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Home My WebLink AboutASRHDRCDRB20181115 5.1 DESIGN REVIEW STAFF REPORT 5.1 TO: Design Review Board and Historic November 15, 2018 Design Review Committee Members SUBJECT: Recommend the Planning Commission and the Heritage Resource Commission approve the architectural, site plan, and landscape design associated with Development Plan request DEV18-0016 DESCRIPTION The proposed project is located at 342 Railroad Avenue. The 5,000 square foot lot includes an existing 988 square foot structure on the site which has been found to meet requirements for designation as a heritage resource by the Town. A new 2,635 square foot two-story building would be constructed in the rear of the lot. The property owner is Todd and Kristin Fitch, and the architect is Barry & Wynn. EVALUATION Conformance with General Plan and Zoning District The site is located within Downtown Business District Area 1; Old Town Retail. The proposed development meets all applicable development standards, including height (28’ while 35’ is allowed), floor area ratio (72% while 80% is allowed), and setbacks to property lines. Historic Report A historic report for the project was prepared by Interactive Resources. The report indicates that the structure was built in 1941 by prolific local builder Joe Foster JR. The report concludes that the structure is eligible for designation as a Danville Heritage Resource as it “is representative of a particular architectural style or reflects special elements of a distinct historical period, type, or way of life important to the Town.” The structure has been found to be in good condition. Proposed modification s would be limited to new paint, modification of the front porch to add stairs toward Railroad Avenue, and removal of non-historic shutters. 342 Railroad Avenue 2 November 15, 2018 Issues to Discuss • Staff is concerned that the proposed standing seam metal roof is out of character for the historic site and area. The use of composite shingles should be discussed. • The proposed colors appear dark, with little contrast. Discuss adding additional color to the rear building while staying complimentary to the historic structure. • The chimney element on the west (left side) elevation seems bulky and out of scale. RECOMMENDATION Recommend the Planning Commission and Heritage Resource Commission approve the architectural, site plan, and landscape design associated with Development Plan request DEV18-0016. Prepared by: David Crompton Principal Planner Attachments: Project Plans Colored Renderings Historic Report SITE VICINITY MAP PROJECT DATA PROJECT ADDRESS:342 RAILROAD AVENUE, DANVILLE, CA 94526 JURISDICTION:TOWN OF DANVILLE, CALIFORNIA OCCUPANCY:B ASSESSOR'S PARCEL NO:208-025-006 CONSTRUCTION TYPE:V-B FIRE SPRINKLERS:TO BE PROVIDED IN NEW BUILDING LOT AREA:4,807 SQ. FT.DRAWING INDEX T.0 TITLE SHEET' 1.0 SITE PLAN 2.0 FLOOR PLANS 3.0 HISTORICAL BUILDING EXTERIOR ELEVATIONS 3.1 REAR BUILDING EXTERIOR ELEVATIONS 4.1 REAR BUILDING EXTERIOR ELEVATIONS 5.0 SECTIONS CE-1 CIVIL ENGINEERING GENERAL NOTES AND DETAILS CE-2 CIVIL ENGINEERING GRADING AND DRAINAGE PLAN CE-3 EROSION CONTROL PLAN PROJECT DESCRIPTION PAINT AND MINOR REHABILITATION OF HISTORICAL BUILDING. CONSTRUCTION OF NEW TWO-STORY OFFICE SPACE AT THE REAR OF THE LOT. LANDSCAPE AND HARDSCAPE IMPROVEMENTS EXISTING SITE PHOTOGRAPHS OWNER TODD FITCH HANSON & FITCH P.O. BOX 175 DANVILLE, CA 94526 800-847-7037 TODD@HANSONFITCH.COM ARCHITECT BARRY AND WYNN ARCHITECTS, INC. 117 TOWN AND COUNTRY DRIVE, SUITE G DANVILLE, CA 94526 (925) 837-1422 CONTACT: BLAIR BARRY BBARRY@BARRYANDWYNN.COM HISTORICAL PRESERVATION CONSULTANT INTERACTIVE RESOURCES ARCHITECTS + ENGINEERS 117 PARK PLACE RICHMOND, CA 94801 (510) 236-7435 CONTACT: CHARLES DUNCAN CHARLIE.DUNCAN@INTRES.COM EXISTING HISTORICAL BUILDING TO REMAIN REAR VIEW OF HISTORICAL BUILDING REAR BUILDING TO BE REMOVED SIDE VIEW OF HISTORICAL BUILDINGDC B A CIVIL ENGINEER DEBOLT CIVIL ENGINEERING 811 SAN RAMON VALLEY BLVD. DANVILLE, CA 94526 (925) 837-3780 CONTACT: JIM DIGGINS DEBOLTCIVIL@EARTHLINK.NET LANDSCAPE CONSULTANT: LAURAL LANDSCAPES, INC. (925) 332-5166 CONTACT: LAURAL A. ROALDSON GROW@LAURALLANDSCAPES.COM PROJECT ROSTER EXISTING STREETSCAPE PROJECT ALLOWABLE S.F. 80% FAR. 4,000 S.F. PROJECT ACTUAL S.F. 3,592 S.F. HISTORICAL BLDG. (E) 988 S.F. FIRST FLOOR REAR BLDG. 1,299 S.F. SECOND FLOOR REAR BLDG. 1,305 S.F. TOTAL OF NEW BLDG. 2,604 S.F. fitch NEW OFFICE BUILDING AND HISTORICAL BUILDING 342 railroad avenue danville, cA 94526 PROJ. 21812.01 08.24.18 REV. 11.05.18 T.0 BUILDING SIGNAGE LIGHT ON FENCE MONUMENT CRIMPWIRE OPEN FENCE RUSTED WIRE HORIZONTAL ACCENT SMOOTH TROWEL CONC. 14'-10" INTERIOR VESTIBULE TENANT ENTRY (N) BUILDING RAILROAD AVENUE HISTORICAL BUILDING C 4.1 D 4.1 B 4.0 B 3.0 A 3.0 C 3.1 A 4.0 B 5.0 B 5.0 A 5.0 (E)PORCH (N) GROUND COVER 5'-0" 5'-1" 5' - 1 " 5'-1" 10 ' - 1 " RAMP UP LIGHTS ON TREES LARGE POTS WITH TREES ENTRY PATIO/PARKING/ LOADING ZONE3 LANDSCAPE STRIP WITH VINES ON FENCE (E) SIDEWALK 551 HARTZ AVE. 350 RAILROAD AVE. 312 RAILROAD AVE. (N) WOOD STEPS 4'-0" CONC. PATH (E) STEPS (N) WOOD RAIL (E) ELEC. METERS REMOVE SHUTTERS ON WINDOW TYP. SMITH JEWELRY GARBAGE BINS FITCH ENTRY (2ND FLOOR) D 3.1 UP PLPL (E) GAS METER RAMP (E) AC CONDENSER 4'-0" MIN. ACCESSIBLE PATH OF TRAVEL 9'-1" +/- 50'-0" 4' - 0 " 4' - 0 " (E) TREE(E) SIDEWALK (E) DRIVEWAY (E) TREE (E) BUILDING (E) ELEC. METERS 16'-2" (E) DOMESTIC WATER 3'-10" 26'-4" 42 ' - 2 " 18'-3" 18 ' - 4 " 19'-10" (E) GAS 7' - 8 " 10 ' - 1 " (E) AC CONDENSER (E) FENCE 4' - 7 " (E)PORCH (E) LANDSCAPE 312 RAILROAD AVE. PLPL RAILROAD AVENUE HISTORICAL BUILDING 551 HARTZ AVE. 350 RAILROAD AVE. SMITH JEWELRY (E) TRANSFORMER A T.0 B T.0 D T.0 C T.0 fitch NEW OFFICE BUILDING AND HISTORICAL BUILDING 342 railroad avenue danville, cA 94526 PROJ. 21812.01 08.24.18 REV. 11.05.18 SCALE 1/8" = 1'-0" 1.0 EXISTING SITE PLAN PROPOSED SITE PLAN Site PLAN TENANT 'A' VESTIBULE TENANT 'B' ACCESSIBLE RESTROOM SIGNAGE 38'-7" NTS1'-3" 34 ' - 1 0 " 2' - 0 " 2'-0" 1'-6" MIN. 2'-0" 1'-6" MIN. 5'-1"5'-1" 5' - 1 " EXECUTIVE BATHROOM PRIVATE OFFICE ACCESSIBLE RESTROOM TODD'S OFFICE CABINETREF. RECESSED DECK/ BALCONY VESTIBULE 3'-0" POCKET DOOR SHIPS LADDER TENANT 'B' RIDGE ROOF HATCH ZONE 2 EQUIP. MECHANICAL AREA/ FUTURE SOLAR PANELS ZONE 1 EQUIP. DS12 7 DSDS DS DS DSDS 12 7 12 3 12 5 12 7 12 7 12 5 12 7 12 7 12 7 RI D G E RI D G E PITCH BREAK 12 7 PITCH BREAK PROVIDE 1 HR FIRE RESISTANCE RATED EAVE, WALL & DECK WHERE FSD IS BETWEEN 5'-0" AND 2'-0" FROM PROPERTY LINE 3' - 0 " MI N . 3' - 0 " MI N . 