HomeMy WebLinkAboutHCPC Resolution 2022-02 04/12/2022 DocuSign Envelope ID:C1CD2B42-AE99-47CD-95A4-CCC74BOB43C7
RESOLUTION 2022-02
CITY OF PETALUMA
HISTORIC AND CULTURAL PRESERVATION COMMITTEE
APPROVING HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW FOR
THE EAMES RESIDENCE LOCATED AT 235 LIBERTY STREET
APN: 006-273-015
FILE NO: PLSR-2021-0025
WHEREAS, Ryan Eames submitted an application for approval of Historic Site Plan and
Architectural Review alterations to an existing single-family home located at 235 Liberty Street,
within the Oakhill-Brewster Historic District (APN 006-273-015) ("Project"); and
WHEREAS, the Project, given its location within a designated historic district is subject to
review by the Historic and Cultural Preservation Committee consistent with Section 15.020 of
Chapter 15 of the Petaluma Implementing Zoning Ordinance; and
WHEREAS, the Oakhill-Brewster Historic District Preservation Guidelines and Standards,
adopted by the Petaluma City Council in 1990 through Ordinance No. 1796 N.C.S. provide
guidance for new construction to ensure that the characteristics which justify designation of the
District are maintained; and
WHEREAS, with the exception of the historic era retaining wall and stairs which will be
retained, no historic era features of the previous residence remain onsite; and
WHEREAS, on April 12, 2022 the Historic and Cultural Preservation Committee held a duly
noticed public hearing to consider the application, at which time all persons interested had the
opportunity to be heard; and,
WHEREAS, on April 12, 2022, the Historic and Cultural Preservation Committee considered
a staff report analyzing the application, including the California Environmental Quality Act
("CEQA") determination included therein; and
WHEREAS, a public notice of the Historic and Cultural Preservation Committee hearing was
published in the Petaluma Argus Courier and mailed to residents and occupants within 1,000 feet
of the Project site in compliance with state and local law; and
WHEREAS,a neighborhood meeting was held and public hearing signs were posted on site
on March 25, 2022, prior to the public hearing, consistent with City Council Resolution No. 18-107.
NOW THEREFORE, BE IT RESOLVED THAT:
A. The foregoing recitals are true and correct and incorporated herein by reference.
B. 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:
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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 (Historical
Resource Restoration/Rehabilitation),which involves alterations to an existing single-family
dwelling on a residentially zoned site and the project would not be prohibited from the use
of a categorical exemption due to the exceptions listed in Section 15300.2
Petaluma General Plan
2. The Project is consistent with the site's Land Use Map designation of Medium Density
Residential as it would result in alterations to an existing new single-family dwelling on an
approximately 6,120 square foot (0.14 acres) lot.
3. The project is, for the reasons contained in the April 12, 2022 Historic and Cultural
Preservation Committee staff report, consistent with the following General Plan policies:
Policy 1-P-3 Preserve the overall scale and character of established residential
neighborhoods.
Policy 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.
Oakhill-Brewster Historic District Preservation Guidelines and Standards
4. The project is consistent with the applicable Standards for Review listed in Section IV of the
Oakhill Brewster Historic District Preservation Guidelines and Standards, as follows:
a. Architectural Style. The project alteration includes adding a new attached garage
within the existing massing and the addition of a new driveway with front retaining
stone walls, two new attic windows to the primary/front facade, a gable roof at the
rear, restoration of rear porch, and installation of new decorative trim throughout the
residence to match historic photographs circa 1897. New features such as an
attached garage were not typical of a late nineteenth century Queen Anne
residence, although, the alteration allows for modernization of the existing residence
without the removal of character defining features or change to the historic massing
of the residence. These proposed alterations are generally consistent with the
residence's original Queen Anne architectural style in that its distinguished
architectural features including steeply pitched roof, dominant front-facing gable,
patterned shingles, and decorative trim will continue to describe the property's original
architectural style. The Queen Anne is one of the 16 architectural styles appearing in
the Historic District and is identified as the architectural style for this particular
residence. As such, the project is consistent with this District Guideline.
