HomeMy WebLinkAbout2002-10-07 HPC Packet4
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THE BIRTHPLACE OF MINNESOTA
HERITAGE PRESERVATION MEETING NOTICE
THE STILLWATER HERITAGE PRESERVATION COMMISSION
WILL MEET MONDAY OCTOBER 7, 2002
700PM
CITY COUNCIL CHAMBERS
CITY HALL
216 NORTH FOURTH STREET
AGENDA
Approval of the September 4, 2002 minutes
1 Discussion with Planning Commission members regarding housing changes in old
neighborhoods
2 Case No DR/02-53 Design review of signage for Curves for Woman located at 1650
Market Drive Debra Auer, applicant
3 Case No DR/02-54 Design review of temporary sales office for Lofts of Stillwater
project located at 501 N Main Street Jay Feider, Construction 70 Inc, representing
applicant
4 Case No DR/02-55 Design review of retail building located on Market Drive, east of
Video Update KEP Investment Prop Representing applicant
Other items
a Update on Churchill Nelson & Slaughter (East Half) Architectural Survey
b Newspaper Vending Stands Discussion
c Articles from Roger Tomten
d "Architectural Review Guidelines for Single Family Residences" Discussion
CITY HALL 216 NORTH FOURTH STILLWATER MINNESOTA 55082 PHONE 651-430-8800
City of Stillwater
Heritage Preservation Committee
September 4, 2002
Chairperson Lieberman called the meeting to order at 7 00 p m
Present Commissioners Diem, Hark, and Johnson . Roque.
Late Arrivals Commissioners Eastwood
Others Sue Fitzgerald, Planner
Absent Commissioners Peterson
Chairperson Lieberman commented on the fire at the Stillwater Territorial Prison It is a
great loss for the city and the developers
APPROVAL OF MINUTES
Motion made by Commissioner Johnson, seconded by Commissioner Tomten to
approve the August 5, 2002 commission minutes with changes Motion passed
unanimously
Case No DR/02-40 Design review of signage for H&R Block at 1310 West
Frontage Rd Lee Reiter of LEROY Signs, representing applicant
Mr Reiter requested design approval to replace existing signage with new
signage Currently H&R Block has red channel lettering H&R Block want to
replace it with black lettering that becomes white lettering at night They also are
requesting approval of a green illuminated square to the left of the name
Motion made by Commissioner Johnson, seconded by Commissioner Hark to approve
the signage design for H&R Block at 1310 West Frontage Road with the following
conditions
1 The black letter is retained during the day and after lit at night with white light
surrounding each letter
2 No additional signage
Motion passed unanimously
Case No DR/02-45 Design review of signage for North Main Studio at 402 North
Main Street City Planner Fitzgerald representing Carl Erickson, applicant
The applicant requested design approval for a 2 feet by 14 feet sign The sign will
have a "Celadon' green background with navy blue lettering There will be a
raised brown cup on the left side of the lettering The sign will not be lit
1
City of Stillwater
Heritage Preservation Committee
September 4, 2002
Commissioner Johnson was concerned about the width of the store front, but
City Planner Fitzgerald informed him that the size of the signage meets the
requirements
Commissioner Tomten commented on the compatibility of the sign with other
signs on the building
Motion made by Commissioner Tomten, seconded by Commissioner Diem to approve
the signage design for North Main Studio at 402 North Main Street with the following
conditions
1 No additional signage
2 All revisions to the approve sign package shall be reviewed and approved by the
Heritage Preservation Commission
Motion passed unanimously
Case No DR/02-46 Design review of signage for American Express Financial
Advisors Jeff Wegge, applicant
Mr Wegge requested design approval of a proposed 30 inch by 30 inch
projecting sign for American Express Financial Advisors to be located in the area
of the transom windows The bottom of the sign would be approximately 12 feet
from the sidewalks The sign will hang from a black metal bracket It will be lit
with a small dome shape light fixture The sign will have a blue square with the
words 'American Express" outlined in white The background of the sign will be
gray with the words Financial Advisors" in black
Commissioner Tomten was concerned about the size of the signage, but the sign
is under the maximum requirements
City Planner Fitzgerald commented on Mr Wegge's willingness to work with the
City
Motion made by Commissioner Johnson, seconded by Commissioner Diem to approve
the signage design with the following conditions
1 No additional signage
2 Lighting of the sign will be reviewed upon complaint
3 The lighting of the sign will be either a single mushroom light or a pair of down lit
gooseneck lights
Ea
City of Stillwater
Heritage Preservation Committee
September 4, 2002
Case No DR/02-47 Design review of the Lofts of Stillwater located at 501 North
Main Street Joe Musof of J Buxell Architecture, representing applicant
Mr Musof requested conceptual design approval for a multi -family
condominiums, which will be called The Lofts of Stillwater The applicant
proposed five floors with parking underneath There would be four floors of living
space with approximately 66-67 condos and the roof plan would have a party
room and decks The exterior facade of the building would be primarily brick and
glass with stone trim The site is 1 44 acres 125 interior parking spaces for the
units would be provided on the lowest level of the building
Commissioner Tomten concerned about the use being completely residential
since the original plan included retail space in the lower level
Mark Seitteman, owner of the budding gave an overview of the plan and
explained the reason for removing retail from the plan Mr Seitteman felt
because of the economical situation retail space would be difficult to rent and it
would not be a practical decision
Commissioner Hark inquired about a possible association controlling items that
would be placed on patios
Commissioner Johnson had mixed feelings about the project He would like to
see retail in the plan He was concerned about the elevations Commissioner
Johnson would like the applicant to reduce the height of the building and find
another way to screen mechanical equipment on the roof
Motion made by Commissioner Johnson, seconded by Commissioner Eastwood to
approve the conceptual plan for The Lofts of Stillwater at 501 North Main Street with the
following conditions
1 All utilities shall be completely screened from public view
2 All landscaping shall be installed before utility release or final project inspection
No project shall be phased unless the Planning Commission grants approval
3 Continuous concrete curbing shall be installed to separate parking areas from
landscape areas
4 Handicapped parking spaces and signage, in compliance with State
requirements, shall be shown on building permit plans and installed before final
inspection of the project
5 The street address of the building shall be displayed in a location conspicuous
from the public street
3
City of Stillwater
Heritage Preservation Committee
September 4, 2002
6 The trash enclosure shall be made of a sturdy solid masonry material, with trash
receptacles screened from view and compatible with the color and materials of
the project and a detail provided to the Planning Department
7 fencing, as indicated on the plans, shall protect all trees required to remain on
site or other necessary measure shall be taken to prevent damage during
construction activity
8 No roof equipment shall be visible to the general public
9 All gutters, downspouts, flashings, etc shall be painted to match the color of the
adjacent surface
10 Construction projects shall conform to the City's Noise ordinance Construction
during the dry season shall mitigate excess dust problems
11 A sign permit shall be required for all project signs
12 Grading and drainage plan to be approve by the City Engineer before building
permits are issued
13 Sign package to be approved by the Heritage Preservation Commission,
including directional signs
14 All security lights on the building shall be down lit and a plan submitted to the
Planning Department
15 All exterior modification to the approved plan are to be reviewed by the
Community Development Director
Motion passed unanimously
Case DR/02-48 Design review of signage for Cub Discount Liquor located at
1801 Market Drive Rick Palmateer, representing applicant
Mr Palmateer requested design approval of a wall sign for Cub Discount to be
placed on the northwest side of the Cub building It would consist of a 5 foot
"Cub" and 22 inch raceway mounted "Discount Liquor" single face illuminated
wall sign The colors are the same as the existing Cub sign on the southwest of
the building This sign will remain and not be replaced The existing "Pharmacy"
sign will also remain
Motion made by Commissioner Tomten, seconded by Commissioner Eastwood to
