HomeMy WebLinkAbout11-12-2008 HPC MinutesCity of Saratoga
H E R I T A G E P R E S E R V A T I O N C O M M I S S I O N
Minutes
Date: Wednesday, November 12, 2008 8:30 a.m.
Place: Warner Hutton House, 13777 Fruitvale Avenue
Type: Regular Meeting
1. Routine Organization
A. Roll Call
PRESENT – Commissioners Gomersall, Koepernik, McCarty, Tai, and Chair
Kellond
ABSENT – Vice Chair Marra
STAFF – Senior Planner Christopher Riordan
GUESTS – Susan Kim, Samuel Kim, Cindy Brozicevic, Kyung Shin, Hayoung
Lee, Celine Chen, Matthew Chen, and David Perng
B. Approval of minutes from November 12, 2008 meeting – Approved with no
modifications.
C. Posting of Agenda – Pursuant to Government Code Section 54954.2, the
agenda was posted on November 5, 2008 – Staff announced this item.
D. Oral & W ritten Communication Any member of the public may address the
Commission about any matter not on the agenda for this meeting for up to
three minutes. Commissioners may not comment on the matter but may
choose to place the topic on a future agenda. None
E. Oral Communications – Historic Preservation Commission direction to Staff –
Instruction to staff regarding actions on current Oral Communications. –
Commissioner Koepernik asked Senior Planner Christopher Riordan about
the status of the wood on the barn to be demolished located at 13686 Quito
Road since Hakone Gardens would be interested in the wood. Senior
Planner Christopher Riordan replied that he has spoken to a representative of
the developer and that the developer had promised to contact Planning
Department staff prior to demolition of the barn so that plans could be made
to salvage the wood.
2. Old Business
A. Discuss National Registry & Saratoga Landmark Plaques – Item Discussed.
Chair Kellond directed Senior Planner Christopher Riordan to bring the list of
the Landmark Plaques to the December HPC meeting.
B. Discuss Heritage Orchard Signage and November 5, 2008 City Council
Meeting when the Council reviewed final plans for design of the sign – Item
Discussed. Chair Kellond said that the City Council has approved the design
for the Orchard Sign and that it had been approved but there were no
allocated funds in the CIP budget to construct it.
3. New Business
A. 8:30 a.m. Site Visit – 14370 Elva Avenue – Determination of whether
the existing structure is historically significant and review plans for a
proposed residential addition – Site visit completed. Item discussed. Mr.
Kim said that the house has been a rental. Commissioner Gomersall said
that the owner should proceed in fixing their home to meet their needs.
Commissioner McCarty inquired if the property owner would need a building
permit for the work and Senior Planner Christopher Riordan replied that a
building permit would be required. Chair Kellond said that based on this
morning’s site visit it was his opinion that the house had no historic value and
Commissioner McCarty agreed. Chair Kellond stated that the HPC should let
the project move forward and Commissioner Koepernik agreed. Motion by
Commissioner Koepernik and seconded by Commissioner Gomersall that the
house at 14370 Elva Avenue has no significant historical significance and the
applicant should be allowed to move forward to the next step in the process.
Carried on a 50 vote.
B. 8:50 a.m. Site Visit – 20365 Williams Avenue – Determination of whether
the existing structure is historically significant and review plans for a proposed
residential addition – Site visit completed. Item discussed. Chair Kellond
asked Architect David Perng if he would like to describe the project. Mr.
Perng said that he did not have much to add that was not discussed in the
staff report and shown on the plans, the project was basically new windows
and a small addition to the rear of the house. Chair Kellond asked if there
were any more questions from the applicant and as there were none he
closed the public hearing. Commissioner Koepernik stated that the project
was historically significant, the house is of a farmhouse style and it is likely
that the rocks used on the building exterior probably came from a local creek,
and that findings for criteria C, D,& E could be made. Commissioner
Gomersall replied that she agreed with Commissioner Koepernik. Chair
Kellond said that the proposed addition would be consistent with the existing
architectural style, the addition would be an improvement, he agreed with the
comments made by Commissioner Koepernik,, the existing windows are one
of the most important features of the home and that he was unclear on the
number of windows proposed for replacement. Mrs. Chen said there is a
significant cost to add wood windows and that she would be keeping the
existing wood trim around the windows and may consider wood windows at a
later time but now would like to keep the costs of the project down. Chair
Kellond said that if the budget was a concern than maybe the applicant
should consider replacing the windows at a later time and that the existing
wood windows on the house are a good feature, the applicant should focus
on the addition at this time and install the new wood windows as a separate
project phase. Mr. Chen replied that he would like to install new double pane
windows as the noise from nearby Saratoga High School was loud. Mrs.