b. Architectural Design. The proposed project does not increase the residential footprint
therefore does not alter the existing scale of the residence. The new rear gable roof
will have a siding material to match the existing second floor horizontal and patterned
siding and the roofing material proposed is a wood shingle composite material. The
new and restored retaining walls will have appropriate basalt stone to match the
historic photographs and neighboring residences. Design motifs such as the existing
trims will be repaired and maintained along with new trim details will be replicated and
applied to the home to match the historic photographs. As stated previously, new
features such as an attached garage were not typical of a late nineteenth century
Queen Anne residence, although, the alteration allows for modernization of the
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existing residence without the removal of character defining features or change to the
historic massing of the residence. As such, the project is consistent with this District
Guideline..
c. Architectural Arrangement (Setback). The proposed new attached garage is in-line
with the existing setback, located under the existing bay window, and does not modify
the existing setback. As such, the project is consistent with this District Guideline.
d. Architectural Arrangement (Side Yards). Similarly to various other properties located
along the Liberty Street frontage, this residence has a prominent front and side yard
and accommodating detached accessory structures. The proposed project does not
increase the residential footprint, though the new attached garage and driveway is
visible to the immediate neighborhood. The project documents include a study of
neighboring properties in the area with a ground floor garage alteration,
demonstrating similarities with new attached garages. The new garage door shall
match the existing front door entrance and does not detract from the existing Queen
Anne architectural features. The style of the garage door is depicted in the east
elevation with heavily molded panels. Garage door colors will include Boothbay Gray
for garage door stiles and rails, Oxford Gray for garage door panels, and Aubergine
and Hale Navy for rosettes. As such, the project is consistent with this District Guideline.
e. Architectural Arrangement (Height). The project does not increase the residence's
overall height. The new rear gable will match the height existing of the front gable in
height,slope, and material, typical of the Queen Anne architectural style.As such, the
project is consistent with this District Guideline.
f. Architectural Arrangement(Roofline).The new rear roof gable is proposed to modify a
previously made modification that is inconsistent with the overall design of the home.
The proposed modification to the roof at the rear of the building will match the existing
front roof gable in height, slope, and material,typical of the Queen Anne architectural
style. Residences within the immediate neighborhood include gable, hip, and shed
roof forms across a variety of architectural styles including the adjacent Craftsman and
Queen Ann architectural style. As such, the project is consistent with this District
Guideline.
g. Architectural Arrangement(Fagade).The proposed project includes a new gable roof
to the rear of the residence; therefore the south fapade is altered to include a pitched
gable roof and a dormer with windows. and will be restored to the original design of a
dormer with windows. The historic photograph dated 1910 (refer to Figure 4) records
an original dormer in the rear of the second floor.The dormer and windows are placed
in an appropriate rhythm to match the existing Queen Anne style. The continuous use
of the existing horizontal and patterned wood siding provides for a cohesive design.
The porch on the ground floor to the rear of the residence will be reinstated to match
the existing front porch in style, architectural features, and materials. As such, the
project is consistent with this District Guideline.
h. Texture and Materials. The project proposes materials that are consistent with the
original Queen Anne style of the residence. Proposed materials include siding to match
existing second floor,which is a combination of horizontal and patterned wood siding,
and the proposed roofing material as a wood shingle composite material in an "aged
cedar" finish. As such the project is consistent with this District Guideline.
i. Color. The project proposes colors that are consistent with the original Queen Anne
style of the residence. For color samples, refer to Attachment E, page 6-7. The colors
are modest, cohesive to the residence and the surrounding structures, and are
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appropriate to the late nineteenth century period.As such is consistent with this District
Guideline.
j. Fencing: A new rear yard pool and new front yard fence are under a separate permit
application and are not part of this HSPAR scope of work.
k. Plantings: A schedule of proposed plantings and reference photographs are included
at Attachment E. Proposed plantings include primarily shrubs and groundcovers in the
front yard on either side of the new driveway. Consistent with COA #12, installation of
landscaping will be contingent upon drought regulations in place at the time of
completion of the residence. As such, the project is consistent with this District
Guideline.
I. Paving:The project includes installation of pavement for a new driveway and sidewalk.
Entrance to the new attached garage will be gently sloped with concrete strip
driveway with a trench drain connected to the on-site drainage. Within the public
right-of-way, all new sidewalk with score pattern to match the existing will be poured
in place with the inclusion of a new driveway apron. Project plans demonstrate the
paved driveway area within the property line meets the maximum square feet allowed
of the front yard. Consistent with COA #15, no more than one-third of the front yard,
or 200 square feet, whichever is greater should be hard-surfaced. The final
measurements shall be provided to staff for final review. As such, the project is
consistent with this District Guideline.
m. Public Access Easement and Dedication on Alleys. As proposed and conditioned with
COA#16, the project will provide a five-foot Public Access Easement at the rear of the
lot, facing Pepper School Alley, and as such is consistent with this District Guideline.
