HomeMy WebLinkAboutHCPC Resolution 2014-04 09/09/2014RESOLUTION NO. 2014-04
CITY OF PETALUMA
HISTORIC AND CULTURAL PRESERVATION COMMITTEE
APPROVING HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW FOR THE
CONLEY GARAGE REMODEL LOCATED AT 619 PROSPECT STREET
IN THE OAKHILL BREWSTER HISTORIC DISTRICT
APN:006-243-003
Project File No: PLSR-14-0012
WHEREAS, Property owner, Sue Conley, submitted an application for Historic Site Plan and
Architectural Review for demolition of the existing detached garage and construction of a new garage
with accessory dwelling unit above at 619 Prospect Street and within the Oakhill Brewster Historic District;
and.
WHEREAS, the garage is associated with, and adjacent to, the historic farmhouse at 619
Prospect Street which is purported to be one of Petaluma's third oldest residential buildings; and
WHEREAS, the historic farmhouse is a contributor to the Oakhill Brewster Historic District which has
been designated a local historic district since 1990 and is listed as one of the most important structures
of the District; and,
WHEREAS, survey documentation performed in 1990 as part of the City-wide Historic Resource
Evaluation indicates that the primary residence at 619 Prospect has been minimally altered since its
construction c.1856 and has received a west wing addition. The associated detached garage was
constructed c.1954 and therefore, does not share the same historic associations; and,
WHEREAS, the applicant proposes to demolish the detached garage and construct a garage on
the same footprint with the addition of an accessory dwelling unit above. The applicant proposes the
use of natural wood, clapboard siding, 1/1 double -sash windows on the front fapade, and a gabled
roof that is reflective of the architectural considerations used in the adjacent residence and those in the
surrounding District; and,
WHEREAS, the project was reviewed pursuant to Section 15.050 of the Implementing Zoning
Ordinance as it relates to new construction within designated historic districts, pursuant to Petaluma's
Oakhill Brewster Design Guidelines, and pursuant to the Secretary of the Interior's Standards for
Rehabilitation; and,
WHEREAS, the project was reviewed for compliance with Site Plan and Architectural Standards,
Section 24 of the IZO, and standards for Accessory Dwelling Units, Section 7.030 of the IZO; and,
WHEREAS, the project has been reviewed in compliance with CEQA guidelines and has been
determined to be categorically exempt, pursuant to Section 15301(l) (4) of the CEQA Guidelines as
demolition and removal of accessory (appurtenant structures) including garages, carports, patios,
swimming pools and fences, and Section 15303(a) as construction of a second dwelling unit in a
residential zone; and,
HCPC Resolution No. 2014-04 Page 1
WHEREAS, on August 28, a Notice of Public Hearing was published in the Argus Courier and
mailed to all residents and property owners within 500 feet of the project; and,
WHEREAS, the Historic and Cultural Preservation Committee held a properly noticed public
hearing on September 9, 2014 in accordance with the City of Petaluma's Implementing Zoning
Ordinance, Section 24.01 OF.
NOW THEREFORE, BE IT RESOLVED that the Historic and Cultural Preservation Committee hereby
approves Historic Site Plan and Architecture Review for the project and authorizes the modifications
contained in said plans based on the findings made below and subject to the conditions of approval
attached as Exhibit A hereto and incorporated herein by reference:
The proposed project has been designed consistent with all applicable development
standards for the R-3 zoning district and criteria for development of an accessory dwelling
unit.
2. As conditioned, the proposed project is consistent with recommendations contained in the
Oakhill Brewster Historic District Design Guidelines in that the proposed construction is
consistent with the Secretary of the Interior's Standards for Rehabilitation and will be
compatible in terms of architecture, design and arrangement.
3. The proposed project is consistent with the applicable Secretary of the Interior's Standards,
as follows:
a. The new garage and accessory dwelling unit will be stand-alone structure and will not
directly impact the adjacent historic residence. Therefore, the spatial relationship that
characterizes the property will remain generally unchanged. The height will be increased
by 8'10", but as the garage will be located downslope from the site its auxiliary function
will be clear and the new structure will not visually compete with the primary residence.
b. The garage and accessory dwelling unit will be constructed as a stand-alone structure
and therefore, will be reversible. Should the new structure be removed in the future the
essential form and integrity of the historic property and its environment would be
unimpaired.
4. The proposed project, as conditioned, will not constitute a nuisance or be detrimental to the
public welfare of the community because it will be operated in conformance with
performance standards specified in the Uniform Building Code, the Petaluma Implementing
Zoning Ordinance, and the City of Petaluma General Plan 2025.
5. The proposed project, as conditioned, is consistent with the standards for Site Plan and
Architectural Review stated in Section 24.010 of the Implementing Zoning Ordinance in the
following ways:
The proposed design of the garage is in keeping with the harmony and proportion of the
associated residence and streetscape. The garage and accessory dwelling unit will
feature a front setback of 24'6" and be sited downslope of the associated farmhouse.
The design, massing and scale of the garage will mirror the adjacent residence and will
use the same materials (wood clapboard, wooden windows and asphalt singles) so as to
ensure compatibility with the existing residence and avoid unnecessarily standing out.
