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HomeMy WebLinkAboutHCPC Resolution 2020-01 07/14/2020 DocuSign Envelope ID: F9914019-D876-45C6-A7B9-90D2F358B389 RESOLUTION 2020-01 CITY OF PETALUMA HISTORIC AND CULTURAL PRESERVATION COMMITTEE APPROVING HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW FOR THE HAAS FAMILY RESIDENTIAL REMODEL LOCATED AT 26 SIXTH STREET APN: 008-045-025 FILE NO: PLSR-20-0003 WHEREAS, Bill Wolpert, on behalf of property owners Ginnie and Pete Haas, submitted an application for Historic Site Plan and Architectural Review approval for exterior modifications at 26 Sixth Street (APN 008-045-025) ("Project"); and WHEREAS, on July 14, 2020, 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, on July 14, 2020 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, prior to adopting this resolution, public notice was published in the Argus Courier and mailed to residents and occupants within 1,000 feet of the Project site, all in compliance with state and local law; and 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 Guidelines Section 15301 (Minor Alteration of Existing Facilities) as the project involves the construction of accessory dwelling unit in a residential zone. General Plan 2. The Project is consistent with the site's Land Use Map designation of Diverse Low Density Residential since it would result in the site continuing to accommodate a residential land use. 3. General Plan Policy 1-P-3 states, "Preserve the overall scale and character of established residential neighborhoods." The project would preserve the existing scale and character of the neighborhood. The overall scale and character of the neighborhood consists of single-family dwellings at one or two stories on individual lots. The project would retain its use as a single-family dwelling, thereby reinforcing the residential character of the neighborhood. Historic&Cultural Preservation Committee Resolution No.2020-01 Page 1 DocuSign Envelope ID: F9914019-D876-45C6-A7B9-90D2F358B389 4. Policy 3-P-1, states "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." The project does not include any modifications of the main residence. Per the Conditions of Approval, appropriate measures to protect and preserve significant archeological resources will be taken in the event that potentially significant prehistoric or historic archeological resources are encountered during the course of ground-disturbing activities. Implementing Zoning Ordinance 5. The Project is consistent with all R3 zoning district development standards, including but not limited to, those concerning setbacks, building height, and lot coverage. `A' Street Historic District Guidelines 1. Style. As discussed in the HIRE, the architectural style of the changes to the subject building are largely consistent with existing style of the house and there are no new character defining elements that would convey a different style. While there are some elements of the proposed addition that are not reflective of the Transitional style, such as the wooden floor length windows at the rear of the addition, these elements depict a modern element to the building and enable the distinction of the addition from the historic structure. 2. Design.The proposed expansions to the subject property are consistent with the structure's original design as they avoid eclectic assemblages of architectural motifs or artificial details to convey a false sense of history and will retain defining elements of the building's Transitional style. Further, the project focuses the area of greatest changes at the rear of the building where they are not highly visible from the public right-of-way. 3. Arrangement. Although the proposal includes a substantial increase to the square-footage of the existing building, the essential form of the modified building maintains its proportionality to the size of the subject property. Additionally, the proposal complies with all height and setback requirements within the R3 Zoning District, as well as the 'A' Street Historic District's guidelines related to front and side yard setbacks, height, and the overall solid to void proportions of the front fagade. 4. Texture and Materials. The proposal includes textures and materials appropriate for the subject property. The front and side porch alterations will return the original wood materials that have historically been found on structure. Additionally, the proposed rear addition will apply wood siding consistent with the existing structure but will provide siding at a different width to facilitate a differentiation between the existing and new structures. 5. Colors. The project proposes re-painting the existing building and new additions in their totality. The chosen color palate features white as the primary color and uses black, teal, dark teal and gold for accent treatments. This palate is appropriate for the neighborhood and the time period of the original structure. 6. Accessory Fixtures. The project does not include any accessory fixtures. Nor does the proposal include removal of fixtures. 