approve the signage design for Cub Discount Liquor with the following conditions
1 No additional signage
2 All revisions to the approved plan shall be reviewed and approved by the
Heritage Preservation Commission
Motion passed unanimously
4
City of Stillwater
Heritage Preservation Committee
September 4, 2002
Case No DR/02-49 Design review of signage for St Croix Orthopaedics located
at 1951 Northwestern Avenue Ross Buschman, representing applicant
Mr Buschman requested design approval of a sign package for the DiaSonn
buildings and approval of signage for St Croix Orthopaedics There will be four
signs Sign number 1 will be a shared directional sign, DiaSonn is on the top of
the sign It will be 24 inches by 48 inches, the color will be the same as DiaSonn,
blue background with white lettering The sign will not be lit Sign number 2 is a
24 inch by 36 inch direction sign for St Croix Orthopaedics It will have a blue
background with white lettering This sigh will not be lit Sign number 3 is a 5 feet
by 7 feet 3 inch freestanding sign that will have "St Croix Orthopaedics' and
other potential tenant names on it This sign will have a brown background with
white backlit lettering on it Sign number 4 is a replacement of the face of an
existing monument sign it currently reads "DiaSonn and American Standard"
The new monument sign will read "DiaSorin Centre" with the address It will be
blue with white backlit letters
Commissioner had no concerns about the signage
Motion made by Commissioner Johnson, seconded by Commissioner Hark to approve
signage package for DiaSonn buildings and signage for St Croix Orthopaedics with the
following conditions
No additional signage
Motion passed unanimously
Case No DR/02-50 Design review of addition and remodel of St Paul Lutheran
Church located at 609 South Fifth Street Michael Hoefler - Architectural Network,
representing applicant
Mr Hoefler requested design approval for a 3,042 square foot addition to the
existing church The proposed addition will replace the existing link and courtyard
between the original church structure and the 1966 addition All exterior finishes
will match existing brick and trim materials Aluminum composite panes located
on the northeast part of the roof will screen the roof top units Two air
conditioning units are located on the ground on the northwest side of the building
Trash storage will be within the budding
The parking lot will be lit with six 20 foot light poles and parking north of the
church will have two poles The fixtures will be a shoebox" type keeping the light
on the property
City of Stillwater
Heritage Preservation Committee
September 4, 2002
A 5 foot by 10 foot stone and brick monument sign was proposed at the entry on
South Fourth Street The brick would match the building brick It will be lit with
ground lighting
Commissioner Johnson inquired about the possibility of additional landscaping
Commissioner Tomten requested the use of shorter light poles
Motion made by Commissioner Johnson, seconded by Commissioner Tomten to
approve the design for a 3,042 square foot addition to the existing church at 609 South
Fifth Street with the following conditions
1 All revisions to the approved plans shall be reviewed and approved by the
Heritage Preservation Commission
2 Landscaping shall be completed before the Budding Official issues Certificate of
Occupancy
3 All utilities shall be shielded from direct view
4 Light sources shall be shielded from direct view and protected from damage by
vehicles
5 Continuous concrete curbing shall be installed to separate parking areas from
landscape areas
6 Handicapped parking spaces and signage, in compliance with State
requirements, shall be shown on building permit plans and installed before final
inspection of project
7 The street address of the building shall be displayed in a location conspicuous
from the public street
8 Fencing, as indicated on the plans, shall protect all trees required to remain on
site, or other necessary measures shall be taken to prevent damage during
construction activity
9 No roof equipment shall be visible to the general public
10 All gutters, downspouts, flashings, etc shall be painted to match the color of the
adjacent surface
11 Construction projects shall conform to the City's Noise ordinance Construction
during the dry season shall mitigate excess dust problems
12 A sign permit shall be required for all project signs
13 Grading and drainage plan to be reviewed by the City Engineer before building
permits are issued
14 All security lights on the building shall be down lit
15 All exterior modifications to the approved plan are to be reviewed by the
Community Development Director
Motion passed unanimously
3
City of Stillwater
Heritage Preservation Committee
September 4, 2002
Case No DR/02-51 Design review of signage for Bethany Evangelical Covenant
Church located at 6490 Stillwater Blvd Jerry Turnquist and Gayle Peters,
representing applicant
At the December 3, 2001 Heritage Preservation Commission meeting a new
addition and signage for the church was approved
Mrs Peters and Mr Turnquist requested a revision to the approved location of
the sign The sign was originally shown to replace the existing monument
location The intention now is to site the sign 15 feet from the property line
perpendicular to the vertical part of the mounted cross on the east side of the
church The design of the monument sign has not changed since the
Commission last reviewed the design, except for the reader board is now shown
to be backlit and white
Commissioner Johnson was concerned about the size of reader board He
requested that the size of the white space remain minimal
Motion made by Commissioner Johnson, seconded by Commissioner Tomten to
approve the revised placement for the monument sign for Bethany Evangelical
Covenant Church at 6490 Stillwater Blvd With the following conditions
1 All revisions to the approved plan shall be reviewed and approved by the
Heritage Preservation Commission
2 The existing two signs shall be removed
3 The size of the reader board shall be reduced by using lower wattage light bulbs
or the translucency of the material
Motion passed unanimously
OTHER ITEMS
A Update on Churchill Nelson & Slaughter Addition
Council Member Bealka requested clarification on the selection process for
research work The Commission informed Council Member Bealka that resumes
are reviewed and then selected for consideration
B Photo assignments for Churchill Nelson & Slaughter Addition
C Art Gallery Easel - Q'Z/b2-52 DbSIC�rD MU LQ4Q 0"F
7
City of Stillwater
Heritage Preservation Committee
September 4, 2002
The easel was previously approved from the Nelson Street location This sign will
be larger than the projecting sign The square footage for the new sign is
allowable
Motion made by Commissioner Diem, seconded by Commissioner Johnson to approve
easel for the Art Gallery Motion passed unanimously
ADJOURNMENT
Motion made by Chairperson Lieberman, seconded by Commissioner Tomten to
adjourn the meeting at 9 32 pm Motion passed unanimously
Respectfully submitted,
Bobbi Ward
Recording Secretary
0
Page 1 of 1
Sue Fitzgerald
From Robert T Gag [RobGag@tierneybrothers com]
Sent Tuesday September 10 2002 8 39 AM
To Sue Fitzgerald
Cc pwteske@msn com ranumlaw@earthlink net, Steve Russell
Subject Request to be on the agenda at the October 7th Heritage Preservation
Sue -
Three members from the Planning Commission are requesting time at the next Heritage Preservation Commission
to discuss possible guidelines for the following
1 When a home is demolished in the old part of town
2 When there is a sub division and a home is going to be built in the old part of town
Thank you in advance
Robert T Gag
Sales Representative
TIERNEY BROTHERS, INC
Winning Presentation Tools Since 1977
3300 University Avenue SE
Minneapolis MN 55414 3326
www tierneybrothers com
Phone 800 933 7337 ext 246
Fax 612 3318960 Cell 612 889 1505
<mailto robearobRgc,@1;erneybrothers com>
9/10/2002
HERITAGE PRESERVATION COMMISSION
APPLICATION REVIEW FORM
CASE NO DR/02-53
Heritage Preservation Date October 7,2002
Project Location 1650 Market Drive
Comprehensive Plan District Business Park Commercial
Zoning District BP-C
Applicant's Name Debra L Auer
Type of Application Design Review
Project Description Design review for signage for Curves for Women
Discussion
The applicant is requesting design review of two signs for the business above The sign
proposed for the north side of the building (Market Drive) is an existing sign that was
used at the applicants' previous site on Stillwater Blvd The second sign would be an
18" by 15' sign proposed for the south side of the building (Stillwater Blvd) Both signs
are the same size, the word "CURVES" is 18" high and is maroon color and "FOR
WOMEN" is 13"inches high and are black in color Both signs are on internally lit
Recommendation.