3'-0" MIN. fitch NEW OFFICE BUILDING AND HISTORICAL BUILDING 342 railroad avenue danville, cA 94526 PROJ. 21812.01 08.24.18 REV. 11.05.18 floor PLANs 2.0 SCALE 1/4" = 1'-0" ROOF PLAN SECOND FLOOR FIRST FLOOR PROJECT ALLOWABLE S.F. 80% FAR. 4,000 S.F. PROJECT ACTUAL S.F. 3,592 S.F. HISTORICAL BLDG. (E) 988 S.F. FIRST FLOOR REAR BLDG. 1,299 S.F. SECOND FLOOR REAR BLDG. 1,305 S.F. TOTAL OF NEW BLDG. 2,604 S.F. (E) SHUTTERS TO BE REMOVED TYP. (E) GUARD RAIL TO BE REPLACED (E) STEPS TO BE REMOVED (E) SHUTTERS TO BE REMOVED TYP. (N) 4'-0" STEPS AND PATH (N) WOOD RAIL & POST (N) LANDING AT RAMP (N) HANDRAIL (N) STEPS TO FRONT WALK fitch NEW OFFICE BUILDING AND HISTORICAL BUILDING 342 railroad avenue danville, cA 94526 PROJ. 21812.01 08.24.18 REV. 11.05.18 historical building exterior elevations (existing & REMODEL) 3.0 SCALE 1/4" = 1'-0" SOUTH (FRONT) elevation/RAILROAD AVE. (EXISTING)A WEST ELEVATION (EXISTING)B SOUTH (FRONT) elevation/RAILROAD AVE. (REMODEL)A WEST ELEVATION (REMODEL)B (N) STEPS (N) HANDRAIL (N) RAMP (N) STEPS (N) RAMP (N) HANDRAIL (E) STEPS TO BE REMOVED (E) STEPS TO BE REMOVED fitch NEW OFFICE BUILDING AND HISTORICAL BUILDING 342 railroad avenue danville, cA 94526 PROJ. 21812.01 08.24.18 REV. 11.05.18 historical building exterior elevations (EXISTING & REMODEL) 3.1 EAST elevation (REMODEL) SCALE 1/4" = 1'-0" C NORTH elevation (REMODEL)D NORTH elevation (EXISTING)DEAST elevation (EXISTING)C DARK ANODIZED LIGHT FIXTURE BOARD & BATT SIDING (STAIN) STANDING SEAM ROOF STANDING SEAM ROOF LIGHT STANDARD AT PATIO/WALKWAY STUCCO STEEL TROWEL SMOOTH FINISH ACCENT CHIMNEY MECH. EQUIPMENT WELL & SOLAR PANELS (NON-VISIBLE FROM STREET) STANDING SEAM CORRUGATED METAL SECOND FLR WALL AREA TTL OF PROPOSED OPENINGS 357 SF TTL ALLOWED UNPROTECTED OPENINGS 25%89 SF 40 SF FIRST FLR WALL AREA TTL OF PROPOSED OPENINGS 365 SF TTL ALLOWED UNPROTECTED OPENINGS 25%91 SF 31 SF fitch NEW OFFICE BUILDING AND HISTORICAL BUILDING 342 railroad avenue danville, cA 94526 PROJ. 21812.01 08.24.18 REV. 11.05.18 REAR BUILDING ADDITION exterior elevationS 4.0 SOUTH (front) elevation STUDY SCALE 1/4" = 1'-0" WEST elevation/SITE SECTION STUDY A B DARK ANODIZED ALUM. VENTING WINDOWS SECOND FLR WALL AREA TTL OF PROPOSED OPENINGS 352 SF TTL ALLOWED UNPROTECTED OPENINGS 25%88 SF 60 SF FIRST FLR WALL AREA TTL OF PROPOSED OPENINGS 396 SF TTL ALLOWED UNPROTECTED OPENINGS 25%99 SF 48 SF (STAIN) (HIDDEN EQUIP) SECOND FLR WALL AREA TTL OF PROPOSED OPENINGS 416 SF TTL ALLOWED UNPROTECTED OPENINGS 25%104 SF 96 SF FIRST FLR WALL AREA TTL OF PROPOSED OPENINGS 346 SF TTL ALLOWED UNPROTECTED OPENINGS 25%86.5 SF 48 SF fitch NEW OFFICE BUILDING AND HISTORICAL BUILDING 342 railroad avenue danville, cA 94526 PROJ. 21812.01 08.24.18 REV. 11.05.18 REAR BUILDING ADDITION exterior elevationS 4.1 NORTH elevation STUDY SCALE 1/4" = 1'-0" EAST elevation STUDY C D FIRST FLOOR SECOND FLOOR CORRUGATED METAL W/ STAIN WOOD SIDES & BACK LIGHT COL. WD. ENCLOSURE 3 SIDES W/ CORRUGATED FACE - MTL. CAP TO MATCH RUSTED CRIMPWIRE FENCE TYP.VINES ON CRIMPWIRE OPEN FENCE TYP. (ADJACENT BLDG.) FIRST FLOOR SECOND FLOOR fitch NEW OFFICE BUILDING AND HISTORICAL BUILDING 342 railroad avenue danville, cA 94526 PROJ. 21812.01 08.24.18 REV. 11.05.18 sections 5.0 site section/ REAR BUILDING ADDITION CROSS SECTION REAR BUILDING ADDITION CROSS SECTION SCALE 1/4" = 1'-0" B A ALL COMPACTED FINISHED GRADES SHOULD BE SLOPED AT A MINIMUM OF 5% FROM THE EXTERIOR FOUNDATION FOR A DISTANCE OF 5 FEET MINIMUM. WATER SHOULD NOT BE ALLOWED TO COLLECT NEAR THE SURFACE OF THE FOUNDATION OF FLOOR SLAB AREAS OF THE STRUCTURE. 11. UNLESS SHOWN OTHERWISE, ALL CUT AND FILL SLOPES SHALL BE GRADED NO STEEPER THAN 2 FEET HORIZONTALLY TO 1 FOOT VERTICALLY. DOWN SPOUTS TO BE DISCHARGED TO LANDSCAPED AREAS ~ NOT INTO UNDERGROUND STORM SYSTEMS. THE CONTRACTOR AND SUBCONTRACTORS TO FIT ALL INTERNAL COMBUSTION ENGINES WITH MUFFLERS WHICH ARE IN GOOD CONDITION, AND TO LOCATE STATIONARY NOISE - GENERATING EQUIPMENT AS FAR AWAY FROM EXISTING RESIDENCES AS FEASIBLE. IF THERE ARE ANY EXISTING WATER WELLS ON THIS PROPERTY, CONTRACTOR IS TO CONTACT THE COUNTY DEPARTMENT OF HEALTH SERVICES, ENVIRONMENTAL HEALTH DIVISION, PRIOR TO ANY GRADING IN THE IMMEDIATE VICINITY OF THESE WELLS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO NOTIFY THE ENGINEER OF ANY FIELD CONFLICTS AND TO PROCEED AS DIRECTED BY THE ENGINEER. CONTRACTOR SHALL BE RESPONSIBLE FOR REPAIRING OR REPLACING ANY EXISTING IMPROVEMENTS WHICH ARE TO REMAIN, SUCH AS PAVEMENT, CURB, GUTTER, AND SIDEWALK DAMAGED BY HIM, HIS SUBCONTRACTORS, OR MATERIAL SUPPLIERS. THE CONTRACTOR SHALL KEEP ADJOINING PUBLIC STREETS FREE AND CLEAN OF PROJECT DIRT, MUD, MATERIALS AND DEBRIS DURING THE CONSTRUCTION PERIOD. STOCKPILES OF DEBRIS, SOIL, SAND OR OTHER MATERIALS THAT CAN BE BLOWN BY THE WIND SHALL BE COVERED. A WATERING PROGRAM WHICH INCORPORATES THE USE OF A DUST SUPPRESSANT, AND WHICH COMPLIES WITH REGULATION 2 OF THE BAY AREA AIR QUALITY MANAGEMENT DISTRICT SHALL BE ESTABLISHED AND IMPLEMENTED FOR ALL ON AND OFF - SITE CONSTRUCTION ACTIVITIES. EQUIPMENT AND HUMAN RESOURCES FOR WATERING ALL EXPOSED OR DISTURBED SOIL SURFACES SHALL BE SUPPLIED ON WEEKENDS AND HOLIDAYS AS WELL AS WORK DAYS. DUST-PRODUCING ACTIVITIES SHALL BE DISCONTINUED DURING HIGH WIND PERIODS. CONTRACTOR TO MAINTAIN 8" VERTICAL SEPARATION BETWEEN WOOD FRAMING MEMBERS AND ADJACENT EXPOSED EARTH PER IBC SECTION 2304.11 ALL CUT SLOPES SHALL BE ROUNDED TO MEET EXISTING GRADES AND BLEND WITH SURROUNDING TOPOGRAPHY. ALL GRADED SLOPES SHALL BE PLANTED WITH SUITABLE GROUND COVER. 12. 22. 21. 20. 19. 17. 18. 16. 15. 14. 13. EROSION CONTROL: 1) STRAW WATTLE IS PROPOSED AROUND THE SITE AS SHOWN ON THE PLAN TO REDUCE FLOW VELOCITY AND RELEASE RUNOFF AS SHEET FLOW. 2) A STABILIZED CONSTRUCTION ENTRANCE IS NOT IMMEDIATE BECAUSE THE CONTRACTOR WILL MAKE USE OF THE EXISTING DRIVEWAY. SEDIMENT CONTROL: 1) A TEMPORARY SEDIMENT TRAP IS NOT PROPOSED AS RUNOFF WILL SHEET FLOW AS IT HAS HISTORICALLY. RUN-ON AND RUN-OFF CONTROL: 1) THE NATURAL DRAINAGE PATTERNS ARE SUCH THAT RUNOFF FROM ADJOINING SITES IS NOT ANTICIPATED. 2) RUN-OFF CONTROL IS PROPOSED USING STRAW WATTLE AND THE TEMPORARY SEDIMENT TRAP. NON STORM WATER MANAGEMENT: 1) CONCRETE WASHOUT AREA WILL BE PROVIDED. 2) NO EQUIPMENT FUELING, CLEANING, OR MAINTENANCE IS EXPECTED TO BE PERFORMED ON-SITE. 3) WATER CONSERVATION PRACTICES WILL BE INCORPORATED. GOOD SITE MANAGEMENT: 1) MATERIAL HANDLING AND STORAGE WILL BE DONE IN A WAY THAT MINIMIZES AND DISCHARGE OF MATERIALS TO STORM DRAIN SYSTEM. 2) STOCK PILES WILL BE MANAGED TO REDUCE AIR AND STORM WATER POLLUTION. 3) WASTE MANAGEMENT PRACTICES WILL BE INCORPORATED TO PREVENT CONSTRUCTION WASTES FROM ENTERING THE STORM SYSTEM. GRADING WORK HOURS ARE 7:30 a.m. TO 5:30 p.m.. MONDAY THRU FRIDAY. NO GRADING WORK WILL BE PERFORMED ON OBSERVED FEDERAL AND STATE HOLIDAYS. SITE SPECIFIC BEST MANAGEMENT PRACTICES F. E. D. ACTIVE TREATMENT SYSTEM: NONE EXPECTED B. C. A. 8. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DISPOSE OF ALL STRIPINGS BY PLACING THEM IN THE STOCKPILES AND EXCHANGING CLEARING, STRIPPING, GRUBBING, AND DEBRIS REMOVAL WITH ON-SITE OR APPROVED IMPROTED FILL AS NECESSARY. THE CONTRACTOR SHALL NOTIFY UNDERGROUND SERVICE ALERT, (800) 642 - 2444, 48 HOURS PRIOR TO ANY EXCAVATION. THE USA AUTHORIZATION NUMBER SHALL BE KEPT AT THE JOB SITE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE VERIFICATION OF ALL EXISTING UTILITIES IN THE FIELD. UTILITIES SHOWN ON THE PLANS ARE FOR INFORMATION ONLY AND BASED UPON AVAILABLE DATA. ANY UTILITIES EXPOSED OR DAMAGED BY THE CONTRACTOR SHALL BE REPAIRED BY HIM AT HIS EXPENSE. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF ANY DIFFERENCES IN LOCATION OF EXISTING UTILITIES FROM THAT SHOWN, OR ANY CONFLICTS WITH THE DESIGN, BEFORE CONTINUING WITH WORK IN THAT AREA. ONCE THE GRADING OPERATION IS UNDERWAY AND IT IS APPARENT THAT STRICT CONFORMANCE TO THE GRADING PLAN WILL NOT RESULT IN A BALANCED CUT AND FILL, THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY. THE PAD IS TO BE CONSTRUCTED LEVEL FRONT TO REAR AND SIDE TO SIDE WITH A TOLERANCE OF 0.1 FEET. IF ARCHAEOLOGICAL MATERIALS ARE UNCOVERED DURING GRADING, TRENCHING OR OTHER ONSITE EXCAVATION, EARTHWORK WITHIN 400 FEET OF THESE MATERIALS SHALL BE STOPPED UNTIL A PROFESSIONAL ARCHAEOLOGIST WHO IS CERTIFIED BY THE SOCIETY OF CALIFORNIA ARCHAEOLOGY (SCA) AND/OR THE SOCIETY OF PROFESSIONAL ARCHAEOLOGY (SOPA) HAS HAD AN OPPORTUNITY TO EVALUATE THE SIGNIFICANCE OF THE FIND AND SUGGEST APPROPRIATE MITIGATION MEASURES IF THEY ARE DEEMED NECESSARY. SHOULD IT APPEAR THAT THE WORK TO BE DONE OR ANY MATER RELATIVE THERETO IS NOT SUFFICIENTLY DETAILED OR EXPLAINED ON THESE PLANS, THE CONTRACTOR SHALL CONTACT DE BOLT CIVIL ENGINEERING AT 925 / 837 - 3780 FOR SUCH FURTHER EXPLANATIONS AS MAY BE NECESSARY. NO TREES SHALL BE REMOVED UNLESS THEY ARE NOTED TO BE REMOVED ON THE GRADING PLAN. ALL TREES CONFLICTING WITH GRADING, UTILITIES, OR OTHER IMPROVEMENTS, OR WHICH ARE OVERHANGING THE SIDEWALK OR PAVEMENT SO AS TO FORM A NUISANCE OR HAZARD, SHALL BE TRIMMED, TREATED, AND SEALED. THE CONTRACTOR ASSUMES SOLE AND COMPLETE RESPONSIBILITY FOR THE JOB SITE CONDITIONS AT ALL TIMES. THE CONTRACTOR SHALL HOLD THE OWNER AND ENGINEER HARMLESS FROM ANY REAL OR ALLEGED LIABILITIES, EXCEPT THOSE ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR ENGINEER. 10. 9. 8. 6. 5. 4. 3. 2. 1. GENERAL NOTES SEE ARCHITECTURAL PLANS FOR DETAILS OF WALKS AND FENCES.24. GRADING SECTION GENERAL NOTES ANY DEVIATION FROM APPROVED PLAN REQUIRES APPROVAL FROM THE CONTRA COSTA COUNTY SENIOR GRADING INSPECTOR, PRI0R TO ANY CHANGES OCCURRING IN THE FIELD. CONTRACTOR TO NOTIFY CONTRA COSTA COUNTY GRADING SECTION 48-HOURS PRIOR TO START OF WORK. OWNER/CONTRACTOR NEEDS TO SET UP AN INSPECTION (CODE 600) OFF THE PERMIT CARD. ALL GRADING, SITE PREPARATION, PLACING AND COMPACTION OF FILL TO BE DONE IN ACCORDANCE WITH THE CONTRA COSTA COUTNY GRADING ORDINANCE NO. 99-46; ALSO UNDER THE DIRECT SUPERVISION OF THE SOIL ENGINEER. SUBSEQUENT TO COMPLETION OF THE WORK, THE SOIL ENGINEER SHALL SUBMIT TO THE COUNTY BUILDING INSPECTION DEPARTMENT A REPORT STATING THAT ALL WORK HAS BEEN DONE TO ITS SATISFACTION. EROSION AND SEDIMENT CONTROL PLANS REQUIRED FOR WORK DURING RAINY SEASON. (OCTOBER 1 THROUGH APRIL 1) EROSION AND SEDIMENT CONTROL MEASURES ARE TO BE INSTALLED BY OCT. 1. COMPLIANCE TO STORMWATER POLLUTION PREVENTION REGULATIONS IS AT ALL TIMES (YEAR-ROUND). A FINAL REPORT BY THE CIVIL ENGINEER CERTIFYING THAT ALL GRADING, LOT DRAINAGE AND DRAINAGE FACILITIES HAVE BEEN COMPLETED AND THE SLOPE PLANNING INSTALLED IN CONFORMANCE WITH THE APPROVED PLANS, SHALL BE SUBMITTED TO THE COUNTY PRIOR TO ISSUANCE OF BUILDING PERMITS. DURING GRADING OPERATIONS, CONTRACTOR SHALL IMPLEMENT DUST CONTROL MEASURES ON SITE AND HAUL ROUTES. ALL SLIDE REPAIR WORK, KEYWAYS, SUBDRAIN INSTALLATION, AND BUTTRESS FILLS WORK SHALL BE INSPECTED BY THE GEOTECHNICAL ENGINEER. CONTRACTOR IS RESPONSIBLE FOR MEASURING AND RECORDING HORIZONTAL AND VERTICAL CONTROL OF KEYWAY AND KEYWAY DRAINAGE SYSTEMS. CONTRACTOR SHALL SUBMIT AS-BUILT DRAWING TO CIVIL ENGINEER. GEOTECHNICAL ENGINEER SHALL PROVIDE VERIFICATION THAT THE WORK WAS DONE IN CONFORMANCE WITH THE GEOTECHNICAL REPORT. REPORT FROM THE SOIL ENGINEER SHALL BE SUBMITTED TO THE GRADING SECTION REGARDING THE SLIDE REPAIR AND/OR SUBDRAIN INSTALLATION, AND A SCALED DRAWING OF THE HORIZONTAL AND VERTICAL LOCATION OF ALL KEYWAY EXCAVATIONS, AND ALL SUB DRAIN IMPROVEMENT INSTALLATION. "BY ACCEPTING THIS PERMIT, THE PERMITEE, FOR HIMSELF, HIS CONTRACTORS, AND EMPLOYEES, PROMISE TO SAVE, INDEMNIFY AND HOLD HARMLESS THE COUNTY OF CONTRA COSTA AND ITS EMPLOYEES, AGENTS AND REPRESENTATIVES FROM ALL LIABILITIES AND CLAIMS FOR DAMAGES BY REASON IN INJURY OR DEATH TO ANY PERSON(S), OR DAMAGE TO PROPERTY, FROM ANY CAUSE WHATSOEVER WHILE IN, UPON OR ANY WAY CONNECTED WITH THE WORK COVERED BY THE GRADING PERMIT, AND DOES FURTHER PROMISE TO DEFEND THESE INDEMNITY IN ANY CLAIM OR ACTION ARISING OUT OR AS A RESULT OF WORK DONE UNDER THIS PERMIT" (CONTRA COSTA GRADING ORDINANCE CODE SECTION 716-4.1412 INDEMNIFY CLAUSE REQUIRED.) 5. 7. 6. 4. 3. 1. 9. 2. SEE STRUCTURAL PLANS FOR FOOTING EMBEDMENT DEPTH AND DETAILS.23. GRADING and DRAINAGE PLAN GENERAL NOTES and DETAILS DESCRIPTION FF. CE-2 SHT # CE-1 INV. P. GR. 6 2 8 .0 FINISHED FLOOR SHEET INDEX GAS SERVICE EARTH SWALE INVERT PAVEMENT GRATE SANITARY SEWER (6 4 3 .8 ) EDGE OF PAVEMENT HOUSE FOOTPRINT SPOT ELEVATION AC BERM LEGEND AND ABBREVIATIONS PROPOSED DESCRIPTIONEXISTING TW.TOP OF WALL BW.BOTTOM OF WALL FG.FINISH GRADE CE-3 EROSION CONTROL PLAN NO SCALE CE-1 TC. FL. TOP OF CURB FLOW LINE SHOULD THE CONTRACTOR ENCOUNTER ANY DISCREPANCIES IN THE FIELD OR INTERNAL DISCREPANCIES WITHIN THESE PLANS, THE ENGINEER SHALL BE NOTIFIED FOR CLARIFICATION PRIOR TO THE INSTALLATION OF THE ASSOCIATED IMPROVEMENTS. 7. GENERAL NOTES and DETAILS N N.T.S. VICINITY MAP REVISIONS Date:DeBolt Civil Engineering 811 San Ramon Valley Boulevard Danville, California 94526 Tel: 925/837-3780 Job No.: By: Scale: #DATE Fax: 925/837-4378 EASTON C. McALLISTER RENEWAL DATE: 12/31/18 R.C.E. 61148 342 RAILROAD AVE DANVILLE CONTRA COSTA COUNTY CALIFORNIA 08/23/18 18239 GRADING and DRAINAGE PLAN CE-2 REVISIONS Date:DeBolt Civil Engineering 811 San Ramon Valley Boulevard Danville, California 94526 Tel: 925/837-3780 Job No.: By: Scale: #DATE Fax: 925/837-4378 EASTON C. McALLISTER RENEWAL DATE: 12/31/18 R.C.E. 61148 342 RAILROAD AVE DANVILLE CONTRA COSTA COUNTY CALIFORNIA 08/23/18 18239 1" = 5' 1" = 10' CE-3 STRAW WATTLE DETAILS N.T.S. EROSION CONTROL NOTES EROSION CONTROL PLAN REVISIONS Date:DeBolt Civil Engineering 811 San Ramon Valley Boulevard Danville, California 94526 Tel: 925/837-3780 Job No.: By: Scale: #DATE Fax: 925/837-4378 EASTON C. McALLISTER RENEWAL DATE: 12/31/18 R.C.E. 61148 342 RAILROAD AVE DANVILLE CONTRA COSTA COUNTY CALIFORNIA 08/23/18 18239 STOCKPILE SAND BAGS AND STRAW WATTLE FUTURE DRIVEWAY TO BE USED AS CONSTRUCTION ENTRANCE ENCIRCLE ALL STORM INLETS WITH CRUSHED ROCKS BETWEEN STRAW WATTLE. SEE DETAIL. INSTALL STRAW WATTLE FENCING, TYP. FITCH OFFICE & HISTORICAL BUILDING 342 Railroad Ave Danville, CA 94526 Potted Eastern Redbuds in corrugated planters along a concrete driveway/walkway Smooth concrete driveway with gravel accent Rusted crimp wire fence with vines to line the driveway/walkway Bonderized corrugated light standard Dark annodized steel light ﬁ xture Dark annodized steel light ﬁ xture mounted on light supportmounted on light support MATERIAL SELECTION & COLOR BOARD SITE CONSTRUCTION AND LANDSCAPE ACCENTS 1 FITCH NEW OFFICE BUILDING 342 Railroad Ave Danville, CA 94526 Brown standing seam metal roof Rendering of rear building new