7. Landscape. The landscaping elements included in the proposal relate to the excavation of the driveway and supporting retaining walls. The concrete retaining walls will include a parged treatment. No other landscaping elements are proposed. Additionally, the hardscaping of area within the front yard is less than 200 square-feet. Historic&Cultural Preservation Committee Resolution No.2020-01 Page 2 DocuSign Envelope ID: F9914019-D876-45C6-A7B9-90D2F358B389 Secretary of Interior's Standards and Guidelines 6. As conditioned, 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 historic use of the property as a residence is maintained. b. Standard #2: The project retains much of the historic character of the subject property. Although the project removes the rear dormer, an element believed to be part of the original design, the addition enables modernization of the structure and complies with the guidelines for the Secretary of Interior's Standards for Rehabilitation as they relate to new exterior additions to historic buildings. The rear addition complies with the Standards as it applies the same forms, materials, and colors of the historic building in a manner that does not duplicate the existing resource; thereby effectively distinguishing the addition from the original building. Additionally, the proposed addition is distinguished from the original structure because it is set back from the wall planes of the historic building on both sides by one-foot, providing a hyphen between the original and new massing. c. Standard #3: The proposed project does not create a false sense of historical development. The proposed addition is designed to be differentiated from the main house. Further the restoration of the front and side entry stairs are based on the details found in the historic record of the property. d. Standard #4: Based on information in the record, there have been minor rear and side additions to the house, most of which occurred outside of the period significance, 1865 to 1925,with the exception of the rear porch. While the HRE identifies the construction of the rear porch as having occurred between 1910 and 1923, it also describes the porch as a common minor feature that underwent subsequent alterations such that it does not retain its original integrity. Therefore, its removal is not considered to be detrimental to the overall integrity of the house. e. Standard #5: The HIRE identifies the arched porch openings at the front and east side facades as the most distinctive elements of the home. Additionally, the Department of Parks and Recreation (DPR) form included in the HIRE lists the character defining features of the existing structure that are emblematic of the Transitional style. With the exception of the rear dormer, these elements of the property will be preserved. f. Standard #6: The proposal includes restoration of the front and side porch stairs and railings to wood, which was the original material used for these features. g. Standard #7: No chemical or inappropriate physical treatments on the house will be undertaken. h. Standard #8: As conditioned, appropriate measures to protect and preserve significant archeological resources will be taken in the event that potentially significant prehistoric or historic archeological resources are encountered during the course of ground disturbing activities. i. Standard #9: As noted above the new addition complies the guidelines for the Standards given that the proposed addition is distinct from and diminutive to the original structure. Although the rear addition includes full-height fenestration elements, these features are not visible from the public right-of-way, still maintain an appropriate solid to void ratio, enhance the habitability of the existing residence, and further distinguish the addition from the historic structure. j. Standard #10: The proposed rear addition could be removed in the future and the essential Historic&Cultural Preservation Committee Resolution No.2020-01 Page 3 DocuSign Envelope ID: F9914019-D876-45C6-A7B9-90D2F358B389 form and integrity of the property would remain unimpaired. Similarly, the exterior alterations proposed to accommodate access to the excavated basement level could also be removed; although the site would lose vehicular access to the basement level. Site Plan and Architectural Review 7. As conditioned, the Project is consistent with the Site Plan and Architectural Review standards stated in IZO §24.010, as follows: a. The Project will use quality materials (e.g. horizontal V-groove siding,wood windows) to ensure harmony and proportion of overall design that is consistent with the surrounding neighborhood. The rear addition is also set in 1-foot from the side walls of the historic structure to diminish any perceived presence from the public right-of-way. b. For reasons stated above, the architectural style is compatible with the main residence and is appropriate for the 'A' Street Historic District. c. The Project would expand the rear massing of the structure into an area that is currently open space but would otherwise not alter the existing footprint. Additionally,the Project is consistent with all development standards as outlined for the R3 zoning district including setbacks and height.The Project results in a siting that is compatible with other surrounding residences in the District and proportionate to the size of the subject lot. d. This finding is not applicable to the proposed project since it includes the remodel of an existing residence with no existing signage. e. The bulk, height, and color of the proposed project are in harmony with the existing residence and other structures found within the immediate neighborhood.The bulk and height and color are appropriate for the District, and will be compatible with the immediate neighborhood. Neighboring lots in the vicinity include one to two-story single-family residences on single lots, many of which also include accessory structures. The proposed colors include white for the body of the building with black, teal, dark teal and gold colors for accents and trim.As stated above, these colors are appropriate for the neighborhood, as well as the historic structure. f. The Project does not include any landscaping