Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA 94559-0660 (707) 257-9530 CULTURAL HERITAGE COMMISSION STAFF REPORT FEBRUARY 12, 2015 AGENDA ITEM 7.B. PL14-0181- COA TROTTA COA I. GENERAL INFORMATION PROJECT SUMMARY: Request to repair and remodel a historic dwelling at 1787 Laurel Street. LOCATION OF 1787 Laurel Street PROPERTY: APN 005-021-002 GENERAL PLAN: ZONING: TRI-145, Traditional Residential RT-5, Traditional Residential Infill APPLICANT/ Leslie Trotta Phone: (818) 807-3788 PROPERTY 1787 Laurel Street OWNER: Napa, CA 94599 STAFF PLANNER: Kevin Eberle, Consulting Planner Phone: (707) 257-9530 LOCATION MAP 1
Trotta COA #14-0181 2 II. PROJECT DESCRIPTION The Applicant is requesting a Certificate of Appropriateness to remodel a historic dwelling at 1787 Laurel Street. The one-story dwelling was built circa 1915, and appears to be unaltered. The house is of a Queen Anne style, with a front-facing gable roof and a hipped roof at the rear. It has a full width front porch under the front gable. Exterior materials include 2-inch horizontal V-groove siding, with fish scale shingles on the front gable. There are bay windows on both side elevations. Windows are mostly original double hung style. There is a cut stone veneer around the base of the house. A detached two-car garage is located in the southwest corner of the property, but it is not a contributor to the historic resource. The property is on the City s Historic Resources Inventory with a Map Score of 3, and is located within the Napa Abajo/Fuller Park National Register District. Additional information regarding the dwelling is contained in the attached DPR form (Attachment 2). The dwelling suffered significant damage during the South Napa Earthquake, and requires a new foundation. Proposed improvements include the following: Install a new foundation which includes raising the house 16 inches. The purpose of the additional height is to allow for conversion of the existing basement to additional living area for the main house and to create a 604 square foot second unit in the basement. Install additional matching wood siding to cover the additional wall height (Note: The elevation drawings incorrectly show additional stone veneer being added). Temporarily remove, number and re-install the stone veneer on the base of the house. Rebuild the front stairway with similar brick sides and wood steps, and extend as necessary to accommodate the new height. It is noted that a handrail will be required on at least one side of the rebuilt stairway, which is addressed in the recommended conditions of approval. Add a small 34 square foot bump-out on the rear which will be part of a laundry room on the basement floor and a closet on the main floor. Replace a rear window with a French door, and add a small deck and stairway at the new door location. Also, remove the basement door on the rear elevation. Remove a window at the back of the right elevation and replace with a door and stairway. Replace the six small basement windows on the sides of the house with slightly larger windows in the same location. 2
Trotta COA #14-0181 3 EXISTING DWELLING III. PROJECT CONTEXT The 7,200 square foot property is an area of historic single family homes. Surrounding land uses are exclusively single family residential, with the exception of Fuller Park which is located across Laurel Street to the north. IV. ANALYSIS A. General Plan The property has a General Plan designation of TRI-145 (Traditional Residential) which allows for single-family dwellings, duplexes, triplexes, and similar compatible uses at a density of 3 to 8 units per acre. The project is consistent with this designation. B. Zoning The property is zoned RT-5, Traditional Residential Infill. Single family dwellings and second units are an allowable use in this district. The minor bump-out on the rear of the house will comply with the 20-foot minimum rear yard requirement. The required Administrative Permit for the second unit will be processed administratively by staff. 3
Trotta COA #14-0181 4 C. Historic Preservation Regulations Chapter 15.52 of the Municipal Code contains the regulations applicable to properties on the City s Historic Resources Inventory. Section 15.52.050.A.3 requires a Certificate of Appropriateness for demolition of a Historic Resources Inventory property. The Ordinance defines demolition as, the complete destruction of a building or structure, or the permanent or temporary removal of more than 30 percent of the perimeter walls, or removal of any portion of a street-facing façade. The raising of the house and the rebuilding of the front stairs trigger the requirement for a Certificate of Appropriateness. Because the property is located within a potential historic district, the Certificate of Appropriateness requires Cultural Heritage Commission approval, rather than Staff approval. D. Napa Abajo/Fuller Park Design Guidelines The project falls within the Napa Abajo/Fuller Park National Register District. Staff has reviewed the project for consistency with the City s Rehabilitation Guidelines for Historic Properties which were developed for use within the District. Staff has found the project to be consistent with the Guidelines, including the following applicable provisions: Raised Houses: The Guidelines state that raising a house can adversely affect proportions, along with