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HomeMy WebLinkAboutHCPC Resolution 2020-03 10/13/2020 DocuSign Envelope ID:3F2178E3-98A9-4E86-9EC3-A4F58EC2B342 RESOLUTION 2020-03 CITY OF PETALUMA HISTORIC AND CULTURAL PRESERVATION COMMITTEE APPROVING HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW FOR THE POLLY HANNAH KLAAS PERFORMING ART CENTER RENOVATIONS LOCATED AT 417 WESTERN AVENUE APN: 008-043-001 FILE NO: PLSR-20-0016 WHEREAS, Rick Brereton of ADR Architects, on behalf of the Polly Klaas Foundation, submitted an application for approval of Historic Site Plan and Architectural Review for exterior modifications at 417 Western Avenue (APN 008-043-001) ("Project"); and WHEREAS, on September 14, 2020, a first reading of an Ordinance was approved by the City Council approving conveyance of City property known as the Polly Klaas Performing Arts Center to the Polly Klaas Foundation, subject to specified conditions and restrictions; and WHEREAS, on September 21, 2020, a second reading and adoption of the Ordinance was approved by the City Council approving conveyance of City property known as the Polly Klaas Performing Arts Center to the Polly Klaas Foundation, subject to specified conditions and restrictions; and WHEREAS, on October 13, 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, on October 13, 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, a public notice of the Historic and Cultural Preservation Committee hearing was published in the Petaluma Argus Courier and mailed to residents and occupants within 1,000 feet of the Project site in compliance with state and local law; and WHEREAS, a neighborhood meeting was held and public hearing signs were posted on site prior to the public hearing, consistent with City Council Resolution No. 18-107; and WHEREAS, on October 13, 2020, the Historic and Cultural Preservation Committee approved Historic Site Plan and Architectural Review for the Project. 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: Historic&Cultural Preservation Committee Resolution No.2020-03 Page 1 DocuSign Envelope ID:3F2178E3-98A9-4E86-9EC3-A4F58EC2B342 California Environmental Quality Act 1 . The Project is categorically exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15301 (Existing Facilities), which allows modifications to existing structures and Section 15331 (Historic Resource Rehabilitation), which includes modifications to historic structures consistent with the Secretary of the Interior's Standards for Rehabilitation. General Plan 2. The Project is consistent with the site's Land Use Map designation of Public/Semi-Public as it would result in the rehabilitation of the site to accommodate a community service use. 3. The project is, for the reasons contained in the October 13, 2020 Historic and Cultural Preservation Committee staff report, consistent with the following General Plan policies: Policy 2-P-3 Maintain landmarks and aspects of Petaluma's heritage that foster its unique identity 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. Implementing Zoning Ordinance 4. The Project, as conditioned, is consistent with the CF zoning district requirements, in that, the proposed use is permitted subject to approval of an administrative Conditional Use Permit. Secretary of Interior's Standards and Guidelines 5. The Project is consistent with the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings, as follows: a. Standard #1: The property has historically been used as a community gathering space. Originally constructed as a church in 1910, and later operated by the City of Petaluma as a community center, theater, and performing arts center.The property was recently conveyed by ordinance from the City to the Polly Klaas Foundation, who will maintain the building as a performing arts center. As such, the property will maintain its historic use as a community gathering space consistent with this finding. b. Standard #2: The project does not propose any physical expansion of the existing building. Proposed modifications are intended to rehabilitate the structure, which has fallen into disrepair. Exterior modifications are limited to repair and replacement in-kind of damaged features as well as modernization of entryways and interior portions of the building to comply with ADA standards. Character-defining elements of the building were identified in a 1977 survey of the property including shingled friezes, pedimented gable ends, square tower with quatrefoil louvers, and curved projection. Though the project proposes to remove the existing brick chimney, this was not identified as a major character defining feature of the building. The chimney is not located in a prominent exterior location and though visible from English and Post streets, it is not visible from the main entry,which contains the majority of the building character-defining features. Additionally, the chimney is not located in a prominent interior location and though it was likely used to heat the building, it does not contain major ornamental features. Despite removal of the chimney, the overall historic character of the building will be retained consistent with this finding. Historic&Cultural Preservation Committee Resolution No.2020-03 Page 2 DocuSign Envelope ID:3F2178E3-98A9-4E86-9EC3-A4F58EC2B342 c. Standard #3: The proposed project does not create a false sense of historical development. Existing stained-glass windows which are damaged or missing will be repaired, and where missing, are proposed to be reproduced. The Secretary of the Interior provides recommendations for rehabilitation of windows, stating that when designing and installing new windows that are completely missing, replacement windows may be an accurate restoration using historical, pictorial, and physical documentation. The applicant has secured the services of Raymond Centanni of Great Panes Architectural Glass Art, who will utilize existing stained-glass windows to reproduce a historically accurate window that is compatible with the historic character of the building. Furthermore, ADA standards are modern relative to the age of the structure and will be clearly identifiable as new construction. The Secretary of the Interior's Guidelines state that accessibility-related work must be carefully planned and undertaken to ensure there is no loss of character-defining spaces, features, and finishes. The main entrance is identified as a character-defining feature and though new handrails will be installed, they are designed to inconspicuous, consistent with recommendations set forth by the Secretary of the Interior. As such, the project is consistent with this finding. d. Standard #4: Based on photographic documentation, minimal changes have been made to the building since its original construction.One change identified includes modifications to the tower which originally had a stepped parapet, and at some point in time was modified to a flat parapet. The project does not propose any exterior modifications beyond rehabilitation, and therefore will not remove features that have may have acquired historic significance. As such, the project is consistent with this finding. e. Standard #5: The project does not propose