Approval as conditioned
Conditions of Approval
1 No additional signage
2 All revisions shall be reviewed and approved by the Heritage Preservation
Commission
Findings
The proposal meets the intent of the West Business Park Design Guidelines
Attachments.
Application Form/Letter/Site Plan
Case No
Date Filed 9
Receipt No. -
Fee: $25.00
DESIGN REVIEW APPLICATION FORM
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF STILLWATER
216 NORTH FOURTH STREET
STILLWATER, MN 55082
The applicant is responsible for the completeness and accuracy of all forms and
supporting material submitted in connection with any application Photos,
sketches and a letter of intent is required All supporting material (i.e photos,
sketches, etc ) submitted with application becomes the property of the City of
Stillwater Fourteen (14) copies of all supporting materials is required
All following Information is required
PROPERTY IDENTIFICATION
Address of ProjeAssessor's Parcel No 3a0 30 a03 a 00S3
Zoning District ` C Description of Project in detail L
"I herebystate the foregoing statements and ail data, information and evidence
submitted herewith in all respects, to the best of my knowledge and belief, to be
true and correct. I further certify I will compiy with the permit if it is granted and
used
If representative is not property owner, then property owner's signature is required
Property Owner�a�Representative
Mailing Address I-t:c Mailing Address
City State Zip City State Zip Sa
Telephone No i � 5 I - -7 3� [�� �� �) Telephone No 1) 3,51 ' i
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H \mcnamara\sheda\2002\des1gn review permitwpd Apnl 12, 2002
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HERITAGE PRESERVATION COMMISSION
APPLICATION REVIEW FORM
CASE NO DR/02-54
Heritage Preservation Date October 7,2002
Project Location City Lot North of 501 North Main Street
Comprehensive Plan District Central Business District
Zoning District CBD
Applicant's Name Jay Feider
Type of Application Design Review
Project Description Design review of a temporary sales office for The
Lofts of Stillwater
Dismamon
The applicant is requesting design approval of two mobile trailers connected together to
create a 24 ft by 44 ft temporary sales office The trailer would be on site around
October 15 thru August 1, 2003 Exterior fagade colors will be light grey with blue
awnings and a blue band around the top of the building The band is shown with white
signage on it It is staffs suggestion that all signage be placed on the proposed sign
The proposed sign 4 ft by 8 ft would be located by the entry to the office The sign will
have a blue background with brown trim and white and brown lettering Hours will be
weekdays M-F, 10 am to 2 pm and 4 pm to 8 pm Weekends, 10 am to 4 pm Lighting
of the site would be from existing parking lot lighting and a light above the entry door
Recommendation
Approval as conditioned
Conditions of Approval
1 All revisions to the approved plan shall be reviewed and approved by the
Heritage Preservation Commission
2 All signage shall be on the one 4' by 8' sign
3 Potted trees and plants shall be displayed around the front of the office
Findings
The proposal meets the intent of the Downtown Design Guidelines
Attachments•
Application Form/Letter/Site Plan/Photos
Planning Admen Form Page 1 of 2
Case No •
Date Filed
Fee Paid o
Receipt No 00
PLANNING ADMINISTRATION FORM
Action Requested
Fee
— Certificate of Compliance
$70
_ Conditional or Special Use Permit
$50/$200
COMMUNITY
x Design Review
(1$-25:D
DEVELOPMENT
DEPARTMENT
— Planned Unit Development*
$500
_ Variance
$70/$200
Sti North Fourth Street
Stillwater, MN 55082
— Comprehensive Plan Amendment*
$500
(612) 430-8820
— Zoning Amendment*
$300
— Subdivision*
$100+$50/lot
— Resubdivision
Total
$100
°°
Fee
*An escrow fee is also required to cover the costs of attorney and engineering fees (see Step 3,
Filing the Application)
The applicant is responsible for the completeness and accuracy of all forms and supporting
material submitted in connection with any application
PROPERTY IDENTIFICATION
Address of Project_ 5q K /* g !ST Assessor's Parcel No
Zoning District Descnotion of Protect 't'1GJLLit2.AA7"-.�
7 hereby state the foregoing statements and all data information and evidence submitted herewith in all respects to the
best of my knowledge and belief true and correct If further certify I will comply with the permit if it is granted and
used "
,. t`i mom
Property Owner Representativ Q
Mailing Address Mailmg Address
Telephone No Telephone No
Signature Signature
—AF
SITE AND PROJECT DESCRIPTION
http //www ci stillwater mn us/cityhall/departments/comm_dev/planform html 9/25/02
Planning Admin Form Page 2 of 2
Lot Size (dimensions) x Total building floor Area sq ft
Land Area Existing sq ft
Height of Buildings Stones------ Feet Proposed sq ft
Principal -- - ---- ----- Paved Impervious Area sq ft
Accessory Number of off street parking spaces provided
Back to Community Development Department
http //www cn stnllwater inn us/cityhalUdepartments/comm—dev/planforin html 9/25/02
GENERAL CONTRACTOR
September 25 2002
City of Stillwater
216 North Fourth Street
Stillwater MN 55082
Re Temporary Sales Office
Lofts of Stillwater
501 North Main Street
Dear Members of the Committee
Sent via facsimile 651-430-8810
The attached information is an application to install a temporary sales office for the Lofts of
Stillwater project at 501 North Main Street The sales office is made with two (2) designer
series mobile traders connected together to create a 44 x 24 office It will be located on the
City lot just north of the 501 North Main Street site
Location See attached site plan
Signage Similar to signage shown on sales office elevation and 4 x 8' sign at entry
Hours Weekdays M— F 10 00 a m— 2 00 p m and 4 00 — 8 00 p m
Weekends 10 00 a m— 4 00 p m
Lighting Existing parking lot lighting and light above entry door
Awnings Blue canvas
Toilet Interior handicap accessible Storage tank emptied weekly
Water Bottled water
Electrical Electrical will be fed overhead using a temporary pole on the east side of parking
lot
Ramp A wood handicap ramp will be installed outside to meet code
Thank you for reviewing our application I plan to be at the meeting to answer any questions
you may have
Sincerely
CONSTRLICT116N 70, INC
4W*
Jay W Feider
Vice President
cc
Encl
Construction 70 Inc
2808 Anthony Lane South • Minneapolis MN 55418
612 781 0100 • Fax 612 781 -0123 • www construction70 com
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ELEGANT 70-i. NIT CONDOMINIUM
COMING IN 2004.
CALL EDINA REALTY AT 651.430.7513 FOR
PRIME SELECTION OF RIVER VIEWS.
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24' X 44' Designer Suite
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END
UNIT # 005745-005746 SERIAL # 48117521-48117522
HERITAGE PRESERVATION COMMISSION
APPLICATION REVIEW FORM
CASE NO DR/02-55
Heritage Preservation Date October 7,2002
Project Location Market Drive north of Video Update
Comprehensive Plan District Business Park Commercial District
Zoning District BP-C
Applicant's Name Jay Feider representing KFP Investment Properties
Type of Application Design Review
Project Description Design review of retail building
Discussion
The applicant is requesting design approval for a retail building on the lot north of Video
Update, no address as of the date this report The buildings' architectural style, colors
and materials will match the Target/Cub buildings The Landscape Plan is included
After reviewing the plan, it is staffs suggestion that the Colorado Blue Spruce be
replaced with Black Hills Spruce or some other species that is disease resistant The
parking lot lighting fixtures will be "shoebox" style, on a 24 feet high pole A sign
package has been submitted, when the building is leased, the tenants will request
individual sign approvals The signage space on the west elevation should be
discussed at the meeting The enclosed trash receptacle will be screened with plant
materials
Conditions of Approval
1 All utilities shall be completely screened from public view
2 All landscaping shall be installed before utility release or final project inspection
No project shall be phased unless the Planning Commission grants approval
3 Continuous concrete curbing shall be installed to separate parking areas from
landscape areas
4 Handicapped parking spaces and signage, in compliance with State
requirements, shall be shown on building permit plans and installed before final
inspection of the project
5 The street address of the building shall be displayed in a location conspicuous
from the public street
6 The trash enclosure shall be made of a sturdy opaque masonry material, with
trash receptacles screened from view and compatible with the color and
materials of the project
7 All trees required to remain on site, as indicated on the plans, shall be protected
by fencing or other necessary measures shall be taken to prevent damage during
construction activity
8 No roof equipment shall be visible to the general public
9 All gutters, downspouts, flashings, etc shall be painted to match the color of the
adjacent surface
10 Construction projects shall conform to the City's Noise ordinance Construction
during the dry season shall mitigate excess dust problems
11 A sign permit shall be required for all project signs
12 Grading and drainage plan to be approved by City Engineer before building permits
are issued
13 Sign package to be approved by the Heritage Preservation Commission, including
directional signs
14 Exterior lighting plan to be reviewed and approved by the Heritage Preservation
Commission
15 All security lights on building shall be downlit
16 A sign permit is required for signage
17 All exterior modifications to the approved plan are to be reviewed by Community
Development Director
Recommendation
Approval as conditioned
Findings
The proposal meets the intent of the West Business Park Design Guidelines
Attachments.
