HomeMy WebLinkAboutHCPC Resolution 2022-04 11/13/2022 DocuSign Envelope ID:82260458-65E1-41131-A8C6-EC267FC8553B
RESOLUTION 2022-03
CITY OF PETALUMA
HISTORIC AND CULTURAL PRESERVATION COMMITTEE
APPROVING MAJOR HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW
FOR JOHNSTON RESIDENCE
LOCATED AT 523 B STREET
APN: 008-103-001
FILE NO: PLSR-2021-0027
WHEREAS, Joe Johnston, requesting a Major Historic Site Plan and Architectural Review (HSPAR)
review for alterations to an existing two-story residential building, located at 523 B Street, within the Mixed
Use 2 (MU2) zoning district with the A-Street Historic District and Theater District overlay ("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 A-Street Historic District Preservation Guidelines and Standards, adopted by the
Petaluma City Council in 1986 through Ordinance No. 1666 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, on September 13, 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 September 13, 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 September 1, 2022 and mailed to residents and occupants
within 500 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:
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.
Historic&Cultural Preservation Committee Resolution No.2022-04 Page 1
DocuSign Envelope ID:82260458-65E1-41B1-A8C6-EC267FC8553B
Petaluma General Plan
2. The Project is consistent with the site's Land Use Map designation Mixed Use 2 (MU2) in that a Major
HSPAR application for exterior alterations to a historic structure was submitted on October 19,2021,
as required, which would result in alterations to an existing two-story residential building on an
approximately 5,566 square foot lot.
3. The project is, for the reasons contained in the September 13, 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.
Historic Demolition Resolution No. 2017-122
4. The proposed demolition work that would occur to support the second floor and South porch
expansion, along with the reduction of the deck is less than 50 percent of the subject property's
exterior building walls. Additionally, the project does not alter the height of the building and
continues to support its existing maximum height located at the ridge line at approximately 27
feet.For these reasons,the project has not been defined as a demolition consistent with Resolution
No. 2017-122.
A-Street Historic District Preservation Guidelines and Standards
5. Architectural
a. Style. The building was originally built in the Greek Revival architectural style. Along with
referencing the archived photographs and corresponding DPR form, completed in 1976 as
part of the Dan Peterson survey, the building and its later rear additions have so far continued
the building's original style. The project does not alter nor introduce a new architectural style
to the building or site. The addition of new and the replacement of non-functioning windows
also does not negatively impact or visually detract from the building's original architectural
style. New windows located predominately on the North and East elevations are similar to
existing windows with a single-hung or casement function. Efforts are made for the
replacement of non-functioning windows to mimic the original windows in style, single-hung
function, and wood framed material. As such, the project is consistent with this guideline.
b. Design. As noted in the previous historical context section, the residential building has already
experienced remodeling and minor alterations which have so far upheld the building's original
Greek Revival architectural style. This style is included as one of A-Street Historic District's
prominent and authentic architectural styles to the district. This project maintains the "core"
building's original style in that the materials for the expansion's fagades, roofing, porch, and
windows are consistent with the existing features. As such, the project is consistent with this
guideline.
6. Arrangement
a. Setback. The project does not alter or introduce a new building that requires a setback from
B or 6th Street, and expansions of the existing building footprint will remain within building
setbacks established by existing development. As such, the project is consistent with this
guideline.
b. Side Yards.The project includes a 30-square foot addition on the East facade of the detached
garage.The proposed architectural site plan indicates there is less than 3 feet (approximately
2'-7") between the addition and edge of the property line. Brief survey within the immediate
properties indicates existing accessory structures are in range of 3 feet within the property lines
Historic&Cultural Preservation Committee Resolution No.2022-04 Page 2
DocuSign Envelope ID:82260458-65E1-41131-A8C6-EC267FC8553B
and are generally at the rear end of the property with limited view from the public right-of-
way, unlike this detached garage which predominantly faces 6th Street. The IZO Chapter 4
Zone District and Allowable Land Uses, Table 4.8 requires a side interior setback of 3 feet. As
such, the project's scope for the detached garage's East expansion is not consistent with this
guideline or the IZO requirement. Staff has proposed the Draft Resolution Condition of
Approval (COA) #15, instructing the garage expansion on the East elevation is removed from
the scope of the project or is relocated to the North elevation, where it would not be seen
from the public right-of-way and could conform to the required side yard guidelines and IZO
side and rear setbacks.
