HomeMy WebLinkAboutHCPC Resolution 2018-03 04/10/2018 RESOLUTION 2018-03
CITY OF PETALUMA
HISTORIC AND CULTURAL PRESERVATION COMMITTEE
APPROVING HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW
FOR THE HOWARD GARAGE ADDITION PROJECT
LOCATED AT 411 KEOKUK STREET
APN: 006-155-011
File No: PLSR-18-0008
WHEREAS, Bill Wolpert, on behalf of property owner Karen Howard, submitted an application for
Historic Site Plan and Architectural Review approval for a garage addition to the residential structure
located at 411 Keokuk Street (APN 006-155-011) ("Project"); and
WHEREAS, on April 10, 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 April 10, 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:
1. The foregoing recitals are true and correct and incorporated herein by reference.
2. 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
a. 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
b. 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.
c. General Plan Policy 1-P-3 states, "Preserve the overall scale and character of established
residential neighborhoods." The project preserves the overall scale and character of the existing
property and its contribution to the established neighborhood.The project will replace an existing
non-historic shed with a more architecturally compatible garage. The project will add one
covered parking space,which will bring the existing parking in conformance with current parking
requirements in IZO Chapter 1 1 (Parking and Loading Facilities - Off-street), which requires one
Historic&Cultural Preservation Committee Resolution No.2018-03 Page 1
t,
covered and two uncovered off-street parking spaces for single family dwellings. Further,
properties on the block, including those across the street, include one-car attached garages.
Therefore, the project further promotes the existing scale and character of the surrounding
neighborhood.
d. General Plan Policy 1-P-7 states, "Encourage flexibility in building form and in the nature of
activities to allow for innovation and the ability to change overtime." The project adapts the
existing house to current needs of the home owners (i.e. covered parking with EV charging,
expanded laundry facilities), while respecting the architectural integrity of the existing residence
and of the Oakhill-Brewster District.
e. 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 presents a thoughtful
and respectful design that maintains and enhances the historic contribution of this property within
the Oakhill-Brewster District.
f. Policy 4-P-19 states, "Encourage use and development of renewable or nontraditional sources of
energy." The project includes the addition of a charging station for an electric vehicle as well as
solar panels on the roof of the addition. This is in direct support of this policy.
Implementing Zoning Ordinance
g. 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.
h. 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 and District (e.g. wood siding), (2) will retain certain character-
defining features of the structures as the project is minimally modifying the main residence and (3)
will replace an existing, non-historic shed with a garage with a relatively small area (e.g. 320
square feet).
Oakhill Brewster Historic District Guidelines
i. The project is compatible with the original style of the main residence. The architectural style of
the garage is simple, and is appropriate for the ancillary purpose of the garage. Moreover, the
garage complements the main residence, but is clearly distinct from it, with its vertical V-groove
siding, which differs from the primary material of the house, but is found at the stem wall of the
main residence. Further, the addition is relatively small and the Queen Anne style of the main
residence will not change as a result of this project.
j. The addition is compatible with the main residence's original design and is clearly ancillary as it
exhibits simplified forms from the main residence,such as the rectangular structure,frieze and low-
pitched shed roof at the front elevation and gable end at the rear, which is appropriate for the
ancillary nature of the garage. The proposed architectural design excludes overly elaborate
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ornamentation such as molding or "tacked-on" details which might artificially back-date the
building.
k. The addition adheres to the applicable setbacks and height limit.The garage addition is set back
further from the main residence, in a similar footprint of the existing storage shed. The roofline is
appropriate for garages that are seen elsewhere in the District, many of which have low-pitched
shed roofs.The rhythm of voids to solids is appropriate as the garage door is centered at the front
elevation and the windows at the rear are evenly spaced.
I. The proposed roof,siding and trim materials include a composite roof,wood siding and trim,which
are featured on the current structure and which are historically accurate for the District. The
vertical V-groove siding is appropriate for the District, and will distinguish the new addition from
the existing residence. Per Condition 10, all windows will be wood, which is appropriate for the
pre-1930 historical context of the District. The project avoids the use of elaborate architectural
details such as cornices or moldings.
m. The project proposes "Gray Tint" as the body color and "Winter Snow" for the trim to match the
existing residence.
n. The project does not include the removal of any original lighting, trellises or other accessory
fixtures. Therefore, findings relating to the preservation of original accessory fixtures are not
applicable.
o. Fencing is proposed to the south of the proposed addition and, per Condition 12, a fence permit
is required to ensure that style, materials, proportions, and colors are harmonious with the building
architecture and with the immediate neighborhood. The project does not propose any new
landscaping. Per Condition 5, all existing planting shall be maintained in good growing condition.
The new driveway will be poured concrete,which is seen elsewhere in the District.
p. Guidelines and standards for signage are not applicable as the project does not propose any
signs.
Secretary of Interior's Standards and Guidelines
q. 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: All materials, design and construction techniques are generally consistent with
the historic character of the property. As the project generally avoids work on the main
residence, the removal or historic materials or alteration of characterizing features is avoided.
The project retains existing windows and implements new doors and windows which, as
conditioned,will be appropriate for the District.
The project involves the demolition of an existing enclosed laundry room, as well as a small
pre-fabricated shed. Photographs of the residence date the enclosed laundry room to 1989
or later. Therefore, the demolition does not involve the removal of any historic materials.
Instead, the project involves the removal of incompatible alterations such as the shed and
instead proposes a more harmonious design.
c. Standard #3:The addition exhibits a simple design and building form that will complement the
existing residence rather than create a false sense of historical development.The architectural
features such as the frieze are simple, and will be used to tie the addition to the main
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residence,without artificially back-dating the building.
d. Standard #4: The existing shed and enclosure at the side and rear of the property will be
removed; however, they are not considered historic since they are relatively recent additions.
