HomeMy WebLinkAboutHCPC Resolution 2020-02 07/14/2020 DocuSign Envelope ID:8F3FDFE4-1 E8F-46AB-9CO2-EAA7FEB287B6
RESOLUTION 2020-02
CITY OF PETALUMA
HISTORIC AND CULTURAL PRESERVATION COMMITTEE
APPROVING HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW
FOR THE RATHLE FAMILY RESIDENTIAL REMODEL
LOCATED AT 107 SIXTH STREET
APN: 008-104-016
FILE NO: PLSR-18-0033
WHEREAS, Charisse and Jean Rathle, submitted an application for Historic Site Plan and
Architectural Review approval for exterior modifications at 107 Sixth Street (APN 008-104-016) ("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.
4. Policy 3-P-1, states "Protect historic and archaeological resources for the aesthetic, cultural,
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educational, environmental, economic, and scientific contribution they make to maintaining and
enhancing Petaluma's character, identity and quality of life." The careful design of the proposed
project minimizes impacts to the existing house and incorporates construction consistent with the
A Street neighborhood and historic district Guidelines. Further, 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.
Imnlementing 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
6. Style. The proposed modifications to the primary structure bring the existing building into greater
conformity with the styles found within the district. This is accomplished by removing vinyl fixed
windows, replacing existing openings with wood windows, removing anachronistic features such
as the laundry structure and covered patio, and regularizing the building's overall form.
Additionally, the wood siding will be consistent throughout the exterior treatments of both the
primary structure and ADU.
7. Design. Without first source information related to the architectural details of the primary structure,
the applicant has applied treatments from other residences within the district. Although the
integrity of the individual structure has been weakened by past alternations, the proposed
improvements provide details that are compatible with the neighborhood and strengthen the
integrity of the district.
8. Arrangement. Although the proposal includes an increase to the square-footage of the existing
building, the essential form of the modified building meets all required front, side and rear
setbacks. Additionally, the proposed ADU also satisfies all required setbacks.
9. Texture and Materials The proposal includes textures and materials appropriate for the subject
property. Where no original materials exist, new materials are historically appropriate and draw
from neighboring buildings that exhibit a high degree of architectural integrity.
10. Colors. The project proposes re-painting the existing building and new additions in their totality.
The chosen color palate features navy as the primary color and uses white and black for accent
treatments. This palate is appropriate for the neighborhood and the time period of the original
structure.
11. Accessory Fixtures. The project does not include any accessory fixtures. Nor does the proposal
include removal of fixtures.
12. Landscape. The project will replace the existing gravel driveway with a new driveway composed
of permeable pavers. Additionally, the project will provide a new paver walkway within the front
yard that connects the residential entry to the sidewalk.
Secretary of Interior's Standards and Guidelines
13. 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: As evidenced by its permit history, much of the historic character of the subject
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property has been removed or altered such that the changes detract from the integrity and
spatial characteristics of the original single-story dwelling. As such the proposal attempts to
restore the property's compatibility with the District as a whole, although it does remove
potential original features such as one column on the porch or portions of original wood siding.
On balance,the removal of these features enables the existing structure to be more consistent
with the district guidelines while not replicating any specific building.
c. Standard #3: The proposed project does not create a false sense of historical development.
Although the proposed addition is designed to read as uniform and integrated into the main
house, past alterations to the proposed structure, such as the inclusion of broad picture
windows in the bay windows and at the front porch still reveal the structure to be a product
of more contemporary architectural designs. Furthermore, restoration to the original building
form would require removal of the two-story massing at the west of the property which would
greatly inhibit the habitability of the structure. Additionally, an alternative approach of
modifying the existing structure to precisely replicate a split level vernacular would require
further modifications than currently proposed and would apply a style not original to the
subject property. The current approach acknowledges the life of the building and provides a
greater sense of compatibility with the District at large.