Secretary of Interior's Standards and Guidelines
5. 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 property was historically developed with a residence,and continuous
to be located in a residential zone with a historic district overlay. No changes are
proposed to the use of the building as a single-family residence. As such, the project is
consistent with this standard.
b. Standard #2: The project does not propose removal of integral historic architectural
features related to the "Queen Anne" architectural style. Features to be removed
include later additions such as the existing rear second floor apartment flat roof and
altered stone wall which would be replaced with the historically appropriate basalt
stone material. For the addition of the garage door, the area below the bay window
of cripple wall siding will be removed. As such, the project is consistent with this
standard.
c. Standard #3: As stated previously, new features such as an attached garage were not
typical of a late nineteenth century Queen Anne residence, although, the alteration
allows for modernization of the existing residence without the removal of character
defining features or change to the historic massing of the residence. The project
incorporates architectural features that are compatible with the existing Queen Anne
architectural features and incorporates elements that avoid creating a false sense of
historical development, consistent with this standard.
d. Standard #4: According to the Consistency Evaluation report prepare by Alice P.
Duffee, Historic Preservation Planner, observed the rear of the nineteenth century
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residence was raised to two stories and an apartment was located in the upper level
between 1906 and 1910 of the Sanborn fire insurance maps. A rear ground floor porch
was created under the overhanging second level on the south side. Through a permit
record search, the report also gathered, the second story rear deck and stairs were
rebuilt in 1998. Subsequent reconfiguration of the rear of the residence without
character defining features has not acquired or increased additional historic
significance in its own right to rear of the residence.As such, altering the rear to a gable
roof with dormer and windows, along with restoring the rear ground floor porch to
support the Queen Anne style is consistent with this standard.
e. Standard #5: As previously stated, the project will preserve the historic nineteenth
century residence along with adding a new attached garage, a new driveway with
new front retaining stone walls, two new attic windows to the primary/front facade, a
gable roof at the rear,restoration of rear porch, and installation of new decorative trim
throughout the residence to match historic photographs circa 1897. This will unify the
historic fabric with its distinctive Queen Anne features, finishes, and construction
techniques. As such, the project is consistent with this standard.
f. Standard #6: Deteriorated historic features will be repaired rather than replaced. The
historic photographs provide reference to the missing architectural features that the
project will replace, particularly the historic trims. As such, the project is consistent with
this standard.
g. Standard #7:The project description and scope does not include chemical or physical
treatment details. It is conditioned with COA#17, chemical or physical treatments, if
appropriate, will be undertaken using the gentlest means possible is taken to avoid
damage to the historic materials. As such, the project is consistent with this standard.
h. Standard #8: As conditioned with COA#18, the project is required to comply with
measures to protect and preserve significant archeological resources if potentially
significant prehistoric or historic archeological resources are encountered during the
course of ground disturbing activities. As such, the project is consistent with this
standard.
i. Standard#9:The project alteration includes adding a new attached garage within the
existing massing and the addition of a new driveway with front retaining stone walls,
two new attic windows to the primary/front facade, a gable roof at the rear,
restoration of rear porch, and installation of new decorative trim throughout the
residence to match historic photographs circa 1897. The proposed alterations do not
destroy the historic materials that characterize the property. Furthermore, the
alterations are compatible with the existing massing, size, scale and architectural
features related to the Queen Anne style to protect the historic integrity of this property.
As such, the project is consistent with this standard.
j. Standard #10: The project involves the addition of an attached garage, gable roof at
the rear, driveway and retaining walls that could be removed with no impact to the
historic fabric. As such, the project is consistent with this standard.
Implementing Zoning Ordinance
6. The project site is located within the R3 Zoning District, which permits development of
single-family residences by-right, subject to the objective development standards
contained in Table 4.8 of the IZO. The project does not increase the residential footprint,
nor increases the overall height of the building. As such, the property continues to be
consistent with development standards including setbacks, height, and lot coverage.
