Santa Rosa City Council
February 4, 2025

PROCESSING REVIEW PROCEDURES

FOR OWNERS OF HISTORIC PROPERTIES
Italian Re
naissance Style house - St. Rose Preservation District
City of Santa Rosa Department of Community Development January 2001 Amended ____________
Attachment 2
Table of Contents

Page
INTRODUCTION 1
SUMMARY 2

PART ONE - DESIGN REVIEW BACKGROUND
I. PURPOSE 9
II. HISTORIC PRESERVATION IN SANTA ROSA 10
III. CULTURAL HERITAGEDESIGN REVIEW AND PRESERVATION BOARD 11 IV. LANDMARKS AND PRESERVATION DISTRICTS 12
V. CEQA AND HISTORICAL RESOURCES 18
A. What is CEQA 18
B. What is a Historical Resource 18
C. Criteria to Determine Historical or Cultural Significance 19 D. Projects Involving Historic Resources Require Environmental 20 Determination and Design Review
VI. DESIGN REVIEW REQUIREMENTS 21LANDMARK ALTERATION PERMIT REQUIREMENTS 21
A. What is Design ReviewLandmark Alteration Permit Review 21 B. What are the Benefits of Design Landmark Alteration Permit Review 21 C. Exterior Changes Only are Reviewed 21
D. What Projects Require Design Landmark Alteration Permit Review 21 E. Projects that Require Cultural Heritage Board Review 21 F. Projects that Require Design Review Board Review 24
G. Projects that Require Other Approvals 25

PART TWO - DESIGN REVIEW GUIDELINES
I. DESIGN GUIDELINES FOR HISTORIC PROPERTIES 27
A. Accessory Buildings 28
B. Additions 29
C. Demolition 31
D. Fences 36
E. Handicap Access 37
F. Landscaping 38
G. New Construction 40
H. Non-contributing Buildings 43
I. Painting 44
J. Porches 45
K. Relocation 46
L. Repair and Replacement 48
M. Replacement Roofing 49
N. Replacement Storefronts 50
O. Replacement Windows and Doors 52
P. Signs 53
Q. Substitute Siding and Trim 55

PART THREE - DESIGN LANDMARK ALTERATION PERMIT

REVIEW PROCEDURES
I. PROCEDURES FOR REVIEW AND APPROVAL 57
A. Step 1 - Pre-Application Process 57
B. Step 2 - Application Review Process 58
C. Step 3 - Project Review and Approval Process 60
D. Step 4 - Building Permit 62
E. Step 5 - Appeal Process (if necessary) 62
F. Step 6 - Changes to Approved Plans (if necessary) 63

APPENDIX
A. Processing Review Chart 65
B. Frequently Asked Questions 66
C.A. Glossary of Terms 69
D. The Secretary of the Interior’s Standards for Rehabilitation 73 Landmark Alteration Application Form 75
1 INTRODUCTION
This report document has was been prepared to assist owners of property located within one of the City of Santa Rosa’s designated Preservation Districts, and/or owners of designated landmakrs, in the preservation and rehabilitation of their property.by the Santa Rosa Cultural Heritage Board, a seven member citizen group appointed by the City Council. Collectively, the Board members have decades of experience in preservation work and have spent countless hours over the years sharing their valuable experience with owners of historic properties. With increasing public interest in and awareness of historic preservation, the Board looks forward to continuing to work with property owners and all citizens interested in Santa Rosa’s historical resources.

The Board’s goal in preparing these Procedures is to assist owners, designers, and citizens in the preservation of Santa Rosa’s historic resources.

The report is organized into three parts.

Part One consists of background information leading to the establishment of design review requirements which the City of Santa Rosa follows in reviewing changes to historic properties.

Part Two consists of the actual design guidelines themselves which applicants should follow in preparing their plans and the City will follow in reviewing the plans.

Part Three consists of the step-by-step procedures applicants need to follow in preparing and submitting their applications for design landmark alteration review and the City will follow in processing, reviewing and approving the applications.

Appendixes follow which outline the processing review procedures; answer frequently asked questions; define terms used in historic preservation; list the Interior Department’s standards for historic rehabilitation; and provide a sample copy of the City’s application for design review.

A final word. We hope you find this report helpful, and, to this end, we always welcome your comments for changes, clarification, additions, etc. Note: Sections of this report which we think deserve special attention are in italics.
2 SUMMARY
This Summary is designed as a guide to the Proc essing Review Procedures. The procedures contain a wealth of useful information. Hopefully, this Summary will point you to an area you are interested in, and if you need more information, you can pursue a specific section of the procedures.

PART ONE - DESIGN REVIEW BACKGROUND
PURPOSE (p. 9)

 The purpose of the procedures is to assist applicants in developing plans for their historic properties and having those plans approved by the City.

 The Procedures have been designed to benefit property owners, architects, contractors, and decision makers.

HISTORIC PRESERVATION IN SANTA ROSA (p. 10 )

 The City Council adopted the Historic and Cultural Preservation Ordinance in 1988.  The Ordinance created the City’s Cultural Heritage Board.

SANTA ROSA CULTURAL HERITAGE BOARD (p. 11)

 The Cultural Heritage Board recommends to the City Council designation of Landmarks and Preservation Districts.
 The Board also reviews proposed changes to historic buildings (design review).

 The Board is comprised of seven volunteer citizens who collectively have decades of experience in historic preservation work.
 The Board members are more than willing to share their experience with the public.

 The Board is always ready to help owners with their plans and aspirations for their historic properties.

LANDMARKS AND PRESERVATION DISTRICTS (p. 12 )

 Nineteen Landmarks have been designated by the City as of the date of this publication.  Six Preservation Districts have been designated.
3  The Preservation Districts enjoy strong neighborhood support.

 Responsibilities of designation include a requirement to obtain a permit from the Cultural Heritage Board for the exterior alteration or the demolition of a Landmark or structure within a Preservation District.

CEQA AND HISTORICAL RESOURCES (p. 18)

 Under the California Environmental Quality Act (CEQA), the restoration or rehabilitation of a historic resource is normally deemed a positive environmental impact and therefore such a project is exempt from the provisions of CEQA.
 In contrast, a project that may cause a substantial adverse change in the significance of a historical resource, e.g., demolition of a historic structure, is a project that may have a significant effect on the environment.
 Historical resources in Santa Rosa include designated as well as undesignated properties that have historical or cultural significance to Santa Rosa.  Criteria are available to determine the degree of historical or cultural significance.  Projects that involve changes to historical resources require an environmental determination.

This determination is undertaken during the City’s regular design review process.

DESIGN REVIEW REQUIREMENTS (p. 21 )

 Design review is the process whereby changes to historic properties are reviewed by the City to ensure that the historic character of the structure and the neighborhood is maintained.  Design review assures property owners that the investments they make in their properties will be historically correct.

 Normal maintenance projects are exempt from the City’s design review process.  Only exterior changes to buildings are reviewed by the City.  Some minor projects can be approved by the Cultural Heritage Board staff.

 The Cultural Heritage Board reviews major projects which are located within Preservation Districts that will be clearly visible from the street.  The Design Review Board reviews new commercial projects which are located within Preservation Districts.
4  The Cultural Heritage Board reviews the historic aspects of other major projects and refers its comments to the Design Review Board, Planning Commission, or City Council in order to assist those bodies in their deliberations.

PART TWO - DESIGN REVIEW GUIDELINES
DESIGN GUIDELINES FOR HISTORIC PROPERTIES (p. 27)

Accessory Buildings p. 28

 Garages, carports, storage sheds, and other similar structures can have an influence on the historic streetscape and therefore should be carefully designed.

Additions p.29

 Designs for new additions should not visually overpower the original building.

 An addition should be differentiated from the original building.  A design for a new addition can echo the original structure.  Compatible contemporary designs are also acceptable.

Demolition p. 31

 In the case of buildings which have been determined to be not historically significant, demolitions can be approved without mitigation measures.  Mitigation measures, if deemed appropriate, are required for the demolition of significant historical resources.
 Examples of mitigation measures for the demolition of a significant historic building include adaptive reuse, reconstruction, or relocation.
 Examples of mitigation measures for less significant buildings include moving a building outside a district, restoring another building in exchange for the demolition, or documentation and salvage.

 The Cultural Heritage Board is always willing to discuss other creative solutions. Early consultation with the Board is highly recommended.
5 Fences p. 36

 Materials and designs for new fences should be compatible with the architectural style of the main building or neighborhood.

Handicap Access p. 37

 Access ramps should be placed to the side or rear of a building wherever possible.  In lieu of ramps, mechanical lifts are encouraged.

Landscaping p. 38

 Significant historic landscape elements need to be preserved.  New landscape plants and materials should match the original materials wherever possible.

New Construction p. 40

 New or infill construction can provide positive benefits to the City as well as the neighborhood.
 Designs for new construction need to maintain the architectural character of the neighborhood.

 The Cultural Heritage Board does not mandate specific architectural styles.  Designs for new construction can also be contemporary.

Non-contributing Buildings p. 43

 Changes to newer non-contributing buildings are acceptable.  Changes to older non-contributing buildings are encouraged, especially when the owner attempts to return the building to its original historic appearance.

 The Cultural Heritage Board can provide invaluable expertise and advice to owners and designers who wish to upgrade non-contributing buildings.

Painting p. 44

 The Cultural Heritage Board does not regulate paint color.  The Board can give advice on historic paint colors if desired. 6 Porches p. 45

 The porch is one of the main defining features of a house and should not be removed.  Partial enclosure of porches may be acceptable.

Relocation p.46

 Moving a historic building always negates the integrity of the site.  Moving a historic building out of a Preservation District is generally not acceptable.  Moving a historic building into or within a Preservation District may be acceptable.

Repair and Replacement p. 48

 The Cultural Heritage Board does not regulate ordinary repair and replacement projects.  However, the Board can be a valuable resource to property owners undertaking routine maintenance projects.

Replacement Roofing p. 49

 The use of original roofing materials is encouraged.
 Staff can approve a minor change of materials.
 Specialty materials (tile or slate) should not be changed.

Replacement Storefronts p. 50

 New storefront designs need to be compatible with adjacent existing designs.  New storefronts should “read” as a storefront.

Replacement Windows and Doors p. 52

 Windows and doors are critical parts of the design of a building.  Replacement windows and doors should maintain the same configuration and details as the originals.

 Any alterations to window and door openings should remain in proper proportion to the overall design of the building.
7 Signs p. 53

 New signs must conform to the City’s Sign Ordinance.
 Traditional materials should be used.

 Size should be consistent with the pedestrian scale of the Preservation District.

Substitute Siding and Trim p. 55

 The original siding material is a character-defining element of a building.  Substitute siding should never be considered as an alternative to routine maintenance.

PART THREE - DESIGN REVIEW PROCEDURES
PROCEDURES FOR REVIEW AND APPROVAL (p. 57)

 A pre-application meeting with the Cultural Heritage Board staff is strongly encouraged and is usually beneficial as well.
 Neighborhood meetings to discuss your project are encouraged and may be required.

 Concept Design Review is encouraged by the Cultural Heritage Board and generally saves the applicant time and money. It should be noted that of all the things the Board does, Concept Design Review has proven to be the most valuable to applicants.  Staff is always willing to assist with the formal Landmark Alteration Application.  Staff can review and approve minor projects.

 The Cultural Heritage Board or Design Review Board reviews and approves major projects.  After you project is approved, don’t forget to file for a Building Permit.  An appeal process is available for both staff and Board decisions.

 If circumstances dictate a change is needed in approved plans, please contact the Cultural Heritage Board staff as soon as possible.
8 PART ONE

DESIGN REVIEWLANDMARK ALTERATION PERMIT BACKGROUND
9 I. PURPOSE
The purpose of the Processing Review Procedures is to explain to property owners what approvals are required from the City before changes to historic properties can be undertaken. The Procedures have been drafted to assist applicants with their designs for their properties as well as in preparing and submitting the required applications so that their projects may be quickly and easily reviewed and approved. To this end, the Procedures can assist the following groups.

 Property owners with their aspirations and plans for improving their historic properties.  Architects and designers in developing projects that can be supported both by the neighborhood and the City.

 Contractors in choosing materials that are appropriate for installation in a historic setting.  City staff members and City Boards and Commissions in reviewing projects that are brought before them for approval.

Stick/Eastlake Style house - Cherry Street Preservation District

10 II. HISTORIC PRESERVATION IN SANTA ROSA

Santa Rosa, the City Designed for Living, has been long known for its fine buildings and historic neighborhoods. Preservation of these resources is evidenced by the ongoing efforts of long time residents and newcomers alike.

Santa Rosa’s architectural heritage includes the Carrillo Adobe from the Mexican Period; Gothic and Greek Revival Style houses from the late 1800’s; imposing residences in the Greek Revival, Queen Anne, Italianate, and Stick/Eastlake Styles at the turn of the century; stone buildings constructed by Italian stone masons in Railroad Square; Craftsmen and California Bungalow Styles after 1910; and Spanish and Mission Revival Styles in the 1920’s and 1930’s.

