HomeMy WebLinkAboutHCPC Resolution 2022-03 07/12/2022 DocuSign Envelope ID:675AA686-9FE2-4277-B928-7AF25E822CA4
RESOLUTION 2022-03
CITY OF PETALUMA
HISTORIC AND CULTURAL PRESERVATION COMMITTEE
APPROVING MAJOR HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW
FOR AMY'S KITCHEN CORPORATE OFFICE
LOCATED AT 109 KENTUCKY STREET
APN: 006-363-020
File No: PLSR-2022-0018
WHEREAS, William Gary Lamb, AIA, Quezada Architecture, submitted an application for approval
of Major Historic Site Plan and Architectural Review for alterations to the existing three-story commercial
building, formerly known as The Leader Department Store and Carithers Department Store, located at
109 Kentucky Street (APN 006-363-020),within the Historic Commercial District, Parking Assessment District,
Theater District, and the Mixed Use 2 (MU2) zoning district ("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 Historic Commercial District Design Guidelines, adopted by the Petaluma City
Council in 1999 through Ordinance No.2097 N.C.S. provide guidance for new construction and alterations
to ensure that the characteristics which justify designation of the District are maintained; and
WHEREAS, with the exception of the historic building which will be retained, no other historic era
features are onsite; and
WHEREAS, the Minor Conditional Use Permit for an Office - Headquarters, for Processing land use
throughout the former The Leader and Carithers Department Store,was approved with conditions by the
Interim Community Development Director on April 7, 2022, following a required public noticing period
that included publication of the notice in the Argus-Courier on March 10, 2022; and
WHEREAS, on July 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 July 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 on July 1, 2022 and mailed to residents and occupants within
1,000 feet of the Project site is in compliance with state and local law.
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 Section 15301 (Existing Facilities) which includes modifications to existing
structures and Section 15331 (Historical Resource Restoration/Rehabilitation) which includes
modifications to historic structures that are consistent with the Secretary of the Interior's Standards
for Rehabilitation.
Petaluma General Plan
2. The Project is consistent with the site's Land Use Map designation Mixed Use 2 (MU2) in that a
required Minor Conditional Use Permit for the proposed Office - Headquarters land use was
approved on April 7, 2022 and a Major HSPAR application for exterior alterations to a historic
structure was submitted on March 29, 2022 as required, would result in alterations to an existing
three-story commercial building on an approximately 9,147.6 square foot (0.21 acres) lot.
3. The project is, for the reasons contained in the July 12, 2022 Historic and Cultural Preservation
Committee staff report, consistent with the following General Plan policies:
Policy 1-P-13 Maintain Downtown as the City's geographic and symbolic center and a focus of
commercial and cultural activities.
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.
Historic Commercial District Design Guidelines
4. The project is consistent with the applicable guidelines listed in Section 4 of the Historic
Commercial District Design Guidelines, as follows:
a. Architectural Style.The most visual changes proposed by the project are the alterations to the
existing windows on both the primary East and South facades to address current seismic code
requirement and the building's current "soft-story" condition. Modifications to each of the
primary facades include the enlargement of existing window openings, change of window
type, along with the addition of new windows below the original windows on the East and
South facade, and the existing first row of windows (frame and glazing) would be replaced.
All six windows would be of tripartite metal casement windows for consistency. The proposed
window alterations continue to support the Streamline Moderne with the new windows
placement,style, and use of clear glazing. As such, the project is consistent with this guideline.
b. Building Character. The proposed alterations do not modify the shape of the building, its roof
type, canopy projections, locations of doorways, or exterior materials.The building's storefront
design and glazing, which played a powerful role for the former department store, will be
retained. Other building aspects included signage and windows, which this project proposes
to introduce to the building. The project includes a new primary sign on the East facade for
"Amy's Kitchen" company name and logo with Amy's (refer to Figure 10) in a muted gold
color as a wall-mounted sign.The project also introduces a new second row of windows to the
East and South facades in a similar architectural style as the existing row of windows. The
combination of new primary signage and new windows does not alter the existing building's
sleek building character. As such, the project is consistent with this guideline.
c. Storefronts. Streamline Moderne's and Moderne architectural styles supported continuous
ground floor storefronts to maximize visibility to the display area and into the interior of its
department store. The storefront's large glazing provided direct visibility for pedestrians and
vehicular drivers. Therefore, the existing storefront design is composed of metal framing and
large bay windows. The proposed project does not alter the location, size, or material of the
ground floor display windows.