c. Height. The project does not introduce a new height to the site. As such, the project is
consistent with this guideline.
d. Roofline. The proposed roof expansion continues the existing ridgeline height and eaveline
and supports a consistent roof design.The two new dormers on the North and South elevation
are similar in style and design and do not negatively impact the building's original architectural
style or character. As such, the project is consistent with this guideline.
e. Facade.The void on the second floor, located between the existing two pitched roofs, will be
closed with the second floor and roof expansions. The design also considers the facades'
proportions by including new roof dormers and windows.This roof expansion approach unifies
the existing "L" configuration and identifies the building as one structure. As previously noted,
the proposed roof expansion does not introduce a new height to the site or the neighborhood
and is similar to the immediate neighborhood. Four residential properties adjacent to the North
of the project site, facing B Street, were designed in a similar architectural style and support
similar gable and dormer roofs, architectural siding, and window arrangements. As such, the
project is consistent with this guideline.
7. Texture and Materials. As indicated by the project narrative and architectural drawings, the
second-floor expansion would continue the building's existing materials, including roofing, siding,
and trim. The South porch expansion preserves the prominent square columns and incorporates
new windows as part of the porch enclosure. As noted in the staff analysis and project narrative,
the South porch was part of the 1992 addition and is not part of the original late nineteenth-
century fabric and supported the building's original Greek Revival architectural style. The Sun
Porch Study (refer to Attachment E) demonstrated neighboring properties with similar porch
enclosures that supported an appropriate expansion to areas outside of the "core" building. The
alteration to the South porch does not negatively impact the character period style of the building
and supports a historically appropriate proportion. As such, the project is consistent with this
guideline.
8. Color. As indicated by the project narrative, the expansion would continue the building's existing
color scheme, off-white and light gray paint color. Buildings designed in the Greek Revival
architectural style were originally and have been preserved generally in white painted siding with
neutral color detailing. The historic and minimal color scheme is appropriate to the architectural
time period in that emphasis was instead placed on the use of architectural features in the
facades which included Doric columns, elevated porches, cornice details, doorway
enframement, and windows. As such, the project is consistent with this guideline.
9. Accessory Fixtures. The project does not alter original or introduce new fixtures such as lighting
and hardware. As such, the project is consistent with this guideline.
10. Landscape. No exterior landscaping or hardscape work is included in the project or indicated in
the proposed architectural drawings. However, the project narrative does state the property
owners are in favor of hardscaping to lower water usage, either in the style of the existing brick
pathways or flagstone pavers. The existing perimeter boxwood hedge will be maintained, and
considerations were made to period trellises for the South elevation. Draft Resolution COA #16
Historic&Cultural Preservation Committee Resolution No.2022-04 Page 3
DocuSign Envelope ID:82260458-65E1-41B1-A8C6-EC267FC8553B
provides for administrative review of future minor landscape work following the City's water
restriction and landscape moratorium. As such, the project is consistent with this guideline.
Secretary of the Interior's Standards for the Treatment of Historic Properties
11. 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 property was historically developed with a residence and continues to be
located in its original location 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 the removal of integral historic architectural
features related to the "Greek Revival" architectural style. Features to be altered include the
later South porch addition which relocates the perimeter of the porch and reuses its existing
square columns. For the second-floor expansion, no original historic materials that characterize
the property are removed.The project also includes the widening of the existing garage doors.
New doors are proposed in place in a similar style and would retain the hinge system. The
detached garage was part of the remodel and work in this area of the site does not alter or
replace original features from the "core" building. As such, the project is consistent with this
standard.
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 "core"
building's original Greek Revival style. The proposed scope provides for a second floor and
porch expansion to continue and optimize the use of the residential building. As such, the
project is consistent with this guideline.
d. Standard #4: As noted in the previous historical context section, the residential building has
experienced remodeling and minor alterations upholding the building's original Greek Revival
architectural style. Three periods of remodeling are recorded for the building and include a
minor remodel between 1870- 1878, a restoration in the mid-1960s, and a larger remodeled
in 1992. Thou the building and site have experienced changes since its original construction,
additional historic significance has not been acquired since the work has continued the
"core" building's original Greek Revival architectural style. As such, the project is consistent
with this guideline.