construction Cordovan Brown Stain for rear building fascia (Cabot Semi- Transparent Stains) Rocky Tundra Stain for rear building siding (Cabot Semi-Transparent Stains) Exterior Black Trim Windows Residential stucco wall steel trowel smooth ﬁ nish Napa Valley Cast Stone 15W MATERIAL SELECTION & COLOR BOARD Rear Building New Construction 2 FITCH HISTORICAL BUILDING 342 Railroad Ave Danville, CA 94526 Body Color: Stacked Stone KM5792 Kelly-Moore Paints Original Wood Windows: Balsamic Reduction KM4904 Wood Porch Rail: Balsamic Reduction KM4904 Trim Color: Stagecoach KMA74 MATERIAL SELECTION & COLOR BOARD Historical Building Color Combination 3 “ T h e L o o k ” F r o n t E l e v a t i o n 4 “ T h e L o o k ” W e s t E l e v a t i o n 5 5 “ T h e L o o k ” E a s t E l e v a t i o n 6 “ T h e L o o k ” N e w C o n s t r u c t i o n F r o n t E l e v a t i o n 7 “ T h e L o o k ” N e w C o n s t r u c t i o n E a s t E l e v a t i o n 8 “ T h e L o o k ” N e w C o n s t r u c t i o n R e a r E l e v a t i o n 9 “The Look” Historical Building Front Elevation “The Look” Historical Building Rear Elevation 1010 “ T h e L o o k ” H i s t o r i c a l B u i l d i n g E a s t E l e v a t i o n 1 1 11 SOIS Analysis Report 342 Railroad Avenue – Fitch Office Building Interactive Resources’ Project No. 2018- 026-01 Report Date: July 17, 2018 Prepared for: Barry & Wynn Architects, Inc. Address: 117 Town and Country Drive, Suite G, Danville CA 94526 117 Park Place Richmond, California 94801 (510) 236-7435 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report 342 Railroad Avenue, Danville California 94526 July 17, 2018 INTRODUCTION Interactive Resources, Inc. has been asked by the Blair Barry of Barry & Wynn Architects, Inc. to provide historic preservation services, research and design advice for the proposed addition to the property at 342 Railroad Avenue. The site is not currently listed as a resource on a historic register. It is; however, cited as a potentially eligible for listing in the Town of Danville Register of Heritage Resources. As such, under the California Environmental Quality Act, the proposed changes to unlisted, but eligible properties are subject to the Secretary of the Interior's Standards for the Treatment of Historic Properties as well as the Town of Danville Design Guidelines for Heritage Resources. METHODOLOGY Interactive Resources, Inc. prepared this evaluation by conducting a site visit on May 10, 2018. Research included visits to the Danville Public library, the Danville Planning Department and the Museum of the San Ramon Valley who had on record the Department of Parks and Recreation Historic Resources Inventory survey forms (DPR 523) for the property dated 1988. Additional information was found in the online Sanborn Map Archive at the San Francisco Public Library, and the Contra Costa County Assessor’s Office. The Planning Department property files yielded no permit records, but it supplied additional Sanborn Map information as well as a transcription of the 1988 Survey DPR forms. This report includes a brief history of the property, and an historical evaluation of the site’s potential for listing based on the regulatory frameworks for the federal state and local level. The report also describes the basic elements of the proposed design and analyses the scheme in the context of the Secretary of the Interior’s Standards for the Treatment of Historic Properties and for adherence to the Town of Danville’s Design Guidelines for Heritage Resources. On all plan drawings and aerial photos, reference north is up. HISTORICAL RESEARCH / PROPERTY HISTORY For the lack of historical records, the extent knowledge of the property relies on the 1988 DPR 523 forms, Sanborn maps from 1917, 1925, and the 1925 map amended in 1932. The earliest Sanborn map of Danville is dated 1917 and it shows a small single story open wood frame structure that may be the base of an abandoned water tower. In the subsequent 1925 map, the wood frame structure that appeared in 1917 is missing, and a single story, enclosed wood frame structure appears against the rear property line. The last Sanborn map dated 1932 shows that the lot is undeveloped except for the small wood frame structure at the rear property line that is still present. The Contra Costa County Assessor’s office records show that the House was built in 1941 on its 5,000 square foot lot. The 1988 DPR forms state that the historical significance of the property is based on the fact that the house was constructed by Joe Foster Jr. who was “a prolific builder”, and responsible for numerous Craftsman styled houses along Hartz and Prospect Avenues. The Main Theme of the property’s significance is cited as Architecture. At an 2 | Page 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report Marin Center Facility Condition Assessment Project p:\2018\2018-026-01 342 railroad avenue\final 342 railroad avenue sois report sent 7-10-18.docx unknown early date, the front porch was altered, changing the steps from the center of the street facing elevation to the west end of the porch. In addition, a metal railing replaced the original one, which was assumed to be wood. There are currently wood shutters on the house, which are not mentioned in the report, but they appear to be additions. The background information for the survey was supplied by a Mrs. Elaine Fazzio who had been an owner of the property for 35 years at the time of the 1988 survey, making her association with the property start in 1953. HISTORICAL EVALUATION AND REGULATORY FRAMEWORK The regulatory background provided below offers an overview of federal, state and local criteria used to assess historic significance. The following identification of potential historic resources is based primarily on architectural evaluation and the general history of the subject area. Federal Criteria National Register Bulletin Number 15, How to Apply the National Register Criteria for Evaluation, describes the Criteria for Evaluation as being composed of two factors. First, the property must be “associated with an important historic context.” The National Register identifies four possible context types, of which at least one must be applicable at the national, state, or local level. As listed under Section 8, “Statement of Significance,” of the National Register of Historic Places Registration Form, these are: A. Property is associated with events that have made a significant contribution to the broad patterns of our history. B. Property is associated with the lives of persons significant in our past. C. Property embodies the distinctive characteristics of a type, period, or method of construction or represents the work of a master, or possesses high artistic values, or represents a significant and distinguishable entity whose components lack individual distinction. D. Property has yielded, or is likely to yield, information important to prehistory or history. Second, for a property to qualify under the National Register’s Criteria for Evaluation, it must also retain “historic integrity of those features necessary to convey its significance.” While a property’s significance relates to its role within a specific historic context, its integrity refers to “a property’s physical features and how they relate to its significance.” To determine if a property retains the physical characteristics corresponding to its historic context, the National Register has identified seven aspects of integrity: 1. Location is the place where the historic property was constructed or the place where the historic event occurred. 