HomeMy WebLinkAboutHCPC Resolution 2016-05 09/13/2016RESOLUTION 2016 -05
CITY Of PETALUMA
HISTORIC AND CULTURAL PRESERVATION COMMITTEE
DENYING AN APPEAL AND UPHOLDING.THE ADMINISTRATIVE APPROVAL OF
HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW FOR THE
COATES REMODEL PROJECT
LOCATED AT 332/334 KEOKUK STREET
APN:,006 -212 -003
FILE NO: PLSR -16 -0016
WHEREAS, Chris Lynch of MAD Architecture submitted an application for Site Plan and
Architectural Review approval, on behalf of property owners Carole Coates and Teddy Herzog, for
alterations to the residential structure located at 332/334 Keokuk Street (APN 006 -212 -003) ( "Project ");
and
WHEREAS, after notice thereof having been duly, regularly and lawfully given, on July 28, 2015,
the Planning Manager issued approval of the Historic Site Plan and Architectural Review request,
subject to conditions; and
WHEREAS, on August 2, 2016, the owner of 338 Keokuk Street submitted a valid and timely
appeal of the administrative decision to approve the application, pursuant to IZO Section §24.070(B) (2)
and,
WHEREAS, on September 13, 2016 the Historic and Cultural Preservation Committee held a duly
noticed public hearing to consider the appeal, at.which time all persons interested had the opportunity
to be heard; and,
WHEREAS, prior to adopting this resolution, public notice was published in the Argus Courier and
mailed to residents and occupants within 500 feet of the Project site, all in compliance with state and
local law; and
NOW THEREFORE, BE IT RESOLVED THAT:
A. Pursuant to Implementing Zoning Ordinance §24.070(G), the Historic and Cultural Preservation
Committee hereby denies the appeal and upholds the administrative approval of Historic Site
Plan and Architectural Review.
B. The foregoing recitals are true and correct and incorporated herein by reference.
C. Based on the staff report, staff presentation, comments received and the public hearing, the
Historic and Cultural Preservation Committee makes the following findings based on substantial
evidence in the record:
California Environmental Quality Act
1. The Project is categorically exempt from the California Environmental Quality Act (CEQA),
pursuant to CEQA Guidelines Section 15301 (Existing Facilities) and Section 15331 (Historic
Resources), as a remodel to an existing structure that will not result in an increase of more
than 50 percent of the floor area of the structure which will be done in a manner consistent
with the Secretary of the Interior's Standards for Rehabilitation.
HCPC Resolution No. 2016 -05 Page 1
General Plan
2. The Project is consistent with the site's Land Use Map designation of Diverse Low Density
Residential since it would result in the site continuing to accommodate a residential land use.
3. General Plan Policy 1 -P -3 states, "Preserve the overall scale and character of established
residential neighborhoods." The Project is consistent with this policy through its conformance
with R2 development standards 'which implement the General Plan Land Use Map
designation for the subject site.
4. General Plan Policy 2 -P -3 states, "Maintain landmarks and aspects of Petaluma's heritage
that foster its unique identity." The Project will facilitate investment in a local historic resource
through interior and exterior changes. Proposed alterations maintain publicly visible
character - defining features and also accommodate modern lifestyles.
Implementing Zoning Ordinance
5. The Project is consistent with all R2 zoning district development standards, including but not
limited to, those concerning setbacks, building height, lot coverage, and parking.
6. Implementing Zoning Ordinance (IZO) § 15.070(A) (2) (Standards for Review: Historic Districts)
states, in relevant part,
"The proposed work shall not adversely affect the exterior architectural characteristics or
other features of the property which is the subject of the application, nor adversely
affect its relationship in terms of harmony and appropriateness with its surroundings
including neighboring structures, nor adversely affect the character, or the historical,
architectural, or aesthetic interest or value of the district."
The Project is consistent with these standards since it will result in exterior changes that: (1)
are minimally visible from Keokuk Street as they are located at the rear and side elevations of
the existing residence; and (2) will be constructed using materials and architectural detailing
(e.g. wood windows, V- grooved horizontal wood siding) appropriate for the architectural
style of the property. All existing exterior architectural characteristics noted in the DPR 523
forms above would remain and continue to convey the historic nature of the residence.
Oakhill Brewster Historic District Guidelines
7. The Project concerns exterior changes that are either not visible or minimally visible to the
public. Therefore, this action takes into account Section 11.3 of the district's guidelines and
standards which state, "Emphasis on historic review is on portion visible to the public, with
greater leeway permitted in areas not viewed by the "public at large."
8. The Project consists of alterations that restore original features (e.g., aluminum sash windows
replaced with wood sash windows) and which integrate new features (i.e., windows and
doors) that are consistent with the structure's original design. For those features which are
new and not of the residence's historic period (i.e., skylights, rear deck) they are either not
visible or minimally visible to the public. Views from Pepper School Alley were considered in
this action but given lesser preference due to the absence of pedestrian facilities (e.g.,
sidewalk, trail) and since primary pedestrian traffic occurs on streets surrounding the block
(i.e., Keokuk Street, Oak Street, Liberty Street, Prospect Street).
The Project includes the use of historically accurate siding (i.e., V- grooved horizontal) and
trim painted to match existing colors.
HCPC Resolution No. 2016 -05 Page 2
10. Guidelines and standards under the following topics are not applicable: architectural style,
arrangement, landscape, and signs.