Recognizing the value of Santa Rosa’s historic resources, the City Council adopted a Historic and Cultural Preservation Ordinance in 1988 and created the City’s Cultural Heritage Board, which was consolidated with the City’s Design Review Board into a single Design Review and Preservation Board in 2024. Santa Rosa’s on-going support of preservation planning is also expressed in the City’s General Plan which includes a separate Historic Preservation Element.

Craftsman Style house - McDonald Preservation District

11 III. SANTA ROSA CULTURAL HERITAGEDESIGN REVIEW AND

PRESERVATION BOARD

Appointed by the City Council, the seven seven-member Cultural HeritageDesign Review and Preservation Board is comprised of citizen volunteers, with the qualifications outlined in Zoning Code Section 20-60.060(B) with special expertise or interest in historic preservation. Principal duties of the Board, related to historic preservation, include:

 Undertaking and updatingReviewing historic inventories or surveys.  Recommending to the City Council designation of Landmarks and Preservation Districts.

 Reviewing proposed changes to historic buildings (design reviewlandmark alteration).  Promoting public awareness of preservation issues.

The seven members of the Cultural Heritage Board together have decades of experience in the field of historic preservation and are more than willing to share this experience with the public. Whether you need advice on the proper way to restore your home or you just want to know the history of a particular building, the Board collectively or individually is always here to help. Please ask. We want to help you preserve Santa Rosa’s architectural and cultural heritage.

Staff from the City’s Planning and Economic Development Department provide support for the Cultural HeritageDesign Review and Preservation Board is provided by the Planning Division of the Department of Community Development.
12 IV. LANDMARKS AND PRESERVATION DISTRICTS

The City recognizes most structures over 50 years old as historic. Inventories have been prepared which document historic buildings and neighborhoods in the City. The Cultural Heritage Survey, as it is called, is a book of the City’s past, documenting the architectural style of each structure and noting historical facts regarding its neighborhood. Especially significant buildings have been designated Landmarks, and historic neighborhoods have been designated Preservation Districts.

Requests from property owners for designation of Landmarks and from neighborhood groups for designation of Preservation Districts are reviewed by the Cultural HeritageDesign Review and Preservation Board; the actual designation itself is by City Council action.

It is the policy of the Cultural Heritage BoardCity to encourage neighborhood participation in the establishment of Preservation Districts. Accordingly, recommendations for designation generally need strong neighborhood support.

Responsibilities of designation include a requirement to obtain a permit Landmark Alteration Permit from the Cultural Heritage BoardCity for the exterior alteration or the demolition of a Landmark or structure within a Preservation District; and a further requirement to maintain and keep in good repair the exterior of Landmarks or structures within a Preservation District.

19th Century Vernacular Box - West End Preservation District

13 As of the date of this publication, tThe City has designated 19 twenty-one (21) Landmarks and six eight (8) Preservation Districts.

LANDMARKS

The Landmarks include significant historic sites in Santa Rosa, including the following examples:
 De Turk Round Barn
 Carrillo Adobe
 Rosenberg Building

 Luther Burbank Home and Gardens
 Rosenberg Department Store
 Flamingo Resort Sign Tower

 Santa Rosa Rural Cemetery
 Church of One Tree
 Fountaingrove Round Barn

PRESERVATION DISTRICTS

The six eight (8) Preservation Districts consist of the following historic neighborhoods.

Railroad Square
th
Early in the 20 Cent ury, the NWPRR Depot,
the La Rose Hotel, the Western Hotel, and the
Railway Express Agency Building were
constructed by a group of Italian stone masons,
with hardrock from quarries in east Santa
Rosa. A number of these sturdy buildings,
including the Electroscale Warehouse at 15
Third Street, survived the awesome 1906
earthquake which demolished much of
downtown Santa Rosa. Most of the other
historic buildings were constructed afterward.

Three-story basalt stone building. – Railroad Square
The simple brick commercial buildings along lower Fourth Street housed retail stores, hotels, and eateries, and the electric cars ran from Railroad Square, past the courthouse, and easterly to McDonald

14 Avenue. Eventually, the thriving commercial hub was diminished with the coming of the Great Depression and competition from automobiles and trucks. Today, however, it is back by popular demand.

St. Rose

The St. Rose Neighborhood includes a unique cross section of Santa Rosa’s residential building types as well as a number of fine institutional and commercial buildings. The historic homes date from 1872 to the 1940’s. Many of the homes, particularly the well maintained bungalows along Lincoln Street, were built in the 1920’s for Santa Rosa’s small business owners such as bakers, druggists, and salesmen as well as firemen, auto mechanics, foremen, farmers, and the City’s treasurer. In addition, th
the District includes seven of Santa Rosa’ grandest surviving 19 Century homes.

The District grew up around the St. Rose Church, a Gothic Revival stone structure built by local th
Italian stone masons in 1900. Many of Santa Rosa’s finest 19 Century downtown homes were moved into the St. Rose neighborhood as the commercial areas of the City expanded. The Post Office (now the Sonoma County Museum) was moved from Fifth Street to its present site on Seventh Street in 1979.

Lincoln Street Bungalows - St Rose Preservation District

15 Queen Anne Style house – Cherry Street District

Cherry Street

Located immediately north of Santa Rosa’s traditional commercial core, the Cherry Street District is primarily a residential neighborhood. Most of the residential buildings were built as single family homes but beginning in the 1920’s some apartment buildings were constructed as well. Some of the larger homes have been converted to apartments.

The Cherry Street Preservation District is one of the oldest neighborhoods in Santa Rosa and contains th
the highest concentration of 19 Century buildings in the City. Particularly noteworthy are the remaining Queen Anne and Stick Style mansions scattered throughout the neighborhood. The District th
also contains many fine examples of early 20 Century dwellings, alt hough these usually are of a more modest scale than their Victorian counterparts.

16 Olive Park

The Olive Park District is a homogeneous
group of residential properties and a park,
bounded by two freeways, Santa Rosa Creek,
and some industrial lots adjoining the railroad.

The 34 contributing buildings are all medium-
small wooden houses with yard on all four
sides, most of them one story (a few with high
basement) and no two alike. Most lots are their
original size, 50x134 feet. Although roughly
bisected by busy Olive Street, the District has
the feeling of a remote enclave with quiet, tree-
lined residential avenues around a small

Colonial Revival Style house – Olive Park District
neighborhood park. The historic houses are remarkably intact and represent a fine collection of turn- of-the-century styles, usually in modest versions.

West End

The West End Preservation District contains all or parts of about 15 city blocks just west of the Northwestern Pacific Railroad tracks in central Santa Rosa. The blocks are irregular in shape, representing two different
street grids at about 30
degrees to each other, and
some streets are dead ends.

West End is a residential
district of small houses,
predominantly bungalows
and Queen Anne or Colonial
cottages, with some earlier
Italianate and saltboxes, and
some 1930s, 1940s, and much
newer houses. There are a
few small apartment
buildings but small single
family houses are the rule.

Queen Anne Cottage – West End Preservation District

17 McDonald

In1877, Colonel Mark McDonald developed his subdivision, known as the McDonald Addition, which was destined to become a showplace of elegant homes. McDonald also initiated a horse drawn street car system to service the area from the railroad depot and downtown.

Single Style house - McDonald Preservation District

Although the area is best known for the residences along McDonald Avenue, it contains many different styles of architecture. The larger structures, reminiscent of the architecture of the Gilded Age, are complemented by the smaller scaled homes that provided shelter for average income families.

They show the progression of development from the “Victorians” of McDonald Avenue, to the Bungalows built later on Spring Street and St. Helena Avenue.

Burbank Gardens

The Burbank Gardens Preservation District was designated by the City Council on March 25, 2003 with recommendation of the Cultural Heritage Board on January 22, 2003. The District is significant in the context of the residential development of Santa Rosa. It includes the small Riverside (1904), Freeman (1875), and Tupper (1873) additions and the larger Wheeler (1875) addition south of Charles Street. The name Burbank Gardens comes from Luther Burbank's home and gardens located in the northwest corner of the district (a City Park and local landmark, and listed on both the State and National Registers), which served as the focal point for the area's residential development between 1875 to 1903. Some of the lots on Tupper Street, closest to the Burbank House, are said to be on former Burbank property, developed by Burbank or his widow.

18 An 1896 Directory lists 11 residences including that of Luther Burbank. By 1903, 15 residences were listed and in six years the total had doubled to 30. Many of the early houses are found in the area of Burbank's home and gardens. Early residents included a nurseryman, railroad men, carpenters, and a paper hanger. Houses built in the northern section include examples of single- story with raised basements, reflecting not only the architectural style of the time but also their proximity to the flooding creek. The southern section has many cottages and bungalows, all built in a modest scale.

Ridgway

The Ridgway Preservation District was designated by the City Council on March 6, 2007 with recommendation of the Cultural Heritage Board on November 15, 2006. Architecturally, the Ridgway Preservation District provides a panoramic view of historic progression of building styles. The District has some particularly good examples of modest, well-designed 1920s residences as well as newer dwellings constructed in the 1930s, 1940s and even the 1950s. The District encompasses an architectural time span of Santa Rosa starting with early hip roof residences, through to the Spanish or Mission Revival homes, which are found in the northeast section. Much of the early construction done in the district was the work of Roberts and Simpson who worked locally as contractors and carpenters.

A number of the larger homes within the area were converted to multiple living units, probably during World War II.

There are two particularly distinctive structures on Mendocino Avenue, both designed by Petaluma architect Brainerd Jones. One is the Belvedere, a late Queen Anne built for W. H. Lumsden, now an excellent example of adaptive re-use that retains the integrity of its design both inside and out. The other is the Oates/Comstock residence, an outstanding Shingle Style house with Colonial Revival elements.

V. CEQA AND HISTORICAL RESOURCES

A. WHAT IS CEQA

In California, the treatment of historical resources is governed by State law. The California Environmental Quality Act (CEQA), which is intended to inform government decisionmakers and the public about the potential environmental effects of proposed activities and to prevent significant, avoidable environmental damage, includes provisions for the review of changes to a historical resources. Specific language regarding historic resources can be found in the CEQA Guidelines Section 15064.5. These changes can be positive as well as adverse.

Positive Changes (Restoration or Rehabilitation)

The restoration or rehabilitation of historical resources is normally deemed a positive environmental impact, and therefore such a project is considered exempt from the provisions of CEQA. [Sec. 15331 - Class 31 Categorical Exemption]. Unless such projects involve other unrelated environmental impacts, restoration or rehabilitation projects generally can proceed directly to the appropriate City 19 Boards for review and approval.

Adverse Changes (Demolition)

In contrast, a project that may cause a substantial adverse change in the significance of a historical resource, e.g., demolition of a historic structure, is a project that may have a significant effect on the environment. [Sec. 21084.1]. Such projects generally require the preparation of an Environmental Impact Report (EIR) unless appropriate mitigation measures are proposed which individually or collectively reduce the effect of demolition to a degree of insignificance. See Part Two, “Design Guidelines - Demolition” for a discussion of possible mitigation measures which may be appropriate.

B. WHAT IS A HISTORICAL RESOURCE

A historical resource is defined in CEQA as a resource listed in, or determined to be eligible by the State Historical Resources Commission, for listing in the California Register of Historical Resources; or included in a local register of historic resources; or any object, building, structure, site area or place which a lead agency determines to be historically significant. CEQA further notes that the fact that a resource is not listed in the California Register or not included in a local register shall not preclude a lead agency from determining whether the resource may be a historical resource. Based on these definitions, historical resources in Santa Rosa include the following properties.

 Properties or Districts listed in the National Register of Historic Places.  Properties that have been designated local Landmarks by the City of Santa Rosa.

 Properties within a local designated Preservation District that contribute to the significance of the District. Note: Non-contributing properties within a local Preservation District are not considered to be historical resources although they are may be subject to design reviewLandmark Alteration Permit review as per the City’s Historic and Cultural PreservationZoning Ordinance.
 Properties listed as having historical significance in the City’s local register (the Santa Rosa Cultural Heritage Survey) even though the properties have not been officially designated as Landmarks or Preservation Districts by the City.

 Other properties presumed to be historically or culturally significant under the provisions of CEQA by the City of Santa Rosa (see following section).

C. CRITERIA TO DETERMINE HISTORICAL OR CULTURAL SIGNIFICANCE

Although properties older than 50 years are considered to be historic, not all such properties are necessarily significant. The Department of Community Development, the City’s lead environmental agency,City determines whether a project involves a property of historical or cultural significance. The above listings provide the primary guide for this determination. In cases where the documentation is not available; appears to be inaccurate; or is otherwise disputed, the following process can be followed in order to determine significance.

20 Staff City Determination of Significance

The Department of Community DevelopmentCity staff will review the project to determine if the property in question has historical or cultural significance to Santa Rosa, and may require a historic resource survey, prepared by a qualified professional, to be submitted by the property owner. The staff will apply the following criteria that are utilized widely by federal, State, and local jurisdictions toshall be considered in determine determining historical significance.

