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HomeMy WebLinkAboutHCPC Resolution 2018-07 10/08/2018 RESOLUTION 2018-07 CITY OF PETALUMA HISTORIC AND CULTURAL PRESERVATION COMMITTEE APPROVING HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW FOR THE DAVIS/PRAETZEL ADU ADDITION LOCATED AT 400 OAK STREET (APN: 006-155-013) FILE NO: PLSR-18-0024 WHEREAS, Chris Lynch, on behalf of property owners Boyd Davis and Genie Praetzel,submitted an application for Historic Site Plan and Architectural Review approval for the construction of a two structural additions and a new detached garage and accessory dwelling unit (ADU) at 520 Howard Street (APN 006-155-013) ("Project"); and WHEREAS,on October 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 October 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 1,000 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. 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 careful design of the proposed Historic&Cultural Preservation Committee Resolution No.2018-07 Page 1 project minimizes impact to the existing house and incorporates the new construction to protect the historic and aesthetic contribution of the property within the Oakhill-Brewster neighborhood. 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 R3 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 destroy or alter the character defining feature of the existing contributor to the Oakhill Brewster Historic District.. Oakhill Brewster Historic District Guidelines 8. The main residence on the site is considered a contributor to the eclectic mix of residential styles found in the Oakhill-Brewster Historic District and has had minimal changes over time. The two small structural additions to the existing house do not change the original style of the house in that they are scaled and designed to complement the existing house. The guidelines state that accessory structures are to match their principal structures in style. However, there are also standards and guidelines to ensure that new construction does not mimic or create a false sense of history. While the proposed garage/ADU does not match the existing house, it has been designed to read within context of the streetscape on Keokuk and mask much of the massing at the interior of the lot to minimize the change as seen from the public realm. The style is not overly fussy and does not replicate or compete with existing structures. Instead, the style carries forward consistent style such as the double hung windows and single-story elements to create a contemporary structure within the historic neighborhood context. 9. The structural additions to the main house are designed to carry forward the same materials, window design, and general roof formations as currently seen on the house. The rear addition is differentiated by a separate but similar roof formation and a setback along the east elevation. The master bedroom addition extends the existing roofline and flush wall planes, making it harder to read as an addition to the historic structure. Staff recommends a condition to add a trim board or other subtle detail to differentiate the addition as seen from the south elevation. The design of the new detached structure at the rear of the lot clearly reads as a contemporary addition with differentiation of materials and detailing. The horizontal board and batten siding is different from the houses on either side as seen from Keokuk but is an authentic material and texture that may be found on other houses in the area. The design of the structure is reminiscent Historic&Cultural Preservation Committee Resolution No.2018-07 Page 2 of Petaluma's agricultural roots with the use of different window types and configurations and the play of roof design details. 10. The garage/ADU structure adheres to all applicable height limits and setbacks and maintains a consistent setback with other structures on Keokuk Street. Additionally, as shown on the Keokuk Street elevations (Sheet A5 at Attachment C), the new structure is consistent with the height of houses on either side and maintains the rhythm of solid mass to open space between the units. 11. The structural additions to the existing house use the 7-inch horizontal ship lap siding, wood windows and trim, and composite roof material. The proposed garage/ADU structure use is differentiated by the use of board and batten vertical siding and clad windows to both maintain consistency with texture and materials found in the district and to differentiate the new construction from the historic fabric. The use of wood clad windows has been a recent point of discussion on new construction within the district and the HCPC has acknowledged the improvement of the availability of clad windows since the district guidelines were adopted in 1990. The project maintains wood windows for the changes to the existing home but proposes clad on the new structure to utilize a complimentary but differentiated material and provide ease of maintenance for the property owner. 12. The additions to the main house will be painted to match the existing color scheme. Additionally, the new detached garage/ADU structure will also be painted to match the main house and will utilize a grey composition shingle roofing to match the main house. Secretary of Interior's Standards and Guidelines 13. 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. The historic use of the property as a residence is maintained. The project will locate an accessory dwelling unit on the property, which is a likewise a residential use. The addition of an ADU does not change the primary use of the property as a single family residence. b. 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. The proposed project does not create a false sense of historical development. The ADU is designed to be differentiated the main house. 