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HomeMy WebLinkAboutHCPC Resolution 2018-02 03/13/2018 RESOLUTION 2018-02 CITY OF PETALUMA HISTORIC AND CULTURAL PRESERVATION COMMITTEE APPROVING AN AMENDMENT TO THE HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW PERMIT APPROVED PER RESOLUTION 2016-03 FOR THE COOPER REMODEL LOCATED AT 322 POST STREET FILE NO: PLSR-17-0036 WHEREAS, on October 6, 2015 Architect, Phil Brady, submitted an application for Historic Site Plan and Architectural Review (SPAR)for the demolition of the one-and-half-story rear section of the residence located at 322 Post Street and construction of a new two-story addition and new fenestration; and WHEREAS, although the subject residence is not a designated local historic landmark nor is it located in a designated historic district it was determined that the subject residence at 322 Post Street was constructed in 1885 in the Stick Style and is a historically significant resource based on architectural merit and indicated as such in the 1977 "Peterson Survey" and confirmed by supplementary review performed by qualified planning staff; and WHEREAS, Implementing Zoning Ordinance §15.090 provides for the Planning Manager the ability to refer projects which are not designated as landmarks and which are not located within a designated historic district to the Historic and Cultural Preservation Committee (HCPC) upon determining that the affected site or structure may be of historic or cultural significance in accordance with the California Register Criteria enumerated in IZO §15.060 (A) (1-4); and WHEREAS, the Historic and Cultural Preservation Committee considered the application at a noticed public hearing on February 23,2016, and continued the item to a date uncertain after expressing concerns related overstated massing and windows out of character with the style of the residence; and WHEREAS, a revised project was brought before the Historic and Cultural Preservation Committee (HCPC) on August 9, 2016 at which time the HCPC approved Historic Site Plan and Architectural Review for the "Cooper Remodel" project proposed for 322 Post Street, with the condition that ornate (classical style) windows be simplified to a level commensurate with the Stick Style Architecture; and WHEREAS, No appeal was filed after the HCPC approval of the project in 2016 and a building permit application was filed on April 3, 2017 and remains pending; and WHEREAS, on December 21, 2017, property owners Alvin and Jill Cooper of 322 Post Street submitted an application to amend the Historic Site Plan and Architectural Review (SPAR) approval granted by Resolution No. 2016-03 by removing Condition of Approval No. 4 and allowing for the installation of classical style windows at the north and east elevations as presented with the original application (the "Project"); and WHEREAS, pursuant to Implementing Zoning Ordinance §15.050, the application requires Historic Site Plan and Architectural Review approval by the HCPC; and WHEREAS, on March 13, 2018, the HCPC considered a staff report analyzing the application, including the California Environmental Quality Act ("CEQA") determination included therein; and WHEREAS, on March 13, 2018, the HCPC held a duly noticed public hearing to consider the application at which time all interested parties had the opportunity to be heard; and Historic&Cultural Preservation Committee Resolution No.2018-02 Page 1 WHEREAS, public notice was published in the Argus Courier and mailed to all property owners and occupants within 500 feet of the subject property, all in compliance with state and local law. NOW,THEREFORE, BE IT RESOLVED by the HCPC as follows: A. The foregoing recitals are true and correct and incorporated by reference. B. Based on the staff report,staff presentation,comments received during the public hearing, the HCPC makes the following findings based on substantial evidence in the record: California Environmental Quality Act 1. For the reasons stated in the March 13,2018 HCPC staff report,the Project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) under CEQA Guidelines §15331 which exempts rehabilitation conducted in a manner consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties.The Project is also not subject to any of the exceptions to the use of a categorical exemption provided at CEQA Guidelines §15300.2. General Plan 2. General Plan 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 is consistent with this policy in that the proposed windows located on the rear of the residence do not impair the ability of the property to convey historic attributes to the public. Implementing Zoning Ordinance 3. All the required findings for Historic Site Plan and Architectural Review found at Implementing Zoning