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The project modifies the northernmost historic double door entrance of the East facade to
provide a separate access into the fire escape staircase.Attention to detail and use of existing
materials is supported by reusing the existing doors and placing an infill wall in between. The
new door framing is proposed to match the finish of the existing door frame and continue the
existing curved transition detail at the top of the transom panel. As such, the project is
consistent with this guidelines.
d. Canopies. The former department store gracefully supports a continuous canopy within the
primary facades facing Kentucky Street and Western Avenue. The canopy is approximately
10 feet, 10 inches in height and follows the curved edge of the building, as an architectural
detail to the Streamline Moderne style. The project does not alter the existing canopy design
or color. Light fixtures above and on the underside of the canopy are to be reused and kept
in their existing locations. As such, the project is consistent with this guideline.
e. Paint Color. The project proposed to paint the existing building's stucco exterior surface in a
white paint color to reflect the building's historic exterior aesthetic. As such, the project is
consistent with this guideline.
f. Rear Entrances. One rear entrance faces Telephone Alley. The alley is approximately 12 feet
wide and is adjacent to a parking garage approximately 40 feet in height. The proposed
project does not clutter or introduce additional openings to the ground floor of the rear
facade, maintaining a clean and open rear alley space. As conditioned with COA#16, site
plan shall include refuse containers at an appropriate location and hidden from the public
view with a fence or simple enclosure. As such, the project is consistent with this guideline.
g. Mechanical Equipment. The project proposes installing the new mechanical equipment on
the building rooftop instead of its original location within the attic. The proposed roof plan
locates the new equipment on the north-easternmost corner of the roof on either side of the
existing elevator penthouse, which would reduce its visibility from street level. The proposed
roof plan includes mechanical equipment screens of ribbed panels of new fiber cement
boards, painted to match the color of the exterior wall (white) and approximately 4 feet
above the existing parapet height.The ribbed panels are a solid building element around the
new mechanical equipment, reducing visibility of the equipment. As such, the project is
consistent with this guideline.
h. Signs.The proposed primary signage is currently centered to the left side of the scored stucco
surface of the East fagade with a sign area to match the former "Carithers" sign area of
approximately 250 square-feet. Amy's sign is proposed to be stand-off metal sign and wall-
mounted without back-lit illumination.The proposed primary signage is at a larger height than
the district design guideline's limit of 24 inches. However, the design makes an attempt to
reflect the historic and former"Carithers" sign area and style. HCPC approval for the proposed
signage height is required to allow for the signage above 25 feet above grade as limited by
the district's design guidelines.
The project's proposed Master Sign Plan includes a total of four signs, which exceeds the
district's guideline limit of two signs. However,this building is located on a corner site and could
support a total of three signs. Staff recommends that the Master Sign Plan is modified to allow
one primary sign wall-mounted on the East facade, one secondary door sign on the main
entrance central glass sidelite, and an exit-only glass door on the East facade that provides
fire emergency egress would have "EXIT ONLY" text painted on it. As such, the project is
consistent with this guideline.
Secretary of the Interior's Standards for the Treatment of Historic Properties
5. The Project is consistent with the Secretary of the Interior's Standards for the Treatment of Historic
Properties for Rehabilitation, as follows:
a. Standard #1: The site previously contained multiple low-level commercial and lodging
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structures prior to the construction of the department store. The department store continued
to be occupied by retail businesses until its vacancy. The proposed project rehabilitates the
building for Amy's Kitchen Corporate Office introducing business activities to the building.
While the approved office use is new to the building, the building would continue to be a
contributing structure to the Historic Commercial District. 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 "Streamline Moderne" architectural style such as the building's original form,
massing, footprint, scored stucco wall finish, flat and continuous parapet, curved corner,
projecting band around the upper story, ground floor storefront, continuous canopy, and
recessed door entrances.
