HomeMy WebLinkAboutHCPC Resolution 2018-01 01/09/2018 RESOLUTION 2018-01
CITY OF PETALUMA
HISTORIC AND CULTURAL PRESERVATION COMMITTEE
APPROVING HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW FOR
THE WILLIAMS RESIDENTIAL PROJECT LOCATED AT 331 KENTUCKY STREET
APN: 006-214-014 FILE NO: PLSR-16-0039
WHEREAS, property owner Peter Williams submitted an application for Historic Site Plan and
Architectural Review approval for alterations to the residential structure located at 331 Kentucky Street
(APN 006-214-014) ("Project"); and
WHEREAS, on January 9, 2018, 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 January 9, 2018, 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 500 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 (Existing Facilities) and Section 15331 (Historic
Resources), as rehabilitation to an existing structure done in a manner 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 Medium 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 overall scale and character of the neighborhood consists of
single-family dwellings on individual lots at one to two stories. The project would retain its use as a
single family dwelling, and would increase in height to a two-story building, which is appropriate
for the neighborhood. As conditioned, the proposed architectural alterations to the project
would be appropriate for the historical character of the neighborhood, as outlined above.
4. General Plan Policy 1-P-7 states, "Encourage flexibility in building form and in the nature of
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activities to allow for innovation and the ability to change overtime." The project would allow for
the building to be altered in such a way that adapts to current needs of the home owners (i.e.
additional space/additional bedrooms, etc.), while respecting the architectural integrity of the
Oakhill-Brewster District. The project balances the need to adapt to modern standards, while
adhering to the historical guidelines of the Oakhill-Brewster District and the Secretary of Interior
Standards, as outlined below.
5. 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." As described in the Historic
Resource Evaluation (HRE) for the Project, the residence currently is a simple vernacular cottage,
and is primarily without architectural details. The proposed design will retain certain character-
defining features such as the roof pitch, chimney, wood siding, and continue a similar
fenestration pattern. Likewise, while the project site is loosely associated with the prominent
Lockwood family, the current residence itself is not associated with a historic event or person in
its own right. As conditioned, the project will limit archaeological disturbances resulting from the
project.
Implementing Zoning Ordinance
6. The Project is consistent with all R3 zoning district development standards, including but not
limited to, those concerning setbacks, building height, lot coverage, and parking.
7. Implementing Zoning Ordinance (IZO) §15.070(A)(2) (Standards for Review: Historic Districts)
states, in relevant part,
"The proposed work shall not adversely affect the exterior architectural characteristics or
other features of the property which is the subject of the application, nor adversely affect its
relationship in terms of harmony and appropriateness with its surroundings including
neighboring structures, nor adversely affect the character, or the historical, architectural, or
aesthetic interest or value of the district."
As conditioned, the Project is consistent with these standards since it will result in exterior
changes that: (1) will be constructed using materials and architectural detailing appropriate for
the architectural style of the property (e.g. wood windows, horizontal wood siding), (2) will retain
certain character-defining features of the structures (e.g. roof pitch, chimney), and (3) will retain
the existing siting as the house's footprint is largely unchanged.
Oakhill Brewster Historic District Guidelines
8. The Project is consistent with the building's original vernacular architectural style. The front
hipped roof and fenestration patterns will remain unchanged. The proposed front porch is in
keeping with the forms and materials of the original house. The gabled and dormered rear roof,
while not continuing the hipped roof form, continues the basic vernacular building forms and
materials, and additionally has a limited relationship to the street and thereby the District.
Further, as modified by recommended Condition of Approval #14, the alternative front fagade
at Sheet A3.1 would better retain the historic architectural style of the original structure by
maintaining the existing wall and roof height. While modifications to the front fagade have
taken place over time, maintaining the existing height would better preserve the original
vernacular architectural style by keeping the existing scale at the front fagade.
9. The design retains architectural details such as the simple wood board horizontal siding and
wood windows and trim. The proposed architectural design lacks ornamentation such as
molding or trim or "tacked-on" details which would alter the residence's original vernacular
Historic&Cultural Preservation Committee Resolution No.2018-01 Page 2
design. The side elevations retain the windows and doors that are existing and will introduce new
windows and doors which will continue the existing fenestration patterns. Likewise, the addition
of the new French doors and spiral staircase at the rear uses historic materials that are
proportional and complementary to the symmetrical design of the front facade. Further, the
rear addition is not visible from the street, and therefore has a limited outward relationship to the
District. A piece of vertical trim on both side elevations distinguishes the addition from the
existing residence.