e. Standard #5: As previously stated, the project will preserve the building's Greek Revival
architectural features and continue existing exterior finishes including the roofing, siding, and
trim. As such, the project is consistent with this standard.
f. Standard #6: The National Park Service U.S. Department of Interiors preservation publications
finds replacement of original windows for the property not an appropriate method of
rehabilitation unless the material attains a state beyond repair. The Secretary of Interior
Standards for the Treatment of Historic Properties Guidelines also does not recommend
replacing an entire window when repair of the window and limited replacement of
deteriorated or missing components are feasible. When parts of the frame or sash have so
badly deteriorated that they cannot be stabilized there are methods that permit the retention
of some of the existing or original fabric. These methods involve replacing the deteriorated
parts with new matching pieces or splicing new wood into existing members. For replacement
of each existing historic window, each window shall demonstrate deterioration beyond repair.
Supporting documents for this project include photographic documentation for eight existing
windows that demonstrate levels of deterioration beyond repair (refer to Attachment H).
Multiple layers of paint over various areas of the window have built up over time,which caused
various wood pieces to rot and peel in various areas. These selected windows have been
painted over the window's frame,jamb, sash, sill, and decorative crowns which have shut the
Historic&Cultural Preservation Committee Resolution No.2022-04 Page 4
DocuSign Envelope ID:82260458-65E1-41B1-A8C6-EC267FC8553B
windows closed and are no longer operable. The project proposes to replace the eight
windows in style, function, color, and configuration with dual glazing. As such, the project is
consistent with this standard.
g. Standard #7: The project does not propose chemical or physical treatments to the historic
building. Draft Resolution COA #13 requires that 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: Some excavation is likely to occur as part of the work for the South porch, deck,
and garage. However, these areas on the site have already experienced disturbance during
the building's 1992 remodel. Work of undisturbed ground is not a part of this project, and a
condition is included as a preventative measure to protect and preserve significant
archeological resources if potentially significant prehistoric or historic archeological resources
are encountered during the course of ground-disturbing activities (refer to Draft Resolution
COA#14). As such, the project is consistent with this standard.
i. Standard#9:The project's proposed alterations include reconfigured floor plans, a 193-square
foot upper floor expansion, two new shed dormers, a 22-square foot south porch expansion,
enclosure of the south porch with window glazing, replacement of the existing deck with a
new 79-square foot deck, a 30-square foot addition to the detached garage, and widening
of garage doors. Additional alterations include new windows, replacement of non-functional
windows and incorrect period chimneys. The expansions and exterior alterations to the 1992
ground-disturbing remodel do not destroy the historic materials that characterize the property.
The new work is not differentiated from the old but continues the "core" building's original
Greek Revival architectural style for a seamless transition. Standard #9 calls for new work to
be differentiated from the old, however, the building's former remodel has supported a
seamless transition. Therefore, continuing the existing ridgeline for the roof expansion
strengthens the existing design. Having multiple breaks in the ridgeline may detract from the
building's original exterior architectural features and may reduce its interior spaces' efficient
uses.
Most importantly, the new work is compatible in massing, size, and scale as it maintains the
building's existing maximum height, matches existing materials, and includes a minimum
increase of 22-square feet to the footprint of the building.As such, the project is consistent with
this standard.
j. Standard#10:The project takes into consideration an efficient design to maximize the use and
the potential of a continuous two-story residential building. The roof expansion continues the
existing ridgeline of the "core" building and can be removed in the future without impairing
the building's essential form and integrity. As such, the project is substantially consistent with
this standard.
Implementing Zoning Ordinance
12. The Project is consistent with the site's Land Use Map designation Mixed Use 2 (MU2) in that a Major
HSPAR application for exterior alterations to a historic structure was submitted on October 19,2022
as required, would result in alterations to an existing two-story residential building on an
approximately 5,566 square foot lot.The proposed project is subject to the objective development
standards contained in Table 4.3 of the IZO. The property continues to be consistent with
development standards including setbacks, height, and lot coverage with conditions noted in
Draft Resolution (Exhibit A).
13. 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.
