupancy.
23. Provide the locations or the relocated storm drain catch basins and the manholes in the
driveways on Wood Sorrell Drive.
24. Water Resources has a-concern regarding the private,manhole located in the permeable
pavers. As the pavers se_ttle,the frame assembly may become damaged and lead to inflow
and infiltration. Details shall,be provided.on the public'improvement and building permit
plans.
25. All the public improvements shall be designed in accordance with the City of Petaluma
Public Works and Utilities;Department Standards & Specifications, latest edition of the Manual
of Uniform Traffic Control'Devices (MUTCD) and Cdltrans standards.
26. Th'e main driveway to the project on Wood Sorrell Drive at Capri:Avenue shall be controlled
by an all-way "Stop" sign. In addition two pedestrian ramps shall be installed on either side of
this driveway so that these ramps properly align with the ramps on the east side of Capri
Avenue.
27. The "Community Entry Sign" tor-this project;is'proposed'to be_installed on Wood Sorrel Drive
near the main entrance. This sign.shall be located such.that it does not obstruct the "sight
distance triangle''. The applicant's engineer shall submit a sketch drawn to scale based on
AASHTO standards for meeting the sight distance'requirements.
28. The applicant's engineer shall submit a sketch drawn to scale based on AASHTO standards
to,make sure that sight distance:is not obstructed,at the intersection of N. McDowell Blvd.
and Palo Verde Way and meets sight distance standards.
29. The applicant's engineer shall submit sketches drawn to scale with-the help of "truck turning
templates" to show thata fire truck and a;garbage truck can easily turn around in the north-
south private alley and exit the project facing the street.
30. The applicant's engineer shall provide a separate sketch drawn to scale to show how an
ADA van parked in the parking stall near the play area (southern most stall) can easily move
out facing'the street,
31. "NO,PARKING" signs shall be-installed along N. McDowell Blvd. and along the entire length of
both east-westdnd north-south private alley.rBoth sides curbs shall be painted red.
Pedestrian(and Bicyc le Advisory Committee
30. Bicycle parking equivalent to 10% of the required automobile parking shall be
accommodated on the site Secure and covered bicycle parking facilities should be
provided within all 35 of the residential] units of the 'development and an additional
uncovered bicycle:parking facility serving no less than six bikes shall be provided at the play
structure area.
PC;Resolution No. 2013-010'
31. PBAC recommends safe, convenient; and secure bicycle parking. PBAC recommends bike
racks that keep the bike:upright by'supportingithe'frame in two places,allow the frame and
one or both wheels to be secured with a U-lock, be securely anchored or heavy enough
that it cannot be stolen, and durable enough to resist being cut or vandalized.
32. The applicant shall install a,•shared'Class I bikeway/pedestrian path along the project's entire
North McDowell frontage to continue the condition of the Class I facility separated from the
road and setback from vehicular"traffic as found on McDowell.
33. The applicant shall install a,paved multi use Class I path along the southern boundary of the
project adjacent to Capri Creek as shown on planswhich+shall,be dedicated to the City and
open to the public while:being maintainedby the project owner.
34. The applicant shall install a Crosswalk and ADA compliant curb ramp on both sides of Palo
Verde Way (at McDowell and Wood Sorrel). The Public Works Department shall review the
appropriateness of installation of a crosswalk at Capri Avenue and Wood Sorrel and if it is
determined' that such a crosswalk.would enhance safety and pedestrian movement to
schools in the area then PBAC requests such installation.
35. Applicant shall install. sidewalks no less than 5 feet in width along Wood Sorrel and Palo
Verde Way. Applicant shall install sidewalks no less than 10 feet in width along North
McDowell which shall beset'back with a 10-foot wide planter strip in one section and a 4-
foot wide planter strip in a second section, Os shown on plans.
36. The applicant shall provide open, ungated through travel from North McDowell through the
project (currently shown between units 30 and 31) along the landscape paseo and private
drive as shown on plan to the intersection with Wood Sorrel.
37. The applicant shall install direction signage where the multiuse,path to Capri Creek meets
North McDowelll indicating destination of path to alert users to destinations in either
direction. The sign design-shall be coordinated with tne•City Engineer for compliance with
applicable city standards.
38. All exterior lighting shall be directed downward to minimize light pollution.
39. The applicant shall install;at least one bench or sitting area at:the-private play area.
40. The applicant shall consider installationof a drinking fountain at the private play area.
PC Resolution No. 2013-010