house features such as porches and steps. Staff believes that the 16 inches of additional height is relatively minor, and will not adversely affect the historic character of the house. The steps will be rebuilt to match the design and materials of the original steps. Historic Materials: The Guidelines state that historic materials should be matched when being replaced. In this case, it will be necessary to install additional wood siding to cover the area where the house is being raised. The Applicant is proposing to use identical wood siding in these areas. Windows: The Guidelines state that when a window is to be replaced, the new one should match the original to the greatest extent possible. All existing windows appear to be the original wood windows. The six existing basement windows proposed to be replaced are relatively insignificant due to their small size and location near the ground. Additionally, their location on the sides of the house behind fencing or landscaping reduce their visibility from the street. The replacement basement windows will match the appearance and operation of the original basement windows. The one new window being added at the back of the right side will be compatible with the appearance of the other windows on the house. The recommended conditions of approval require a wood window for the new window on the right side of the main level and allow for non-wood windows at the less visible basement level. D. Secretary of Interior Standards Staff has reviewed the project for consistency with the Secretary of Interior Standards for Rehabilitation, and has made the following findings: 4
Trotta COA #14-0181 5 1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. The structure will continue to be used for single family residential use. 2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. The property will continue to retain its historic character after the proposed remodel. No historic materials will be permanently removed. 3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. The proposed changes do not include any improvements that would create a false sense of historical development. 4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. There are no apparent significant changes to the dwelling since its original construction. 5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved. All distinctive features, finishes and construction techniques will be retained with the project. 6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. There are no deteriorated features being replaced with the project. 7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible. No chemical or extreme physical treatments to the existing dwelling are proposed. 5
Trotta COA #14-0181 6 8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. There are no known archaeological resources on site, and the project would involve minimal ground disturbance. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. The existing exterior materials of the house are not significantly affected by the project. 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. The project includes a very minor 34 square foot laundry room and closet addition on the rear of the dwelling. If this addition were removed in the future, the essential form and integrity of the house would be unimpaired. E. Environmental Review The project is subject to environmental review under CEQA, and Staff has prepared the attached initial study to evaluate the potential environmental impacts of the project. The initial study includes a review of project compliance with the Secretary of the Interior's Standards for the Treatment of Historic Properties. The initial study documents the project s compliance with these Standards, and finds that the project will not result in any significant adverse impacts on the environment. As such, Staff is recommending that the Commission adopt a Negative Declaration for the project. F. Public Notice Notice of the public hearing was provided by US Postal Service on January 30, 2015 to all property owners within a 500-foot radius of the subject property. Notice of the public hearing was also published in the Napa Valley Register on January 30, 2015 and provided to people previously requesting notice on the matter at the same time notice was provided to the newspaper for publication. Legal notice included a general explanation of the matter to be considered and any related permits, identification of the location of the property involved where site specific, a description of the date, time and place of the public hearing, the identity of the hearing body, and a statement consistent with the Code of Civil Procedure regarding the time limit to commence any legal challenge and matters that may be raised by such challenge. 6
Trotta COA #14-0181 7 V. REQUIRED FINDINGS The Planning Commission s decision regarding this project is subject to the required findings in Section 15.52.050.E of the Napa Municipal Code. These findings are addressed in the attached resolution (Attachment 1). VI. STAFF COMMENTS AND RECOMMENDATION Based upon the preceding analysis and the findings in the attached resolution, Staff recommends approval of the Certificate of Appropriateness. VII. ALTERNATIVES TO RECOMMENDATION Direct Staff to return to the Commission with a resolution documenting findings from the record of the hearing to support denial of the proposed project. Continue the application with direction for project modifications. VIII. RECOMMENDED ACTIONS Final actions by the Cultural Heritage Commission: 1. Adopt a resolution adopting a Negative Declaration and approving a Certificate of Appropriateness to remodel the dwelling at 1787 Laurel Street. IX. DOCUMENTS ATTACHED 1. Draft Resolution 2. DPR Form 3. Plan Drawings 4. Negative Declaration and Initial Study Prepared by: Kevin Eberle Consulting Planner 7