The project would alter the northernmost historic double door entrance on the East facade to
a new double-door with an infill wall to provide separate access into the fire escape staircase
and the main ground floor. The infill wall is a central panel and transom panel to match the
canopy and storefront door finish. The historic doors are reused with the infill wall in between
and its new door framing to match the finish of the existing door frame. Curve transition detail
at the top of the transom panel would be retained. Rehabilitating the historic double doors
with minor alterations to address and correspond with the interior fire staircase is an
appropriate method to the exterior of the building. This continuous the use of the historic
entrance doors, matching in material and finish, supporting a cohesive alteration to the
existing entryway. As such, the project is consistent with this guideline.
c. Standard #3: The project does not create a false sense of historical development and does
not add conjectural features or architectural elements from other buildings to the building's
original Streamline Moderne style. The proposed primary sign reflects the former "Carithers"
wall sign; however, it does not replicate the former sign's location, size, or color. Also, the
proposed second row of windows on the East and South facade are designed to match the
existing first row of windows in architectural style,frame color, and clear glazing.The proposed
window design includes a subtle distinction of separation between the windows with squared
jabs in the second row of windows unlike the existing jabs in the first row of windows which
contains a slightly curbed profile. As such, the project is consistent with this guideline.
d. Standard #4: This building's exterior facades, particularly the prominent East and South
facades have had very little alteration completed since its original construction. The ground
floor shopfronts continue to exhibit the bay windows and chamfered entryways. The historic
doors appear to have been partly repainted but retain their decorative three-rail handles.
Signage was a prominent feature to the building which was changed from "The Leader" to
"Carithers" in 1986 and is no longer on the building.
The project also proposes work within and below the upper windows on the East and South
facades. The Proposed Project Impact Analysis completed by Page & Turnbull indicates that
these windows had been replaced in 2012 and were originally tripartite steel windows with
central casement sashes and are now tripartite fiberglass windows with sliding sashes. The
proposed project does not remove or alter changes that have not already been altered such
as the signage and upper windows. As such, the project is consistent with this guideline.
e. Standard #5: As previously stated, the project will preserve the building's Streamline Moderne
architectural features which include scored stucco wall finish, flat and continuous parapet,
curved corner, projecting band around the upper story, ground floor storefront, continuous
canopy, and recessed door entrances. As such, the project is consistent with this standard.
f. Standard #6: The project does not propose repair to the exterior of the building. As such, the
project is consistent with this standard.
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g. Standard #7: The project does not propose chemical or physical treatments to the historic
building. It is conditioned with COA#13, chemical or physical treatments, if appropriate, will
be undertaken using the gentlest means possible is taken to avoid damage to the historic
materials.
h. Standard #8: As part of the seismic retrofit, some excavation is likely to occur, but ground
disturbance of undisturbed ground is not a part of this project. As conditioned with COA#14,
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 does not include new additions to the building. However, the project
does introduce new architectural features with the new primary sign on the East facade and
a new second row of windows to the East and South facades.The combination of new primary
signage and new windows does not alter the existing building's sleek building character.
According to the Proposed Project Impact Analysis, prepared by Page &Turnbull, dated May
6, 2022, "A minimal amount of exterior wall material will be removed to accommodate the
additional window openings as required to meet current seismic codes, but the majority of the
scored stucco material will remain, and the overall blank character of the facades will remain
intact." The Secretary of Interior's Standards for the Treatment of Historic Properties guidelines
does not recommend changing the number, location, size, or glazing pattern of windows on
primary or highly-visible elevations which will alter the historic character of the building. The
guidelines also do not recommend cutting new openings on character-defining elevations or
cutting new openings that damage or destroy significant features. However, the addition of
the second row of windows is a response to address current seismic code requirement and
the building's current "soft-story condition." Therefore, the proposed second row of windows
design is a mitigation between the existing condition and the building's architectural style. As
such, the project is substantially consistent with this standard.
j. Standard #10: As previously mentioned, the project does not include new additions to the
building. In addition, the proposed new signage, second row of windows on the East and
South facades, and the southernmost entrance door on the East facade may be removed in
the near future and the essential form and integrity of the historic property would be
unimpaired. Caution should continue to be taken if the second row of windows are removed
potentially re-introducing the building's existing "soft story" condition. As such, the project is
substantially consistent with this standard.