Event. Is the property associated with an event that has made a significant contribution to Santa Rosa’s history; or
Person. Is the property associated with the life of a person who was significant in Santa Rosa’s history; or
Design. Does the property embody the distinctive characteristics of a type, period, or method of construction found in Santa Rosa’s before 1950 history; or Information. Has the property yielded, or may be likely to yield, information important in Santa Rosa’s prehistory or history; and
Integrity. Does the property retain enough aspects of location, design, setting, workmanship, materials, feeling, and association to convey its historic significance?.

Other Options to Determine Significance

If the Department of Community DevelopmentCity is unable to make the determination of historic significance due to a lack of information, the staff will be unable to render an environmental determination. In this case, the applicant may pursue the following options in order to provide the necessary information and findings.

Applicant Provides Information

The applicant can provide the information. Many property owners have a detailed knowledge of their properties, including names of former owners and dates of major alterations. In this case, the applicant should work closely with the Cultural Heritage BoardCity to see how much information is needed and whether the information adequate enough for the Board City to render a determination.

Consultant Provides Information

The applicant may retain an architectural historian consultantqualified professional (as defined in Zoning Code Section 20-70.020(H)) to prepare a report, often called a “Historic Structures Resources ReportSurvey or Evaluation,” that will document the property’s architectural and historical significance. Again, the applicant and the consultant are encouraged to work closely with the Cultural Heritage Board so that important aspects of the building or site are not overlooked.

Cultural Heritage Board Provides Information

21 The applicant may at no cost to the applicant refer the project to the Cultural Heritage Board for a determination. The seven Board members collectively have decades of experience in the field of historic preservation and, by Ordinance, are authorized to make environmental recommendations. In reviewing a project, the Cultural Heritage Board will follow the above criteria for determining historical or cultural significance.

D. PROJECTS INVOLVING HISTORICAL RESOURCES REQUIRE ENVIRONMENTAL

DETERMINATION AND DESIGN REVIEWLANDMARK ALTERATION PERMIT

As per CEQA and City environmental policy, all activities defined as projects, including changes or alterations to historical properties, require an environmental determination, as described above. The initial review is usually undertaken by the Department of Community DevelopmentCity staff as part of the City’s regular design reviewLandmark Alteration Permit process. The actual determination is accomplished either by the City’s Cultural Heritage Board, Design Review Board, or Department of Community Development staff made by the decision making body as described in the following section.
22 VI. DESIGN REVIEWLANDMARK ALTERATION PERMIT

REQUIREMENTS
A. WHAT IS DESIGN LANDMARK ALTERATION PERMIT REVIEW

Design Landmark Alteration Permit review is the process whereby proposed changes to historic properties are reviewed by the City’s Cultural Heritage Board, Design Review and Preservation Board, Zoning Administrator, or Director of the Planning and Economic Development Department of Community Development staff to ensure that the historic character of the structure and the neighborhood is maintained. This review is pursuant to the City’s Historic and Cultural PreservationZoning Ordinance, Design Review Ordinance, and related policies.

B. WHAT ARE THE BENEFITS OF DESIGN LANDMARK ALTERATION PERMIT REVIEW

Design Landmark Alteration Permit review assures property owners that the changes they make to their properties will be historically correct and therefore the investments they make in their properties will hopefully increase their value. Design Landmark Alteration Permit review also assures the neighborhood that incremental changes made to various properties will enhance the overall historic character of the neighborhood.

C. EXTERIOR CHANGES ONLY ARE REVIEWED

The City of Santa Rosa reviews only exterior changes to properties. Interior changes do not require design reviewLandmark Alteration Permit approval although they probably willmay require the owner or contractor to obtain a Building Permit. The reason exterior changes are reviewed is to assure property owners and the neighborhood that the view from the street (the historic streetscape) will be maintained for future generations.

D. WHAT PROJECTS REQUIRE DESIGN REVIEWA LANDMARK ALTERATION PERMIT

Generally, any projects that results in a changes to a historic buildings need to be reviewed by the Citywill require a Landmark Alteration (LMA) Permit prior to doing any work. These projects include restoration, rehabilitation, alteration, new construction, removal, or demolition.

The level of LMA Permit review (Director Level, Minor LMA or Major LMA) for specific projects is as followsare identified in the City’s Zoning Ordinance in Chapter 20-58, Historic and Cultural Preservation; this Chapter also provides a list of changes that are exempt from the LMA Permit process.

E. PROJECTS THAT REQUIRE CULTURAL HERITAGE BOARD REVIEW

The Cultural Heritage Board or its staff shall review any change to the exterior appearance of any designated Landmark or any structure within a Preservation District. Also, the Board shall review any changes to historic properties noted in the Northeast Roseland Planned Community District.

The application shall be made on a Landmark Alteration Application form (shown as Appendix E) available at the Department of Community Development. In reviewing proposed changes, the Cultural Heritage Board or its staff will consider the Design Guidelines for Historic Properties (presented in 23 Part Two) as well as the Secretary of the Interior’s Standards for Rehabilitation (shown as Appendix D).

Projects that are Exempt

There are some projects that are exempt from Cultural Heritage Board review. These exempt projects involve normal maintenance or minor improvement procedures that often do not require a Building Permit. These exempt projects include:

 Repair of existing siding or trim materials prior to painting (replacement of siding is not an exempt project).
 Repainting a house (colors similar to the original era are recommended but not required).

 Installation of gutters and downspouts.
 Installation of window air conditioning units (only if on side or rear elevations).

Projects that May be Reviewed and Approved by Staff

The Cultural Heritage Board staff has the authority to review and approve minor projects. Minor projects are those that do not involve major alterations or additions to Landmarks or structures within Preservation Districts. Examples of minor projects include the following:

 Minor renovation or restoration of a building that involves the repair or replacement of broken or damaged materials.
 Reroofing a house with materials similar to the original era.

 Alterations or additions to the side or rear of a building that cannot be easily seen from the street.
 Installation of roof ventilators or skylights (only if on side or rear elevations).  Installation of new landscaping and site features such as fences, walkways, decks, etc. Fences higher than normally permitted should be reviewed by the Cultural Heritage Board as part of the City’s Conditional Use Permit or Zoning Variance procedure.  Accessory structures such as garages, carports, storage sheds, or other small buildings.

Minor projects may not be subject to the same review procedures described in Part Three, so be sure to contact the Cultural Heritage Board staff early on to see what submittal materials are needed. 24 Projects that will be Reviewed and Approved by the Cultural Heritage Board

Projects that will be reviewed and approved by the Cultural Heritage Board involve substantial changes to historic buildings that have been either designated Landmarks or are individual properties located within Preservation Districts. The Board generally will review only those changes that will be clearly visible from the street. Examples of such projects include the following:

 Major renovation or restoration involving an entire facade or building.  Substantial alterations, such as replacing windows or doors that do not match the original designs.

 Removing or enclosing an existing porch or adding a new porch.  Substantial additions, such as adding a second story to a one story house.  Construction of a new single-family dwelling.
 Demolition or removal of an existing building.
 Fences whenever they require a Conditional Use Permit or Zoning Variance.  Projects involving historic resources that will be approved by the Design Review Board or Planning Commission.

Lee Brothers Building –
One-story brick commercial building with arcade –
Railroad Square Preservation District.

25 F. PROJECTS THAT REQUIRE DESIGN REVIEW BOARD REVIEW

The Design Review Board or its staff shall review proposed new commercial buildings situated within Preservation Districts as well as any change to the exterior appearance of a historic commercial building that has not been designated a Landmark or is not situated in a Preservation District.

The application shall be made on a Design Review Application form available at the Department of Community Development. In reviewing proposed changes, the Cultural Heritage Board will consider the City’s Design Guidelines, the Design Guidelines for Historic Properties, and the Secretary of the Interior’s Standards for Rehabilitation.

Projects That Are Exempt

Unless situated within a Preservation District, single-family dwellings are generally exempt from the City’s regular design review process.

Construction of a New Commercial Building Within a Preservation District

The Design Review Board will review and approve projects that involve the construction of a new commercial building within a Preservation District. Prior to review by the Design Review Board, the project will be referred to the Cultural Heritage Board so that the Board may review the historic implications of the project. The Board will then refer its comments to the Design Review Board in order to assist that Board in its review.

Changes to Undesignated Properties

Many properties listed as having historic significance in the City’s Cultural Heritage Survey have not been officially designated as Landmarks or Preservation Districts. Nevertheless, the City’s regular design review process requires Design Review Board review and approval for all exterior changes to commercial properties, e.g., multiple-family dwellings, retail stores, industrial buildings. Projects that are highly visible or generate strong community or neighborhood interest should first be referred to the Cultural Heritage Board so that the Board may review the historic implications of the project. The Board will then refer its comments to the Design Review Board in order to assist that Board in its review.

Changes to Unlisted Properties

Some properties may have historic significance even though they are not listed in the City’s Cultural Heritage Survey. This situation may arise because either the property was overlooked during the survey; was subsequently annexed to the City after the survey; or gained possible historic significance due to the passage of time, e.g., the property became more than 50 years old.

If there is any doubt as to the historic significance of a property, the project should be referred to the Cultural Heritage Board so that the Board may review the historic implications of the project. 26 Other New Construction

In conducting environmental review according to the provisions of CEQA of a new commercial or residential project, the staff of the Department of Community Development (the City’s lead agency) may determine that the new project may have some impact on an adjacent or nearby historic resource. If the project is highly visible or generates strong neighborhood interest, it should first be referred to the Cultural Heritage Board so that the Board may review the historic implications of the project to see if there is any possible environmental effect. The Board will then refer its comments to the Design Review Board in order to assist that Board in its review.

G. PROJECTS THAT REQUIRE OTHER APPROVALS

Some projects that involve historic buildings may require approval by bodies other than the Cultural Heritage Board or Design Review Board. For example, a project in a Preservation District that requires a Conditional Use Permit or a Zoning Variance may require approval by the Planning Commission.

Or, a large commercial project may require a rezoning action by the Planning Commission or City Council. In such cases, the project should first be referred to the Cultural Heritage Board so that the Board may review the historic aspects of the project and refer its comments to the Planning Commission or City Council in order to assist that body with its overall review of the project. In its referral, the Cultural Heritage Board will consider the following.

 Are the proposed changes to a historic building consistent with the Design Guidelines for Historic Properties.
 Is any new construction consistent with the Design Guidelines for Historic Properties.  Are there any other aspects of the project that may affect the existing historic setting. 27 PART TWO

DESIGN LANDMARK ALTERATION PERMIT REVIEW GUIDELINES
28 I. DESIGN LANDMARK ALTERATION GUIDELINES FOR HISTORIC

PROPERTIES

The Design Landmark Alteration Guidelines focus on the basic principle of urban design that promotes a sense of neighborhood identity and livability for residents. The Guidelines seek to promote a pedestrian friendly environment that is based on the traditional scale and character of Santa Rosa’s historic neighborhoods.

These Design Landmark Alteration Guidelines also provide a basis for objective and consistent decision-making by architects, designers, contractors, property owners, Department of Community DevelopmentCity staff members, and City Board and Commission members.

By following the Design Guidelines, property owners can be assured that any investments they make and their neighbors make in their historic properties will maintain and enhance the historic character of the buildings and the neighborhood for future generations.

Italianate Style house - McDonald Preservation District

29 A. DESIGN LANDMARK ALTERATION GUIDELINES - ACCESSORY BUILDINGS

Although the main building on a lot makes the strongest statement about a property’s contribution to the character of a Preservation District, the accessory buildings that share the lot can also have a significant influence on the historic streetscape. Designs for accessory buildings that meet the following guidelines can usually be approved by the Cultural Heritage Board staff.

1. A reconstructed garage should occupy the original building footprint, wherever possible.

2. A new garage, carport, or accessory building should be located to the side or rear of the property, wherever possible.

3. A new garage, carport, or accessory building visible from the street should be constructed of materials that are in keeping with the main building on the lot.

4. The design for a new garage, carport, or accessory building visible from the street should be inspired by the main building. Building details should be derived from the main structure but can be less elaborate than the main structure.

5. A new garage, carport, or accessory building should be in proper scale for the property and have an appropriate site relation to the main structure as well as surrounding structures.

6. Prefabricated accessory buildings must be located where they will not be visible from the street.
30 B. DESIGN LANDMARK ALTERATION GUIDELINES - ADDITIONS

The introduction of additions compatible with historic buildings in a Preservation District is acceptable if the addition does not visually overpower the original building, compromise its historic character, or destroy any significant features and materials. By placing additions on inconspicuous elevations and limiting their size and height, the integrity of the original buildings can be maintained. It is important to differentiate the addition from the original building so that the original form is not lost.

The compatibility of proposed additions with historic buildings will be reviewed in terms of the mass, scale, materials, color, roof form, and proportion and spacing of windows and doors. Additions that echo the style of the original structure and additions that introduce compatible contemporary design are both acceptable.

1. Construct additions so that there is the least possible loss of historic fabric. Also, ensure that character-defining features of the historic building are not obscured, damaged, or destroyed.

2. Limit the size and scale of an addition so that it does not visually overpower the original structure.

3. If a larger addition is necessary, then it should be set back from the primary facade or separated from the existing building, using a smaller connecting element to link the two.