2. Design is the combination of elements that create the form, plan, space, structure, and style of a property. 3. Setting is the physical environment of a historic property. 4. Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. 3 | Page 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report Marin Center Facility Condition Assessment Project p:\2018\2018-026-01 342 railroad avenue\final 342 railroad avenue sois report sent 7-10-18.docx 5. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. 6. Feeling is a property’s expression of the aesthetic or historic sense of a particular period of time. 7. Association is the direct link between an important historic event or person and a historic property. Since integrity is based on a property’s significance within a specific historic context, an evaluation of a property’s integrity can only occur after historic significance has been established. State Criteria California Office of Historic Preservation’s Technical Assistance Series #6, California Register and National Register: A Comparison, outlines the differences between the federal and state processes. The context types to be used when establishing the significance of a property for listing on the California Register of Historical Resources are very similar, with emphasis on local and state significance. They are: A. It is associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States; or B. It is associated with the lives of persons important to local, California, or national history; or C. It embodies the distinctive characteristics of a type, period, or method of construction or represents the work of a master, or possesses high artistic values; or D. It has yielded, or is likely to yield, information important to prehistory or history of the local area, California, or the nation. Like the NRHP, evaluation for eligibility to the California Register requires an establishment of historic significance before integrity is considered. California’s integrity threshold is slightly lower than the federal level. As a result, some resources that are historically significant but do not meet NRHP integrity standards may be eligible for listing on the California Register. Town of Danville – Local Criteria The Town of Danville Municipal Code contains a historic preservation element that addresses the criteria by which a potential resource may be considered for inclusion on the Town’s Inventory of Heritage Resources or listing in the Town’s Survey of Historically Significant Resources. Section 32-72.4 of the Municipal Code “Criteria for Designation of a Heritage Resource” states the following: A structure, site (or portions of a site), improvement of natural feature may be considered for designation as a heritage resource pursuant to subsection 32-72.6 if it has maintained its historic integrity, is over fifty years of age (less than 50 years if it can be demonstrated that sufficient time has passed to understand the historical significance of the resource), and meets at least one of the following criteria: 4 | Page 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report Marin Center Facility Condition Assessment Project p:\2018\2018-026-01 342 railroad avenue\final 342 railroad avenue sois report sent 7-10-18.docx A. Is representative of a particular architectural style or reflects special elements of a distinct historical period, type, style or way of life important to the Town; B. Is a type of building or is associated with a business or use that was once common but is now rare; C. Is representative of the evolution or development or associated with the cultural, religious, educational, political, social or economic growth of the community, region, state or nation; D. Represents the work of a notable builder, engineer, designer, artist or architect; E. Is the site of an historical event or is associated with persons or events that have made a meaningful contribution to the community, region, state or nation; F. Has a high potential for yielding information or archaeological interest; G. Embodies elements of outstanding or innovative attention to architectural or engineering design, detail, craftsmanship or use of materials; H. The unique location of singular physical characteristic represents an established and familiar visual feature of the neighborhood, community or Town; I. Is a geographically definable area, possessing a significant concentration or continuity of site, improvements, natural features or objects unified by past events or physical development; or J. Is an unusual natural feature. Evaluation: It is unlikely that the property at 342 Railroad Avenue meets the criteria required for inclusion on the National Register of Historic Places or the California Register of Historic Resources. The site’s history and character does not rise to the level required for inclusion on either inventory. It has been established that the property may be a resource potentially eligible for local listing on the Town’s inventory of Heritage Resources. Of the ten criteria cited above, it appears that the most appropriate local criterion that the property meets is: A. Is representative of a particular architectural style or reflects special elements of a distinct historical period, type, style or way of life important to the Town. The property is clearly a contributor to the ensemble of nearby houses that form downtown Danville’s residential character. The property had been previously recognized in the 1988 survey as a potential historic resource. Under CEQA section 15064.4 if a resource listed as potentially eligible is the subject of a project, it must follow the Secretary of the Interior’s Standards for the Treatment of Historic Properties for the effects of the work on the resource to be mitigated to less than significant. SITE DESCRIPTION The project site has a maximum depth of approximately 100 feet in the north – south direction and is 50 feet wide. The existing house is a single story, 42 feet long by 28 feet wide bungalow, currently located approximately 15 feet from the street curb. The site also contains a heavily altered gable ended shed at the intersection of the rear west and north lot lines (figures 1 & 2). 