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. Based on information in the record, there has been minimal changes to the original house since construction in 1902. The proposed project includes demolition of the existing detached garage but otherwise does not change those aspects of the main house that have evolved over time. e. The structural additions to the main house do not remove distinctive features, finishes, or examples of craftmanship that characterize the historic property. The additions are proposed to the rear and the interior side and have been designed to have minimal impact to the form and design of the historic house. f. As conditioned, appropriate measures to protect and preserve significant archeological Historic&Cultural Preservation Committee Resolution No.2018-07 Page 3 resources will be taken in the event that potentially significant prehistoric or historic archeological resources are encountered during the course of ground disturbing activities. g. The new additions to the existing house have been designed and conditioned to ensure that they do not destroy historic materials that characterize the property and can be differentiated from the historic construction. For instance, the rear addition has been designed with a separate roof design and small setback from the existing building wall to read as an addition and not part of the original house. The detached garage/ADU is differentiated from the old through the use of different exterior materials, roof design, and architectural style. The siting and orientation of the new structure is compatible with the massing, size, and scale of the Keokuk frontage and places the larger massing interior to the lot to minimize impacts to the neighborhood. h. The structural additions and the new construction could be removed in the future and the essential form and integrity of the historic property would remain unimpaired. Site Plan and Architectural Review 14. 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. wood ship lap siding, resawn board and batten, wood windows, and wood clad 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 demolish the existing detached garage and construct a new detached garage/ADU at the rear of the property. The small structural additions to the existing house are at the rear and to the interior side of the existing footprint. The Project 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. 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. C. Based on its review of the entire record herein, including the October 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 1. Historic &Cultural Preservation Committee Resolution No.2018-07 Page 4 ADOPTED this 9th day of October, 2018, by the following vote: Commission Member Aye No Absent Abstain Chair Kosewic X Vice Chair Caputo X Perlis X Rinehart X Schlich X rry Kosewic, Chair ATTEST: APPROVED AS TO FORM: father Hines, C mmission Secretary Lisa Tennenba m, Assistant City Attorney Historic&Cultural Preservation Committee Resolution No.2018-07 Page 5 I Exhibit 1 CONDITIONS OF APPROVAL Davis/Praetzel Historic Addition ADU 400 Oak Street APN: 006-122-013 File No. PLSR-18-0024 Planning Division Standard Conditions of Approval l. The plans submitted for building permit review shall be in substantial conformance with plans on file with the Planning Division and date stamped August 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, 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.2018-07 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. 1 1. 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.2018-07 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. The windows and doors introduced with the structural additions to the existing house shall be wood, with no cladding. Window and door details shall be submitted with the building permit application to verify details prior to issuance of the permit to construct. 14. The windows on the detached garage/ADU structure shall be fiberglass. Window and door details shall be submitted with the building permit application to verify details prior to issuance of the permit to construct. 15. Plans submitted for building permit shall include a landscape and irrigation plan for any new and replacement plantings on the subject property. The irrigation plan is subject to Planning Manager review and approval. 16. 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. 17. All building-mounted lighting shall be shielded, downward-facing, and conform to the requirements of Implementing Zoning Ordinance §21.040(D) (Glare). 18. 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). 19. All applicable development impact fees shall be paid prior to occupancy of the ADU. 20. Prior to the issuance of a building permit, the project plans shall be revised to provide a minimum interior side setback of five (5) feet for both the side addition to the existing single-family home and the new ADU. Department of Public Works and Utilities 21. The applicant shall repair or replace damaged frontage improvements including but not limited to curb and gutter, and sidewalk. The applicant shall replace sidewalk and driveway approaches to meet ADA requirements. 22. Existing Sanitary sewer lateral shall be video inspected and repaired or replaced as necessary. Inspection report shall be submitted and approved by PW&U prior to construction. 23. Separate sanitary sewer laterals and water services may be required for each building depending on Historic &Cultural Preservation Committee Resolution No.2018-07 Page 8 plumbing code and fire requirements. 24. Lot-to-lot drainage is prohibited without appropriate storm drain easements. 25. Concentrated drainage over sidewalks shall not be allowed. 26. Improvement plan preparation shall be per the latest City of Petaluma policies, standards, codes, resolutions, and ordinances. Existing and proposed water and sewer connections shall be to current standards. Building Division 27. Full review with building permit applications is required. Fire Marshal 28. The proposed accessory dwelling unit (ADU) and garage (square footage of entire structure) is over 1200 square feet. Automatic fire sprinkler systems are required for ADU's over 1200 square feet. The automatic fire sprinkler system shall be designed and installed in accordance with NFPA 13-D. These systems shall be calculated for two-head activation at the most remote heads. Installation 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 three (3) sets of plans, cut sheets, and calculations. i Historic&Cultural Preservation Committee Resolution No.2018-07 Page 9 f