HomeMy WebLinkAboutHCPC Resolution 2018-04 04/10/2018 RESOLUTION 2018-04
CITY OF PETALUMA
HISTORIC AND CULTURAL PRESERVATION COMMITTEE
APPROVING HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW
FOR THE CAMPBELL FAMILY ADU PROJECT
LOCATED AT 520 HOWARD STREET
APN: 006-141-005
File No: PLSR-18-0007
WHEREAS, Bill Wolpert, on behalf of property owners Christine and Whit Campbell, submitted an
application for Historic Site Plan and Architectural Review approval for the construction of a new
accessory dwelling unit (ADU) at 520 Howard Street (APN 006-141-005) ("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:
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 15303 (New Construction or Conversion of Small Structures)
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 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, many of which include accessory structures. The
project would retain its use as a single-family dwelling and introduce an accessory dwelling unit
on the parcel, thereby reinforcing the residential character of the neighborhood.
Historic&Cultural Preservation Committee Resolution No.2018-04 Page 1
4. 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 does not include any
modifications of the main residence. Per Condition 10, 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.
Implementing Zoning Ordinance
5. The Project is consistent with all R2 zoning district development standards, including but not limited
to, those concerning setbacks, building height, and lot coverage.
6. The Project is consistent with all applicable standards relating to Accessory Dwelling Units as
required by Implementing Zoning Ordinance §7.030, including but not limited to, setbacks,
parking, open space requirements, and maximum size.
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,wood siding), (2) implements architectural
features that are appropriate for the District (i.e. covered entry), (3) and does not propose to
modify the existing residence.
Oakhill Brewster Historic District Guidelines
8. The Project exhibits a style which is compatible with the main dwelling and the District while
responding to constraints specific to the site.While the historic survey categorizes the original style
of the existing residence as "Victorian," the Project Description states that the original style was
"very small and simple and may have been more fitting of a more rural vernacular." In any case,
many of the details that might have contributed to the original feel of the building have been
modified over time, including wood shingle siding and aluminum windows. Additionally, it also
appears that the original main entry to the residence is now the side entry, and the former side
entry is now the main entry. The wood siding is compatible with surrounding homes without
replicating the appearance of the main residence. The gable roof is aligned with the roof of the
main residence in pitch.
9. The design of the ADU is compatible with the design of the main residence. The gable roof of the
ADU is aligned with the pitch and height of that of the main residence. Additionally, the ADU uses
architectural design elements from the main residence, such as the covered porch at the front
entry. Similarly sized doors and windows to the main residence are used around the ADU. The
design is not overelaborate and does not feature "tacked-on" motifs which would artificially back-
date the structure.The use of V-groove on the ADU both complements and distinguishes the ADU
from the main residence,which has wood shingle siding that is not original.
10.The ADU adheres to the applicable setbacks and height limit, and is set back approximately the
Historic&Cultural Preservation Committee Resolution No.2018-04 Page 2
t
I
same distance from Howard Street as the main residence. Moreover, the proposed height is
compatible with the District, which contains a variety of one-story and two-story residences. The
roof pitch continues that of the main residence along the same plane. The project proposes
windows and doors that are appropriately spaced and are symmetrically aligned as viewed from
the exterior.
1 1 .The proposed roof, siding and trim materials include a composite roof, and V-groove siding and
trim, which are commonly featured throughout the District. The trussed gable is appropriate for
the District, and features wooden beams of appropriate width. As conditioned, the project does
not utilize textures or materials which were not in existence before 1930.
12.For the ADU the project proposes "Red Oxide" as the body color, "Dove White" as the trim color
and "Kennebunkport Green" as the fascia color. The trim and fascia colors will match the main
residence. The red body color will complement the body of the main residence,which is treated
with unpainted wood shingles. These three colors are seen elsewhere in the neighborhood, and
are appropriate for the District.
13.The project does not include the removal of any original 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. New landscape planters are proposed
between the ADU and the existing residence on the side of the property closest to Howard Street.
Per Condition 16, Planning Manager approval of the Landscape Plan will be required prior to
building permit issuance. 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:
a. Standard #1: The historic use of the property as a residence is maintained as the addition of
an ADU does not alter the primary use. The project will locate an accessory dwelling unit on
the property,which is a likewise a residential use.Therefore, this finding is met.
b. Standard #2: All materials, design and construction techniques are generally consistent with
the historic character of the property. The design continues historic aspects of the main
residence,such as the roof pitch.The project does not involve the removal or alteration of any
character-defining features.
c. Standard #3: The proposed project does not create a false sense of historical development.