removal of distinctive features or finishes that characterize the property. Proposed modifications include in-kind repair and replacement features that have fallen into disrepair. As such, the project is consistent with this finding. f. Standard #6: The project includes repair, and where necessary, replacement of damaged shingles and wood.As provided in the project plans,where replacement is necessary,features will be replaced in-kind. As such, the project is consistent with this finding. g. Standard #7: No chemical or inappropriate physical treatments on the building will be undertaken, as such, the project is consistent with this finding. h. Standard #8: It is not anticipated that the project would have the potential to disturb archaeological resources as no ground-disturbing activities will be necessary. However, standard conditions of approval will ensure that 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 construction activities. As such, the project is consistent with this finding. i. Standard #9:The project does not propose new additions or exterior alterations beyond repair and replacement in-kind of damaged siding and other materials. Furthermore, the addition of ADA compliant ramps, stairs, and handrails will be clearly identifiable as new construction and will not destroy historic materials that characterize the property. The galvanized handrails are an unobtrusive design that will provide ADA compliant access to the building. As such, the project is consistent with this finding. j. Standard #10: The project does not propose new additions to the existing building; therefore this finding is not applicable. Site Plan and Architectural Review 6. The Project is consistent with the Site Plan and Architectural Review standards stated in IZO Section 24.010, as follows: Historic&Cultural Preservation Committee Resolution No.2020-03 Page 3 DocuSign Envelope ID:3F2178E3-98A9-4E86-9EC3-A4F58EC2B342 a. The Project will repair, and where necessary, replace in kind, exterior materials. The materials used will be of good quality and will be in harmony with the existing structure. b. The overall architectural style of the building will remain unchanged. The project proposes to remove the existing brick chimney, however, for reasons stated in the Secretary of the Interior Standards findings listed above, the removal of the chimney will not result in a change to the character-defining features of the structure. As such, the architectural style is appropriate for the project in question and its rehabilitation will be compatible with the overall character of the neighborhood. c. The Project does not propose expansion of the building and the siting of the structure will remain the same. d. As conditioned, the project will be required to apply for a sign permit, which will ensure that the size, location, and design of the sign complies with applicable standards and will be compatible with the historic structure. e. The bulk, height, and color of the structure will remain the same, and is therefore compatible with structures in the immediate neighborhood. f. The site is currently well landscaped, and the Project does not propose removal of any existing landscaping. As conditioned, the project will be required to maintain landscaping consistent with applicable City standards. g. The Project would not alter existing ingress, egress, or internal circulation as it makes use of existing on-street parking facilities. Proposed modifications to provide an ADA compliant loading zone and path of travel from the street to the building will be required to comply with applicable building code requirements, and therefore will be designed to promote safety and convenience. C. Based on its review of the entire record herein, including the October 13, 2020 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. Historic&Cultural Preservation Committee Resolution No.2020-03 Page 4 DocuSign Envelope ID:3F2178E3-98A9-4E86-9EC3-A4F58EC2B342 ADOPTED this 131h day of October, 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: Um Sf b (ux l &7c1101 ... ATTEST: APPROVED AS TO FORM: DocuSigned by: DocuSigned by: LbiPSA44 "MMP7 Secretary Dc yr68tAEMt y48D... Historic&Cultural Preservation Committee Resolution No.2020-03 Page 5 DocuSign Envelope ID:3F2178E3-98A9-4E86-9EC3-A4F58EC2B342 Exhibit 1 CONDITIONS OF APPROVAL Polly Hannah Klaas Performing Arts Center Renovations 417 Western Avenue APN: 008-043-001 File No. PLSR-20-0016 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 September 17, 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. Proposed rehabilitation shall include repair of existing materials to the extent feasible. When infeasible, materials shall be replaced in kind as 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 ensure continued compliance with applicable landscaping requirements. Required irrigation systems shall be fully maintained in sound operating condition with heads periodically cleaned and replaced when missing to insure continued regular watering of landscape areas, and health and vitality of landscape materials. 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. 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 Historic&Cultural Preservation Committee Resolution No.2020-03 Page 6 DocuSign Envelope ID:3F2178E3-98A9-4E86-9EC3-A4F58EC2B342 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. Planning Division Special Conditions of Approval 10. Prior to commencing repair and replication of broken and missing stained-glass windows, the applicant shall provide to the Planning Department, a complete inventory of windows requiring repair. The inventory shall include the extent of repair anticipated and location and design of all windows, including the window proposed to be relocated from the existing bathroom along the English Street facade to the proposed office along the Western Avenue facade. 11. In consultation with the professional providing window repair services for the project,the applicant shall consider the best options for protecting the stained glass windows other than the use of plexi glass. A written description of the proposed protection measures accompanied by any applicable plan details shall be submitted for review and approval the discretion of the Planning Manager. 12. Prior to issuance of a certificate of occupancy, the applicant shall obtain approval of a Minor Conditional Use Permit, subject to administrative review from the Planning Department. 13. Prior to issuance of building permit, plans shall be revised to indicate that all replacement shingles shall be wood. 14. Prior to issuance of building permit, plans shall incorporate a revised painted handrail design that is more consistent with the character of the building. Historic&Cultural Preservation Committee Resolution No.2020-03 Page 7 DocuSign Envelope ID:3F2178E3-98A9-4E86-9EC3-A4F58EC2B342 15. To the extent feasible, consider rehabilitating the stepped parapet on the tower located at the main building entrance consistent with photo documentation. 16. In coordination with staff, consider planting street trees along English Street and Western Avenue. Historic&Cultural Preservation Committee Resolution No.2020-03 Page 8