4. Locate an addition as inconspicuously as possible, on the rear or least character-defining elevation of the building.

5. Additions should be designed so
that they are differentiated from
the historic building. It is not
necessary to duplicate exactly
the form, material, style, and
detail of the historic building so
closely that the integrity of the
original building is lost or
compromised.

A two-story addition has been placed inconspicuously
To the rear of this one-story Queen Anne Cottage.

6. Design additions so that they are
compatible with the historic
building in mass, materials,
color, and proportion and
spacing of windows and doors.

Either reference design motifs
from the historic building, or
introduce a contemporary design
that is compatible with the
historic building.

31 7. For the predominant material of the addition, select a historic material, such as wooden siding or stucco, that is compatible with the historic materials of the original building.

Contemporary substitute materials, such as synthetic siding, are will need to be reviewed by the City through the LMA processnot acceptable.

8. A second story addition to a single story house should be subordinate in scale to the existing dwelling.

9. A second story addition should be set back from the existing building front. A ten foot minimum setback is recommended.

A second-story addition to this
St. Rose Bungalow has been set
back from the existing building
front.

10. Design the roof form to be compatible with the historic building and consistent with historic roof forms in the neighborhood.

11. It is recommended that the exterior colors of the addition be compatible with the paint colors on the historic building.

12. Design the eave lines of additions to align generally with those of the historic building.

32 C. DESIGN LANDMARK ALTERATION GUIDELINES - DEMOLITION

1. Demolition of Landmarks or Structures Located within Preservation Districts

The primary purpose of designating Landmarks and Preservation Districts is to preserve, and not demolish, Santa Rosa’s architectural and cultural history for future generations. However, under certain circumstances demolition of a structure that is a designated landmark, or of a structure within a Preservation District, may be warranted. The proposed demolition of Landmarks or structures located within Preservation Districts is inconsistent with this purpose and is therefore inappropriate.

Demolition of historic resources may also be inconsistent with State preservation law (see Part One, CEQA and Historical Resources).

The following Guidelines are designed to follow State law in a manner that affords as much protection as possible to Santa Rosa’s Landmarks or structures located within Preservation Districts. At the same time, the Guidelines attempt to minimize the inconvenience to a property owner when the proposed demolition is warranted.

a. Dangerous Condition

A demolition may be approved when the City’s Building Official determines it to be immediately necessary to correct an unsafe and dangerous condition. A Building Permit is required for demolition as per the provisions of the City’s Historic and Cultural Preservation Ordinance.

b. Economic Hardship

Whenever the owner of a property designated a Landmark or situated within a Preservation District believes that the burdens associated with such a designation will cause an unreasonable economic hardship, the owner may apply to the Cultural HeritageDesign Review and Preservation Board for a Certificate of Economic Hardship to accomplish the demolition.

c. Insignificant Accessory Buildings

Staff The City may approve the demolition of insignificant accessory buildings that are located on Landmark properties or within Preservation Districts. The The submittal of a historic resource survey/evaluation, prepared by a qualified professional, such as an architectural historian, may be required in order to determination determine of what isif the structure is insignificant should be guided by the Criteria to Determine Historical or Cultural Significance presented in Part One. If the determination is not clear, the proposed demolition should be referred to the Cultural Heritage Board for review.

d. Noncontributing Buildings

A building which does not contribute to the integrity of a Preservation District (shown as aidentified as a noncontributing building on the official map adopted for the District- see City staff if you are unsure if the structure is a contributor or not) may be considered for demolition, provided that an appropriate replacement building (one whose design is consistent with the Guidelines for New ConstructionZoning Code Chapter 20-58, Historic and Cultural Preservation, and with the Secretary of the Interiors 33 Standards) or interim site and landscape improvements are proposed. The intent in this situation is to avoid the introduction of a vacant and unimproved lot into an established neighborhood which would detract from the neighborhood’s streetscape. In this case, the proposed demolition and its replacement will require a Landmark Alteration Permit, pursuant to Zoning Code Section 20-58.060public hearing, review, and approval by the Cultural Heritage Board.

e. Landmarks and Contributing Buildings

As stated above, tThe demolition of Landmarks or contributing buildings located within Preservation Districts may be inconsistent with State and City law and should not ordinarily be considered unless there are unusual circumstances surrounding the proposed demolition. In such cases, the Cultural Heritage Board will review and may approve demolitions provided that appropriate mitigation measures are proposed which reduce the significant adverse aspects of the demolition project to insignificance. The Cultural Heritage Board will determine the degree of mitigation that is appropriate on a case by case basis. In such cases, a historic resource survey, prepared by a qualified professional, will be required, which must identify the impacts of demolition and whether there is an mitigation measures that would lessen those impacts. For example, a single modest mitigation measure may be appropriate for a marginal or dilapidated structure which barely contributes to a Preservation District.

In contrast, a number of extensive mitigation measures may be needed when a property which is a significant contributor to a Preservation District is proposed for demolition. At the other extreme, it may not be possible to adequately mitigate the demolition of a property of major importance to Santa Rosa’s architectural or cultural history. In such a case, if no mitigation is deemed adequate, then an Environmental Impact Report (EIR) will likelymay be required.

As stated in Zoning Code Section 20-58.060, Historic and Cultural Preservation, a Major Landmark Alteration, to be acted on by the Design Review and Preservation Board, will be required for demolition of a designated landmark or contributing structure within a Preservation District.

2. Possible AppropriateExample Mitigation Measures

Following are some examples of mitigation measures that have been found to be appropriate in Santa Rosa and in other jurisdictions. The list is far from complete, as it is not possible or appropriate to generate a fixed list of mitigation measures. All projects involving demolitions are unique, so flexibility is necessary to encourage creative solutions. Note: the following measures are presented in a generally recognized order of acceptability, the first being the most widely accepted, the last barely acceptable.

a. Adaptive Reuse

Often times, in lieu of demolition, a new use can be found for the historic property, wherein the building and its grounds can be changed to accommodate current market demands. The term adaptive reuse implies that certain structural and/or design changes have been made to the building in order for it to function in its new use. The Cultural HeritageDesign Review and Preservation Board can recommend to the Planning Commission zoning changes, if feasible, in order to allow the adaptive reuse of the property to occur.
34 A fine example of adaptive reuse is this Queen Anne This Craftsman house in the McDonald District is now house located in the St. Rose Preservation District. used as an office. Parking for the office use is provided in the rear of the property.

b. Reconstruction

In contrast to the complete demolition of a
building, sometimes it is possible to retain the
original facade or other basic design elements,
incorporating them into a reconstructed building
that retains the original architectural character of
the building and thus continues to contribute to
the integrity of the neighborhood.

A reconstructed building in the St. Rose
Preservation District retains the original façade
elements while new construction to the rear
provides units in the downtown area.

c. Moving a Building within a Preservation District

Moving a historic building from its original site to another site within the District generally destroys the historic context of the building to its immediate environment and therefore is not recommended.

On the other hand, if the building absolutely must be moved, e.g., demolition is imminent, there are some benefits which may accrue that can help to mitigate the move. First, certain economic or cultural benefits may accrue to the property owner, the neighborhood, or the City in moving the building.

Secondly, the Preservation District as a whole retains a contributing building. Third, the streetscape where the building is moved to is enhanced - for example, losing a vacant lot or non-contributing building while gaining a contributing building. Fourth, a housing unit is preserved. Finally, the lot where the contributing building is moved from is developed with new construction or other improvements that are consistent with the Design Guidelines, thereby maintaining the integrity of the original streetscape.

35 d. Moving a Building Outside a Preservation District

This alternative is in most cases is inappropriate and is not nearly as acceptable as moving a building within a District. First, the Preservation District loses a contributing building. Second, a structure’s historic integrity is tied to its original site, so that integrity is destroyed. Therefore, this alternative is not usually an appropriate mitigation measure unless the building itself has considerable architectural merit, and its relocation and restoration in another part of the City would benefit Santa Rosa’s architectural heritage.

e. Exchange

This alternative may be acceptable when the structure to be demolished is much altered, dilapidated, and barely contributes to the District in which it is located. In exchange for receiving Cultural HeritageDesign Review and Preservation Board approval to demolish the structure, the applicant agrees to completely renovate and restore another building within the District. Before demolition occurs, the applicant should provide the Board with a report which details the architectural and historical significance of the property to be demolished.

f. Document and Salvage

This measure may not be acceptable by itself unless the structure in question is so marginal that it contributes little if anything to the Preservation District. At least its replacement would be consistent with the Design Guidelines for New Construction and therefore would continue to contribute to the streetscape.

Documentation can be accomplished by making a permanent record of the structure before demolition.

The record should consist of black and white photographs of all elevations, dimensioned drawings of the facades and floor plan, a detailed site plan showing all important site features, and other documents as needed that describe the architectural character and special features of the building and its site. The Cultural Heritage BoardCity determines on a case by case basis the precise documentation of a specific building that is required. The documentation must be submitted for review by the Design Review and Preservation Board before the demolition can be approved. Three final copies should be submitted, as the record is retained in the permanent archives of the Santa Rosa Planning and Economic Development Department of Community Development, the Sonoma County Library history collection, and the Sonoma County Museum.

The applicant should also work with the Cultural Heritage Boarda qualified architectural historian to identify salvageable materials and potential buyers or recipients of salvaged materials. The removal of all salvageable building materials before demolition is encouraged, and may be required depending on the significance of the building. After the site is cleared, it should be improved as soon as possible with new construction or other improvements that are consistent with the Design Guidelines for New Construction. If new construction is not immediately possible, the site should be secured and interim landscaping installed and maintained.
36 g. Other Alternatives

The Cultural Heritage BoardCity is always interested in creative solutions that can benefit the applicant as well as the City. Applicants are encouraged to meet with the BoardCity staff early in the process to discuss various alternatives that can be ultimately endorsed.

3. Demolition of Buildings Not Situated in Preservation Districts

As stated in Part One, CEQA and Historical Resources, the demolition of buildings deemed historic is subject to CEQA review, even though the buildings have not been officially designated as Landmarks or are not situated in Preservation Districts.

The environmental review will be undertaken during the City’s regular review process by the Design Review and Preservation Board, Planning Commission, or City Council. These bodies will make the final environmental determination based on the mitigation which is proposed. Prior to rendering a decision, the project should first be referred to the Cultural Heritage Board. The BoardA historic resource survey, prepared by a qualified professional, will likely be required will review the historic and cultural significance of the structure or structures in question and the adequacy of the proposed mitigation measures. The Board will then refer its comments in writing to the Design Review and Preservation Board, Planning Commission, or City Council will make the final environmental determination based on the mitigation which is proposedto assist those bodies in their deliberations.

The demolition of buildings not deemed historic may be approved by the Department of Community DevelopmentCity through the building permit process. 37 D. DESIGN LANDMARK ALTERATION GUIDELINES - FENCES

The Cultural Heritage BoardCity considers fencing to be a major element in the character of Santa Rosa’s Preservation Districts because of its strong visual contribution to the historic streetscape.

Consequently, all front and street side yard fencing (interior side and rear yard fencing less than six feet in height is exempt) within a Preservation District requires design review approval.If a proposed fence, or alteration of an existing fence, meets the height requirements of the Zoning Code and is permitted by right, and determined to be similar to the original era, it is exempt from the Landmark Alteration Permit process. Fence projects that are not considered exempt, will be acted on by the Zoning Administrator, as outlined in Zoning Code Section 20-58.060. New fencing that is visible from the street should consider meet the following guidelines may be approved by the Cultural Heritage Board staff, except that fence projects that involve Conditional Use Permit or Zoning Variance procedures should first be reviewed by the Cultural Heritage Board.

1. Fencing in the front and street side yard setback (generally, the area that is 15 feet behind the sidewalk) cannot exceed three feet inshall be consistent with the height requirements as peroutlined in the City’s Zoning Code Section 20-30.060. Additional height may be approved by Conditional Use Permit or Zoning Variance.

2. Fencing materials and design should be compatible with the architectural style of the primary structure on the lot.

3. For picket fences, the height of the support posts cannot exceed 36 inches above grade, and the recommended height of the pickets is 30 inches.

4.3.Wooden fences should be painted or stained to match or to be compatible with the house and the neighborhood.

5.4.Fencing should not obscure the front
elevation of the primary structure on
the property. Therefore, front yard
privacy fences should not be allowed.

6.5.Structural members of a fence should
be turned in to face the property. The
finished side of the fence should be
presented to the street.

7.6.On corner lots, the guidelines apply to
the front yard and street side yard of the
property.

Picket fence with 36 inch posts and 30 inch pickets.

38 E. DESIGN LANDMARK ALTERATION GUIDELINES - HANDICAP ACCESS

Landmarks or properties in Preservation Districts are not exempt from federal, State, or City laws requiring that all structures other than single-family dwellings be made accessible to handicapped citizens. The Cultural Heritage BoardCity recommends careful attention be given to the design of such facilities. The goal is to meet the requirements of these laws and codes, while at the same time maintaining the character of the building and site.