5 | Page 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report Marin Center Facility Condition Assessment Project p:\2018\2018-026-01 342 railroad avenue\final 342 railroad avenue sois report sent 7-10-18.docx figure 1. Existing site conditions drawing (left) and Google Maps Satellite image (right) figure 2. Existing Railroad Avenue streetscape and context 6 | Page 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report Marin Center Facility Condition Assessment Project p:\2018\2018-026-01 342 railroad avenue\final 342 railroad avenue sois report sent 7-10-18.docx Stylistically, the 988 square foot house is as a Craftsman Bungalow and is typical of the type. The design is very simple with restrained detailing and few articulations. It contains the following characteristics (figure 3): • gable end roof with a shallow roof pitch • broad overhangs • expressed rafter tails • wood fixed or double hung windows, • simple flat trim • asymmetrical front porch housed under the gable end roof. • entry steps are located to the side facing the left (west) relative to the street elevation with a simple painted steel railing. The original centered steps and wood railing were removed in favor of the side porch entry at an unknown time. • Ornamental wood shutters added at an unknown time, but likely not original. • The back elevation of the house has an extension that is half the width of the house, with a back door and a roof line that engages the slope of the main roof. figure 3. View of 342 Railroad Ave. from the street looking north. 7 | Page 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report Marin Center Facility Condition Assessment Project p:\2018\2018-026-01 342 railroad avenue\final 342 railroad avenue sois report sent 7-10-18.docx PROJECT DESCRIPTION At the original bungalow, the project proposes adding an ADA complaint ramp at the rear, and reconstruction of the original wood porch railing with central, street facing steps. The porch design will be derived from other similar houses retaining their original railing designs. The cottage will be repainted, and the shutters will be removed. It will retain its present use as commercial space. The paint colors have been chosen by taking scrapings to determine the original color. The heavily altered shed at the back lot line will be demolished. The proposed new addition to the property is a two story, free standing building that will also have office tenants. It will be sited against the rear lot with a five foot set back, and the footprint will be the entire lot width minus the three foot side set backs on each side. It will have a 1,321 square foot first floor footprint, with 1440 square feet on the second floor. It will have a hidden flat roof for screened mechanical equipment and solar panels. The dimension between the rear wall of the bungalow and the face of the new building will be ten feet. An eleven foot wide side alley parallel to the west property line will accommodate parking for three cars and pedestrian circulation to the new structure. A three foot wide planting strip with accent trees is designed to run the length of the west wall of the bungalow, and a one foot wide planting strip with trellises will occur along the west property line. Landscape improvements include new flatwork, plantings, trellises and accent lighting (figure 4). figure 4. Proposed site plan 8 | Page 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report Marin Center Facility Condition Assessment Project p:\2018\2018-026-01 342 railroad avenue\final 342 railroad avenue sois report sent 7-10-18.docx The new building will be domestic in scale and detailing. Architecturally it is a contemporary interpretation of the craftsman design idiom which is expressed in the overall building form, fenestration, bracketing details and roof lines. The siding is vertical board and batten with simple flat window trim. The building will be finished over all with a stain. The stair connecting the first floor through the roof level will be clad in a trowel finished painted stucco, and the roof will be standing seam metal (figures 5, 6, 7 and 8). figure 5. Railroad Avenue (south) elevation. figure 6. West elevations of the new office building and the existing bungalow. 9 | Page 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report Marin Center Facility Condition Assessment Project p:\2018\2018-026-01 342 railroad avenue\final 342 railroad avenue sois report sent 7-10-18.docx figure7. Section through the alley and the new office building looking west. figure 8. East elevation of the new office building. 10 | Page 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report Marin Center Facility Condition Assessment Project p:\2018\2018-026-01 342 railroad avenue\final 342 railroad avenue sois report sent 7-10-18.docx CONSISTENCY WITH THE SECRETARY OF THE INTERIOR’ S STANDARDS FOR THE TRETMENT OF HISTORIC PROPERTIES The Secretary’s Standards have been used to guide the design approach to the project assuming the second story addition to the existing house and the additions to the rear of the site. Discussed below are IR’s findings in support of its determination that the project is consistent with the Secretary of the Interior’s Standards for Rehabilitation. The overarching goal of this project is the adaptive re-use (rehabilitation treatment) of the 342 Railroad Avenue property, as commercial / office space, while maintaining the essential historic character of the site as part of the downtown Danville streetscape. Each of the ten points in the Standards is addressed below. The Standard appears in italics and the commentary describing how the Standards will be applied, follows: THE SECRETARY OF THE INTERIOR’S STANDARDS FOR REHABILITATION 1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. The property at 342 Railroad Avenue was originally a small single family residence, and most recently it has been used for commercial purposes. The proposed project assumes continued office / commercial use. The historic character of the downtown Danville street front architecture clearly reflects the original residential scale, but over the past thirty years commercial and mixed-use development has supplanted the predominantly residential use as the downtown has grown. In that context, we believe that a continued commercial program appropriate for this site. We also feel that the retention of the historic bungalow, with only minor alterations that reverse non-original elements (railing and shutters), meets the requirement for minimal change to distinctive materials, features, spaces and spatial relationships. In addition the treatments proposed in this project are consistent with the many similar, previously approved projects in Danville. 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. The project retains the existing bungalow with only minor alterations. We believe that the metal porch railing is not a distinctive feature, and its replacement with a traditional wood railing matching the designs found on other similar houses is more appropriate. In similar fashion, the non-original shutters will be removed. The shed at the back of the property will be demolished and we do not believe that it meets the criteria required for it to be considered a historic resource. In addition it was not described in the DPR forms produced in the 1988 survey. Because the proposed work assumes retention of the bungalow, the primary character defining features will be retained. 