As modified by recommended Condition of Approval #14, the residence would have a split
roof, with the rear roof raised approximately 21 inches above the front roof. While this might
result in a bifurcated roof form between the front and rear, this area of the roof is not visible from
vantage points at the street level. This would also provide more clearly delineated line between
the older and newer portions of the house per the Secretary of the Interior Standards. Therefore,
Staff recommends Condition of Approval #14 to preserve the height of the front portion of the
house.
10. The residence retains its existing setbacks to the front and side property lines. The proposed
height is within the maximum allowable height of the R3 Zone. Likewise, the proposed height is
compatible with the District, which contains a variety of one-story and two-story residences. The
roofline retains its hipped form at the front facade. Staff concurs with the HRE's assessment that
the gabled and dormered roof form at the rear continues the use of basic vernacular building
forms and materials, and is therefore consistent with the immediate neighborhood. The project
continues the rhythm of voids and solids by maintaining the placement of existing windows and
doors. The side and rear elevations propose fenestration that is appropriately spaced. Further,
the proportions of the elongated porch across the front facade is appropriate for the District,
and is an improved treatment to this elevation.
11. The proposed roof, siding and trim materials include a composite roof, and wood siding and
trim, which are featured on the current structure and which are historically accurate for the
District. The existing chimney will be retained and extended. The proposed railings of the front
porch are proportional to the original design, and avoid narrow rails or inappropriately spaced
bannisters. The Project avoids materials or textures which were not present in the pre-1930
context of the District.
12. The proposed colors include a soft peach (i.e. "Venetian Villa") for the body, with a warm off-
white (i.e. "Wedded Bliss") trim with windows and the spiral staircase painted in a warm, reddish
brown (i.e. "Radiant Sunset). The proposed color combination is appropriate for the District,
which exhibits a varied color palette.
13. The existing residence does not include any original lighting, trellises or other accessory fixtures.
Therefore findings relating to the preservation of original accessory fixtures are not applicable.
14. The project does not propose any new fencing or paving. Proposed front yard landscaping will
include a number of moderate to low watering need plantings, and will include plant varieties
which are commonly found in Petaluma, including but not limited to rosemary, lavender and
poppies. All existing trees, including the existing front yard tree to the right of the front elevation
will remain.
15. Guidelines and standards for signage are not applicable as the project does not propose any
signs.
Secretary of Interior's Standards and Guidelines
16. As conditioned, the Project is consistent with the Secretary of the Interior's Standards for
Rehabilitation and Guidelines for Rehabilitating Historic Buildings, as follows:
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a) Standard #1: The Project would enable the continued use of the site in its historic purpose of
a residential dwelling and with minimal change to its distinctive materials, features, spaces,
and spatial relationships;
b) Standard #2: The historic character of a property will be retained and preserved. The
removal of distinctive materials or alteration of features, spaces, and spatial relationships
that characterize a property will be avoided;
c) Standard #3: The residence will retain elements which attribute to its physical record of its
time, place, and use, including the hipped roof, southern bay, and wood siding. The
proposed addition does not propose changes which would create a false sense of historical
development by adding architectural elements or features which would be aesthetically or
historically incongruous with the existing design.
d) Standard #5: Distinctive materials, features, finishes, and construction techniques or
examples of craftsmanship that characterize a property will be preserved;
e) Standard #9: New additions, exterior alterations, or related new construction will not destroy
historic materials, features, and spatial relationships that characterize the property; the
historic use is maintained and the identified character and characteristics of the historic
residence, consisting of basic original forms and elements, are proposed to be retained, so
the project meets these applicable Standards.
f) Standards 2, 4, and 6 through 8, and 10 do not apply to the Project.
Site Plan and Architectural Review
17. 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-lap siding, wood windows) to
ensure harmony and proportion of overall design that is consistent with the surrounding
neighborhood;
b. The Project retains the residence's existing architectural style which facilitates the property's
contribution to a vast diversity of architectural styles found within the Oakhill-Brewster Historic
District;
c. The Project would leave the existing footprint largely unchanged, and 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.
d. This finding is not applicable to the proposed project since it includes the remodel of an
existing residence with no existing signage;
e. As conditioned, the bulk, height, and color of the proposed project are in harmony with the
existing historic structure and other structures found within the immediate neighborhood. The
proposed bulk and height and color of the residence will be modified in a way that is
appropriate with the District and compatible with the immediate neighborhood, which
include residences exhibiting a similar bulk and height.The proposed color scheme is likewise
appropriate for the neighborhood, which exhibits a varied color palette.
f. The Project proposes new on-site landscaping within the existing front yard landscape
planters which will include low-water variety plant species including rosemary, lavender,
poppies and associated succulents, which will be in keeping with the character of the site
Historic&Cultural Preservation Committee Resolution No.2018-01 Page 4
and surrounding neighborhood. The existing deciduous tree within the front yard planter to
the right of the garage will remain.
g. The Project would not alter existing ingress, egress, or internal circulation.