d. Standard #4: Based on information in the record,there have been substantial alteration to the
house, most of which occurred outside of the period significance, 1865 to 1925. These
modifications over time are not historically significant in their own right.
e. Standard #5: The wood siding, porch entrance, gabled roof, and wood columns are all
distinctive elements characteristic of the historic structure's architectural style. The project
maintains and enhances these elements; although the proposal will remove one wooden
column to accommodate a shift in the front entry program. As previously noted, this removal
is on balance with the project's larger intent to enhance the building's compatibility with the
District.
f. Standard #6:The project will repair and replace portions of the exterior that have deteriorated
due to dry rot. In each circumstance where replacement is necessary, the new materials will
match the old in design, color, texture and material.
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: The proposed additions and exterior alterations do not destroy historic materials
characteristic of the property, with the exception of one wooden column at the front porch,
which as previously noted facilitates larger restoration efforts. Additionally, although the
proposed expansions include material treatments consistent with the original structure,
remaining elements of the building's fenestration communicate that the property has
contemporary design elements.This truthfulness with the building's style avoids creating a false
sense of history while bringing the design into greater alignment with the District guidelines and
thereby enhancing the District's overall integrity.
j. Standard #10: The essential form and integrity of the historic property are impaired in their
existing form and would require substantial alterations and loss of habitable area to restore the
property to the original pre-1960s massing. While the proposed modifications could be
removed in the future to restore existing conditions; this would not restore the essential form
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and integrity of the property.
Site Plan and Architectural Review
14. 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 wood siding, wood windows) to ensure
harmony and proportion of overall design that is consistent with the surrounding
neighborhood. Further, the project reflects an improvement by replacing materials that are
not compatible with the historic district.
b. For reasons stated above,the architectural style of the proposed expansion is compatible with
the main residence and is appropriate for the `A' Street Historic District.
c. The rear expansion to the existing dwelling does not extend further than the existing rear
structures that will be demolished. Additionally, the expansion at the east side of the dwelling
is minimal and serves to regularize the rectangular form of the existing structure and its interior
program. The Project is also consistent with all development standards as outlined for the R3
zoning district including setbacks and height. Therefore, 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 improves the site's 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 navy for the body of the building with black and white 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 permeable surface
treatments to the driveway and front path.
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, 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.
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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
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Exhibit 1
CONDITIONS OF APPROVAL
Rathle Residential Remodel
107 Sixth Street
APN: 008-104-016
File No. PLSR-18-0033
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 March 3, 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.
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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.
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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. The front entrance to the residence and the steps for the front porch shall center on the same axis
point.
15. Any circumstances where replacement of historic material is necessary, such as the replacement of
deteriorated wood siding, the replacement materials will match the old in design, color, texture, and
where possible, materials.
16. 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.
17. 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.
18. All building-mounted lighting shall be shielded, downward-facing, and conform to the requirements
of Implementing Zoning Ordinance §21.040(D) (Glare).
19. 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).
20. All applicable development impact fees shall be paid prior to completion of the building permit.
Building Division
21. Full review with building permit applications is required.
Fire Marshal
22. PMC 17.20 903.2.20.4 Remodels, Repairs and/or Alterations. Residential remodels, repairs and/or
alterations, individually or any combination thereof, involving fifty percent (50%) or greater of square
footage of the existing floor area shall meet the requirements for a newly constructed building. This
requirement applies to the cumulative effect on square footage of fifty percent (50%) or greater as a
result of remodels, repairs and/or alterations taking place over a five-year period involving one or
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more building permits.
a. This remodel exceeds 50% of square footage thus fire sprinklers required in the main house and
ADU.
b. 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.
c. Plans Shall indicate fire sprinklers plans to be submitted as a deferred submittal under a separate
permit.
d. There is no building code analysis. Provide the occupancy type of construction, allowable area,
number of stories, square footage on plans etc. is required to be identified for the Building Permit.
CBC 105.4.
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