1. The ideal approach on most historic properties is to place access ramps or other structures in the rear of the building.

2. Any new ramps or other structures should be designed to be as simple and unobtrusive as possible.

Access ramp is located to the rear of this Queen
Anne house (listed in the National Register) which
is now used as an office.

Mechanical lift is screened by lattice work on this
Queen Anne house used as an office.

3. Landscaping, the careful choice of building materials, and compatible color choices are all suggested ways of lessening the visual impact of handicapped access structures.

4. In lieu of a ramp, applicants should consider the use of mechanical lifts or other devices, where feasible, as a less intrusive alternative.

5. If site conditions preclude an access ramp in a side or rear location, then the Cultural Heritage BoardCity will consider approval of a ramp on the front elevation of an existing structure. However, in such cases, the design of the ramp must be sensitive to the character and massing of the existing structure.

39 F. DESIGN LANDMARK ALTERATION GUIDELINES - LANDSCAPING

Most of Santa Rosa’s historic areas are primarily residential in scale and character, with buildings covering less than a third of the average lot. It is important to preserve both the proportion of green area to building mass and the formal or informal character of the landscaping. Large, mature trees line many streets. Gardens are generally located in the rear yards, but some larger lots also have side yards with gardens. Existing hedges illustrate that foliage can be as effective as fences or walls in creating physical enclosure or visual screening.

Landscape elements contribute to the character of this property as well as the McDonald Preservation District as a whole.

Significant elements of the landscape, such as grassy lawns, mature trees, hedges, foundation plantings, fences, walls, ground cover, trellises, patios, terraces, fountains, and gardens, all contribute to the character of the specific site and the neighborhood as a whole. Consequently, the preservation of such elements is essential in preserving the historic character of the District. Designs for new landscaping that should meet the following guidelines can be approved by the Cultural Heritage Board staff.

1. Retain and maintain landscaping that contributes to the character of the District.

2. If a mature tree or hedge is damaged or diseased so severely that removal is necessary, replacement in kind or with a similar species will maintain the historic character of the landscape.

3. The removal of large trees for any reason generally requires a Tree Permit from the City.

Contact the Planning and Economic Development Department of Community Development in order to obtain an application and to see if a replacement tree is needed.

40 4. Retain and preserve historic plant materials, such as trees and shrubs. If replacement is necessary, use varieties similar to those planted originally or traditionally found in the neighborhood.

5. Retain and preserve historic ground covering materials, such as brick or granite pavers. If replacement is necessary, use new materials that match the original materials, or materials traditionally found in the neighborhood.

6. When installing new sidewalks, try to match the historic sidewalk patterns (scoring, texture, color) found in the neighborhood.

7. When installing new landscape features, keep their locations consistent with the location of similar elements in the neighborhood.
41 G. DESIGN LANDMARK ALTERATION GUIDELINES - NEW CONSTRUCTION

New construction in Preservation Districts can achieve a number of important City of Santa Rosa goals. New construction can reverse blighted conditions - a new building can replace a burned-out structure, or new construction can occur on a debris-strewn or overgrown lot. New construction can increase housing opportunities for the City, bringing new people into the neighborhood who will enjoy the established urban setting and become involved in neighborhood activities.

New construction in the St. Rose Preservation District
provides both office use (first floor) and residential units (second floor).

New construction in historic areas, often called infill construction, has occurred throughout the country. When successful, the new structures have complemented an historic area and enhanced its overall character. In contrast, insensitive new construction can compromise the integrity of an historic area and possibly result in lowered property values.

The purpose of the Design Guidelines for New Construction is to ensure that the architectural character of Santa Rosa’s Preservation Districts is maintained and enhanced. The Cultural Heritage BoardCity does not specify a particular architectural style or design for new construction projects.

The scale, mass, and size of a building are often far more important than the decorative details applied. New or infill construction can be contemporary and should not seek to mimic or match exactly existing buildings in the District, as historic reproductions tend to confuse observers, now and especially in future years.

1. Height

The majority of the structures in Santa Rosa’s Preservation Districts are one to three stories in height. Slightly taller structures are found in the Railroad Square and St. Rose Districts. The height of new construction in a Preservation District should be compatible with adjacent structures, and shall be consistent with the City’s Zoning Code Division 2, Zoning Districts and Allowable Land Uses.

42 2. Proportion

New construction should match adjacent structures
in proportions of width to height. The narrow
widths of most lots in Santa Rosa’s older
neighborhoods will preclude most buildings whose
proportions differ greatly from existing buildings.

3. Rhythm
Insensitive new construction, along with an
inappropriate addition, has compromised the
integrity of this Gothic Revival Style house.

The existing historic streetscape is defined by the rhythm (the relationship of windows, doors, porches, and other elements) of individual structures. New construction within Preservation Districts should maintain this rhythm of window and door openings on the main facade. Entrances should be oriented to the street rather than to an alley. Blank walls or garage doors should not dominate the facade.

4. Setbacks

Setbacks should be consistent with adjacent structures and should not vary more that ten percent with the adjacent structures. Current City ofSee the Santa Rosa zoning regulations generally require a minimum 15 foot front yard Zoning Code for required setback distances (Division 2, Zoning Districts and Allowable Land Uses).

5. Materials and Texture

The majority of residential structures within Santa Rosa’s Preservation Districts are of wood or stucco construction. New construction should be compatible with adjacent buildings on the block. Wood frame buildings should maintain materials and designs found throughout the neighborhood, e.g., horizontal shiplap siding. The texture and weight of stucco buildings should be compatible with existing stucco buildings. As a general rule, plywood siding, imitation stone, vinyl siding, sprayed stucco, and fascia bricks should not be considered.

6. Roof Shapes

Roofs for new construction should be compatible with adjacent structures. Most of the houses in Santa Rosa’s Preservation Districts have variations of hipped or gable roofs, so there is some flexibility in roof design for new buildings. As most lots are long and narrow, it is possible for new construction to have roofs which change roof lines in the rear half of the building. This change could accommodate an additional floor which would not be readily visible from the street.

43 7. Architectural Details and Decorative Features

The details and decoration of Santa Rosa’s historic buildings vary tremendously with the different styles, periods, and types. Such details include cornices, roof overhangs, chimneys, lintels, sills, brackets, shutters, entrance decorations, and porch elements.

It is a challenge to create new designs that use historic details successfully. One extreme is to simply copy the complete design of a historic building; the other is to “paste on” historic details on a modern unadorned design. Neither solution is appropriate for designing architecture that relates to its historic context and yet still reads as a contemporary building. More successful new buildings take their clues from historic images and reintroduce and reinterpret designs of traditional decorative elements. 44 H. DESIGN LANDMARK ALTERATION GUIDELINES - NON-CONTRIBUTING BUILDINGS

There are generally two kinds of buildings in a Preservation District, contributing buildings and non- contributing buildings. Buildings that contribute to the historic character of the District are those constructed during the historic period that retain most if not all of their original appearance. In contrast, non-contributing buildings do not contribute to the integrity of the District because they were either constructed after the historic period, e.g., after 1950, or have been altered inappropriately so that they no longer maintain their original historic appearance.

Non-contributing buildings are also subject to design reviewthe Landmark Alteration Permit process, but the level of review is undertaken on a case-by-case basis depending on the age of the building or the degree of previous modifications. The following guidelines can provide some direction for this review.

1. Changes to newer buildings - those constructed after the historic period - are acceptable and need only to be compatible with the house’s architectural style and the neighborhood.

2. Changes to older buildings - those constructed during the historic period - are encouraged, especially when the owner or designer attempts to return the building to its original appearance, thereby changing a non-contributing building to a contributing building. In the preservation business, this is sometimes called “making a silk purse out of a sow’s ear.”

3. If the owner or designer is unable to return an older building to its original historic appearance - either because no record or evidence of the original construction can be found, or because the project budget cannot support such an extensive effort - then the goal should be the same as for a newer building - only that the proposed work should be compatible with the building and the neighborhood.

4. Another approach which is highly recommended is to undertake a phased project, wherein restoration to the original appearance is accomplished over a lengthy time period consistent with the owner’s schedule and budget.

5. The Cultural Heritage Board can provide invaluable expertise and advice to property owners who wish to upgrade non-contributing buildings. The Board encourages owners and designers to consult with the Board early on to discuss their aspirations and plans for their properties.
45 I. DESIGN LANDMARK ALTERATION GUIDELINES - PAINTING

The Cultural Heritage BoardCity does not regulate paint color, since colors are a matter of personal taste and can be easily changed. However, the Board City does strongly encourage all Preservation District property owners to use proper contrasts in their paint schemes. Trim and foundations should be visually differentiated from the main body of the structure. Also, only traditionally painted materials should be painted.

1. The selection of paint colors is considered to be a matter of choice for property owners and has no bearing on the preservation of structures. Therefore, the Cultural Heritage BoardCity does not regulate the choice of paint colors. The Cultural Heritage Board or its staff can provide advice on historic color choices if a property owner so desires.

2. Only traditionally painted materials, such as wood, should be painted.

3. The painting of unpainted brick or masonry is not considered a change of color but a fundamental change in the character of a building. Therefore, the painting of brick or other masonry should not be permitted except in such special circumstances as (1) the repainting of buildings already painted prior to the designation of the Preservation District, and (2) in cases where a brick building has poorly matched additions or repair work, and where the proposed painting is designed to unify the disparate parts of the building.

4. Brick that already has been painted, or any brick for that matter, should never under any circumstances be sandblasted, as this procedure will result in the failure (disintegration) of the material. Property owners are encouraged to consult with the Cultural Heritage Boardwith a qualified architectural historian regarding the heavy cleaning of brick. 46 J. DESIGN LANDMARK ALTERATION GUIDELINES - PORCHES

The retention of the original porch configuration is very important for houses in a Preservation District. A porch is one of the main defining features of a house, and it often signifies a building’s age and style. Almost all porches in Santa Rosa are of frame construction, and replacement with matching materials is essential. Wood porches and porch steps should not be replaced with brick, ironwork, concrete, or concrete blocks. Porch alteration compromises the overall appearance of a structure and disturbs its size and scale.

1. Enclosure of Existing Porches

Full enclosure of an existing porch will compromise the historic integrity of a house and therefore is not recommended. Partial enclosure proposals should be reviewed by the Cultural Heritage Boardmay be considered on a case by case basis. Front porch enclosures that reorient the entrance away from the street are strongly discouraged. To be successful, a porch enclosure must preserve essential design elements of the house and must be reversible.

2. Adding a New Porch

Generally, the addition of a porch changes the original character of a structure, and therefore a new porch or deck should not be added to the main facade where one never existed. Where photographic or physical evidence of an original removed porch exists, reconstruction in a design which is appropriate to the house’s architectural style is encouraged.

3. Removal of an Original Porch

An original porch should not be removed from
the main facade or a readily visible side facade.

4. Repair and Replacement

Porch elements which are deteriorated should be
repaired or replaced with matching materials,
wherever possible. The use of outdoor carpeting
or artificial turf that will be readily visible is
strongly discouraged. The original porch
railings should be retained, wherever possible. If
additional railing height is required, simple
metal or wooden extensions should be utilized
so that the original historic configuration can be
maintained.

A porch is one of the main defining features of a house and should not be enclosed or removed.

47 K. DESIGN LANDMARK ALTERATION GUIDELINES - RELOCATION

Generally, the relocation of a historic building should be avoided. Moving a historic structure always negates its integrity of site and setting and therefore the owner would lose the ability to use a possible historic tax credit which may become available in the future. However, relocation of a building to the extent that it is practical may be a desirable alternative to demolition.

1. Moving a Contributing Building Out of a Preservation District

Moving a building which retains its architectural and historical integrity and which contributes to the Preservation District in which it is located is inappropriate and should not be permitted except in extraordinary or unusual circumstances.

The old Santa Rosa Post Office, a Roman Renaissance Style building, was moved from its Fifth Street site (in a Redevelopment area) to its current Seventh Street location in the St. Rose Preservation District. The restored landmark houses the Sonoma County Museum.

2. Moving a Non-contributing Building Out of a Preservation District

Moving a non-contributing building (a building which has lost its architectural integrity or was constructed after the historic period) out of a Preservation District may be permitted and even encouraged if its replacement will result in a more attractive streetscape.

48 3. Moving a Building into a Preservation District

A building may be moved into a Preservation District if it is of an appropriate architectural style for the neighborhood and its new setback matches the existing buildings on the block.

4. Moving a Building within a Preservation District

A building may be moved from one site to another within a Preservation District if the new location will be similar in setting and siting; if the building will be compatible with the buildings adjacent to the new location in style, height, scale, materials, and setback; and if the relocation will not result in a negative visual impact on the site and surrounding buildings from which it will be removed.

5. Documentation

Before moving a building, the original site conditions should be documented. Use photographs and other written or graphic materials such as site plans to record the original setting. The documentation must be submitted for review by the Cultural Heritage BoardCity before the relocation can be approved.

