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HomeMy WebLinkAboutHCPC Resolution 2016-04 09/27/2016RESOLUTION 2016 -04 CITY OF PETALUMA HISTORIC AND CULTURAL PRESERVATION COMMITTEE APPROVING HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW FOR THE BREEN RESIDENCE GARAGE REPLACEMENT PROJECT LOCATED AT 500 HOWARD STREET FILE NO: ' PLSR -16 -0013 WHEREAS, On March 31, 2016 Brent Russell of Studio 202 submitted an application for Historic Site Plan and Architectural Review to demolish an existing detached garage at 500 Howard Street and build an expanded garage with living space on a second level in the same location; and WHEREAS, the application requests an exceptions to required setbacks pursuant to Implementing Zoning Ordinance (IZO) §24.040 on the grounds that the proposed new garage is located in the same location as the existing structure on the lot, and that the prevailing development pattern in the vicinity includes several properties with garages of a similar setbacks; and WHEREAS, the subject property is located in the Oakhill- Brewster Historic District; and WHEREAS, the existing primary residence located at 500 Howard Street exhibits historic significance as an excellent example of vernacular architecture in the Builder Style as outlined in a Historical Resource Evaluation completed by Origer & Associates and dated October 16, 2007; and WHEREAS, the existing detached garage to be demolished was built in 1949 and is not a historically significant structure as determined by a Historical Resource Evaluation completed for the property; and WHEREAS, on September 15, 2016 a public notice of the hearing before the Historic and Cultural Preservation Committee was published in the Argus Courier and mailed to all property owners and occupants within 500 feet of the subject property; and WHEREAS, a staff report dated September 27, 2016 and incorporated herein by reference analyzed the project's potential to impact an identified historic resource for the Historic and Cultural Preservation Committee; and WHEREAS, the Historic and Cultural Preservation Committee considered the project at a noticed public hearing on September 13, 2016, at which time all interested parties had the opportunity to be heard; and WHEREAS, the project has been reviewed in compliance with the 2016 CEQA guidelines and has been determined to be categorically exempt in accordance with CEQA Section 15303(e) (New Construction or Conversion of Small Structures), as the proposed new garage and second -level study involves only a negligible expansion of use that is complementary tot eh historic structures on the property; and WHEREAS, the proposed project is not subject to any of the exceptions to the use of a categorical exemption as outlined in CEQA Section 15300.2. The project site is not located on or near an environmentally sensitive area, is not visible from a scenic highway, is not included on a hazardous waste site, and, as conditioned, will not adversely impact historic resources, or otherwise generate or contribute to any potentially significant impacts. HCPC Resolution No. 2016 -04 Page 1 NOW THEREFORE BE IT RESOLVED that on September 27, 2016 the Historic and Cultural Preservation Committee fully considered all evidence presented at the duly noticed public hearing regarding this matter, and on the basis of the staff report, testimony and other evidence and the record of proceedings herein, approves the request for Historic Site Plan and Architectural Review for the "Breen Residence Garage Replacement" project at 500 Howard Street with conditions. BE IT FURTHER RESOLVED that the Historic and Cultural Preservation Committee, adopts the following findings for approval of the Historic SPAR application, as supported by the record of proceedings: An exception to the required setback for detached garage structures is granted pursuant to IZO §24.040 (Exceptions to Required Setbacks) for the proposed project, as conditioned, on the grounds that the position of the proposed garage maintains the historical setback from the street for the property, nearby properties feature similar garage front setback distances, the reduced setback will not adversely affect the privacy of adjacent properties, the location of the proposed garage will not significantly increase shading of adjacent properties, provisions are in place to manage maintenance and drainage on the site, and the design of the accessory structure is compatible with that of the principal dwelling. 