changes beyond the excavation for the proposed driveway and the construction of necessary retaining walls. g. The Project would not alter existing ingress, egress, or internal circulation as it makes use of the existing driveway location. C. Based on its review of the entire record herein, including the November 29, 2019 Historic and Cultural Preservation Committee staff report, all supporting, referenced, and incorporated documents and all comments received and foregoing findings, the Historic and Cultural Preservation Committee hereby approves Historic Site Plan and Architectural Review for the Project, subject to the conditions of approval attached hereto as Exhibit 1. Historic&Cultural Preservation Committee Resolution No.2020-01 Page 4 DocuSign Envelope ID: F9914019-D876-45C6-A7B9-90D2F358B389 ADOPTED this 14rh day of July, 2020, by the following vote: Commission Member Aye No Absent Abstain/Recused Chair Caputo X Vice Chair Schlich X Kosewic X Perlis X Rinehart X DocuSigned by: U�sftp(ux hrj2(d �tr&7' &&j Y�-dbChair ATTEST: APPROVED AS TO FORM: DocuSigned by: DocuSigned by: Secretary is Dc yrRtAEt0y48D... Historic&Cultural Preservation Committee Resolution No.2020-01 Page 5 DocuSign Envelope ID: F9914019-D876-45C6-A7B9-90D2F358B389 Exhibit 1 CONDITIONS OF APPROVAL Haas Residential Remodel 26 Sixth Street APN: 008-045-025 File No. PLSR-20-0003 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 date stamped February 10, 2020, and April 27, 2020 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 may be modified by the following conditions. 3. Prior to the issuance of any construction permits, these conditions of approval shall be included with the plan set. A copy of the approved plans shall be maintained on-site when construction activities are occurring. 4. The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be permitted other than typical bulk materials,i.e., lumber,appliances,window systems,etc., temporarily stored through the normal course of construction. 5. All 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 insure 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. 6. Construction activities shall comply with the following measures and all shall be noted on construction documents: a. Construction Hours/Scheduling: Noise-generating activities at the construction site shall be between 8:00 a.m. and 6:00 p.m. Monday through Friday, and between 9:00 a.m. and 5:00 p.m. on Saturdays. Construction is prohibited on Sundays and all holidays recognized by the City of Petaluma. 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. Historic&Cultural Preservation Committee Resolution No.2020-01 Page 6 DocuSign Envelope ID: F9914019-D876-45C6-A7B9-90D2F358B389 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. 7. Construction Plan: The permittee shall prepare a construction plan identifying the schedule for major noise-generating construction activities. The construction plan shall identify a procedure for coordination with the owner/occupants of nearby noise-sensitive land uses so that constitution activities can be scheduled to minimize noise disturbance. 8. Noise Disturbance Coordinator: The permittee shall designate a "noise disturbance coordinator'who will be responsible for responding to any local complaints about construction noise. This individual would most likely be the contractor or a contractor's representative. The disturbance coordinator would determine the cause of the noise complaint (e.g., starting too early, bad muffler, etc.) and would require that reasonable measures warranted to correct the problem be implemented. The telephone number for the disturbance coordinator shall be conspicuously posted at the construction site. 9. 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. 10. If, during the course of ground disturbing activities, including, but not limited to excavation, grading and construction, a potentially significant prehistoric or historic archeological resource is encountered, all work within a 100 foot radius of the find shall be suspended for a time deemed sufficient for a qualified and city-approved cultural resource specialist to adequately evaluate and determine significance of the discovered resource and provide treatment recommendations.Should a significant archeological resource be identified, a qualified archaeologist shall prepare a resource mitigation plan and monitoring program to be carried out during all construction activities. 11. In the event that paleontological resources, including individual fossils or assemblages of fossils, are encountered during construction activities, all ground disturbing activities shall halt and a qualified paleontologist shall be procured to evaluate the discovery and make treatment recommendations. 12. In the event that human remains are uncovered during earthmoving activities, all construction excavation activities shall be suspended, and the following measures shall be undertaken: a. The Sonoma County Coroner shall be contacted to determine that no investigation of the cause of death is required. Historic&Cultural Preservation Committee Resolution No.2020-01 Page 7 DocuSign Envelope ID: F9914019-D876-45C6-A7B9-90D2F358B389 b. If the coroner determines the remains to be Native American the coroner shall contact the Native American Heritage Commission within 24 hours. c. The project sponsor shall retain a City-approved qualified archaeologist to provide adequate inspection, recommendations and retrieval, if appropriate. d. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descended from the deceased Native American, and shall contact such descendant in accordance with state law. e. The project sponsor shall be responsible for ensuring that human remains and associated grave goods are reburied with appropriate dignity at a place and process suitable to the most likely descendent. Special Conditions of Approval 13. The windows and doors introduced with the structural additions to the existing house shall be wood, with no cladding. Window and door details shall be submitted with the building permit application to verify details prior to issuance of the permit to construct. 14. Proper shoring and underpinning to the existing structure is required for all areas undergoing excavation. 15. Applicant will provide a protection plan for the protection of all historic elements to remain to be reviewed by the Planning Manager prior to issuance of a Building Permit. 16. Applicant shall be responsible for protection of all existing materials and components including identified character-defining features to remain in place throughout the duration of construction. Extent of protection is to cover all historic elements to remain that are in the vicinity of construction activities, or may be harmed by the movement of materials through the building and project site, whether specifically called out on the drawings, or not. It is the applicant's responsibility to provide any additional protection required to prevent soiling and damage to existing finishes and elements to remain. In the even of damage, such items shall be repaired or replaced by the applicant at their expense. 17. Plans submitted for building permit shall include a landscape and irrigation plan for any new and replacement plantings on the subject property. The irrigation plan is subject to Planning Manager review and approval. 18. All externally visible scuppers, gutters and downspouts shall either be painted to match background building color(s) or consist of a decorative metal material (e.g., bronze) complimentary to the building architecture. 19. All building-mounted lighting shall be shielded, downward-facing, and conform to the requirements of Implementing Zoning Ordinance §21.040(D) (Glare). 20. This approval is, as provided for at IZO §24.010(I), 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 §24.010(J). 21. All applicable development impact fees shall be paid prior to completion of the building permit. 22. Prior to issuance of a Building Permit, the applicant shall provide a tree preservation and protection plan, consistent with the requirements of IZO Chapter 17, that addresses preservation of the Coastal Live Oak on the property at 22 Sixth Street. Historic&Cultural Preservation Committee Resolution No.2020-01 Page 8 DocuSign Envelope ID: F9914019-D876-45C6-A7B9-90D2F358B389 Department of Public Works and Utilities 23. The applicant shall repair or replace damaged frontage improvements including but not limited to curb and gutter, and sidewalk. 24. Existing Sanitary sewer lateral shall be video inspected and repaired or replaced as necessary. Inspection report shall be submitted and approved by PW&U prior to construction. 25. Separate sanitary sewer laterals and water services may be required for each building depending on plumbing code and fire requirements. 26. Lot-to-lot drainage is prohibited without appropriate storm drain easements. 27. Concentrated drainage over sidewalks shall not be allowed. 28. Improvement plan preparation shall be per the latest City of Petaluma policies, standards, codes, resolutions, and ordinances. Existing and proposed water and sewer connections shall be to current standards. Building Division 29. Full review with building permit applications is required. Fire Marshal 30. CBC 107.2.1 Information on construction documents. Construction documents shall be dimensioned and drawn on suitable material. Electronic media documents are permitted to be submitted where approved by the building official. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed, and show in detail that it will conform to the provisions of this code and relevant laws, ordinances, rules and regulations, as determined by the building official. a. Building code analysis provided is incomplete. Building code analysis shall comply with 2019 fire and building codes and conform to the provisions of this code and relevant laws, ordinances, rules and regulations. This shall be indicated on the Building permit submittal. b. Building requires fire sprinklers. Fire sprinkler system shall be noted as a deferred submittal. 31. PMC 17.20 903.6 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. a. PMC 17.20 903.6.1 Buildings that undergo a substantial improvement. b. Substantial Improvement definition. Any repair, reconstruction, rehabilitation, alteration, addition or other improvement of a building or structure that meet any of the following: An existing Group R-3 building or structure, which undergoes any addition of floor area that is equal to or exceeds 50 percent of the existing gross floor area; An existing building or structure, which undergoes any alteration of floor area that is equal to or exceeds 50 percent of the existing gross floor area; or A building or structure, which undergoes any combination of repair, reconstruction, rehabilitation, alteration, addition or other improvement that is equal to or exceeds 50 percent of the existing gross floor area. c. The proposed remodel exceeds 50 percent of the existing square footage of the structure and is therefore defined as a substantial improvement. 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 three (3) sets of plans, cut sheets, and calculations. This system must comply with NFPA 13D. Historic&Cultural Preservation Committee Resolution No.2020-01 Page 9