Application Form/Letter/Site Plan/Elevations/Photo
r
j5/2oh•= 14 sa 4308010 • CITY OF STILLVIATER PAGE 82
Case Iao, p -
vate r;
9-
WACW!VtK9---
Fee.- $25.00
DF.WG1% REWEW APPLICATION IFORM
COMMUNrFy DEVELOPMWr DEPARTMENT
cm op s'TnxW^:lmK
216 NORTH FOURTH STREE'P
SfULWATER, NN! SSM12
The applicant Is responsible for the eoeepleteness and accuracy of all t'on ns and
supportifto material subfnedmd in conneetlon with anY appUcation. Photos,
skelthes and a leftw of intent is regWar". AN MPPOMMI-'(Oteriaif fl e. Phoomf
sketCUes, em) submitted wKh application becwmes the property of the CRY of
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washingtonpost com Cashing In on Cachet Historic Listing Can Boost Home Value Page 1 of 4
washingtonpost corn
Cashing In on Cachet: Historic Listing Can Boost Home Value
By Susan Straight
Special to The Washington Post
Saturday September 14 2002 Page H01
Getting their neighborhood named to the National Register of Historic Places this spring gives residents of Lyon Village in North
Arlington more than bragging rights — it may also help their property values
In recent years several studies have concluded that a historic designation increases values in a neighborhood A 2001 study of
Abilene, Tex conducted by researchers from Pennsylvania State and Rutgers universities shows that the benefits of historic
designation outweigh the costs for residents It also found that the additional property tax money the government brings in is greater
than the costs associated with preservation tax incentives
Another study, by the research center of the Government Finance Officers Association found that historic preservation activities
increase property value createjobs and boost tourism and expenditures by owners of buildings that operate as historic attractions
The center headquartered in Chicago, provides public finance research and advisory services to communities A different study,
published in thejournal of the American Real Estate and Urban Economics Association found that historic designation influences
adjacent owners to maintain or rehabilitate their properties
The National Register is "the nation's official list of cultural resources worthy of preservation," according to the National Park Service,
which maintains the register Its 75 000 listings include not only such recognizable landmarks as the White House and the Capitol, but
also humbler properties and neighborhoods across the cousntry
Lyon Village, built mostly by developer Frank Lyon in the 1920s and 1930s lies between Kirkwood Road Lee Highway, Wilson
Boulevard and North Veitch Street In December it became the first early 20th century Arlington neighborhood to be listed on the
Virginia Landmarks Register it was named to the National Register in May
The community still includes its original dwelling the dairy farmhouse of Roger Cruit, which was built in the mid-1800s Ditty Boaz,
a community histonan, said the house was used as a medical facility during the Civil War After Lyon began the development, Lyon
Village became one of the early streetcar suburbs that sprang up around Washington in the 1930s and 1940s It contains many
architectural styles Colonial Revival Georgian Revival Craftsman Tudor Revival Spanish Mission Revival
Residents may notice no immediate difference in practical terms because the National Register designation carries no restrictions on
building additions or renovations
However available county and state tax breaks on renovations are a major incentive for some residents, said Michael Leventhal,
coordinator of the Arlington County Historic Preservation Program "I've already received several calls from Lyon Village residents
about doing preservation work on their homes " Leventhal said While they do not need permission to make alterations, residents can
rely on Leventhal's office to help fill out the tax paperwork
Local preservationists work hard to document the vast history of the Washington area Montgomery County, for example, has 60
entries on the National Register including l 1 districts said Clare L Cavicchi historic preservation planner for the Montgomery
County Department of Park and Planning
Including Lyon Village, Arlington County has 32 listings on the National Register and is submitting applications to add more than 10
neighborhoods and buildings in the next year
One of the reasons historic designation is thought to boost home value is that it encourages residents to maintain their property in its
current state But inclusion on the National Register is not enough to enforce home maintenance
The real protection against both degradation and alteration of homes in a neighborhood comes from local historic preservation
protections rather than National Register designation, said Constance E Beaumont, director of state and local policy for the National
Trust for Historic Preservation When an area has local historic designation a county -appointed board usually oversees approval of
any renovations to the exteriors of neighborhood homes
http //www washingtonpost com/ac2/wp-dyn/A13552-2002Sep1371anguage=printer 9/19/02
washingtonpost com Cashing In on Cachet Histonc Listing Can Boost Home Value Page 2 of 4
Since 1979, Montgomery County has assigned historic designations to 389 individual sites and 20 historic districts as part of its
Master Plan for Historic Preservation Arlington County has assigned local designation to more than 400 individual sites and 28
districts
To guarantee the structures in a historic district do not deteriorate some nationally designated districts seek out local designation
Local ordinances "protect significant lustonc property to make sure it lasts for others to enjoy," Cavicclu said
Some neighborhoods pursue local designation to preserve the integrity of the existing structures and follow it by national designation
for the cachet
The Maywood neighborhood in North Arlington for example was named a county historic neighborhood in 1989, and tlus year was
nominated to the National Register If approved it would receive the designation in the spring
Maywood was not always comfortable with its designation, which controlled permissible "tenor building materials and required
approval from a county -appointed board for any "tenor home renovations In 1995 some residents tried unsuccessfully to have the
historic designation removed
A dispute erupted in 1997 in another neighborhood Chevy Chase Village, when the Montgomery County Historic Preservation
Commission voted on whether to include it as a local historic district The commission had designated the adjacent West Lenox Street
district two years earlier and sought to expand the district to include the 315 village homes
After rancorous debate among county preservationists, affected residents and their citizens association, the neighborhood was named
to the preservation plan in 1998
Since then Cavicchi says the community has had a number of successful projects reviewed by the county Histonc Preservation
Commission which rules on major external changes to a residence in a county historic district She said she does not know of any
lasting hostility toward the historic designation in Chevy Chase Village
In the past, conflict over local historic designation has grown contentious enough to warrant the attention of the highest court in the
country Historic preservation itself was upheld by the Supreme Court in 1978 when the Penn Central Transportation Co took New
York City to court over restrictions to its landmark Grand Central Terminal in Manhattan The court found in favor of the city
States or cities may enact land -use controls to preserve the "character and desirable aesthetic features" of structures or areas with
"special historic architectural or cultural significance," the court ruled
Richard C Collins, founder of the Institute for Environmental Negotiation at the University of Virginia, is often called in to mediate
land -use issues, including battles between developers and preservationists One of the most important effects historic designation has
on a community is the degree to which residents unite to protect their neighborhood from change Collins said
Residents of historically designated communities have "a strong sense of who they are a sense of specialness and rootedness that
is lacking in many communities, a desire to protect those things they share " Collins said
"A neighborhood wouldn't receive historic designation if there wasn't a sense of something worth identifying and protecting to begin
with " he added
Collins is currently mediating between historic St Michaels on Maryland's Eastern Shore and District based developer Midland Cos
over a proposed 89-acre 300-plus unit development to be built adjacent to the old town of St Michaels St Michaels is listed on the
National Register
Save Our St Michaels known as SOS is a several -hundred -member group working to protect the integrity of the district "SOS has
never been against development " said Donald Campbell, the group's co-chairman "It all boils down to the density" of the new
development, which SOS fears would gridlock the one thoroughfare historic district and discourage tourists from visiting
The strong sense of history in St Michaels goes back to its listing on the National Register in the early 1970s said Chenl Thomas,
town clerk manager
Collins notes that protection at the local level is the real hedge against internal alteration of a neighborhood but in the case of St
Michaels without a local historic designation the issue is whether the historic district can maintain its current atmosphere if the
http //www washingtonpost com/ac2/wp-dyn/A13552-2002Sep13?language=pnnter 9/19/02
washtngtonpostcom Cashing In on Cachet Historic Listing Can Boost Home Value Page 3 of 4
proposed adjacent development increases the population by nearly half "No one is suggesting altering the town It's a concern that
the new construction would hurt the economic vitality of the historic town " he said
The economic impact of the designation depends on the characteristics of the site, Collins said In an urban setting, a historic
designation generally causes prices to go up, along with a sense of security and value
Midland Cos President George Valanos says the revised development plans winch will be reintroduced to the St Michaels planning
commission as soon as Sept 26 specify a lower density — 3 5 dwelling units per acre — than the current historic district, which
contains a little more than four units per acre The plan includes an eight -acre park along the waterfront that will be deeded to the