3. Each property will 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 elements from other historic properties, will not be undertaken. 11 | Page 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report Marin Center Facility Condition Assessment Project p:\2018\2018-026-01 342 railroad avenue\final 342 railroad avenue sois report sent 7-10-18.docx No changes to the house creating a false sense of development will be implemented because major alterations to the bungalow are not included in the proposed project. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. We believe that the shutters and the metal railing alterations have not acquired significance in their own right, and are stylistically inappropriate to the character of the house. By referencing other similar houses for design guidance, the rail will be returned to wood and the center stair and path will be added while also retaining the side stair. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. As described above, the essential bungalow structure with all of its related materials, features, finishes and construction techniques will be retained. 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. The bungalow is in excellent condition, having been well maintained over the years. All character defining features are intact and require no repair. To our knowledge there are no missing features other than the original wood porch rail. We believe that the faux shutters are later alterations (possibly from the 1960’s), are stylistically inappropriate, and should be removed. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. The only work proposed for the bungalow is re-painting. As a wooden building, the bungalow must be treated with great care, because wood deteriorates quickly under harsh paint removal treatments such as rotary abrasion or sandblasting. Mechanical abrasive removal treatments will not be used. All proposed wood treatments will be tested in an unobtrusive area to determine the gentlest and most effective means possible. 8. Archeological Resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. It is unlikely that Archeological Resources will be found at this location, but if present, they will be protected and preserved in place, and mitigation measures will be undertaken. 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic 12 | Page 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report Marin Center Facility Condition Assessment Project p:\2018\2018-026-01 342 railroad avenue\final 342 railroad avenue sois report sent 7-10-18.docx materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. The proposed new two story office building will be separated from the existing house. It will be a discreet, free standing structure that will not impinge on its historic character. The house will retain its spatial relationship to the street. The new office building will be differentiated from the house in that the wood siding will be vertically oriented, and it will be stained rather than painted which will allow the house to predominate. The roof will have a different form, orientation, and materiality. In total the new office building design will be contemporary, but compatible with the character of the bungalow. The proposed project will be in scale with the bungalow, and will be well masked behind it. 10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. The proposed project scope retains the primary character defining elements of the original bungalow because no work is proposed other than re-painting. There are no physical additions to the house in the project. Also, the free standing office building at the north end of the site does not impinge on the footprint of the bungalow. The office building could be removed with no impact to the bungalow, thus retaining the integrity of the house. PROJECT ANALYSIS TOWN OF DANVILLE GUIDELINES FOR HERITAGE RESOURCES The following format for the project analysis of the proposed development at 342 Railroad Avenue adheres to Appendix D “Applying the Guidelines” in the “Town of Danville Guidelines for Heritage Resources”. The specific guideline appears in bold italics and the number in parenthesis is the page number followed by the guideline reference number. The project commentary describing adherence to the specific guideline follows. (44) 4.46 Proposals to relocate a Heritage Resource will be considered on a case by case basis. Please see page 54 guideline 6.2 (45) 4.47 A Structure must remain within the boundaries of its historic parcel. There is no proposed work on the bungalow other than re-painting. The house will remain within the parcel boundaries, inside the required setbacks. (45) 4.48 Site the structure in a position similar to its historic orientation. The house will retain its original orientation to the street. (45) 4.50 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. No foundation work is proposed for the bungalow. The house finished floor to grade dimension will be the will be unchanged. 13 | Page 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report Marin Center Facility Condition Assessment Project p:\2018\2018-026-01 342 railroad avenue\final 342 railroad avenue sois report sent 7-10-18.docx (48) 5.3 Place an addition at the rear of a building or set it back from the front to minimize the visual impacts. The proposed office building will be constructed behind the bungalow, and will be effectively masked from the street view as was the case with the adjacent, comparable projects to the north at 571 and 551 Hartz Avenue. Both of these properties are listed on the Town of Danville Inventory of Historic Sites. (49) 5.5 The addition should be compatible in scale and character with the primary structure. The office building to the north of the bungalow respects the original design by being set back from the street. Its footprint is dimensionally similar, with similar roof lines and pitch. The office building is designed to be residential in scale, and architecturally it is designed as a contemporary interpretation of the Craftsman Style respecting, but not copying the style of the primary structure. (49) 5.6 Use building materials that are compatible with those of the primary structure. office building will be clad in board and batten wood siding while the primary structure will retain its horizontal wood siding. This type of cladding is often found in Craftsman two story buildings and is therefore distinct from, but compatible with the primary structure. (50) 5.7 Use windows that are similar in character to those of the main structure. The office buildings, windows will be similar in style and type to those of the original bungalow. (50) 5.8 The roof form of a new addition should be in character with that of the primary building. The roof form of the office building is rooted in the original bungalow roof configuration. All roofs are gable ends, have a pitch, similar overhangs, and trim detailing. (54) 6.1 Locate a new building to the rear of a site. The new office building is located against the rear (north) property line of the site, allowing the bungalow to help mask the view from the