6. Moving the Building

Assess the structural condition of the building be fore moving it to minimize damage during the move. Work with contractors experienced in successfully moving historic buildings. Protect the building from weather damage and vandalism during and after the relocation. 49 L. DESIGN LANDMARK ALTERATION GUIDELINES - REPAIR AND REPLACEMENT

The Cultural Heritage BoardCity believes that ordinary repair and replacement projects and routine maintenance do not require design review and approvalLandmark Alteration Permit review, as long as the work does not result in any changes in design or material. Cultural Heritage BoardCity staff can help property owners determine if their projects are true repair and replacement projects, or if a design reviewLandmark Alteration Permit application is necessary under the terms of the City’s Historic and Cultural Preservation Ordinance.

The seven members of the Cultural Heritage Board have decades of experience between them in maintaining and restoring historic buildings. The Board is always willing to share this experience with property owners performing maintenance on their historic buildings. At no cost to the property owner, the Board can provide valuable information regarding maintenance tips and techniques as well as economical sources for supplies and materials.
50 M. DESIGN LANDMARK ALTERATION GUIDELINES - REPLACEMENT ROOFING

One of the most important aspects of building maintenance is ensuring that a structure has a sound roof. At the same time, the style and materials used on roofs can be one of the most basic elements in defining the style and character of a building. The guidelines outlined below are designed to encourage property owners to maintain roofs in their original styles and materials, while accommodating changes when warranted and when the change would not alter the overall style of a structure.

1. Re-roofing with in-kind materials is considered to be normal maintenance and therefore a Landmark Alteration Application is not required. However, a Building Permit will be required.

2. If a change in materials is desired, staff will use its discretion to determine whether a staff approval is possible.

3. Specialty roofing materials such as slate, tile, or metal shingles are often an integral part of a building’s character, and a change to other materials could have an adverse affect on the property’s integrity.

Tile roofing is an integral part of this Mediterranean Revival house’s character.

51 N. DESIGN LANDMARK ALTERATION GUIDELINES - REPLACEMENT STOREFRONTS

In the Railroad Square Preservation District, for example, there are several lots where historically significant storefronts no longer exist, and new fronts need to be designed which are compatible with the size, scale, colors, materials, and character of the adjacent historic storefronts. The new design should “read” as a storefront - filling in the space with brick or similar solid material is inappropriate for historic commercial areas. The following guidelines can assist in developing new or replacement storefront designs that respect the historic character of Railroad Square yet meet current economic and code requirements.

New storefront in the Railroad Square Preservation District “reads” as a traditional storefront.

1. Scale

Respect the scale and proportion of the adjacent buildings in the new storefront design.

2. Materials

Select construction materials that are appropriate to the storefronts. Wood, metal, and glass are usually more appropriate replacement materials than masonry which tends to give a massive appearance.

52 3. Cornice

Respect the horizontal separation between the storefront and the upper stories. A cornice or fascia board traditionally helped contain the store’s sign.

4. Frame

Maintain the historic planar relationship of the storefront to the facade of the adjacent buildings and the streetscape. Most storefront frames are generally composed of horizontal and vertical elements.

5. Entrances

Differentiate the primary retail entrance from the secondary access to upper floors. In Railroad Square, most entrances are recessed, with the side display windows at a 60 degree angle rather than the typical 45 degree angle found in modern storefronts. Entrances should be placed where there were entrances historically, especially when echoed by architectural detailing on the upper stories.

6. Windows

The storefront generally should be as transparent as possible. Use of glass in doors, transoms, and display areas allows for visibility into and out of the store.

7. Secondary Design Elements

Keep the treatment of secondary design elements such as graphics and awnings as simple as possible in order to avoid visual clutter to the building and its streetscape. 53 O. DESIGN LANDMARK ALTERATION GUIDELINES - REPLACEMENT WINDOWS AND DOORS

The placement and relationship of windows and doors are often critical parts of the style of a building.

The demands of modern energy efficiency and security standards often lead owners of older building to consider replacement windows. These guidelines are designed to accommodate replacement windows in a manner that respects the original character of historic properties.

1. Replacement windows and doors should retain the same configuration and details as the originals.

2. Replacing panes with stained, leaded, or beveled glass is acceptable as long as the configuration remains the same.

3. Metal replacement doors may be
acceptable as long as they are of
the same configuration as the
original door. These metal doors
should be painted or clad to
match the trim of the house.

4. All replacement windows should
have either true divided lights, or
molded exterior muntins, if
appropriate. Flat or interior false
muntins are not in keeping with
the character of most older
structures. Muntin design should
reflect the original window
configuration. False muntin bars,
if used, should be applied to the
exterior of the new windows.

5. Ideally, window and door openings should not be reduced or enlarged in size. Alterations to window and door openings should remain in proper proportion to the overall design of the building.

6. Sensitively designed exceptions to these guidelines will be considered by the Cultural Heritage Boardthrough the Landmark Alteration Permit process when such proposals are conceived to accommodate the adaptive reuse of older buildings or to conform to the provisions of the Americans With Disabilities Act.

7. Glass block replacement windows should be installed only on side or rear elevations not readily visible from the street.

The placement and relationship of windows and doors are critical parts of this Craftsman Style house.
54 P. DESIGN LANDMARK ALTERATION GUIDELINES - SIGNS

Appropriate signage in a Preservation District can enhance its historic character. Signs citing the name and the year of construction of commercial buildings are fairly common in the Railroad Square District. Additional commercial buildings are found in the St. Rose District.

In reviewing applications for new signs, the Cultural Heritage BoardCity considers their proposed dimensions, graphics, materials, colors, supports, and locations. All proposed signs must also conform to the City’s Sign Ordinance. Sign proposals should be submitted on Sign Application forms and submitted to the Department of Community Development.

1. New signage should be kept unobtrusive by selecting traditional materials such as wood, metal, or stone, and carefully placing signs in locations that do not damage or conceal architectural features and details.

Appropriate signage can enhance the character of a historic area, such as this painted wall graphic which is consistent with the historic ;period of Railroad Square.

2. New signs should be sized to be consistent with the pedestrian scale of the District. Graphics should be kept simple and legible.

55 3. Generally, freestanding signs should be no larger than necessary and should be mounted fairly low to the ground to avoid blocking the pedestrian’s and motorist’s view.

4. Graphics painted on windows or applied
to fabric awnings are also appropriate.

Neon signs mounted inside the storefront
window are also consistent with the
historic period of the Railroad Square
District.

This freestanding sign is mounted fairly low to the
ground to avoid blocking the view of the project.

The old Railway Express Agency building is now used as a coffeehouse, with signage applied to the fabric awning and a neon sign mounted inside the window.

5. Limit the number of colors on signs and relate the colors to adjacent structures.

56 Q. DESIGN LANDMARK ALTERATION GUIDELINES - SUBSTITUTE SIDING AND TRIM

One of the most important components of a building’s character is the material used in its construction. The weight and permanence of brick or stone, the texture and shadow of wood, and the color and amount of glass are vital elements in most architectural styles. Historically, wood has been the most popular choice as a residential building material in Santa Rosa’s older areas. The application of non-traditional siding materials over wood eliminates the scale, warmth, and appearance of the original material, and also conceals the condition of the original structure, allowing for possible undetected decay or damage to occur.

The use of substitute or replacement siding should not be considered as an alternative to routine maintenance. If a building will not hold paint properly, then the reason for the problem will not be corrected by the application of siding, and indeed may make the problem worse. 57 PART THREE

DESIGN REVIEWLANDMARK ALTERATION PERMIT PROCEDURES
63 I. PROCEDURES FOR REVIEW AND APPROVAL
This section outlines procedures for the review and approval of design reviewLandmark Alteration Permit projects. The procedures represent a balance between the needs of the applicant, the expectations of the neighborhood, and the requirements of the City. The procedures are meant to be as “user friendly” as possible. For example, if your project also requires approval by the Design Review Board or Planning Commission, then the procedures can run concurrently with the other review bodies so that little or no additional time will be necessary to gain approval.

Processing Review Chart

A chart showing how the procedures for review and approval work follows this section (see Appendix A). The chart also indicates who (applicant or Cultural heritage Board staff) is primarily responsible for each step in the process.

A. STEP 1 - PRE-APPLICATION PROCESS

Most of these steps are optional, but are nevertheless highly recommended. From years of experience, we can state with considerable conviction that tThese steps can save you time and may save you money as well as result in a finished project that is even more satisfactory than first imagined.

1. Pre-Application Consultation with the Cultural Heritage BoardCity Staff

The primary goal of the Cultural Heritage Board staff is to see that your project is quickly and easily approved consistent with the Design Guidelines for Historic Properties. The last thing staff wants to see is a project that requires extensive reviews and revisions before it can be approved. To this end, City staff invites you to anencourages early consultation for proposed changes to designated landmarks or structures within Preservation Districts. The earlier, the better, for we want to get you on the right track from the beginning. If necessary, additional consultations are also encouraged so that once submitted your application is in such good shape that it can be quickly reviewed and approvedacted on. In between consultations, we staff will be happy to respond to phone calls for additional information and assistance.

We City staff suggest you bring whatever materials you have on hand to the consultation meeting.

Photographs of the building and adjacent or nearby buildings in the neighborhood are always helpful.

A site plan, sketches of your proposed work, and material samples are also appreciated.

2. Neighborhood Meeting

City policy encourages participation by the neighborhood for most planning projects, including changes to historic buildings. In fact, aA neighborhood meeting is may be required prior to application for substantial major projects, i.e., those substantial enough to warrant a noticed public hearing; see Zoning Code Section 20-50.050 for when a Neighborhood meeting is required. In any case, a pre-application neighborhood meeting is advised, because the neighborhood will be notified eventually of the project, so any possible issues are better addressed sooner rather than later. 63 Prior to filing an application, the applicant is encouraged to contact the neighborhood representative (most Preservation Districts have a neighborhood organization) to see if a meeting should be scheduled. The Cultural Heritage Board staff can supply you with the phone number of the neighborhood contact person or can arrange to schedule a meeting for you if a neighborhood representative is not available.

The purpose of the neighborhood meeting is to alert the applicant at an early date to any possible issue or issues the neighborhood may have regarding the project. Staff encourages applicants to work with the neighborhood to resolve issues wherever possible in order to expedite project approvals and minimize the likelihood of time-consuming appeals.

3. Cultural HeritageDesign Review and Preservation Board Concept Design Review

Collectively, the seven members of the Cultural Heritage Board have decades of personal and professional experience in all phases of historic preservation. The Board is always eager to share this experience with the public at no cost whatsoever to the public. The best way to access the Board’s expertise is to request staff to place you on the concept agenda of the next regular Cultural Heritage Board meeting.For larger, more complex projects, conceptual review with the Design Review and Preservation Board is encouraged, in order to gather feedback early in the process. The Board takes no action during Concept concept Design Rreview, offering advice comments and suggestions only. If the applicant wants more information, the Board will undertake research on their own time and then contact the applicant directly or schedule another Concept Review meeting at the applicant’s convenience.

Of all the procedures the Board undertakes, we would like to suggest to you that the most valuable is the Concept Design Review. Over the years, we have found that an informal pre- applicationConceptual review by the Cultural HeritageDesing Review and Preservation Board almost alwaysgenerally results in a better project for the applicant as well as the neighborhood. You will find that during Concept Design Rreview, time can be saved will often save time once a project is formally submitted, money may be saved, more desirable alternatives may be discussed, sources for appropriate materials can be given, and, finally, any issues that may be raised can often be resolved without further ado.

B. STEP 2 - APPLICATION REVIEW PROCESS

After pursuing the above recommended steps, you are now ready to submit with confidence your formal application. Following are the required steps for project review and approvalaction.

1. Landmark Alteration Permit Application Submittal

See the City’s Planning and Economic Development Department website (srcity.org/PED) for the Landmark Permit application, submittal requirements, and information on how to submit a Landmark Alteration Permit. Available at the Department of Community Development, the application to change a historic property is called a Landmark Alteration Application (shown as Appendix E). This single application form is used for most all projects, including those that propose restoration, 63 rehabilitation, alteration, new construction, removal, or demolition. The staff at the Department of Community Development
front counter can assist you with filling out the application form. If additional help is needed, the Cultural Heritage Board staff can assist you with your documentation.

The basic submittal information to be filed with your application includes 10 copies of a site plan and landscape plan, 10 copies of existing elevations (photos are acceptable) and proposed elevations, and one copy of an area development map or vicinity map (an aerial photo or assessor parcel map may be acceptable).

Substantially less information may be sufficient for minor projects, so we encourage you to contact the Cultural Heritage Board staff prior to gathering material for your submittal.

2. Completeness Determination

Once you have filed your application with the Planning and Economic Development Department of Community Development, the application is logged into the Department’s files and is assigned to a staff pPlanner for the Cultural Heritage Board. The staff pPlanner will review the application to determine if the application see if it is complete enough to review. Occasionally, some additional information is needed. Examples of additional information which may be necessary include a utility plan for a project requiring new utilities or a grading plan for a project located in a hillside area. The staff planner Planner will notify you if any additional information is needed. If no additional information is needed, your application is now ready for processing.