town
Valanos said his company has taken pains to preserve the appearance of old St Michaels in the building plans in such elements as roof
pitches, materials porches and window styles The building materials include metal and cedar, but not slate in keeping with the
existing construction in St Michaels he said
Mediation between competing interests of preservation and progress is complex In the case of St Michaels Collins says he was torn
between the developer's design, which is "very historically anchored with the design of the town of St Michaels " and "sympathy for
those seeking to preserve the nature of the town "
Historic designation tends to be especially popular in large jurisdictions where the local government is more pro -development than the
communities, said William A Fischel a professor of economics at Dartmouth College Local neighborhoods might apply for historic
designation simply to protect their brownstones from city hall, he said In general, he noted, the economic evidence of what historic
preservation does to property value is mixed depending on the size of the district or the buildings
Local ordinances tend to be hard on property values for owners of individually designated buildings because the ordinances typically
prevent significant modifications or removal Changes can be expensive since preventing or regulating change is the purpose of the
ordinances
What tends to boost values is when a group of houses or neighborhood decides to get together and work for historic designation to
stabilize the neighborhood and make sure the land use does not change, Fischel said The benefit of historic designation is often in
protecting current zoning laws, and thus, protecting current residents
But beware the law of diminishing returns if too many neighborhoods in an area are deemed historic, said Edward Coulson, an
associate professor of economics at Penn State Coulson and his colleagues are conducting a study to determine whether
neighborhoods change demographically as a result of historic designation They are interested in finding out whether neighbors are
trying to keep their neighborhood s status quo or upgrade as new owners, seeking the status of living in a historic area, move in They
expect the results to be published sometime in the fall
Lyon Village is not concerned about this says Bill Gearhart, president of the Lyon Village Citizens' Association "What's good for us
is good for surrounding neighborhoods too," he said One of the major benefits cited to lum and other residents of Lyon Village
during the application process was the potential of propping up home prices in periods of economic downturn Extending tins value to
Lyon Village's surrounding neighborhoods enhances the attractiveness of them all, Gearhart said
Coulson echoed Fischel's idea that historic designation benefits a neighborhood more than a single building or homeowner
"If rt'sjust your own house you're tying your hands in exchange for a little plaque," he said However, if neighbors bond together to
designate the whole neighborhood, they are each providing promises to each other that "this house will be kept up "
In terms of individual property values, it's just as beneficial to an individual homeowner in the neighborhood Coulson said If historic
designation does raise property values then those who don't care about history or the cachet of living in this type of neighborhood will
buy somewhere else, he said
Collins, the mediator, acknowledges that historic designation itself can create a self-fulfilling perception of value "If people think
something has value and quality, it will translate into price," he said
Peter VanDoren, editor of the Cato Institute's Libertanan-leaning Regulation magazine says historic designation isjust another way to
achieve economic segregation "You can't get away with saying 'let's keep this neighborhood all upper -middle- and upper-class,' "
VanDoren said "But make a neighborhood historic and it achieves the same end "
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washtngtonpost com Cashing In on Cachet Historic Listing Can Boost Home Value Page 4 of 4
VanDoren, who studies the economics of zoning and land use issues, sees historic designation primarily as achieving three goals
restricting entry limiting development and reducing the potential capital gains that can be realized from land Historic designation
benefits only current residents VanDoren said
"Old Town [Alexandria] would have had greater density by now" if it did not have restrictions governing building and tear downs he
said "The only reason it doesn't have the density of Ballston [m Arlington] is because of its restrictions " he concluded
But for now Lyon Village is going to bask in its new glory "We'rejust proud of our neighborhood " historian Boaz said
0 2002 The Washington Post Company
http //www washingtonpost com/ac2/wp-dyn/A13552-2002Sepl37language=punter 9/19/02
Historic houses come tumbling down I csmonttor corn
Pagel of 5
from the July 31 2002 edition http/AwwwosmonrtorconV2002/0731/pllsO241hchtmI
Historic houses come tumbling down
Teardowns are threatening the character of some older communities
By Ross Atkin I Staff writer of The Christian Science Monitor
Mike Matthews doesn t claim that Davy Crockett hung up his coonskin cap in the Park Cites neighborhood
of Dallas or that Texas hero Stephen Austin slept there Still he strongly believes that the historic character
of the area — filled with homes originally constructed from 1910 through 1940 — is worth saving
The threat to his community? Teardowns
Teardowns aren't new of course The practice of demolishing a small house in a desirable neighborhood
and building a huge new house on the lot has been around for a number of years
But now the practice has gained a new wrinkle Homes with some historic significance are being tom down
and replaced by oversized McMansions out of character with the neighborhoods in which they re located
It s becoming such a pervasive trend that the National Trust for Historic Preservation has named teardowns
in historic neighborhoods to its annual list of 11 Most Endangered Places
"In just the last two years we started hearing more and more about this trend 'says Adrian Fine who tracks
and writes about the teardown threat for the trust "We had no idea it was so pervasive
More than a hundred communities in 20 states have been identified as dealing with actual teardowns or
threats of them
Losing 100 old houses yearly
Mr Matthews estimates that about 100 homes are bulldozed in his community every year Many incorporate
hard to -find craftsmanship and features such as slate roofs Tudor styling and stained glass windows
The trend really hit home for Matthews when the house next door was leveled It was similar to his own
home a charming 2 400-square foot Tudor built in 1929 In Its place is a nearly completed 6 500-square
foot French country style home with an asking price of about $1 4 million
A bond portfolio manager Matthews loves the patina of Park Cities which is made up of University Park and
Highland Park handsome communities near Southern Methodist University which are now engulfed by
Dallas This area is full of well built and well -designed homes many of which originally belonged to
prominent Dallas families
But is that enough to designate the neighborhood histonc"? Therein lies one of the big difficulties in saving
significant old houses from being tom down and replaced The definition of just what is historic vanes from
community to community state to state
In some cases the houses are the designs of well-known national or local architects such as Frank Lloyd
Wright or Richard Neutra
While high profile homes such as these make headlines those truly at the heart of this issue are regular
homes that collectively give a neighborhood its cohesive appearance and appeal its architectural and
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Historic houses come tumbling down I csmonttor com
environmental rhythm
Page 2 of 5
" feardowns radically change the fabric of a community' says Richard Moe the National Trust s president
"Without proper safeguards historic neighborhoods will lose the identities that drew residents to put down
roots in the first place
Although a study by the trust cites examples of historic teardowns from New Jersey to California suburban
Dallas has been hit especially hard
Two years ago Matthews decided enough is enough So he went door to door seeking to gauge interest in
saving the neighborhood
As it turns out there was plenty By the end of 2002 Preservation Paris Cities the grass roots advocacy
group he organized is expected to reach its goal of 1 000 members This is an impressive number since
only 400 people generally vote In Highland Park elections
'You have a community beginning to cry out for [preservation] says Craig Melde an architect who lives in
the neighborhood
And it s not just in the Park Cities or Dallas that people recognize the threat posed by teardowns in historic
areas
In cities across the country the same pattern holds Affluent suburbanites weary of long commutes seek
closer proximity to city jobs and amenities To feed this market developers and speculative builders buy up
old homes in inner -ring suburbs and in town residential neighborhoods often from elderly residents then
level them
The problem for these older areas occurs when buyers want large new homes and don t seem to mind the
costs either in dollars or demolition
Community activism
In Atlanta Karen Hubner of the city s Urban Design Commission says it can be agonizing to watch
neighborhoods lose historic fabric Yet it happens if no one approaches her understaffed office seeking
historic protections and designations
It really has to be a neighborhood initiative she says Its hard for the neighbors to do a lot of legwork up
front but they can demonstrate their interest to the political powers that be by the fact they ve already put a
certain amount of effort into their goal
To achieve official historic status she explains is often a tedious process of gathering facts and
photographs about each house plus compiling a neighborhood history with background on its role in the
city s overall history Simply citing the age of the houses is not enough
Architectural integrity and neighborhood history are major considerations too Does a neighborhood still
look essentially the same or has it become a mishmash of styles and eras? Did early civic leaders reside
there? Was it the first residential suburb in a metropolitan area?