2. The proposed project, as conditioned, is consistent with the Site Plan and Architectural Review standards contained in Section 24.010 of the IZO in the following ways: a. (Materials) The proposed detached garage and second -floor study will use quality materials that match the primary residence, including wood siding, wood windows and doors, and concrete foundation. All proposed materials will be consistent with the primary residence. b. (Harmony of Architectural Style) The proposed garage features a horizontal orientation with roof lines and design matching the primary residence. The story- and - one -half design minimizes height and relative massing in relation to adjacent structures. The hip dormer roof facing the street maintains the prevailing roof line of the primary structure. c. (Compatibility) The design, as conditioned, remains simple and reflective of the Builder Style of the primary residence. The materials, window design, colors, and detailing of the detached garage will match the residence and will remain compatible with adjacent structures in the immediate vicinity. d. (Siting) The proposed garage occupies the same space as the existing structure but is expanded toward the interior of the lot by 4' -4 ". The garage will maintain the existing orientation of structures on the lot and the prevailing mode of access. The proposed garage is located adjacent to the garage of the adjacent property on Galland Street and is sufficiently set back from the adjacent home on Kent Street to minimize loss of light, air, and privacy. e. (Bulk /height /color) The architectural style of the modifications is appropriate for the property and will retain the character of the Builder Style primary residence through appropriate massing, articulation, and form. (Circulation) The proposed garage is sited in the same position as the existing garage and will not have an effect on prevailing circulation patterns. By creating a functional garage for vehicle storage, the project will reduce the need for on- street parking. 3. The proposed project, as conditioned, will not adversely affect the exterior architectural characteristics or other features of the primary residence in that the proposed garage is detached and —as shown on plans dated August 30, 2016 —is compatible with the primary residence in terms of massing, scale, materials and detailing. HCPC Resolution No. 2016 -04 Page 2 4. The project, as conditioned, is consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties. The project, as conditioned, is compatible in terms of scale, massing and detailing and will not impair the essential building form or overall integrity. 5. The project, as conditioned, is consistent with the Oakhill- Brewster Historic Overlay Design Guidelines in that the project involves an appropriate use, complements the historic character of the property; employs authentic historic elements, materials, and detailing; and is harmonious with historic and adjacent structures. ADOPTED this 27th day of September, 2016, by the following vote: Commission Member Aye No Absent Abstain Councilmember King X Vice Chair Benedetti - Petnic X Gomez X Chair Lin X Marzo X Pierre X Wolpert X Perlis X Schlich X Diana Gorse Chair ATTEST: APPROVED AS TO FORM: Bather Hines, commission Secretary Lisa Tennenbaum, Assistant City Attorney HCPC Resolution No. 2016 -04 Page 3 Exhibit 1 CONDITIONS OF APPROVAL Breen Residence Garage Replacement 500 Howard Street (APN 006 -142 -014 City File Number: PLSR 16 -0013 Planning Division Standard Conditions of Approval 1. The plans submitted for building permit review shall be in substantial conformance with the plans on file in the Planning Division, date stamped August 30, 2016 and the color materials board provided except as modified by the following conditions. 2. This approval is granted for and contingent upon construction of the project as a whole, in a single phase, with the construction and /or installation of all features approved and required herein. Modifications to the project, including but not limited to a change in construction phasing, shall require Site Plan and Architectural Review in accordance with Implementing Zoning Ordinance (IZO) §24.010. 3. Prior to the issuance of any construction permits, these conditions of approval shall be included with the plan set. A copy of the approved plans shall be maintained on -site when construction activities are occurring. 4. The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be permitted other than typical bulk materials,, i.e., lumber, appliances, window systems, etc., temporarily stored through the normal course of construction. 5. All exterior lighting shall provide a "soft wash" of light against the wall and shall be hooded and directed downward with no direct glare into bicyclists' or pedestrians' eyes, and shall conform to Implementing Zoning Ordinance §21.040(D). Construction activities shall comply with performance standards specified in Implementing Zoning Ordinance Chapter 21 (Performance Standards). Construction activities shall comply with the performance standards specified in Zoning Ordinance Chapter 21 and the Petaluma Municipal Code Sections (noise, dust, odor, etc.). Construction hours are limited to Monday through Friday from 8:00 a.m. to 6:00 p.m. and Saturday from 9:00 a.m. to 5:00 p.m. Construction is prohibited on Sundays and all holidays recognized by the City of Petaluma. 