The ADU is designed to be secondary to the main house in both scale and detail.The project
utilizes a design which is complementary to the main residence, yet does not attempt to
artificially back-date the ADU as overly ornate details which might serve to create a false sense
of historical development are altogether avoided.
d. 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.
e. Standard #9: The addition of the ADU does not compromise the historic integrity of the main
Historic&Cultural Preservation Committee Resolution No.2018-04 Page 3
residence.The ADU will be attached to the main residence through an existing deck.The ADU
utilizes different materials and will be distinct from the main residence. While complementary
to the main residence, the ADU is clearly secondary in scale and detail to the main residence.
f. Standard #10: The ADU is not directly attached to the main residence, and the second-floor
deck which connects the two units does not appear historic. Moreover, the project scope
excludes the main residence. Therefore, should the ADU be removed at a future date, the
essential form and integrity of the property and its environment would remain unimpaired.
g. Standards #4 through #7 do not apply to the Project as the project scope does not include
any modifications to the existing single-family residence.
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 V-groove siding,wood windows) to ensure
harmony and proportion of overall design that is consistent with the surrounding
neighborhood.
b. For reasons stated above, the architectural style is compatible with the main residence and is
appropriate for the Oakhill-Brewster Historic District.
c. The Project would place a new ADU in an area that is currently open space, but would
otherwise not alter the existing footprint. The Project is consistent with all development
standards as outlined for the R2 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. The bulk, height, and color of the proposed project are in 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 include accessory structures.The proposed colors include "Oxide Red" as the
body color with red white and green accent colors, all of which are appropriate for the
neighborhood,which exhibits a varied color palette.
f. The Project proposes a new landscaping planter in between the proposed on-site
landscaping within the existing front yard landscape planters. Per Condition 15, Planning
Manager approval of the Landscape Plan will be required prior to building permit issuance.
The existing mature, deciduous trees along Howard Street will remain.
g. The Project would not alter existing ingress, egress, or internal circulation. Per Section 7.030.F of
Ordinance No. 2621 N.C.S., an additional parking space for the creation of an ADU is not
required if the accessory dwelling unit is located within a designated historic landmark such
as the Oakhill-Brewster Historic District,
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.2018-04 Page 4
ADOPTED this 1 Ofh 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
r,
A ` '
a
� Terry Kosewic, Chair
ATTEST: APPROVED AS TO FORM:
He Per Hines, Com 's'sion Secretary ' a Tennenbaum, ssistant City Attorney
Historic&Cultural Preservation Committee Resolution No.2018-04 Page 5
Exhibit A
HISTORIC SPAR CONDITIONS OF APPROVAL
Campbell Family ADU Project
Located at 520 Howard Street
APN: 006-141-005
File No. PLSR-18-0007
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 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.
Historic&Cultural Preservation Committee Resolution No.2018-04 Page 6
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.
Historic&Cultural Preservation Committee Resolution No.2018-04 Page 7
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. 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;
b. Roof materials for the side entrance shed roof at the east elevation;
c. External leader heads, downspouts, shoes and splash blocks;
d. Transitions between wall materials of different types;
e. Window recesses and trim;
f. The dimension of fly rafters, rafter tails, rakes, and eave length;
g. All roof penetrations; and
h. All outdoor lighting including path lights.
14. 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.
15. Plans submitted for building permit shall include a landscaping plan,which shall be subject to Planning
Manager review and approval.
16. Plans submitted for building permit shall include an irrigation plan for the 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
Historic&Cultural Preservation Committee Resolution No.2018-04 Page 8
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
20. The storm water runoff from the new accessory dwelling unit and new impervious surfaces shall be
directed to the public street or a City approved storm drain system. Plans submitted for building permit
shall include a proposed drainage collection and discharge system, signed and sealed by a Civil
Engineer.
21. Plans submitted for building permit shall include sewer and water utility connections for the proposed
accessory dwelling unit.
22. An encroachment permit is required for any work within the public right of way.
Building Division
23. Full review with building permit applications is required.
Fire Marshal
24. Plans do not indicate if the existing residence has an Automated Fire Sprinkler System, the new ADU
shall have an Automated Fire Sprinkler System Installed,
25. 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 four
(4) sets of plans, cut sheets, and calculations. This system must comply with National Fire Protection
Association (NFPA) 13D.
Historic&Cultural Preservation Committee Resolution No.2018-04 Page 9