The definition of a historic home is a subjective thing " says Moe of the National Trust Although some
people agree on what constitutes a historic district it s for each community to decide on its own There's no
one size fits all solution
Preservation strategies
"Taming the Teardown " a National Trust report outlines a number of possible strategies for protecting
historic neighborhoods
Designate historic and conservation districts that enable local boards to exercise design review to ensure
that traditional neighborhood character is not destroyed
Set floor area ratios and lot coverage requirements that keep the scale of new construction compatible with
http //www csmonttor com/2002/0731/p11s02-lihc htm 9/19/02
Historic houses come tumbling down I csmonitor com
existing homes
Page 3 of 5
Revise development standards for budding heights and widths front and side setbacks and other building
features to make new houses and additions fit in with the surrounding architecture
Provide financial incentives and technical assistance to help residents acquire and rehabilitate historic
homes
• Develop historic real estate marketing and education programs to inform realtors and potential buyers
about the history of older neighborhoods and provide rehabilitation guidance
Preservation Park Cities has tried to create a solid foundation by building its membership and emphasizing
community education before plunging into heavy duty political action
But in late August or early September the group is supposed to meet with the local town councils about a
possible preservation ordinance
Before the group s formation Mr Melde the architect wouldn t have even mentioned such an initiative But
now the climate has changed and residents aware that Park Cities excellent schools make the area a
prime target for teardowns are emboldened and encouraged "I think our political timing is about right " he
says
The intent of any proposed ordinance will be to ensure that houses are preserved and rehabilitated in an
appropriate manner However if a house doesn t contribute to the historic character of the neighborhood it
could be demolished as long as whatever replaces it is compatible with the overall look of the
neighborhood
Guidelines would address such points as size shape materials and massing
The exterior facade that faces the street is what we re most concerned about that it be a good blend with
the rest of the homes Matthews says
What we re really about is trying to preserve the streetscapes and the scale of the houses on the
streetscape adds Melde who serves on a three architect advisory panel for Preservation Park Cities
"We re not promoting freezing everything in place and not doing anything
Much can be done on the back side of house lots either in terms of new house construction or additions to
old ones
Melde in fact is planning to add a family room onto the back of his 1916 vintage Prairie style house
He says there are two things generally missing in older homes that today s buyers want kitchen/family
rooms and storage/bathrooms for the master bedroom The first in particular he says is a fairly easy add -
on which can be accomplished with no loss of historical integrity
Where a strong case for preservation doesn t exist — such as when there are major structural problems or no
real historic value — Melde understands the reasons for tearing down the structure But too often he says
historically significant houses are razed that may have had only minor structural problems That s partly why
he and his fellow consulting architects on call offer free assessments to potential buyers of Park Cities
properties
Can this house be rehabilitated?
It s more logical he figures to explore whether an old home is structurally stable or can be rehabilitated
before automatically opting to tear it down and build a faux chateau Once a McMansion has replaced a
neighborhood home it s like a domino effect; he observes
In defending teardowns builders developers and new -home buyers often say that in the US people have
always had the right to do whatever they want with their property provided they don t break any laws
But those in the preservation movement insist that the rights of neighbors who ve consciously invested in
http //www csmonitor com/2002/0731/pI 1 s02-1ihc Min 9/19/02
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Page 4 of 5
historic districts can t be ignored either
'We have a responsibility to our neighbors and community obligations in this country Moe observes
That s not to say every house needs to be preserved They don t Sometimes a teardown can be replaced
with a house that enhances a community s character I ve seen examples of that What we re really calling
for is respect for community character
Historic designations
Traditionally there are three types of historic designations local state and federal 'says Adrian Fine a
spokesman for the National Trust for Historic Preservation
The state and national designations are largely honorific but a local historic designation usually has real
teeth when it comes to things like rehabilitation and demolition The latter may prevent a homeowner from
remodeling with vinyl siding changing the exterior paint color or leveling a house and starting over
Because this involves ordinances it is a political process that may be difficult to achieve
Governmental agencies such as historic preservation commissions usually grant historic status at the state
and local level Nationally the National Park Service determines which districts sites buildings structures
and objects make it into the National Register of Historic Places (www cr nps qov)
Nominations of properties are accepted from governments organizations or individuals with evaluations
based on their significance to American history architecture archaeology engineering and culture
A lot of times groups or communities will first try to get [neighborhoods] on state or national listings with the
idea of budding awareness of the area Mr Fine says
Properties deemed historic are often identified as such with markers These start telling the story about the
neighborhood and its houses but they don t provide any tangible protection ' he explains
The real protections kick in with the creation of local historic districts '
If these are viewed as too restrictive and encounter stiff community opposition there is an alternative
conservation districts
With a conservation district the design commission cannot regulate development but it still plays an
advisory role in reviewing projects
Developers says Karen Hubner of Atlanta s Urban Design Commission have to go through the process and
listen to the commissions suggestions Although these can be ignored the process is much more effective
than you might think she observes An application in a conservation district is a public hearing so people
get to come from the neighborhood and either support or inquire about the [proposed] project
Sometimes lust the idea that you have to go and make a presentation in public can have an effect You re
not anonymous It s surprising the number of times this assists in getting a product the neighborhood feels
comfortable with
Historic home preservation sites
National Trust for Historic Preservation
www nationaltrust org
A nonprofit organization that is a leader in the preservation movement Publishes Preservation magazine
The Old House Web www oldhouseweb com
Ideas advice and community for old house enthusiasts
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Historic houses come tumbling down I csmonttor com
Old House Journal online www oldhouseoumal com
Page 5 of 5
How to magazine about restoring old homes
OldHouse com www oldhouse com
An interactive old -house network
This Old House www thtsoldhouse com
Television show and magazine
American Bungalow www ambungalow com
Magazine with a wealth of resources about presennng and restoring the modest American 20th-century
home
Old House Chronicle www oldhousechronlde com
Bimonthly lntemet based magazine about old houses and the people who live in them
Full HTML version of this story which may include photos graphics and -related links
Copyright 2r'Q2 The fhristian 4cienre Monitor All rights reserved
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from"July31 2=edidon mollw wcsffmftrcomr20021 Mrp11atl2-tw.htmt
Historic houses come tumbling down
Teardowns are threatening the character of some older communities
By Boss Atkin I Staff winter of The Chnstmn Science Momlor
Mike Matthews doesn't dawn thal Davy Crockett hung up his coonskin cap in the Park Cities neighborhood
of Dallas or that Texas hero Stephen Austin slept there Still he strongly believes that the historic character
of the area — filled with homes originally constructed from 1910 through 1940 — Is worth saving
The threat to his comri uirdy? Teardowns
Teardowns Arent new of course The pracbm of demolishing a small house in a desirable neighborhood
and building a huge new house on the lot has been around for a number of years
But now the practice has gained a new wrinkle Homes with some histonc significance are being tom down
and replaced by oversized McMansions out of character with the neighborhoods In which they re located
It's becoming such a pervasive trend that the National Trust for Historic Preservation has narred teardowns
in historic neighborhoods to its annual list of 11 Most Endangered Places
"In just the last two years we started hearing more and more about this trend " says Adrian Fine who tracks
and writes about the teardown threat for the trust. "We had no Idea it was so pervasive
More than a hundred communities in 20 states have been identified as dealing with actual teardowns or
threats of them.
