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HomeMy WebLinkAboutResolution 2008-010 N.C.S. 01/07/2008 Resolution No. 2008-010 N.C. S. of the City of Petaluma, California RESOLUTION OF THE CITY COUNCIL OF PETALUMA OVERTURNING THE DECISION OF THE HISTORIC AND CULTURAL PRESERVATION COMMITTEE, GRANTING THE APPEAL, AND APPROVING THE BREEN ADDITION AT 500 HOWARD STREET, APN 006-142-014 WHEREAS, on November 8, 2007, the Historic and Cultural Preservation Committee of the City of Petaluma held a public hearing to consider the Breens' application for a proposed 1.,241 square foot addition to the existing 817 square foot. residence at 500 Howard Street, APN 006-142-014, in the Oakhill-Brewster Historic District; and, WHEREAS, after considering the public testimony and application materials, the Historic and Cultural Preservation Committee was unable to make the findings required to approve the project as they found it inconsistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings ("Secretary of the Interior's Standards") and the Oakhill- Brewster Historic District Preservation Guidelines & Standards ("Oakhill-Brewster Guidelines"), and therefore inconsistent with the General Plan, the Zoning Ordinance, and ineligible for a CEQA exemption, and therefore denied the project; and, WHEREAS, on November 16, 2007, the City Clerk received a letter appealing the Historic and Cultural Preservation Committee's decision on behalf of the Breens; and, WHEREAS, the Petaluma City Council held a noticed public hearing on January 7, 2008; and, WHEREAS, after considering the public testimony and application materials, the Petaluma City Council found that the proposed project uses the Secretary of the Interior's Standards and the Oakhill-Brewster Historic District Guidelines consistent with Zoning Ordinance Section 17-507 and, therefore found that the required findings can be made and that the project is consistent with the General Plan, the Zoning Ordinance, and eligible for a CEQA exemption. NOW, THEREFORE, BE IT RESOLVED that the City Council, based on the evidence and testimony presented for the record at the public hearing, hereby overturns the decision of the Historic and Cultural Preservation Committee, grants the appeal, and approves the Breen Addition at 500 Howard Street. Findings 1. The Historic and Cultural Preservation Committee, authorizes a 1,241 square foot addition to the existing 817 square foot residence located at 500 Howard Street in the Oakhill-Brewster Historic District. The project would add 801 square feet at the main floor level and 440 square feet at the daylight basement level. The height measurement Resolution No. 2008-OPO N.C.S. Page 1 would increase from 19.7 feet to 23.3 feet, as measured from average grade to peak of roof. 2. The proposed project, as conditioned, is consistent with the intent of the General Plan and policies to preserve Petaluma's architectural heritage; retain the unique qualities of West side residential areas; and to upgrade the quality of residential development throughout the City. The project is consistent with the Urban Standard General Plan land use designation which contemplates single-family residential uses. 3. The project, as conditioned, is consistent with the uses allowed in the One-Family Residence (R-1:6,500) zoning district and the applicable development standards. The non-conforming front yard setback is an existing condition and will not be made more non-conforming as a result of this project. The project will result in a parking configuration that is consistent with current parking requirement for asingle-family residence. 4. The proposed project, as conditioned, uses the Oakhill-Brewster Historic District Guidelines and the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings consistent. with Zoning Ordinance Section 17-507. 5. The proposed project, as conditioned, will not constitute a nuisance or be detrimental to the public welfare of the community in that it will be operated in conformance with the standards specified in the Uniform Building Code, the Petaluma Zoning Ordinance and. the 1987 City of Petaluma General Plan. (Except as Modified by the Conditions for Noise). 6. The project is exempt. from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301, Class 1(e)(2), Existing Facilities, which allows additions to existing buildings. A historic resource evaluation of the project was prepared by Vicki Beard of Tom Origer & Associates. The HRE supports that the project uses the Secretary of the Interior's Standards and the Oakhill-Brewster Historic District Guidelines consistent with Zoning Ordinance Section 17-507. 7. The proposed structure and site plan, as conditioned, conforms to the requirements of Site Plan and Architecture Review Standards for Review of Applications 26-406 (A) of the Zoning Ordinance as: a. Quality materials are used appropriately in harmony and proportion to the existing residence and surrounding structures, b. The architectural style is appropriate and is compatible with the existing residence and other structures in the immediate neighborhood, c. The siting of the structure is comparable to the siting of other structures in the immediate neighborhood, and d. The bulk, height, and color of the structure is comparable to the bulk, height, .and color of other structures in the immediate neighborhood. Resolution No. 2008-010 N.C.S. Page 2 Conditions of Approval 1. Approval is granted fora 1,241 square foot addition to the existing 817 square foot residence located at 500 Howard Street in the Oakhill-Brewster Historic District. The project would add 801 square feet at the main floor level and 440 square feet at the daylight basement level. The height measurement would increase from 19.7 feet to 23.3 feet, as measured from average grade to peak of roof. 2. The plans submitted for building permit review shall be in substantial conformance with those plans on file in the Planning Division and date stamped October 4, 2007, except as modified by the following conditions. 