Ordinance §15.070 can be made, as follows: a. (Materials) The windows would be of quality wood construction consistent with those original to the residence. b. (Harmony of Design) The windows, located on secondary elevations not readily visible from the street, would not affect the building's harmony or proportion of design. Therefore, the change in window design would not negatively impact the ability of the resource to convey its significance. c. (Compatibility) The proposed windows, located on secondary elevations would not negatively impact the relationship of the building to its neighbors or character of the greater neighborhood. d. (Siting) The amendment would not alter the siting of any structure on the site. e. (Bulk/height/color) The proposed amendment would not affect the bulk, height, or color of the subject residence. 4. The Project, as conditioned, is consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties in that the proposed windows are found to be compatible in terms of materials, location,and detailing and will not impair the essential building form or overall integrity.The Project, as conditioned, will not adversely affect the character defining features of the residence in that the proposed windows are compatible with the Victorian era of the residence and located on Historic&Cultural Preservation Committee Resolution No.2018-02 Page 2 an elevation not visible to the public. C. Based on its review of the entire record herein, including the March 13, 2018 HCPC staff report, all supporting, referenced, and incorporated documents and all comments received and foregoing findings, the HCPC hereby approves the requested amendment to the Historic Site Plan and Architectural Review for the Project, subject to the conditions of approval attached hereto as Exhibit A. ADOPTED this 13th day of March, 2018, by the following vote: Commission Member Aye No Absent Abstain Chair Kosewic X Vice Chair Caputo X Perlis X Rinehart X Schlich X °Teiry Kosewic, Chair ATTEST: APPROVED AS TO FORM: . .!, k, eather Hines, Commission Secretary Lisa Tennen aum, Assistant City Attorney Historic&Cultural Preservation Committee Resolution No.2018-02 Page 3 Exhibit A CONDITIONS OF APPROVAL Cooper Remodel AMENDMENT 322 Post Street City File Number: PLSR-17-0036 Planning Division 1. The plans submitted for the building permit shall be in substantial conformance with those plans on file in the Planning Division and date stamped June 14, 2016 except as modified by the following conditions. 2. The colors and materials,shall be in substantial conformance with those noted on the plan set, except as modified by the following conditions. 3. All proposed windows shall be comprised of quality natural wood and shall not feature cladding or extruded material of any kind subject to review and approval by the Planning Director. 4. Proposed fenestration on the north and east elevation shall be revised to be one over one, operable, double hung windows with arched transom above. The transoms shall feature true divided lights. Revised elevations which include a clearly drawn cross section of the proposed windows shall be submitted for review and approval by the Planning Director prior to issuance of building permit. 5. Construction hours are limited to Monday through Friday from 8:00 a.m. to 6:00 p.m. and Saturday from 9:00 a.m. to 5:00 p.m. Construction is prohibited on Sundays and all holidays recognized by the City of Petaluma. 6. Any modifications to the approved plans are subject to further review and approval. 7. The site shall be kept clear of all garbage and debris at all times. No outdoor storage shall be permitted. 8. The applicants/developers shall defend, indemnify, and hold harmless the City or any of its boards, commission, agents, officers, and employees from any claim, action or proceeding against the City, its boards,commission,agents,officers,or employees to attack,set aside,void,or annul,the approval of the project when such claim or action is brought within the time period provided for in applicable State and/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 these conditions shall prohibit the City from participating in a defense of any claim, action, or proceeding if the City bears its own attorney's fees and costs, and the City defends the action in good faith. Public Works & Utilities Department 9. All portions of broken, displaced, cracked sidewalk and driveway approaches along the Post Street and Harris Street frontages, greater than one-half inch, shall be removed and replaced per City standards. 10. All work within the public right of way shall require an encroachment permit application from the Public Works and Utilities Department. Historic&Cultural Preservation Committee Resolution No.2018-02 Page 4