3. Referrals

Your application is now referred to the other City Departments to see if there will be any conditions of approval which will be attached to your approval letter or resolution approving your projectfor review and preparation of any necessary conditions of approval.

Applications for changes to historic single-family dwellings generally result in only one condition of approval - that the applicant file for a Building Permit. In contrast, commercial projects may involve conditions of approval from the Utilities Department, e.g., wastewater demand fees; the Public Works Department, e.g., easements to be dedicated; or the Fire Department, e.g., public assembly permits.

As these conditions of approval arrive from the various City Departments, your staffthe planner Planner will be happy to share them with you in advance so that you may have clear expectations of what will be required once your project is approved.

4. Environmental Review

Prior to bringing a taking action on a Landmark Alteration Permitproject before the Cultural Heritage Board for a public hearing and review, City staff of the Department of Community Development (the City’s lead agency) must first complete environmental review according the California Environmental Quality Act (CEQA). Most Landmark Alteration Permit projects reviewed by the Cultural Heritage Board are exempt from CEQA because they generate positive rather than negative impacts in that the very nature of historic preservation involves the preservation and enhancement of historic resourcesdue to the minor nature of the project. However, if it is determined that the project is not exempt from CEQA, the Planner will contact you to let you know about the next steps and any 63 necessary technical reports that may be necessary, such as a historic resources survey.

On the other hand, negative impacts can occur, for example, when historic resources are subordinate to a larger commercial project. In such a case, the removal or demolition of historic properties may result in substantial adverse impacts. When this occurs, the applicant must propose measures which reduce or mitigate the adverse impacts to a degree of insignificance.

Your project planner will contact you when he or she believes environmental issues need to be addressed. The project planner will also give you the opportunity to propose appropriate mitigation measures so your project can comply with CEQA and thus be approved. Some examples of appropriate mitigation measures are presented in Part Two, “Design Guidelines Demolition.”

5. Public Meeting or Hearing Noticing

All projects of a substantial natureAny Landmark Alteration Permit that requires review by either the Zoning Administrator or the Design Review and Preservation Board will require a noticed public meeting or hearing (as determined by Zoning Code Section 20-58.060) to be held by the reviewing body. This includes noticing by mail to the neighborhoodproperties located within 600 feet of the subject property; publication in the newspaper; and installation of a sign on the subject property; and, in the case of a public hearing, publication in the local newspaper. Per Zoning Code Section 20-

66.020(G), the Zoning Administrator shall hold a public meeting, and public hearing shall only be required if one is requested in writing prior to the meeting.Substantial projects that need to be reviewed by the Cultural Heritage Board include major alterations or additions to a historic building that will be clearly visible from the street.

Experience has taught that public hearings can sometimes result in sudden and unexpected opposition to a project. Rather than face such an experience, staff strongly recommends that the applicant hold an informal neighborhood meeting prior to submittal of the application, as described above under “Neighborhood Meeting.”

C. STEP 3 - PROJECT REVIEW AND APPROVAL PROCESS

You have followed the suggested pre-application steps; you have submitted a complete application; and staff has completed its review of your project. Your project is now ready to be reviewed and approved by one or more of the following approval bodies.

1. Staff Review and Approval

The Cultural Heritage BoardCity staff, through the Director Level review process, may review and approve minor projects as stated in Part One, “Design Review - Projects that May be Reviewed and Approved by Staff.”directed by Zoning Code Section 20-58.060(C).

Staff will review your project to see if it is for consistentconsistency with the Zoning Code, the Design Landmark Alteration Guidelines for Historic Properties, and the Secretary of the Interior Standards for Treatment of Historic Properties. If there appears to be a consistency problem with your application, staff will contact you to see how the problem can be resolved. Staff will also review the proposed “Conditions of Approval” that will be attached to your approval letterfor the 63 project. If the conditions appear to be unexpected or substantial, staff will contact you so that the proposed conditions along with possible alternatives can be discussed. If there are no further issues, staff will prepare a letter of approval for your project, along with a list of project “Conditions of Approval.”

Congratulations. You are now ready to file for a Building Permit and start work on your project. If you should have any trouble filing for a Building Permit, please contact the Cultural Heritage Board staff. Remember, staff’s goal is to assist you with your project in every way we can, from conception to completion.

2. Zoning Administrator or Design Review and PreservationCultural Heritage Board Review and Approval

The Zoning Administrator or Design Review and PreservationCultural Heritage Board will review and approve act on substantial projects, as stated in Part One, “Design Review - Projects that Require Cultural Heritage Board Review.”outlined in the Zoning Code.

Staff will review your project to see if it is for consistent consistency with the Zoning Code, the Design Landmark Alteration Guidelines for Historic Properties, and the Secretary of the Interior Standards for Treatment of Historic Properties. Staff will then prepare a draft resolution, and staff report if necessary, for the Zoning Administrator or Cultural HeritageDesign Review and Preservation Board Agendaagenda, as appropriate. In addition to the staff analysis, a draft resolution will be prepared, statinginclude necessary findings for approval as well as the “Conditions of Approval.” A copy of the staff report, if prepared (a staff report is generally not prepared for Zoning Administrator items) and draft resolution will be mailed provided to you approximately one week beforeprior the Zoning Administrator or Cultural HeritageDesign Review and Preservation Board meeting.

The Cultural Heritage Board meets the second and fourth Wednesdays of every month. Meeting times and places are posted in the Department of Community Development and described on the agenda.

Once staff has finished processing your application and preparing the public hearing notice, your item will be scheduled for the earliest available meeting. The goal of the Planning and Economic Development Department of Community Development is to bring a project before the Zoning Administrator or Cultural HeritageDesign Review and Preservation Board within 90 days after the application is submitted the processing timelines identified on the Planning and Economic Development Department website (srcity.org/PED).

At the Zoning Administrator or Cultural HeritageDesign Review and Preservation Board meeting, staff will present a verbal report to the Board, summarizing the proposed project, any issues, if any, and recommendations for approval or denial. After the staff report, the applicant will be given the opportunity to present his or hertheir project to the Board. The applicant is encouraged to bring whatever presentation materials are available to assist the Board in its reviewshould provide any electronic presentation to staff at least one week prior to the meeting. Examples of materials that applicants have brought before the Board include photos, colored renderings, models, and building material samples (siding samples, roofing samples, paint chips, etc.).

After the applicant has finished his their presentation, the Zoning Administrator or Board will discuss 63 the project in some detail to see how the project complies with the Design Guidelines for Historic Properties. The applicant is usually invited to participate in this discussion. After the Board has completed its discussion, the Chairman will open the public hearing (or if it is a public meeting, and not a public hearing, the Zoning Administrator will ask for any comments from the public), asking anyone in the audience to present comments or concerns. After the public hearing (or public comment period) is closed, the Zoning Administrator or Board will commence its deliberations. The Zoning Administrator or Board will try to resolve any remaining issues and refine its draft resolution with findings, recommendations, and conditions for approval. If there are any outstanding issues, the Zoning Administrator or Board almost always willmay act to continue the item to the next agenda so that the issues can be resolved rather than deny the project.

Congratulations. The Cultural Heritage Boardproject has been approved your project. You are now ready to file for a Building Permit and start work on your project. As stated above, staff will always be there to assist you until your project has been completed.

3. Design Review Board Review and Approval

The Design Review Board reviews and approves new commercial buildings within a Preservation District; changes to undesignated properties; changes to unlisted properties; and other new construction as stated in Part One, “Design Review - Projects that Require Design Board Review.”

Staff review, agenda preparation, public noticing, scheduling, and presentation for the Design Review Board is similar to that required for the Cultural Heritage Board as described above, except that the Design Review Board meets the first and third Thursdays of every month.

Projects that are highly visible or involve neighborhood concerns will have been previously referred to the Cultural Heritage Board for review and comment to see if the project complies with the Design Guidelines for Historic Properties. The Design Review Board will consider the Cultural Heritage Board’s specific comments prior to rendering its decision.

4. Other Approvals (if necessary)

The Planning Commission and City Council may also approve projects that involve historic buildings or sites as stated in the preceding chapter on Design Review, “Projects that Require Other Approvals.”

Again, staff review, agenda preparation, public noticing, scheduling, and presentation before the Commission or Council is similar to that required for the Cultural Heritage Board as described above.

Projects that are highly visible or involve neighborhood concerns will have been previously referred to the Cultural Heritage Board for review and comment to see if the project complies with the Design Guidelines for Historic Properties. The Planning Commission or City Council will consider the Cultural Heritage Board’s specific comments prior to rendering a decision.

D. STEP 4 - BUILDING PERMIT

1. File for Building Permit
63 Most projects other than minor maintenance items will require the applicant to file an application for a Building Permit. An application for a Building Permit is usually filed after the Landmark Alteration Application is approved by the Cultural Heritage Board or its staff. However, an applicant has the rightmay request to apply for a Building Permit concurrently with the Landmark Alteration Application, which would be considered by the Chief Building Official. Concurrent processing can save time, although the applicant runs the risk of having to refile for a Building Permit should the final Conditions of Approval reflect a changed project.

E. STEP 5 - APPEAL PROCESS (IF NECESSARY)
The goal of the City of Santa Rosa is to work with the applicant so that his or hertheir project can be approved. Despite our best effortsHowever, there may be times an applicant, a neighborhood organization, or some other person may be aggrieved by the decision of the City body approving or denying the project or they may disagree with one or more of the Conditions of Approval. In such cases, there is a process to appeal these decisions (see Zoning Code Chapter 20-62 for appeal requirements).

1. Filing of Appeal
In the case of a Cultural Heritage Board staff approval or denial, an appeal may be made to the Cultural Heritage Board. The appeal should be in writing, stating the grounds for the appeal, and submitted to the Department of Community Development within seven days after the date of the staff approval.

A decision of the a Director Level or Zoning Administrator action on a Landmark Alteration Permit is appealable to the Design Review and Preservation Board, and a decision of the Cultural HeritageDesign Review and Preservation Board may be appealed to the Santa Rosa City Council. The appeal should be in writing and filed with the Planning and Economic Development Department (appeal of Director Level or Zoning Administrator) or the City Clerk (appeal of Design Review and Preservation Board) within 15 10 calendar days after the date on which the Board made its decision was made. The appeal shall set forth each ground or fact upon which the appeal is based and what action the person filing the appeal wishes the Design Review and Preservation Board or Council to take. Decisions of the Design Review Board or Planning Commission may be appealed to the City Council in a similar manner.

In the case of a proposed demolition or removal of any Landmark or any structure within a Preservation District, the Cultural Heritage Board may approve the demolition or file an objection and take such steps as it determines are necessary for the preservation of the structure. After 30 days, the Board may request an extension of time not to exceed 90 days from the City Council. The Council may either grant an extension or act to approve or deny the application for demolition or removal.

F. STEP 6 - CHANGES TO APPROVED PLANS (IF NECESSARY)
During the design reviewLandmark Alteration Permit process, your application is carefully reviewed by the Planning and Economic Development Department of Community Development staff, the Cultural Heritage BoardZoning Administrator or Design Review and Preservation Board, and the neighborhood association representing your Preservation District. The expectation is that the plans that have been approved will reflect the project that is built. 63 However, changing circumstances can from time to time dictate a change in plans. If, for any reason, you need to change your approved plans, we suggest you do so before any work is undertaken. The last thing we want or you want is to find a “Stop Work Order” posted on your property as a result of a citizen complaintplease contact City staff to determine the process for addressing the proposed changes.

1. Contact Staff ASAP
Please contact the Department of Community Development staff as soon as possible regarding any proposed changes you need to make. Minor changes can usuallymay be reviewed and approved quickly by the Cultural Heritage Boardby City staff. Major or extensive changes may need to go backreturn to the Cultural Heritage Board or Design Review Boardoriginal review body for additional review.
64 APPENDIXES
65 APPENDIX A

PROCESSING REVIEW CHART

Procedures for Review and Approval Primary Responsibility STEP 1 - PRE-APPLICATION PROCESS
Pre-application Consultation Applicant
Neighborhood Meeting Applicant
Concept Design Review Applicant
STEP 2 - APPLICATION REVIEW PROCESS
Application Submittal Applicant
Completeness Determination Staff
Referrals Staff
Environmental Review Staff
Public Hearing Noticing Staff
STEP 3 - PROJECT REVIEW AND APPROVAL PROCESS
Staff Review and Approval Staff
or
Cultural Heritage Board Review and Approval Staff
or
Design Review Board Review and Approval Staff
or
Other Approvals (if necessary) Staff

STEP 4 - BUILDING PERMIT
File for Building Permit Applicant

STEP 5 - APPEAL PROCESS (IF NECESSARY)
Filing of Appeal Applicant

STEP 6 - CHANGES TO APPROVED PLANS (IF NECESSARY)
Contact Cultural Heritage Board staff ASAP Applicant
68 APPENDIX BA

FREQUENTLY ASKED QUESTIONS

Following are some frequently asked questions regarding Santa Rosa’s historic preservation program. If you should need further explanation or have other questions, please feel free to contact City staff of the Department of Community Development or individual Cultural Heritage Board Members. You can reach Planning staff at [email protected] or at (707) 543-3200 and ask for the Planner on duty for the day.Their individual telephone numbers are available at the Department of Community Development, Room 3, City Hall. The Department’s telephone number is (707) 543- 3223 and the fax number is (707) 543-3218. You may also request general information at the beginning of each Cultural Heritage Board meeting under the agenda item, Public Appearances.