Losing 100 old houses yearly
Mr Matthews estimates that about 100 homes are bulldozed in his community every year Many incorporate
hard-to-f rid craftsmanship and features such as slate roofs Tudor styling, and stained-glass windows
The trend realty hit home for Matthews when the house next doorwas leveled It was similar to his own
home a charming 2 400-square-toot Tudor built In 1929 In its place Is a nearly completed 6 500-square
foot French country style home, with an asking price of about $1 4 million
A bond portfolio manager, Matthews loves the patina of Park Cities which is made up of University Park and
Highland Park handsome communities near Southern Methodist University, which are now engulfed by
Dallas This area Is full of well bullt and well -designed homes many of which originally belonged to
prominent Dallas families
But is that enough to designate the neighborhood "historic'? Therein lies one of the big difficulties in saving
significant old houses from being tom down and replaced The definition of Just what is historic vanes from
community to community, state to state
In some cases the houses are the designs of well-known national or local architects, such as Frank Lloyd
Wright or Richard Noutra
VWule high profile homes such as these make headlines those truly at the heart of this issue are regular
homes that collectively give a neighborhood its cohesive appearance and appeal its architectural and
hup //wwwcsmonrtor com/2002/0731/p11s02-ilhc htm 9/19102
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Htstom houses come tumbling down I csmotutor com
P 03
Page 2 of 5
environmental rhythm.
"Teardowns radically change the fabric of a community" says Richard Moe the National Trust's president
"Without proper safeguards historic neighborhoods will lose the identities that draw residents to put down
roots In the first place "
Although a study by the trust cries examples of historic teardowns from New Jersey to California suburban
Dallas has been hit especially hard
Two years ago Matthews decided "enough is enough " so he went door to door seeking to gauge interest in
saving the neighborhood
As it turns out there was plenty By the and of 2002 Preservation Park Cities the grass -roots advocacy
group he organized is expected to reach its goal of 1000 members This Is an impressive number s noe
only 400 people generally vote in Highland Park elections
"You have a community beginning to cry out for (preservation]," says Craig Melds, an architect who lives in
the neighborhood
And its not just in the Park Cities, or Dallas, that people recognize the threat posed by teardowns In historic
areas
in cities across the country, the same pattern holds Affluent suburbanites weary of long commutes seek
closer proximity to city jobs and amenities To feed this market, developers and speculative builders buy up
old homes in inner -ring suburbs and in -town residential neighborhoods often from elderly residents then
level them
The problem for these older areas occurs when buyers want large new homes and don't seem to rrund the
costs either in dollars or demolition
Community actnnsm
in Atlanta Karen Hubner of the city's Urban Design Commission says it can be agonizing to watch
neighborhoods lose historic fabric Yet it happens If no one approaches her understaffed office seeking
historic protections and designations
it really has to be a neighborhood initiailve " she says "It's hard for the neigthtim to do a lot of legwork up
front but they can demonstrate their interest to the political powers that be by the fact they've already put a
certain amount of effort into their goal "
To achieve official historic status she explains is often a tedious process of gathering fads and
photographs about each house plus compiling a neighborhood history, with background on Its role In the
cdys overall history Simply citing the age of the houses is not enough
Architectural integrity and neighborhood history are major considerations too Does a neighborhood still
look essentially the same or has it become a mishmash of styles and eras? Did early civic leaders reside
there? Was it the fast residential suburb in a metropolitan area?
The definition of a historic home Is "a subjective thing" says Moe of the National Trust "Although some
people agree on what constitutes a historic district Ifs for each conununity to decide on its own There's no
one -size -fits -all solution "
Preservation strategies
"Taming the Teardown " a National Trust report, outlines a number of possible strategies for protecting
historic neighborhoods
Designate historic and conservation districts that enable local boards to exercise design review to ensure
that traditional neighborhood character Is not destroyed
• Set floor area ratios and lot -coverage requirements that keep the scale of new construction compatible with
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Page 3 of 5
existing homes
Revise development standards for building heights and widths front and side setbacks and other budding
features to make new houses and additions fit in with the surrounding architecture
Provide finanoal incentives and technical assistance to help residents acquire and rehabilitate historic
homes
Develop historic real-estate marketing and education programs to inform reattors and potential buyers
about the history of older neighborhoods and provide rehabilitation guidance
Preservation Park Cities has teed to create a solid foundation by building its membership and emphasizing
community education before plunging Into heavy-duty political action.
But in late August or early September the group is supposed to meet with the local town councils about a
possible preservation ordinance
Before the group s formation Mr Melde the architect, wouldn't have even mentioned such an initiative But
now the climate has changed and residents aware that Park Crties' excellent schools make the area a
prime target for teardowns are emboldened and encouraged "I think our political tirrung is about right he
says
The intent of any proposed ordnance will be to ensure that houses are preserved and rehabilitated in an
appropriate manner However if a house doesn't contribute to the historic character of the neighborhood it
could be demolished as long as whatever replaces it is compatible with the overall look of the
neighborhood
Gu delines would address such points as size shape, materials and massing
°The exterior facade that faces the street is what we re most concerned about that it be a good blend with
the rest of the homes " Matthews says
"What we're really about is trying to preserve the streetsoapes and the scale of the houses on the
streetscape ° adds Melds who serves on a three -architect advisory panel for Preservation Park Cities.
"We re not promoting freezing everything In place and not doing anything "
Much can be done on the back side of house lots, either in terms cf new -house construction or additions to
old ones
Melds in fact is planning to add a family room onto the back of his 1919-vintage Prairie style house
He says there are two things generally missing in older homes that today s buyers want kitchenifamity
rooms and storagelbathrooms for the master bedroom The first, in particular he says Is a fairly easy add
on which can be accomplished with no loss of historical integrity
Where a strong case for preservation doesn t exist — such as when there are major structural problems or no
real historic value — Melds understands the reasons for tearing down the structure But too often he says
historically significant houses are razed that may have had only minor structural problems Thers partly why
he and his fellow consulting architects -on -call offer free assessments to potential buyers of Park Cities
properties
Can this house be rehabilitated?