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7. The project is consistent with Chapter 15 (Preservation of the Cultural and Historic
Environment), in that it has been reviewed by the HCPC in accordance with the
requirements contained in Section 15.070 of the IZO, and it has been determined that the
proposed alterations will not adversely affect the character, or the historical,architectural,
or aesthetic interest or value of the district.
8. The Project is consistent with the Site Plan and Architectural Review standards stated in IZO
Section 24.010, as follows:
a. The project will utilize materials that are appropriate for the Queen Anne style
residence including a composition horizontal and patterned siding and wood shingle
composite material in an "aged cedar" finish. As such, the project proposes quality
materials that will provide harmony and proportion of the overall design and finds that
the project satisfies IZO Section 24.010(G)(1)(a).
b. The project proposes alterations to an existing Queen Anne style residence which is
one of the inventoried styles listed in the OakhilI-Brewster Historic District Guidelines. As
such, the architectural style is compatible with the overall character of the
neighborhood and finds that the project satisfies IZO Section 24.010(G)(1)(b).
c. The project proposes a new attached garage in-line with the existing setback, located
under the existing bay window, and does not modify the existing setback, finding that
the project satisfies IZO Section 24.010(G)(1)(c).
d. As a residential use, the project does not propose new signage and as such this finding
is not applicable.
e. The new rear roof gable is proposed to match the existing front roof gable in height,
slope, and material, typical of the Queen Anne architectural style. Residences within
the immediate neighborhood include gable, hip, and shed roof forms across a variety
of architectural styles including the adjacent Craftsman and Queen Ann architectural
style.The project proposes colors that are consistent with the original Queen Anne style
of the residence and are modest, cohesive to the residence and the surrounding
structures, and are appropriate to the late nineteenth century period. The proposed
project's rear roof gable height and colors finds that the project satisfies IZO Section
24.010(G)(1)(e).
f. The project proposes plantings that include primarily shrubs and groundcovers in the
front yard on either side of the new driveway that are in keeping with the simplistic
architectural design of the new residence as well as other landscaped front yards in
the immediate neighborhood, consistent with this finding and finds that the project
satisfies IZO Section 24.010(G)(2).
g. The project will utilize the existing street network to access the site from Liberty Street,
including a new driveway apron. Consistent with COA #16, the project will include an
area at the rear of the lot to be dedicated as a Public Access Easement consistent
with the District Guidelines. In addition to vehicular access, the project will also utilize
the existing bicycle and pedestrian network. Therefore, the project is designed to
promote safety and convenience consistent with City standards and finds that project
satisfies IZO Section 24.010(G)(3).
C. Based on its review of the entire record herein,including the April 12,2022 Historic and Cultural
Preservation Committee staff report, all supporting, referenced,and incorporated documents
and all comments received, the Historic and Cultural Preservation Committee hereby
approves Historic Site Plan and Architectural Review for the Project, subject to the conditions
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of approval attached hereto as Exhibit A.
ADOPTED this 12th day of April 2022, by the following vote:
Commission Member Aye No Absent Abstain/Recused
Chair Caputo X
Perlis X
Pitingaro X
Rinehart X
van Ommeren X
EDocuSigned by:
Uc�,visfgLtr C y46, OA.4ur
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Christopher Caputo, Chair
ATTEST: APPROVED AS TO FORM:
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ocuSigned by: DocuSigned by:
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Rivxs, lln ,vtw� � �In,cfer �Lm& f y#J. , Qssisfain�DFSA4F319E4F7...
Heather Hines, Interim CD Director Dylan Brady, Assistant City Attorney
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Exhibit A
CONDITIONS OF APPROVAL
Eames Residence
235 Liberty Street
APN: 006-273-015
File No: PLSR-2021-0025
Planning Division
Standard Conditions of Approval
1. The plans submitted for building permit review shall be in substantial conformance with
plans on file with the Planning Division and dated December 26, 2021, except as may be
modified by the following conditions.A determination of substantial conformance shall be
made by the Planning Manager in writing during the plan check review process. Nothing
shall preclude the Planning Manager from referring a substantial conformance
determination to the Historic and Cultural Preservation Committee for review at a publicly
noticed meeting.
2. The colors, materials, and landscaping shall be in substantial conformance with those
noted on the plan set except as modified by these conditions of approval.