What is the City of Santa Rosa Cultural HeritageDesign Review and Preservation Board?

The Cultural HeritageDesign Review and Preservation Board is a body of citizens appointed by the Mayor and City Council to administer the City’s Historic and Cultural Preservation Ordinancesection of the Zoning Code (Chapter 20-58). Its responsibility is to encourage the preservation of the historically and architecturally significant sites and neighborhoods of Santa Rosa through the application of the terms of this Ordinance. All seven Cultural Heritage Board members have proven expertise in the general area of historic preservation.Per Section 20-60.060, it is desirable, but not required for the Board to include the following in its members:

 Up to four members should be licensed architects;

 Up to two members should be licensed landscape architects or licensed landscape contractors, or shall have a college degree or applicable professional experience in the field of landscaping;

 Up to two members should be practicing archaeologists, architectural historians or historians, and at least five members should have a demonstrated knowledge or interest in the history and architectural and cultural development of the City and be interested in the preservation of historic sites and structures;

 One member should be a licensed structural engineer or civil engineer; and

 One member should be a representative of the community at large, preferably involved in the construction industry or having demonstrated interest in the quality of architectural design and historic preservation in the community.

The Board and its City staff attempt to work with property owners in Preservation Districts to ensure that changes to historic properties can occur while maintaining the overall design integrity of the District.

The Cultural HeritageDesign Review and Preservation Board usually meets the second first and fourth third Wednesdays Thursday of every month at City Hall, at or after 4:30 p.m. in the City Council Chambers at City Hall. Contact the Department of Community Development for meeting times and 69 places.

How is a Preservation District designated?

Preservation Districts are designated by action of the City Council after public hearing and recommendation by the Cultural HeritageDesign Review and Preservation Board. The Board’s policy is to respond to neighborhood organizations who wish to pursue designation. If needed, the Board City will hold numerous informal meetings with neighborhood property owners prior to a public hearing in order to explain all implications of being in a Preservation District. Unless there is substantial neighborhood support for designation, the Board will not recommend designation to the Council, preferring instead to continue the process of working with the neighborhood organization.

What does it mean to own property in a Preservation District?

Property owners in Preservation Districts are required to contact the Planning and Economic Development Department of Community Development before undertaking any exterior changes to existing structures, or before beginning any project involving new construction or demolition. The Cultural Heritage Board or its staffproject will be reviewed the projectconsistent with the parameters outlined in Zoning Code Section 20-58.060, Landmark Alteration Permits. If it meets the Zoning Code regulations, Design Landmark Alteration Guidelines outlined in this report, and the Secretary of the Interior Standards for Treatment of Historic Properties, the project will may be approved. A Building Permit usually cannot be issued in a Preservation District unless the project has received design reviewLandmark Alteration Permit approval from the Board or its staff.

What is required in an Landmark Alteration Permit application to the Cultural Heritage Board?

Application requirements vary, depending on the nature and complexity of the proposed project. The Cultural Heritage Board staff is always available to help anyone with the application process. The application form itself is called a Landmark Alteration Application and is shown as Appendix E.Submittal requirements for Landmark Alteration Permits can be found on the City’s website (srcity.org/PED). See City staff for any questions about the application process.

How are minor projects dealt with?

A Landmark Alteration Application for design reviewLandmark Alteration Permit generally is not required for routine maintenance and repair projects. Minor projects, such as reroofing, installation of skylights, minor facade renovations, and alterations to the side or rear of a house, generally require a Landmark Alteration Application. Such projects can usually be approved by the Cultural Heritage Board staff in order to avoid unnecessary delays. Applicants are encouraged to contact the Department of Community Development early on to see if administrative approvals are available for their specific projects.Below is a list of projects that are exempt from the Landmark Alteration Permit process; see Zoning Code Section 20-58.060 for permitting requirements for projects that are not listed below:

 Repairs of existing siding or trim materials (no change to materials, only repairs to existing materials);

70  Renovation or restoration involving the replacement of broken or damaged materials, where original materials are proposed, and the renovations or restorations do not include a change to the design of the structure;

 Repainting, even when it includes a color change, unless the repainting is for the purpose of creating signage for the building;

 Installation of rain gutters or downspouts;

 Installation of roof ventilators or skylights on areas of the roof that are not visible from the public right-of-way;

 Installation of a window air conditioning unit, on a side or rear elevation only;

 Demolition or removal of a non-historic building;

 Re-roofing a structure with materials determined to be similar to the original era, or similar to the prior (existing) roofing materials;

 Replacement windows and doors that match the original design and materials, including the same size and location of the windows and doors;

 Solar panels, and integral parts of the solar panel system including supporting posts or poles, not including proposed new structures, such as a carport or other similar structures proposed in conjunction with the solar panel system. If proposed solar panels would have the possibility of creating a life or safety issue, such as excessive glare to local residences, sensitive facilities (airport) or water resources, the solar panels shall require a Minor Use Permit or Conditional Use Permit depending on the severity of the issues;

 Modifications to structures that are identified as non-contributors to their respective Preservation District, if changes are not readily visible from the public right-of-way;

 Fences that are otherwise permitted by right and determined to be similar to the original era and/or consistent with similar fences within the Preservation District; or

 Installation of new landscaping features and site features including walkways, decks, etc, that are not readily visible from the public right-of-way.

What kinds of projects does the Cultural Heritage Board require the approval of a Landmark Alteration Permitreview?

Projects that will be reviewed by the Cultural Heritage Boardrequire a Landmark Alteration Permit approval are those that include restoration, rehabilitation, alteration, development, construction, demolition, removal or changing of the exterior appearance of any designated landmark, or any structure, building or significant feature within a Preservation District involve substantial changes to historic buildings that will be clearly visible from the street, with the exception of the exemptions listed above. Examples include changing a door to a window, construction of new accessory 71 structures, major alterations and additions, removing or adding a porch, adding a second story to a one story house, new construction, or demolition.

How long does it take to have projects reviewed and approved?

The processing times for Director Level LMA Permits is approximately 4 to 8 weeks, Minor LMA Permits is approximately 3 months (Zoning Administrator action), and Major LMA Permits is approximately 6 months (Design Review and Preservation Board action). It should be noted that these timelines are estimates and can be longer based on project complexity, completeness of the application, applicant responsiveness to issues, and current City staff workload. Administrative approvals usually take only a few days and often less. Projects that require full Cultural Heritage Board approval can take up to 60 days. Occasionally, large scale-development projects can take longer, but this is rare except for demolition or major new construction.

What happens if I chose not to go through the Landmark Alteration Permit review process?

Property owners in Preservation Districts are required toshould consult with Cultural Heritage BoardCity staff before beginning any exterior project. Design reviewLandmark Alteration Permit approval, if necessary, is required prior to commencing work. When City staff learns of a project that is underway without Cultural Heritage BoardLandmark Alteration Permit approval, every attempt is made to contact the property owner and rectify the situation as quickly as possible in a mutually acceptable manner. The City Code provides enforcement procedures which are used only when all reasonable efforts to rectify a violation have failed.

Does the Cultural Heritage BoardCity require you to restore your property?

No. The Cultural Heritage BoardCity only gets involved when you a property owner decides to make a change to your their property. The Board will not make you initiate a project.

Does the Cultural Heritage BoardCity require museum quality restorations?

No. The purpose of Santa Rosa’s preservation program is to ensure that changes that are made are compatible with the neighborhood and consistent with the Secretary of the Interior Standards for Treatment of Historic Structures. The Board recognizes that these are living, vital neighborhoods, and does not want to inhibit that spirit in any way.
72 APPENDIX CB

GLOSSARY OF TERMS

Addition
New construction added to an existing building.

Alteration
Work which impacts any exterior architectural feature, including construction, reconstruction, removal, or demolition of any building or building element.

Architectural Details
The smaller design elements that help define a house’s character, such as a fanlight.

Baluster
A turned or rectangular upright member supporting a stair rail.

Balustrade
An entire railing system with top rail and balusters.

Bargeboard
A board which hangs from the projecting end of a gable roof covering the end rafters, and often sawn into a decorative pattern.

Bay Window
A window in a wall that projects at an angle to another wall.

Board and Batten
Siding fashioned of boards set vertically and covered where their edges join by narrow strips called battens.

Bracket
An ornamental or structural memb er or both set under a pr ojecting element, such as the eaves of a house.

Bungalow
Common house form of the early 20 th century distinguished by horizontal appearance, wide eaves, large porches, and multi-light doors and windows.

Character Defining Features
Architectural features of a house that define its character, such as siding, windows, decorative trim, roof shapes and materials, or a porch.
73 Colonial Revival
House style of the early 20 th century based on interpretations of architectural forms of the American colonies prior to the Revolution.

Column
A vertical support, usually supporting a member above.

Cornice
Any projecting ornamental molding along the top of a wall, building, etc.

Decorative Features
Decorative as opposed to structural design elements that help define a hous e’s character, such as decorative boarding on the second story or decorative shingles in the gables.

Dentils
A row of small tooth-like blocks in a classical cornice.

Dormer Window
A window that projects from a roof.

Double Hung Window
A window with two sashes, one sliding vertically over the other.

Eaves
The edge of a roof that projects beyond the face of a wall.

Elevation
Any one of the external faces of a building.

Facade
The face or front of a building.

Fanlight
A window, usually semi-circular, over a door, with radiating muntins.

Fenestration
The arrangement of windows on a building.

Finial
A pointed ornament at a gable or turret peak.

Fluting
Shallow, concave grooves running vertically on the shaft of a column, pilaster, or other surface.

Frieze Board
71 A flat board at the top of a wall directly beneath the cornice.

Gable
The triangular section of a wall to carry a pitched roof.

Gable Roof
A roof with a central ridge and one slope at each side.

Greek Revival Style
Mid 19th century revival of forms and ornament of architecture of ancient Greece.

Hipped Roof
A roof with uniform slopes on all four sides.

Italianate
Building style which includes form s and ornament derived from 15 th and 16 th century Italian architecture. The fashion was popular between 1850 and 1875 in Northern California.

Lattice
An openwork grill of interlacing wood strips used as screening.

Lintel
A horizontal beam or stone bridging an opening.

Mansard Roof
A roof with two slopes on all four sides, with the lower slope almo st vertical and the upper almost horizontal.

Mullion
A vertical strip dividing the panes of a window.

Muntin
A secondary framing member to hold panes within a window or glazed door.

Neo-Classical Style
Early 20 th century style which combines features of ancient, Renaissance, and Colonial architecture, characterized by imposing buildings with large columned porches.

Noticed Public Hearing
Process wherein an application for design review receives full public scrutiny, including noticing in the local newspaper, mailings to adjacent neighbors, and installation of an on-site sign describing the project and the date, time, and place of the public hearing before the Cultural HeritageDesign Review and Preservation Board.
72 Pediment
A triangular space in a gable closed on all three sides.

Pilaster
A square pillar attached but projecting from a wall resembling a classical column.

Porte-cochere
A porch large enough to enclose wheeled vehicles.

Portico
A roofed space, open or partly enclosed, forming the entrance and centerpiece of the facade of a building, often with columns and a pediment.

Queen Anne Style
Popular late 19th century revival style of early 18th century English architecture, characterized by irregularity of plan and massing and variety of texture.

Quoins
Blocks of stone or wood ornamenting the outside walls of a building.

Sash
The movable framework containing the glass in a window.

Sill
The bottom crosspiece on a window frame.

Siding
The exterior wall covering or sheathing of a structure.

Streetscape
View of a building and its neighbors from the street or sidewalk; a snapshot in time of what the viewer would see during the historic period.

Transom
Horizontal window-like element above the door.
73 APPENDIX D
THE SECRETARY OF THE INTERIOR’S STANDARDS FOR REHABILITATION

The Standards for Rehabilitation have been widely used by federal agencies in carrying out their historic preservation responsibilities. They have also been adopted by historic district and planning commissions across the country.

The intent of the Standards is to assist the long-term preservation of a property’s significance through the preservation of historic materials and features.

The Standards pertain to historic buildings of all materials, construction types, sizes, and occupancy and encompass the exterior and the interior, related landscape features and the building’s site and environment as well as attached, adjacent, or related new construction. The Standards are to be applied to specific rehabilitation projects in a reasonable manner, taking into consideration economic and technical feasibility.

 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 historic character of a property shall be retained and preserved. The removal of historic materials or alterations of features and spaces that characterize a property shall be avoided.  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.  Most properties change over time; those changes that have acquired historical significance in their own right shall be retained and preserved.
 Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.
 Deteriorated historic features shall be repaired rather than replaces. Where the severity of the deterioration requires replacement of distinctive features, 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.  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.
74  Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.  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.  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.
75 APPENDIX E

LANDMARK ALTERATION APPLICATION FORM