HCPC Resolution No. 2014-04 Page 2
b. The architectural style of the proposed building incorporates design measures used in the
adjacent residence such as symmetrical double sash windows, elongated massing, and
minimal detailing. The east and west elevation wills feature asymmetrical, fixed windows
but as they are not readily visible from the street it is not expected that those design
measures will necessarily degrade the visual quality of the building. The overall design is
simple and reflective of adjacent residences such that its construction will not depart
significantly from the established aesthetic.
c. The new construction will retain the existing front setback of 24'6" which will ensure that
its visibility continues to be minimized and that it does not draw undue attention. The
retention of the existing garage front setback will ensure that the relationship between
the primary residence and the accessory structure/dwelling unit is not altered and the
new construction will continue to be seen as an auxiliary element to that of the primary
residence.
d. The proposed building will be located on the some footprint as the existing building,
downslope from the primary residence and will reach 20'10" in height as measured to
the midpoint between the eaves and the ridge of the roof. The height limit in the R-3
Zoning District is 21 feet for primary structures and accessory dwelling units. The proposed
building will not exceed 21' in height and will feature massing, design and color that
mirrors that of the existing residence and it is therefore expected to be compatible with
the structures in the immediate neighborhood.
e. Ingress/ egress will be unchanged by the project as it will be located on the some
footprint as the existing garage.
ADOPTED this 9th day of September, 2014, by the following vote:
Committee Member
Aye
No
Absent `
Recused r
Benedetti- Petnic
X
Lin
X
Gomez
X
Kosewic
X
Marzo
X
Councilmember Miller
X
Vice Chair Pierre
X
Schlich
X
Chair Wolpert
X
HCPC Resolution No. 2014-04 Page 3
ATTEST:
Bill Wolpert, Chair
APPROVED AS TO FORM:
I 5j/ t fJjF �.
Heiother Hines, C mmittee Secretary Andrea Visveshwara, Assistant City Attorney
HCPC Resolution No. 2014-04 Page 4
Exhibit 1
CONDITIONS OF APPROVAL
Conley Garage Remodel
619 Prospect
APN 006-243-003
City File Number: PLSR-14-0012
Subject to conditions stated herein, this Historic Site Plan and Architectural Review approval
authorizes the Conley Garage Remodel at 619 Prospect Street, located within the Oakhill Brewster
Historic District, APN 006-243-003
2. Plans submitted for building permit review shall be in substantial conformance with approved
plans reviewed for Historic Site Plan & Architectural Review request and date stamped August 28,
2014 except as modified by the following conditions.
3. Building permit plans shall include the following modifications and clarifications:
• All doors and windows shall be wood, including the garage door
• Roofing shall be asphalt shingles
• A window shall be added on the first floor of the rear facade to match floor plan
• Dimensions of the two sets of doors on the rear of the garage shall be of equal width
• The two sets of doors on the garage shall be replaced with French doors or shall have
thicker sash
• The columns off the rear deck shall be vertical
4. Prior to the issuance of any development permit, the applicant shall revise the site plan or other
first sheet of the office and job site copies of the Building Permit plans to list these Conditions of
Approval as notes.
5. Construction activities shall comply with performance standards specified Zoning Ordinance
Chapter 21 and the Petaluma Municipal Code Sections (noise, dust, odor, etc.).
6. The project shall be subject to all applicable development impact and other City fees.
7. The applicant shall defend, indemnify and hold harmless the City and its officials, boards,
commissions, agents, officers and employees ("Indemnitees") from any claim, action or
proceeding against Indemnitees to attack, set aside, void or annul any of the approvals of the
project. The applicant's duty to defend, indemnify and hold harmless in accordance with this
condition shall apply to any and all claims, actions or proceedings brought concerning the
project, not just such claims, actions or proceedings brought within the time period provided for in
applicable State and/or local statutes. The City shall promptly notify the applicant/developers of
any such claim, action or proceeding. The City shall cooperate fully in the defense. Nothing
contained in this condition shall prohibit the City from participating in the defense of any claim,
action, or proceeding, and if the City chooses to do so, applicant shall reimburse City for
attorneys' fees and costs incurred by the City.
HCPC Resolution No. 2014-04 Page 5
Building Division:
6. Plans submitted for building permit shall illustrate compliance with CAL Green Modified Tier 1
Building Requirements
Department of Public Works (Engineering Division):
7. Wastewater capacity fee shall be applied for accessory dwelling unit.
B. All portions of broken, displaced or cracked sidewalk along the Prospect Street frontage shall be
removed and replaced in accordance with City standards. An encroachment permit is required
for all sidewalk replacement work.
9. On plan submitted for a building permit, provide a proposed drainage plan. Identify proposed
storm drain piping and connections to the existing public storm drain system on the site plan. No
lot to lot drainage allowed.
10. A new water/ service meter may be required if the Fire Marshal's Office requires fire sprinklers for
the proposed garage/additions
Fire Marshall
12. Fire sprinkler systems designed and installed in accordance with NFPA 13-D are required in all new
residential structures. These systems shall be calculated for two -head activation at the most
remote heads. Installation the fire sprinkler system requires approved plans and permit from the
Fire Prevention Bureau prior to work commencing. The owner/contractor shall submit a permit
application with three (3) sets of plans, cut sheets, and calculations. This system must comply with
NFPA 13D.
HCPC Resolution No. 2014-04 Page 6