3. Prior to the issuance of any development permit, the applicant shall revise the site plan or other first sheet of the office and job site copies of the Building Permit plans to list these Conditions of Approval as notes. 4. Prior to building permit approval, the plans shall be modified such that the rear elevation French door is replaced with a standard single door, subject to the. review and approval of staff 5. Prior to building permit approval, the plans shall be modified such that the east pair of windows on the Kent Street elevation are lengthen to match those on the west side of the same elevation, subject to the review and approval of staff.. 6. Prior to building permit approval, the plans shall be modified such that the horizontal siding boards on the new construction are wider than the siding on the original house. On the Kent Street elevation, where the existing house and addition meet, a vertical board shall separate the new and old construction. These details shall be subject to the review and approval of staff. 7. All windows and doors shall be un-clad wood. 8. The site shall be kept clear at all times of all garbage and debris. No outdoor storage shall be permitted. 9. All construction activities shall be limited to 8:00 a.m. to 5:30 p.m. Monday through Friday. Construction activities that generate little or no noise (plumbing, painting, electrical, etc.) are permitted on Saturdays from 9:00 a.m. to 5:00 p.m. Construction shall be prohibited on Sundays and all holidays recognized by the City of Petaluma. 10. The applicant shall defend, indemnify, and hold harmless the City or any of its boards, commissions, agents, officers., and employees from any claim, action, or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside., void, or annul any of the approvals of the project, when such claim or action is brought within the time period provided for in applicable State and/or local statutes. The City shall promptly notify the applicants/developers of any such claim, action, or proceeding. The City shall coordinate in the defense. Nothing contained in this condition shall prohibit the City from participating in a defense of any claim, action, or proceeding and if the City chooses to do so appellant shall reimburse City for attorneys' fees by the city. Resolution No. 2008-010 N.C.S. Page 3 From the City Engineer (Craig_Spauldin>;) 11. Remove and replace any broken and displaced sidewalk, curb, and gutter along the three street frontages. 12. Construct pedestrian ramps at the corner of Howard and Kent and the corner of Howard and Galland. 13. The surface runoff from the new addition and impervious surfaces shall be directed to the public street. New surface runoff from the subject property shall not adversely affect adjacent properties. Standard Historic and Cultural Preservation Committee Conditions 14. In the event that archaeological remains 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 any archaeological remains are uncovered. 15. The colors and exterior materials of construction of the new building/addition and the existing building shall match. 16. External downspouts shall be painted to match background building colors. Scuppers without. drainage pipes may not be installed because of probable staining of walls (overflow scuppers are excepted). 17. All exterior light fixtures shall be shown on plans subject to staff review and approval. All lights attached to buildings shall provide a soft "wash" of light against the wall. All lights shall conform to City Perforn~ance Standards (e.g., no direct glare, no poles in excess of 20 feet height, etc.) and shall compliment building architecture. ls. Prior to building permit approval, temporary protective fencing shall be erected 5' outside the drip line of all trees to be preserved/protected and all trees (on neighboring property) in proximity to construction activities. The fencing shall be a minimum of 5' in height and shall be secured with in-ground posts subject to staff inspection prior to grading permit issuance and any grading/construction activity. Proof of fencing installation shall be provided in the form of photographs prior to issuance of the building permit. Under the power and authority conferred upon this Council by the Charter of said City. REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approv~d as to Council of the City of Petaluma at a Regular meeting on the 7`h day of January, /Form: 2008, by the following vote: ~ ~ City At~ ey AYES: Harris, Nau, O'Brien, Vice Mayor Rabbitt, Mayor Torliatt NOES: Barrett ABSENT: Freitas ~ ' ABSTAIN: None ATTEST: ~ - City Clerk Mayor Resolution No. 2008-010 N.C.S. Page 4