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ATTACHMENT 1 RESOLUTION NO. CHC2015- A RESOLUTION OF THE CULTURAL HERITAGE COMMISSION OF THE CITY OF NAPA, STATE OF CALIFORNIA, ADOPTING A NEGATIVE DECLARATION AND GRANTING A CERTIFICATE OF APPROPRIATENESS FOR THE TROTTA COA (APN 005-002-015)(PL#14-0181) WHEREAS, Leslie Trotta submitted an application for a Certificate of Appropriateness to repair and remodel an earthquake damaged historic dwelling at 1540 Laurel Street which is on the City s Historic Resources Inventory; and WHEREAS, the Cultural Heritage Commission of the City of Napa, State of California, held a noticed public hearing on February 12, 2015 on the subject application. NOW, THEREFORE, BE IT RESOLVED by the Cultural Heritage Commission of the City of Napa as follows: Section 1. The Cultural Heritage Commission hereby finds that there is no substantial evidence, in light of the whole record before the Cultural Heritage Commission, that the Project, as analyzed in the Initial Study prepared for the Trotta COA (PL#14-0181) and dated January 21, 2015 will have a significant effect on the environment and that this conclusion reflects the independent judgment and analysis of the Cultural Heritage Commission and the Cultural Heritage Commission adopts a Negative Declaration for this project based upon the Applicant s compliance with all conditions of approval identified in this Resolution. Section 2. The Cultural Heritage Commission makes the following findings from Section 15.52.050.E of the Napa Municipal Code: The architectural significance of the building or structure: The dwelling is of a Queen Anne style, and is a contributor to the Napa Abajo/Fuller Park National Register District. The historic significance of the building or structure: There is no known association of the structure with a historical person or event important to Napa, to California or to national history. The structural integrity of the building or structure: The dwelling suffered significant damage as a result of a fire caused by the South Napa Earthquake. A structural engineer has evaluated the building, and prepared recommendations for repair. Resolution No. CHC2015-9
ATTACHMENT 1 The location of the building or structure within or in close proximity to a landmark or landmark district: The property is located within the Napa Abajo/Fuller Park National Register District. The economic feasibility of rehabilitating the building or structure including the economic return on the property after rehabilitation has been completed: The Applicant is proposing to rehabilitate the dwelling. The Applicant s plans for the property if the Certificate of Appropriateness is approved. The Applicant plans to continue using the dwelling as a single family residence. Section 3. The Cultural Heritage Commission hereby approves a Certificate of Appropriateness to repair and remodel the single family dwelling at 1787 Laurel Street, subject to compliance with the following conditions: SPECIAL CONDITIONS: Community Development Department - Planning Division: 1) All new exterior materials and design details shall be clearly detailed on the building plans. Product brochures shall be supplied to the Planning Division for all new doors and windows. 2) The new main level window on the right side shall be of wood construction. The six replacement basement windows may be of non-wood construction. 3) If feasible, the existing bricks on the stairway shall be used to rebuild the stairway columns. 4) The design of any new stairway handrails required for the building permit shall be subject to the review and approval of the Planning Division staff. 4) This entitlement shall be valid for a period of two years following the expiration of the appeal period on the Cultural Heritage Commission action. In order to avoid expiration of the entitlements, the Applicant shall obtain a building permit and have at least one building inspection prior to the expiration date. The Applicant may also apply for the discretionary approval of an extension of the entitlements prior to the initial two year expiration. 5) This project is subject to further approval of an Administrative Permit by the Community Development Department-Planning Division for the second unit. Resolution No. CHC2015-10