The project does not propose to remove or alter any features which may or may not have
historic significance. Distinctive features, finishes, and construction techniques or examples of
craftsmanship that characterize a historic property shall be preserved.
e. Standard #5: As the existing shed that will be removed does not exhibit any examples of
craftsmanship and this project generally avoids any alterations to the main residence, no
distinctive features, finishes and construction techniques or examples of craftsmanship that
characterize the property will be removed.
f. Standard #6: The project will remove an existing enclosed laundry room and shed that were
built in 1989 or later, and are not considered part of the property's historic character. In their
place the project locates a garage that is more architecturally compatible with the residence
and the District. As conditioned, the new windows and doors at the rear and the left of the
new addition will wood and thus will be appropriate to the District. The project does not
attempt to create a sense of false historic significance or replace any "missing" features.
g. Standard #7:This project does not propose any chemical or physical treatments which would
potentially cause damage to historic materials.
h. Standard #8: The project does not include any grading or ground-disturbing activities that
would potentially disturb prehistoric or historic archeological resources.
i. Standard #9: As the addition is limited to the side and rear of the existing residence and utilizes
historically appropriate materials, the project will not destroy historic materials that
characterize the property. The project uses design techniques which will distinguish the
addition from the main residence, such as the vertical V-groove siding and shed roof.
The addition is compatible with the massing, size, scale and architectural features of the main
residence. The addition will add a relatively small area of approximately 320 square feet and
is lower in height than the residence.The addition utilizes a simple architectural design, which
includes some features from the main residence, such as the frieze, but otherwise excludes
any overelaborate ornamentation.
j. Standard #10 The addition is at the side and rear of the main residence, and is not designed
in such a way to compromise the residence's essential form or integrity. Therefore, should the
addition be removed at a future date, the essential form and integrity of the property and its
environment would be unimpaired.
Site Plan and Architectural Review
r. As conditioned, the Project is consistent with the Site Plan and Architectural Review standards
stated in IZO §24.010, as follows:
a. As conditioned the Project will use quality materials (e.g. vertical 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
continued contribution to a vast diversity of architectural styles found within the Oakhill-
Brewster Historic District;
c. The Project adds a relatively small area of 320 square feet to the residence and is consistent
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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 the historic development pattern
and other residences in the Oakhill Brewster Historic 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 does not propose any new on-site landscaping nor does it propose to remove any
existing trees. Existing landscaping planters are in front of the residence.
g. The Project adds one covered parking space in addition to two existing uncovered spaces for
a total of three off-street parking spaces,which is consistent with current parking standards for
single family dwellings.
C. Based on its review of the entire record herein, including the April 10, 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.
Historic&Cultural Preservation Committee Resolution No.2018-03 Page 5
ADOPTED this loth day of April, 2018, by the following vote:
Commission Member Aye No Absent Abstain
Chair Kosewic X
Vice Chair Caputo X
Perlis X
Rinehart X
Schlich X
Trry Kosewic, Chair
ATTEST: APPROVED AS TO FORM:
gather Hines, Co fission Secretary Lisa ennenbaum, sistant City Attorney
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Exhibit A
HISTORIC SPAR CONDITIONS OF APPROVAL
Howard Garage Addition Project
Located at 411 Keokuk Street
APN: 006-155-011
File No. PLSR-18-0008
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 6, 2018 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 and date stamped March 6, 2018, 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.
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.
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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. 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.
8. 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.
Special Conditions of Approval
9. The siding of the addition shall be horizontal instead of vertical.
10. Prior to building permit issuance, the following architectural details shall be reviewed and approved
by the Planning Manager with specific emphasis on consistency with the plans approved by this
action, conformance with Historic District Standards and Guidelines, architectural integrity, quality of
materials, and color.
a. Specifications for all new exterior doors, including the garage door and rear door;
b. External leader heads, downspouts, shoes and splash blocks;
c. Transitions between wall materials of different types;
d. Window recesses and trim;
e. All roof penetrations; and
f. All outdoor lighting.
11. The material for all windows and doors shall be wood per Historic District Guideline 4 requiring materials
which existed in the pre-1930 historical context of the District. Planning Manager review and approval
is required prior to building permit issuance.
12. All externally visible scuppers,gutters and downspouts shall be painted to match background building
color(s).
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13. Per IZO §13.060, no fence or wall shall be installed or constructed without the approval of a fence
permit issued by the Planning Division,
14. All building-mounted lighting shall be shielded, downward-facing, and conform to the requirements
of Implementing Zoning Ordinance §21.040(D) (Glare).
15. 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
16. Show existing and finished surface drainage patterns and slopes on plans submitted for building
permit. No lot-to-lot drainage from the new garage is allowed to occur onto neighboring properties.
Direct all drainage and downspouts away from rear and side property lines towards the public street
or approved storm drain system.
17. All portions of broken, cracked, or displaced sidewalk driveway approaches '/2 inch or greater along
the Keokuk Street project frontage shall be removed and replaced with City standard sidewalk.
18. An encroachment permit is required for any work within the public right of way.
Buildinq Division
19. Complete review with building permit applications is required. If the gas meter is located on the
driveway side, it shall be protected from vehicle traffic. Structures within five feet of the property line
shall have fire rated walls, or if less than three feet the structure shall be fully sprinklered.
Fire Marshal
20. If the existing residence is provided with an Automatic Fire Sprinkler System, then the Automatic Fire
Sprinkler System shall be extended to this addition.
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