3. The day following approval, the applicant shall provide a check made payable to the
Sonoma County Clerk, in the amount required and published by the Sonoma County Clerk
to file the CEQA Notice of Exemption ("NOE").
4. 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.
5. 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 major change
in construction phasing, may require an amendment to this condition by the Historic and
Cultural Preservation Committee through the Site Plan and Architectural Review provided
at IZO Section 24.010.
6. Consistent with IZO Section 24.010(I), this approval is effective for a twelve (12) month
period unless the permit has been exercised or unless an extension of time is approved in
compliance with IZO Section 24.010(J).
7. Prior to building permit issuance, all development impact fees shall be paid in full prior to
final inspection or issuance of a certificate of occupancy.The applicant/developer has 90
days from the date of this approval to protest the imposition of fees pursuant to
Government Code Section 66020. A protest of the imposition of fees shall be considered
by the City Council at a public hearing within 90 days after its filing, and the decision of
the City Council shall be final.
8. 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.
9. Construction activities shall comply with performance standards specified in IZO Chapter
21 (Performance Standards), except that the permitted construction hours shall be as
follows:
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a. Monday through Friday: 8 a.m. to 6 p.m.
b. Saturday: 9:00 a.m. to 5:00 p.m.
c. Prohibited on Sundays and all holidays recognized by the City of Petaluma.
10. Construction activities shall comply with the following measures, and all shall be noted on
construction documents:
a. Construction Hours/Scheduling: As noted above.
b. Construction Equipment Mufflers and Maintenance: All construction equipment
powered by internal combustion engines shall be properly muffled and
maintained.
c. Idling Prohibitions: All equipment and vehicles shall be turned off when not in use.
Unnecessary idling of internal combustion engines is prohibited.
d. Equipment Location and Shielding: All stationary noise-generating construction
equipment, such as air compressors, shall be located as far as practical from the
adjacent homes. Acoustically shield such equipment when it must be located
near adjacent residences.
e. Quiet Equipment Selection: Select quiet construction equipment, particularly air
compressors, whenever possible. Motorized equipment shall be outfitted with
proper mufflers in good working order.
f. Staging and Equipment Storage: The equipment storage location shall be sited as
far as possible from nearby sensitive receptors.
g. Generators: No generators shall be utilized during nighttime hours (i.e., sunrise to
sunset) to power equipment (e.g., security surveillance) when normal construction
activities have ceased for the day.All such equipment should be powered through
temporary electrical service lines.
11. Prior to commencing construction activities, a sign shall be posted on the site regarding
the allowable hours of construction and contact information for complaints. Proof of sign
installation shall be provided to the Planning Manager prior to construction commencing.
12. On September 13, 2021, the City of Petaluma entered Stage 4 of the Water Shortage
Contingency Plan,designed to reduce water usage through mandatory restrictions. Under
this stage, a moratorium on installation of new landscapes or replanting of existing
landscapes that require water is now in effect. So long as a moratorium on new and
replanted landscapes that require water remains in effect, installing new landscapes or
replanting existing landscapes that require water are prohibited, except for the installation
of stormwater treatment features and bioswales.
If water is needed to establish the stormwater treatment features and/or bioswales,
watering must comply with the city watering schedule in effect.
If a project is complete except for installation of required landscape that requires water,
a landscaping deposit must be filed with the Planning Division prior to a final inspection or
certificate of occupancy. The landscape deposit shall be equal to 150% of the cost of
installation of the approved landscaping, including both the cost and installation of the
landscaping as demonstrated by a bid or proposal. The approved landscaping shall be
installed within three months of the removal of the moratorium on new and replanted
landscapes, unless an alternative date is approved by the Planning Manager based on
limitations such as plant availability or installation scheduling. The landscape deposit will
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be released to the applicant upon verification that landscaping has been installed
consistent with all approvals.
13. All plantings shall be maintained in good growing condition. Such maintenance shall
include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash,
fertilizing and regular watering.Whenever necessary, planting shall be replaced with other
plant materials to ensure continued compliance with applicable landscaping
requirements. Required irrigation systems shall be fully maintained in sound operating
condition with heads periodically cleaned and replaced when missing to insure continued
regular watering of landscape areas, and health and vitality of landscape materials.
14. 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.