street. (55) 6.4 Maintain an attractively landscaped yard where residential characteristics existed historically. The Landscape Plan shows the retention of the existing street tree as well as ground plantings at the front of the bungalow. Accent trees, ground plantings, perennials, and climbing plant materials on trellises will border the alley leading to the back of the site. All landscape materials are commensurate with residential scale and design. (56) 6.7 Create clearly identifiable pedestrian walkways to the interior portion of a lot where new construction occurs behind a Heritage Resource. The Landscape and Grading Plans show a parking alley and pedestrian walkway parallel to the western property line, extending from the street to the interior of the site. (57) 6.9 A new building should convey a sense of human scale. The proposed office building is designed to be perceived as domestic in scale. Indeed, the 14 | Page 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report Marin Center Facility Condition Assessment Project p:\2018\2018-026-01 342 railroad avenue\final 342 railroad avenue sois report sent 7-10-18.docx Craftsman Style’s primary characteristic is its human scale. Beyond the issue of style, the office building contains modulated forms that reduce the overall scale. (57) 6.10 A new building should not be significantly larger than those single family structures seen traditionally. The Office building has a relatively small footprint, and its mass and scale is similar to other comparable residential building types, and their additions in the downtown area. (59) 6.19 Roof materials should convey a scale and texture similar to those used traditionally. The roof of the bungalow is asphalt shingle and is relatively new. It will not be replaced as part of the project. The roof material of the office building will be standing seam metal to distinguish the new construction from the original bungalow. See standard number 9 of the “Secretary’s Standards”, above which asks that new work be differentiated from the original structures on the site. (60) 6.20 Use simplified interpretations of architectural features that are common to traditional buildings in Danville. The design of the office building draws heavily on the architectural detailing found throughout the downtown area. The elements include roof lines, fascia, trim, windows, and siding as well as porches and trellises. (60) 6.21 Using contemporary interpretation of historic styles is strongly encouraged for new buildings. As stated above, the office building proposed for the interior of the property is designed as contemporary but contextually compatible interpretations of historic domestic forms and elements found in the downtown. This is particularly evident in the windows, the building massing and articulation of materials. (63) 7.2 Exterior lights should be simple in character and low in intensity. Exterior lights will be limited to those used at a residential scale including front and back door lights, accent wall lighting and pathway illumination. (64) 7.5 Use indigenous plant materials when feasible. Indigenous plant materials are used in minor planting beds, but the plant list is more accurately described as “low water use Mediterranean”. (65) 7.6 Install new street trees to enhance the pedestrian experience. There is one existing street thee that will be retained. (65) 7.8 Minimize the visual impact of mechanical equipment from the public way. Apart from the standard roof penetrations for vents, no mechanical equipment will be visible from the public way. (66) 7.12 Minimize the visual impacts of trash storage and service areas. The trash enclosure for the street facing bungalow is sited at the eastern, back corner of the office building in the three foot set back area. It is enclosed and is masked from the street view. 15 | Page 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report Marin Center Facility Condition Assessment Project p:\2018\2018-026-01 342 railroad avenue\final 342 railroad avenue sois report sent 7-10-18.docx (67) 7.14 Locate a surface lot behind a building or in the interior of a block whenever possible. The off street parking will occur in a tandem configuration along the alley at the western side of the lot. CASE STUDIES / PRECEDENT The downtown area containing the most historic resources along Hartz Avenue, Front Street, School Street, Prospect Avenue and Railroad Avenue has developed and increased in density over the past thirty years. All houses in this area have converted from residential use to commercial use; however, the essential character of the Danville streetscape, remains single story residential. Because the value of that character was recognized in the 1988 Inventory of Resources (and potential resources) the original street facing houses have survived. In the interest of increased density, unbuilt portions of rear lots have been used for additions as a common preservation strategy. The single story historic houses are able to, in part, mask the two story additions built away from the street at the rear property lines, giving visual precedent to the historic streetscape. Two examples include 571 Hartz Avenue (plaque no. 3) which is one of the earliest houses on the street, and 551 Hartz Avenue (plaque no.9) is stylistically in the same realm as the subject property, and which also shares a rear lot line (figure 9). As case studies, both properties illustrate the successful strategy for the construction of additions, while simultaneously preserving the historic character of the resource and scale of the streetscape. These properties serve as comparable examples to the visual outcome for the proposed project at 342 Railroad Avenue (figures 10 & 11). figure 9. Comparison of Railroad Ave. and the Hartz Ave property additions. 16 | Page 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report Marin Center Facility Condition Assessment Project p:\2018\2018-026-01 342 railroad avenue\final 342 railroad avenue sois report sent 7-10-18.docx figure 10. 571 Hartz Avenue figure 11. 551 Hartz Avenue 17 | Page 342 Railroad Avenue – Fitch Office Building SOIS Analysis Report Marin Center Facility Condition Assessment Project p:\2018\2018-026-01 342 railroad avenue\final 342 railroad avenue sois report sent 7-10-18.docx CONCLUSION It is Interactive Resources, Inc.’s opinion that this project adheres to the Secretary of the Interior’s Standards for the Rehabilitation of Historic Properties, and conforms to the Town of Danville Design Guidelines for Heritage Resources. While not currently listed on the Register of Historic Resources, it has been deemed potentially eligible; therefore, the design team has responded with respect to the Secretary’s Standards. It is also conceptually consistent with a number of similar projects previously approved by the Town of Danville in the downtown commercial district. The proposed design maintains the historic residential scale of the street while allowing for an increase in square footage of office / commercial use that will contribute to the town’s vibrancy and street life.