Implementing Zoning Ordinance
6. The Project is consistent with the site's Land Use Map designation Mixed Use 2 (MU2) in that a
required Minor Conditional Use Permit for the proposed Office - Headquarters land use was
approved on April 7, 2022 and a Major HSPAR application for exterior alterations to a historic
structure was submitted on March 29, 2022 as required, would result in alterations to an existing
three-story commercial building on an approximately 9,147.6 square foot (0.21 acres) lot. The
proposed project is subject to the objective development standards contained in Table 4.3 of the
IZO.The project does not increase the existing building's 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.
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 Major Historic Site Plan and Architectural Review standards stated
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in IZO Section 24.050, as follows:
a. The project proposes alterations to an existing Streamline Moderne department store which is
one of the inventoried styles listed in the Historic Commercial District Guidelines. As such, the
architectural style is compatible with the overall character of the neighborhood and finds that
the project satisfies IZO Section 24.050(E)(1)(a).
b. The project does not alter the existing building's original form, massing, and footprint. As such,
the sitting of the structure on the property is not altered and finds that the project satisfies IZO
24.050(E)(1)(b).
c. The project proposes one primary wall-mounted sign on the East facade along with three door
signs. Since this building is located on a corner site and could support a total of three door
signs, staff finds the proposed signs are in accordance with all applicable requirements of this
Zoning Ordinance and appropriate for the site and compatible with the character of the
neighborhood. As such, finds that the project satisfies IZO 24.050(E)(1)(c).
d. The project does not alter the existing building's bulk, height, and color nor does not change
in comparison with the bulk, height,and color of other structures in the neighborhood.As such,
finds that the project satisfies IZO 24.050(E)(1)(d).
C. Recommends that staff approve a sign permit that is in substantial compliance with what is described
in the Amy Kitchen's application and illustrated in the proposed architectural drawings.
D. Based on its review of the entire record herein, including the July 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 of approval attached hereto
as Exhibit 1.
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ADOPTED this 12th day of July 2022, by the following vote:
Commission Member Aye No Absent Abstain/Recused
Rinehart X
Perlis X
Pitingaro X
van Ommeren X
Vacant
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by:
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Bill Rinehart, Chair
ATTEST: APPROVED AS TO FORM:
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Andrew Trippel, Planning Manager Dylan Brady, Assistant City Attorney
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Exhibit 1
CONDITIONS OF APPROVAL
Amy's Kitchen Corporate Office
109 Kentucky Street
APN: 006-363-020
File No: PLSR-2022-0018
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 May 6, 2022, 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 and materials 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 24.050.
6. Consistent with IZO Section 24.050(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 24.050(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:
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
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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. 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
13. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means
possible is taken to avoid damage to the historic materials.
14. 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.
15. An encroachment permit shall be completed prior to the installation of the public bike rack.
16. If refuse containers are maintained exterior to the building, then the site plan shall identify an
appropriate location and they shall be screened from the public view with a fence or simple
enclosure.
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17. The project shall comply with Chapter 18 of the IZO, which requires a 1% public art requirement
for all non-residential development with a budget greater than $500,000. Based on the exterior
scope of the proposed project it appears that this project will trigger a public art requirement to
either pay an in-lieu fee equal to 1% of total project costs exterior scope or incorporate onsite
public art equal to 1% of project budget into the project.
18. The project shall replace a previously removed street tree on Kentucky Street frontage and
consider adding new street trees at appropriate locations on Western Avenue frontage.
Building Division
19. CBC Section 1 1 B-202.4 provides requirements for alterations to existing buildings or facilities used
as public buildings, public accommodations, commercial buildings or public housing. When these
buildings or facilities undergo alterations, structural repairs, or additions, an accessible path of
travel must be provided to the area of new work And the toilet rooms, drinking fountains, public
phones and signs that serve the area of alteration, subject to the limitations identified therein.
Include compliance information on the design and construction documents.
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. Full plan submittal is required as applicable to project scope. Architectural, civil, structural,
mechanical, electrical, and plumbing systems are to be prepared by state licensed design
professionals.
22. Building permit construction documents are to include occupancy classifications, design
occupant load, general building area and height limitations, type of construction, and fire
sprinkler provisions data for each building on the subject parcel.
23. A change in occupancy classification may be proposed according to the California Existing
Building Code.A permit is required to establish code compliance with the new occupancy group
requirements as applicable.
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