Historic&Cultural Preservation Committee Resolution No.2022-04 Page 5
DocuSign Envelope ID:82260458-65E1-41131-A8C6-EC267FC8553B
14. The Project is consistent with the Major Historic Site Plan and Architectural Review standards stated
in IZO Section 24.050, as follows:
a. The project proposes alterations to an existing Greek Revival two-story residential building
which is one of the inventoried styles listed in the A-Street Historic District. 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 siting of the building on the property and therefore continues to
be appropriate for the site and other buildings in the neighborhood. 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. Since the building continues to be of residential use,there are no proposed signage or outdoor
advertising structures proposed for the site. As such, finds that the project satisfies IZO
24.050(E)(1)(c).
d. The project includes a roof extension on the second floor and continues the existing ridgeline
and supports a bulk, height, and color appropriate for the site and compared to other
structures in the neighborhood. As such, finds that the project satisfies IZO 24.050(E)(1)(d).
C. Based on its review of the entire record herein, including the September 13, 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.
ADOPTED this 13th day of September 2022, by the following vote:
Commission Member Aye No Absent Abstain/Recused
Rinehart X
Perlis X
Pitingaro X
van Ommeren X
Vacant
DocuSigned by:
�_& 64.
Bill Rinehart, Chair
ATTEST: APPROVED AS TO FORM:
DocuSigned by: DocuSigned by: 1
E
.,o w &iffdl iC� Ala..�.8� Ev
,�Lm �jVa � QSSisfav1 b� Q11llV1�
E468369CSE 0DF404... 2588C556ED25412._
Andrew Trippel, Planning Manager Dylan Brady, Assistant City Attorney
Historic&Cultural Preservation Committee Resolution No.2022-04 Page 6
DocuSign Envelope ID:82260458-65E1-41B1-A8C6-EC267FC8553B
Exhibit 1
CONDITIONS OF APPROVAL
Johnston Residence
523 B Street
APN: 008-103-001
File No: PLSR-2021-0027
Standard Conditions of Approval
Planning Division
1. The plans submitted for building permit review shall be in substantial conformance with plans on
file with the Planning Division and dated October 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 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.
Historic&Cultural Preservation Committee Resolution No.2022-04 Page 7
DocuSign Envelope ID:82260458-65E1-41B1-A8C6-EC267FC8553B
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. 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.
Project-Specific Conditions of Approval
Planning Division
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.
15. The proposed expansion to the existing detached garage is allowed provided that it does not
encroach into the required setbacks pursuant to the Implementing Zoning Ordinance Chapter 4,
table 4.8 (R3 Zone Development Standards).
16. Administrative review shall be completed for future minor landscape work following the City's
water restriction and landscape moratorium.
Historic&Cultural Preservation Committee Resolution No.2022-04 Page 8
DocuSign Envelope ID:82260458-65E1-41131-A8C6-EC267FC8553B
Building Division
17. 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.
Fire Prevention Bureau
18. The proposed remodel, alteration, addition, and/or repair is calculated as less than 50% of the
square footage of the existing structure, therefore fire sprinklers are not required. The calculation
of percentage of square footage involved must include all areas where interior drywall and other
wall/ceiling material are removed to expose bare wood framing. Be advised that if during
inspection it is noted that the proposed project scope has changed to include 50%or more of the
structure as defined above, the installation of fire sprinklers will be required.
19. Residential - Post illuminated address numbers visible from the street. Numbers are to be a
minimum of four inches (4") high with contrasting background.
20. Ensure dwelling smoke detectors are in compliance with: 2019 CFC/CBC 907.2.10.2 Groups R-2, R-
2.1, R-3, R-3.1 and R-4 and 1-1. Single- or multiple-station smoke alarms shall be installed and
maintained in Groups R-2, R-2.1, R-3, R-3.1 and R-4 regardless of occupant load at all of the
following locations:
1. On the ceiling or wall outside of each separate sleeping area in the immediate vicinity of
bedrooms.
2. In each room used for sleeping purposes.
3. In each story within a dwelling unit, including basements but not including crawl spaces
and uninhabitable attics. In dwellings or dwelling units with split levels and without an
intervening door between the adjacent levels, a smoke alarm installed on the upper level
shall suffice for the adjacent lower level provided that the lower level is less than one full
story below the 2016 NFPA 72, 29.8.3.4 Smoke alarms and smoke detectors shall not be
installed within a 36 in. (910 mm) horizontal path from a door to a bathroom containing a
shower or tub unless listed for installation in close proximity to such locations. 2019 CFC
907.2.10.8; NFPA 72, 29.8.3.4 upper level.
Historic&Cultural Preservation Committee Resolution No.2022-04 Page 9