Secretary of Interior's Standards and Guidelines
11. The Project is consistent with the Secretary of the Interior's Standards for Rehabilitation and
Guidelines for Rehabilitating Historic Buildings, as follows:
a) Standard #1: The Project would enable the continued use of the site in its historic purpose
of a residential dwelling and in a way that requires no changes to the publicly visible
defining characteristics of the building;
b) Standard #3: The Project would not result in alterations that create a false sense of
historical development in that the second story deck is clearly distinguished from the
existing residence. Similarly, proposed changes to existing windows and doors would not
alter the historic character of the residence;
c) Standard #5: The Project will retain and, where existing window and door openings are
closed, install distinctive historic features such as the V- grooved horizontal siding. The
Project's new window and doors would result in a fenestration area and pattern similar to
the existing historic condition;
d) Standard #9: The Project's alterations at the rear and side elevations of the residence will
not destroy historic materials, features, or the spatial relationship that characterizes the
property, in that the scope of work will incorporate historically- appropriate materials and
features to ensure that the property's character is retained; and
e) Standard #10: The Project will be undertaken in such a manner that, if removed in the
future, the essential form and integrity of the historic property and its environment would
be unimpaired. The second story deck may be removed without affecting the existing
residences historic architecture. The Project would not alter the existing building footprint.
The Project would also replace /remove existing aluminum windows; thereby, bringing the
building into closer conf0l mance with its period of historic significance.
f) Standards 2, 4, and 6 through 8 do not apply to the Project.
Site Plan and Architectural Review
12. The Project is consistent with the Site Plan and Architectural Review standards stated in IZO
§24.010, as follows:
a. The Project will use quality materials (e.g. horizontal V- grooved wood channel siding,
wood windows) to ensure harmony and proportion of overall design that is consistent
with the surrounding neighborhood;
b. The Project retains the residence's existing architectural style which facilitates the
property's contribution to a vast diversity of architectural styles found within the Oakhill
Brewster Historic District;
c. The Project would not alter the footprint or height of the existing residence, and is
consistent with all development standards as outlined for the R2 zoning district, such as
setbacks, height, lot coverage, and parking, and will be minimally visible from adjacent
public streets;
d. This finding is not applicable to the proposed project since it includes the remodel of an
existing residence with no existing signage;
HCPC Resolution No. 2016 -05 Page 3
e. The bulk, height, and color of the proposed project is in harmony with the existing historic
structure and other structures found within the immediate neighborhood in that the
remodel is limited to minor modifications which will not change the bulk, height, or color
of the residence, will be minimally visible from surrounding streets, is of materials and
colors matching the existing residence;
b) The Project retains existing, on -site landscaping and proposes new planting at ground
level and upon the rear, second -floor deck at the north property line; and
c) The Project would not alter existing ingress, egress, or internal circulation.
D. Based on its review of the entire record herein, including the September 13, 2016 Historic and
Cultural Preservation Committee staff report, all supporting, referenced, and incorporated
documents and all comments received and foregoing findings, the Historic and Cultural
Preservation Committee hereby denies the appeal and upholds the administrative approval of
Historic Site Plan and Architectural Review for the Project, subject to the conditions of approval
attached hereto as Exhibit A.
ADOPTED this 13th day of September, 2016, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Councilmember King
X
Benedetti- Petnic
X
Chair Gomez
X
Lin
X
Vice Chair Marzo
X
Pierre
X
Wolpert
X
Perlis
X
Schlich
X
ATTEST:
A ines, Co mission Secretary
Diana Gomez, Chair
APPROVED AS TO FORM:
r
Lisa Tennenbaum, Assistant City Attorney
HCPC Resolution No. 2016 -05 Page 4
Exhibit 1
SPAR CONDITIONS OF APPROVAL
Coates Remodel Project
332/334 Keokuk Street
APN 006 - 212 -003
File PLSR -16 -0016
Planning Division
Standard Conditions of Approval
1. The plans submitted for building permit shall be in substantial conformance with those plans on file in
the Planning Division and date stamped June 1, 2016.
2. Prior to building permit issuance, the applicant' shall submit, for Planning Manager review and
approval, the following:
a. A detailed landscape and irrigation plan for: (a) the six (6) foot tall screen wall on the north
elevation of the rear, second -story deck; and (b) six (6) new fifteen (15) gallon Hopseed Bush
and Photinia at ground level; and
b. Specifications for all new windows. As depicted on the approved plan set, windows shall be
wood frame and painted to match those existing.
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 District:
Preservation Guidelines and Standards.
3. Exterior lighting is not approved as part of this application.
4. These conditions of approval shall be included as notes on the first sheet of the building permit
plans.
5. On plans submitted for building permit, the approved materials and colors for all modifications
(siding, windows, trim, doors, etc.) shall be clearly indicated on the plans.
6. During construction activities, the site shall be kept clear of all garbage and debris at all times.
7. Construction activities shall comply with performance standards specified in Implementing 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. The applicants /developers shall defend, indemnify, and hold harmless the City or any of its boards,
commission, agents, officers, and employees from any claim, action or proceeding against the City,
its boards, commission, agents, officers, or employees to attack, set aside, void, or annul, the
approval of the project when such claim or action is brought within the time period provided for in
applicable State and /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
these conditions shall prohibit the City from participating in a defense of any claim, action, or
proceeding if the City bears its own attorney's fees and costs, and the City defends the action in
good faith.
9. 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.
HCPC Resolution No. 2016 -05 Page 5