Chen added that the existing windows have thin glass and that they were not
energy efficient. Commissioner Koepernik said that he did not agree that the
primary reason to remove old windows is their lack of energy efficiency. Chair
Kellond said that there is a need to make findings since there is historical
integrity to the house. Commissioner Koepernik said that he could make a
motion. Motion by Commissioner Koepernik and seconded by Commissioner
McCarty that the house at 20365 Williams Avenue should be added to the
City’s Historic Resources Inventory since the house has historic significance
to the City of Saratoga and that he could make findings #’s C, D, & E, the new
addition matches the style of the house and should be approved, new and
replacement windows should be made of wood with a window style that
matches the rest of the house, the existing aluminum windows are to be
replaced with wood windows to match, new siding is to match the existing
house. Commissioner Gomersall stated what she thought was unique to the
home was the existing basement stairs and that since they were so unique
and were a good example of how stairs were done in the past that this fact
should be stated in the minutes for this meeting. Commissioner McCarty said
that she was not against vinyl windows and could understand the need to
have double pane windows as the home was so close to the High School.
Architect David Perng said that the vinyl windows would keep the same style
and that they would have internal grids. Commissioner Tai said that the goal
of the Commission was to maintain the integrity of the home. Commissioner
Koepernik suggested that the owner could pursue a Mills Act designation for
the property which would have the effect of saving the property owner money.
Mrs. Chen said that they plan to own the home for the next 2030 years and
want to keep the outside look but that they really want vinyl windows. Mr.
Chen said that being on the list would limit future buyers and the resale value
of the home and was concerned that being on the list could stop a future
demolition of the home. Chair Kellond said that under the Secretary of Interior
Standards future additions to the home would not be limited and that there is
much flexibility for additions. Carried on a 41 vote.
C. 13514 Hammons Avenue – Review proposed new stucco exterior wall
covering and replacement windows for an existing adobe brick home. Item
discussed. Ms. Brozicevic stated that 44 percent of the house was
constructed of adobe and the house has been added to over the course of
time and that this project offered the opportunity to unify the design, the
house would have a Santa Barbara styled exterior, the house would be
covered with stucco, and that the “proud” adobe bricks would be visible
through the stucco, the stucco would be affixed to the adobe with an
adhesive, the stucco would be painted, the same finish applied to the interior
of the house, the stucco would cover the existing wood header. Ms.
Brozicevic showed the Commission pictures of adobe homes covered in
stucco to illustrate how this was common for adobe homes. Ms. Brozicevic
said that the project would keep as many existing exterior openings as
possible and that new wood windows would be installed throughout the home,
the brick used in the rear is inconsistent and stuccoing the bricks will bring
uniformity to the structure. Chair Kellond said that he was concerned about
the plaster adhesion method and possible moisture buildup behind the bricks.
Ms. Brozicevic said that she had spoken to Mike at Greystone Plaster and
that he said nails would likely pull out of the bricks and that glue was
preferred. Chair asked if they were proposing to stucco over the wood
header and Ms. Brozicevic responded yes. Commissioner McCarty said that
she would like to see the wood header to stay the way it is and Ms. Brozicevic
said that it was more historically consistent to cover the header. Chair Kellond
said that it was his understanding that all windows would be made of wood
but questioned the material of the exterior trim and the color of the windows.