ATTACHMENT 1 Fire Department 6) Fire Department plan review shall be based on the information submitted at the time of permit application. 7) In accordance with the Standard Mitigation Measures and conditions of approval set forth in the City of Napa Policy Resolution 27, and the Standard Fees and Charges (Policy Resolution 16), the developer shall pay the Fire and Paramedic Impact Fee prior to the issuance of any building permits. 8) Automatic fire sprinkler systems shall be installed throughout the new and existing parts of the building in accordance with provisions set forth in the California Fire Code as amended by the City of Napa and the applicable National Fire Protection Association Standard. 9) Plans and calculations for all fire protection systems and features shall be submitted and approved prior to the issuance of a building permit. CITY GENERAL CONDITIONS: 10) The plans submitted for improvement plan review and building permit review shall include a written analysis specifying how of each of the conditions of approval have been addressed or incorporated into either the improvement plan set or building plan set. 11) Unless otherwise specifically provided, each condition of this approval shall be satisfied prior to issuance of a building permit, or if a building permit is not required, prior to the commencement of use; however, in the event the subject approval is for a tentative subdivision map or parcel map, each condition shall be satisfied prior to final map approval. Applicant s (and land owner, if different) execution of the City s improvement agreement with required security may be accepted in lieu of condition completion. 12) Applicant shall pay all applicable fees and charges at the required time and at the rate in effect at time of payment (in accordance with the City s Master Fee Schedule; see individual departments regarding the timing of fee payment requirements). 13) Applicant shall design and construct all improvements and facilities shown on any approved tentative map, site plan, or other documents submitted for permit approval, and with the plans and specifications submitted to and approved by City, to comply with the General Plan, any applicable Specific Plan, the Napa Municipal Code (NMC), City ordinances and resolutions, the "Standard Specifications" of the Public Works and Fire Departments, as well as any approved tentative map, site plan or other documents submitted for permit approval and with the plans and specifications submitted to and approved by City. 14) The time limit within which to commence any lawsuit or legal challenge to any quasi-adjudicative decision made by the City is governed by Section 1094.6 of the Code of Resolution No. CHC2015-11
ATTACHMENT 1 Civil Procedure, unless a shorter limitations period is specified by any other provision. Under Section 1094.6, any lawsuit or legal challenge to any quasi-adjudicative decision made by the City must be filed no later than the 90th day following the date on which such decision becomes final. Any lawsuit or legal challenge, which is not filed within that 90-day period, will be barred. 15) To the full extent permitted by law, the Applicant shall indemnify, defend, release and hold City, its agents, officers, and employees from and against any claims, suits, liabilities, actions, damages, penalties or causes of action by any person, including Applicant, for any injury (including death) or damage to person or property or to set aside, attack, void or annul any actions of City, its agents, officers and employees, from any cause whatsoever in whole or in part arising out of or in connection with (1) the processing, conditioning or approval of the subject property; (2) any failure to comply with all applicable laws and regulations; or (3) the design, installation or operation of project improvements and regardless whether the actions or omissions are alleged to be caused by City or Applicant so long as City promptly notifies Applicant of any such claim, etc., and the City cooperates in the defense of same. 16) The conditions of project approval set forth herein include certain fees, dedication requirements, reservation requirements and other exactions. Pursuant to Government Code Section 66020(d)(1), these conditions (and mitigations) constitute written notice of the statement of the amount of such fees and a description of the dedications, reservations, and other exactions. You are hereby notified that the 90-day period in which you may protest those fees, the amount of which has been identified herein, dedications, reservations and other exactions have begun. If you fail to file a protest complying with all the requirements of Section 66020, you will be legally barred from later challenging such exaction. 17) Violation of any term, condition, mitigation measure or project description relating to this approval is unlawful, prohibited and a violation of the Napa Municipal Code and can result in revocation or modification of this approval and/or the institution of civil and/or criminal enforcement and/or abatement proceedings. 18) Project approval would not have been granted but for the applicability and validity of each and every one of the specified mitigations and conditions, and if any one or more of such conditions and mitigations is found to be invalid by a court of law, this project approval would not have been granted without requiring other valid conditions and/or mitigations consistent with achieving the purpose and intent of such approval. I HEREBY CERTIFY that the foregoing resolution was duly and regularly adopted by the Cultural Heritage Commission of the City of Napa at a regular meeting of said Commission held on the 12 th day of February, 2015 by the following roll call vote: Resolution No. CHC2015-12
ATTACHMENT 1 AYES: NOES: ABSENT: ATTEST: Secretary of the Cultural Heritage Commission Resolution No. CHC2015-13
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