8. During construction activities, the site shall be kept clear of all garbage and debris at all times. 9. If during the course of ground disturbing activities, including, but not limited to: excavation, grading and construction, a potentially significant prehistoric or historic archeological resource is encountered, all work within a 100 foot radius of the find shall be suspended for a time deemed sufficient for a qualified and city approved cultural resource specialist to adequately evaluate and determine significance of the . discovered resource and provide treatment recommendations. Should a significant archeological resource be identified a qualified archaeologist shall prepare a resource mitigation plan and monitoring program to be carried out during all construction activities. HCPC Resolution No. 2016 -04 Page 4 10. In the event that paleontological resources, including individual fossils or assemblages of fossils, are encountered during construction activities all ground disturbing activities shall halt and a qualified paleontologist shall be procured to evaluate the discovery and make treatment recommendations. 11. In the event that human remains are uncovered during earthmoving activities, all construction excavation activities shall be suspended and the following measures shall be undertaken: a. The Sonoma County Coroner shall be contacted to determine that no investigation of the cause of death is required. b. If the coroner determines the remains to be Native American the coroner shall contact the Native American Heritage Commission within 24 hours. c. The project sponsor shall retain a City- approved qualified archaeologist to provide adequate inspection, recommendations and retrieval, if appropriate. d. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descended from the deceased Native American, and shall contact such descendant in accordance with state law. e. The project sponsor shall be responsible for ensuring that human remains and associated grave goods are reburied with appropriate dignity at a place and process suitable to the most likely descendent. 12. 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. 13. If a construction permit has not been issued for the project within twelve (12) months of this approval letter, this approval shall become void. A twelve -month extension may be granted if requested at least thirty (30) days prior to the initial twelve (12) month expiration date. Special Conditions 14. Prior to the issuance of a building permit, the applicant shall submit, for Planning Manager review and approval, the following: a. Specifications for garage door to include True Divided Light windows, wood construction, and additional detailing to read as paired doors similar to the garage door sample submitted by the applicant at 228 5th Street. b. Specifications for all new windows. As depicted on the approved plan set, windows shall be wood frame, double -hung, and painted to match existing windows on the principal residence c. Specifications for all new doors. This approval requires that said doors shall convey a historically appropriate texture and material, consistent with the Oakhill- Brewster Historic HCPC Resolution No. 2016 -04 Page 5 District: Preservation Guidelines and Standards and the doors of the existing principal residence. 15. On plans submitted for building permit, the approved materials and colors for all siding, windows, trim, doors, and roof, shall be clearly indicated on the plans. Public Works Conditions 16. Remove and replace any broken and displaced sidewalk, curb, and gutter along the three frontages that may result from construction activities. 17. Repair any damaged pedestrian ramps at the corners of Galland, Howard and Kent Streets. 18. All frontage improvements shall meet current accessibility and ADA requirements. 19. The surface runoff from the new addition and new impervious surfaces shall be directed to the public street. New surface runoff from the subject property shall not adversely affect adjacent properties. Fire Department Conditions 20. As is noted on the plans, date stamped August 30, 2016, the new structure shall be protected with a residential fire sprinkler system per Petaluma Fire Code 903.2.20.1 21. Exterior walls at least three feet from a property line are not required to be 1 -hour rated or to have protective openings if the building is protected with a residential fire sprinkler system, per California Building Code Table 602, Footnote i. Building Department Conditions 22. Openings in walls less than 5 feet from the property line are limited to 15% of the wall space if the structure is provided with sprinklers. HCPC Resolution No. 2016 -04 Page 6