Ms. Brozicevic said that the window color will be “sage green” and that the
eves and trim would be “brown” with “grey” and the stucco would be “off
white”. Chair Kellond said that he first wanted to discuss the issue of the
homes historical significance. Ms. Brozicevic showed the Commission
pictures of the adobe home that had been located near the subject house and
that this adobe house had been demolished without HPC review. Chair
Kellond said that he could not make assumptions based on photographs and
that any opinion would be tough to make since they did not see it so it is hard
to evaluate. Commissioner Koepernik said that it was unfortunate that this
mistake had occurred. Motion by Commissioner Tai and seconded by
Commissioner Gomersall that the home should be placed on the Historic List
since Criteria “C” could be made. Carried on a 50 vote. Chair Kellond said
that they should not discuss the issue of the stucco and that the last time the
HPC met on this issue there was agreement that the covering the adobe
bricks with stucco would be inconsistent with its style, remodeling work had
been done to the house and this was at least an attempt to remedy previous
mistakes and to give the home a comprehensive design, the house has both
aluminum and wood windows, the adobe has historic value, the stucco will
unify the project, would encourage the applicant to not do the two over two
window design and to look at a variety of different configurations, would like to
see wood header remain, can stucco over the header but this should be
reinterpreted. Commissioner Koepernik said that it was an adobe structure
that was built with this particular style in mind and new additions should be
different, there are technical concerns of the adhesiveness of stucco over
existing adobe brick in that the glue will not stick to the adobe but instead will
stick to the paint that has been applied to the adobe bricks and that the glue
will not hold so that you would be trading one problem for another and the
adhesiveness of the glue is a concern, any cracks in the adobe will cause
water to get behind it, there is a concern that cutting through the adobe for the
windows will damage the adobe an cause new problems, the contractor must
have a passion for this kind of work so that a good job is done, there are
many problems that can arise from covering the existing adobe and I do not
want to change the style. Ms. Brozicevic said that there are many adobe
brick homes that are covered in stucco so there should not be a problem and
the 50 year old threshold for historic structures is confusing. Chair Kellond
said that he too was concerned about the stucco but liked the fact that the
applicant was appreciating the adobe by wanting to expose some of the
bricks. Commissioner Koepernik said that he hear what Chair Kellond is
saying but respectfully disagrees with him. Commissioner Tai stated that she
would like for the home to maintain its original adobe appearance since
covering the home with plaster would changes its character, items of
inconsistency should be fixed but does not know specifically how to do it and
that it should be a personal choice to smooth the adobe bricks on the interior
with plaster. Commissioner Gomersall asked if it was possible for a
compromise where the applicant could stucco over the bricks with the bricks
still visible. Commissioner Koepernik said that there were not enough bricks
sticking out and to do so would end up looking as it was not intentional and a
mistake. Commissioner Gomersall said that it was the job of the HPC to
preserve structures. Chair Kellond said that it was important to remember the
meaning of preservation, a structure must be placed into context and does
agree that windows are being reinterpreted and that the applicant was not
proposing something inconsistent with the style of the home and would like to
see the wood header remain. Commissioner Koepernik stated that he was
concerned that the project would run into construction problems. Chair
Kellond said that the project must be put into context of time, the house was
built in 1950 and has gone through at least one remodel and questioned what
the HPC was trying to do. Ms. Brozicevic said that most every adobe building
has had it surface coated and that the adobe bricks are behind these walls
and did not know why this building was being held to a higher standard and
that smooth stucco would allow the buildings history to show through. Motion
by Chair Kellond and seconded by Commissioner Tai to approve the project
with the following, that the applicant would reconsider coating the headers
with plaster and try to keep them as they currently are, reconsider the design
proportions of the windows to be not two by two, the stucco will be applied
with undulations as proposed so that imperfections in the wall will show
through, the applicant it to come back to the HPC during the stucco
application process so that the HPC can observe the method of application.
Carried on a 32 vote.
D. Sam Cloud Barn – Discuss building rededication and HPC Proclamation for
the building. Item discussed. Chair Kellond said that the owners of the Sam
Cloud Barn were going to receive an award on January 9, 2009 for the Green
Building of the Year for adaptive reuse and would like for the HPC to be
involved in rededicating the building and have the HPC partner so to create
an even bigger and better event and that he has to prepare a letter to the
mayor for the proclamation. Commissioner Koepernik said that he like the
idea for a true joint event.
4. Pending Items
A. Update the Heritage Resources Inventory List
B. National Register Applications
5. Adjournment
Adjourn to 8:30 a.m. Tuesday, December 9, 2008, Warner Hutton Hosue, 13777
Fruitvale Avenue.