C. Based on its review of the entire record herein, including the January 9, 2018 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 A.
ADOPTED this 9th day of January, 2018, by the following vote:
Commission Member Aye No Absent Abstain
Chair Kosewic X
Vice Chair Caputo X
Perlis X
Rinehart X
Schlich X
j
Terry Kosewic, Chair
ATTEST: APPROVED AS TO FORM:
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1 F�
H Cher Hines, ommission Secretary isa Tennenba m, Assistant City Attorney
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Historic&Cultural Preservation Committee Resolution No.2018-01 Page 5
Exhibit A
EXHIBIT A
HISTORIC SPAR CONDITIONS OF APPROVAL
Williams Residential Project
Located at 331 Kentucky Street
APN: 006-214-014
File No. PLSR-16-0039
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 December 13, 2017, 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 and
the color board in the project file, including GAF Timberline Ultra HD shingles in "hickory," 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 planting 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. The contractor(s) shall implement basic and additional air quality construction measures set forth by
Bay Area Air Quality Management District (BAAQMD), including the following:
a. Water all active construction areas (staging, parking, soil piles, graded areas, unpaved
driveways, etc.) at least twice daily.
b. Cover all haul trucks transporting soil, sand, or other loose materials offsite.
c. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas.
Sweep streets daily (with water sweepers) if visible soil material is deposited onto adjacent roads.
d. Limit traffic speeds on any unpaved roads to 15 mph.
e. Suspend construction activities that cause visible dust plumes that extend beyond the
construction site.
f. A certified mechanic shall verify that equipment used for construction purposes is properly tuned
and maintained in accordance with manufacturer specifications.
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g. Idling times shall be limited to 5 minutes or less pursuant to the "no idling" rule for in-use off-road
diesel-fueled vehicles. During construction, signage shall be posted at the construction site
indicating the idle time limitation.
h. All diesel-powered off-road equipment larger than 50 horsepower and operating at the site for
more than two days continuously shall meet U.S. EPA particulate matter emissions standards for
Tier 2 engineer or the equivalent.
i. Diesel-powered generators or air compressors shall not be used on-site for more than two days
continuously, unless under emergency conditions.
j. Post a publicly visible sign with the telephone number of designated person and person to
contact at the City of Petaluma regarding dust complaints. This person shall respond and take
corrective action within 48 hours. BAAQMD's phone number shall also be visible to ensure
compliance with applicable regulations.
11. 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.
12. 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.
13. 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.
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
14. This action approves alternative front and side elevations shown at Sheets A3.1 and A4.1
respectively and date stamped December 13, 2017 and replaces front and side elevations shown at
Sheets A3 and A4 with the purpose of preserving the front fagade's original height and mass.
15. Prior to building permit issuance, the following architectural details shall be reviewed and approved
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by the Planning Manager.
a. Dimensions and assembly of all wood related to rear, second-story deck railing;
b. New lap siding;
c. External leader heads, downspouts, shoes and splash blocks;
d. Transitions between wall materials of different types;
e. Window recesses and trim;
f. Specifications for all new exterior doors;
g. Rear metal spiral staircase;
h. Skylights;
i. The dimension of fly rafters, rafter tails, rakes, and eave length;
j. Masonry brick of chimney extension;
k. All roof penetrations; and
I. All outdoor lighting including path lights.
16. The project shall utilize existing building materials to the greatest extent possible, and shall only
replace existing materials which are in disrepair, such as dilapidated wood boards.
17. The existing brick chimney shall be retained, except as modified in plans date stamped December
13, 2017 which propose to extend the chimney.
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 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 change in construction phasing, shall
require an amendment to this condition by the Planning Manager through the Site Plan and
Architectural Review process provided at IZO §24.010.
21. 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).
Department of Public Works and Utilities
22. Prior to final inspection, any portions of broken, cracked, displaced, etc. sidewalk along the property
frontage on Kentucky Street shall be removed and replaced with new City standard sidewalk.
23. Prior to issuance of a building permit, an encroachment permit shall be obtained from the
Department of Public Works and Utilities for all work within the public right of way.
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24. Drainage from the proposed addition shall be directed towards an approved public storm drain
system or public street gutter. No lot-to-lot drainage is allowed.
Fire Marshal
25. The applicant shall install a residential fire sprinkler system throughout the structure, which is to be
processed through a separate Fire Department permit.
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