Planning Division
Project-Specific Conditions of Approval
15. No more than one-third of the front yard, or 200 square feet, whichever is greater should
be hard-surfaced. The final measurements shall be provided to staff for final review.
16. Prior to issuance of a certificate of occupancy, the applicant shall provide proof of
recordation of a five-foot wide Public Access Easement along the Pepper School Alley
frontage as shown on Sheet Al.1 of the approved SPAR plans.
17. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest
means possible is taken to avoid damage to the historic materials.
18. The project is required to comply with measures to protect and preserve significant
archeological resources if potentially significant prehistoric or historic archeological
resources are encountered during the course of ground disturbing activities. As such, the
project is consistent with this standard.
19. An encroachment permit shall be completed prior to the installation of the carriage stop
feature.
Building Division
20. Proposed project will require building permit application and construction plan approval
in compliance with current California Building Standards Code in CCR Title 24 as adopted
by the City of Petaluma. The Building Division reviews applications and plans in
accordance with this code. The applicant will need to demonstrate compliance with the
construction documents.
21. Any proposed changes to the existing building, electrical, mechanical and plumbing
systems will require building permit for compliance with current California Building
Standards Code in CCR Title 24. The Building Division reviews applications and plans in
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accordance with this code. The applicant will need to demonstrate compliance.
22. Existing permit BLDG-17-1276 for foundation replacement has expired. This project
proposes to modify this plan with the garage door opening. Plans demonstrating code
compliance will be required with a new permit application. Two open permits for a new
pool (POOLR-2021-0006) and window repairs (BLDG-21-0979) are issued.
23. Permit application is to be made to the City Building Division of the Planning Department.
Permit applications will require plans, review and approvals. See: Electronic Plan Submittal
Requirements- Petaluma (cityofpetaluma.org) Submitted plan sheets are to be combined
into one plan set. Here is our new Permit hub for permit applications:
https://cityofpetaluma.org/permits/
24. Separate or combined permit application and plans is required for the proposed exterior
roof,wall and porch work. Proposed scope is not entirely clear as proposed, elevations for
West and North sides of the existing building are not provided.
25. New roof materials are required to be Class A per City municipal code 17.04.020. Class A
roof assemblies and roof coverings required to be listed by this section shall be tested in
accordance with ASTM E108 or UL 790. In addition, fire-retardant-treated wood roof
coverings shall be tested in accordance with ASTM D2898.
26. Sheet A1.1 indicates work in the public right of way and will require a separate
encroachment permit from public works.
27. New and altered retaining walls proposed will require separate or combined permit
application and approval. Retaining wall plans and construction details will be reviewed
to CBC compliance.
28. Garage/ Basement level is shown to be same level as the street (78.1 ft) indicating
susceptibility of storm water intrusion. Plans must indicate storm water management and
best management practices for soil erosion. Storm water interceptor drain inlet and drain
piping will be required at building foundation and garage entry.
29. Existing detached garage is not shown on plot plan A1.0 and is located approximately
where new pool is proposed as shown on Sheet Al.I. If demolition is desired, a separate
permit application and plans are required. A permit from the Bay Area Air Quality
Management District (https://www.baagmd.gov/permits/asbestos ) is required as a
condition of permit approval.
Fire Department
30. The plans do not provide sufficient information to determine if the project meets the
definition of a substantial remodel. A complete review of the work to be completed for
the addition and interior remodel will be performed at Building permit submittal. If the
project meets the definition of a substantial remodel, installation of an automatic fire
sprinkler system in accordance with NFPA 13D shall be installed. Installation of 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 plans,
cut sheets, and calculations. This system must comply with NFPA 13D.
31. Substantial Improvement. Any repair, reconstruction, rehabilitation, alteration, addition or
other improvement of a building or structure that is any of the following: (3) An existing
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building or structure that undergoes any combination of repair, reconstruction,
rehabilitation, alteration, addition or other improvement to floor area of the building or
structure that is equal to or exceeds 50 percent of the existing gross floor area of the
building or structure. 903.6 Where required in existing buildings and structures. An
automatic sprinkler system shall be provided throughout existing buildings and structures
where required in Chapter 11 and as required in this section.903.6.1 Buildings that undergo
a substantial improvement.
Historic&Cultural Preservation Committee Resolution No.2022-02 Page 12