It s more logical he figures, to explore whether an old home Is structurally stable or can be rehabilitated
before automatically opting to tear it down and build a faux chateau Once a McMansron has replaced a
neighborhood home "its fike a domino effect," he observes
In defending teardowns builders developers and new -home buyers often say that in the U3 people have
always had the right to do whatever they want with their property provided they don't break any laws
But those In the preservation movement insist that the rights of neighbor, who've consciously invested in
http //www csmonitor com/2002/0731/pl 1s02-lthc htm 9/19/02
S
ARCHITECTURAL DESIGN CHECKLIST
The items on this worksheet relate to the recommendations set forth in the City of Pacific Grove s Architectural Re, tew Guidelines
Working through these items will help you to explore important design considerations as you prepare your project for submission
for architectural design approval
You are strongly encouraged to meet with City staff before you go to a lot of time and expense in developing detailed building
plans This will help you identify applicable requirements ahead of time and avoid costly and time consuming problems later on
in the process
It will also be helpful if you have a site plan to use as you fill out this worksheet The site plan should accurately depict your prop-
erty boundanes both public and private easements public right-of-ways and public improvements such as sidewalks The best
source for an accurate lot description for use in developing the site plan is your deed
Your Community Development Department is a valuable resource and is ready to help you through the review process
Project Address
Scope of Project ❑ New home ❑ Addition or remodel
is your home on the historic resources inventory' ❑ Yes ❑ No
COTE if you answered yes you will need to become jamillar with the Citys historic preservation guidelines which will also apply
Project Neighborhood
(Please refer to map at right)
❑ Asilomar Dunes
❑ Beach Tract/Fairway Homes
❑ Pacific Grove Acres
❑ Pacific Grove Retreat
❑ Downtown
❑ First Addition
❑ Second Addition
❑ Third Addition
❑ Fourth Addition
❑ Fifth Addition
❑ Hillcrest
❑ Country Club Heights
❑ Sunset Drive
❑ Country Club Gate/Forest Grove
❑ Glen
❑ Sea%Lew
❑ Del Monte Park
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Pacific Grove Architectural Review Guidelines
A
ARCHITECTURAL DESIGN GUIDELINES
Neighborhood Compatibility
Notes
1 What is the prevailing architectural style
in your
neighborhood9
O Victorian
❑ Pueblo
❑ Spanish
O Tudor
❑ Bungalow
O Queen Anne
❑ Ranch
❑ Contemporary
❑ Italianate
❑ Shingle
❑ Prairie
❑ Other
2 Is the pattern of homes in the neighborhood
predomi-
nantly single story or two story
Single Story
Two Story
House on the nght
❑
❑
House on the left
❑
❑
House to the rear
❑
❑
House across the street
❑
❑
Prevailing on blockface
❑
❑
Prevailing on opposing blockface
❑
❑
Proposed new house or addition
❑
❑
Notes
3 Is there a prevailing setback pattern in your neighborhood')
❑ Prevailing setback on blockface (estimated) _ ft
❑ Average setback on blockface (estimated) _ ft
❑ Proposed front setback _ ft
Notes
4 Is there a prevailing front porch
pattern in your
neighborhood'?
No Front
Front Porch
Porch
House on the right
❑
❑
House on the left
O
❑
House across the street
O
❑
Prevailing on blockface
❑
O
Prevailing on opposing blockface
❑
❑
Proposed new house or addition
❑
❑
S Is there a strong prevailing pattern for garage location
throughout the neighborhood9
Garage
Garage
Garage
to front
in rear
at side
House on the nght
❑
❑
❑
House on the left
❑
❑
❑
House across the street
❑
❑
❑
Prevailing on blockface
❑
❑
❑
Prevailing on opposing blockface
❑
❑
❑
Proposed new house or addition
❑
❑
❑
Notes
6 If you are proposing a garage design that does not fit with
the prevailing neighborhood pattern how do you propose
to reduce its impact on the streetscape?
O Minimizing the width of the dnveway
❑ Landscaping
❑ Note other proposed plans to soften the impact on the
neighborhood
Pacific Grove Architectural Review Guidelines 2
ARCHITECTURAL DESIGN GUIDELINES
Special Design Considerations for Additions
I Additions should harmonize %-6ith the existing structure by
matching the existing materials roof slope window type
etc
Roof type
Roof pitch
Roof material
Exterior walls
Window type
Other features
Notes
Existing Proposed
2 If you are changing the style identify the new style you
are creating or the concept you are following
3 Is the new style compatible with the existing character of
your neighborhood?
Relationship To Site and Topography
I How will %ou design your structure to work with the
natural contours of the property'7
❑ Site the structure parallel to the natural slope
❑ Design building elements that do not require 'cut and fill
grading (e g small vs large retaining walls walkways
dnvewa)s etc )
❑ Incorporate landscaping into any required grade changes
❑ Other
2 Are there significant trees on %our property that will need
to be considered in your project design and construction'
❑ Type of tree
❑ Height feet
❑ Trunk diameter inches
❑ Distance from proposed structure _ feet
❑ Distance from any proposed chimneys _ feet
❑ Type of tree
❑ Height feet
❑ Trunk diameter inches
❑ Distance from proposed structure _ feet
❑ Distance from any proposed chimneys _ feet
Notes
3 Are there any endangered plant species on your property'
❑ Type of plant
❑ Height feet
❑ Distance from proposed structure feet
❑ Relationship to decks walkways and driveways
Pacific Grove Architectural Review Guidelines 3
A
k1ZCHITECTURAL DESIGN GUIDELINES
Good Neighbor Considerations
I Will your proposed structure significantly affect your
neighbor's access to sunlight for adjacent yards patios or
rooms'
Garden Patio Interior
Rooms
House on the right ❑ ❑ ❑
House on the left ❑ ❑ ❑
House to the rear ❑ ❑ ❑
Notes
Balconies How will you mitigate that impact9
❑ Designing a balcony that will eliminate any impact
2 How will you mitigate any negative impacts9 ❑ Locating the balcony where it will have no impact
❑ Situating the structure on the lot to minimize impact ❑ Landscaping
❑ Locating taller sections of the building where they will ❑ Other
have the least impact
❑ Other
4 How will you minimize the impact of any proposed
outdoor hahtma on your neighbors9
3 Will your proposed structure significantly affect your
neighbor's pnvacy9
Windows Balconies
House on the right ❑ ❑
House on the left ❑ 0
House to the rear ❑ ❑
Windows How will you mitigate that impact9
❑ Offsetting or staggering window locations from neighbor's
windows
❑ Situating windows high enough to reduce or eliminate
Impact
❑ Using obscure glass
❑ Landscaping
❑ Other
O
❑ Locating or directing lighting so that no direct light
extends onto neighboring properties
❑ Shielding fixtures so that no direct light extends onto
neighboring properties
❑ Other
Pacific Grove Architectural Review Guidelines 4
ARCHITECTURAL DESIGN GUIDELINES
Agency
Information
City Hall, Administratne Services Department
Monterey Peninsula Water Management District
II+
f
300 Forest Avenue
6483100
5 Hams Court, Bldg D Monterey
6585601 I
Community Development Department (CDD)
Monterey Regional Water Pollution Control Agency
(sewer)
300 Forest Avenue
5 Hams Court, Bldg. D Monterey
372-3367
Planning Division
Building Division
648-3190
648-3183
Pacific Grove Disposal Service
CastroWile
384-5000
Fire Department
600 Pine Avenue
648-3110
California Coastal Commission
Central Coast Regional Office
City Forester
648-3122
725 Front Street, Santa Cruz _
427- 863
CITY PLANNING DIVISION
Department representative contacted
Requirements identified
CITY BUILDING DID ISION
Department representati%e contacted
Requirements identified
Agency Checklist
Phone
Phone
MONTEREY PENINSULA WATER MANAGEMENT DISTRICT
Department representative contacted Phone
Requirements identified
MONTEREY REGIONAL WATER POLLUTION CONTROL AGENCY
Department representati%a contacted Phone
Requirements identified
CALIFORNIA COAST4L COMMISSION
Department representati« contacted
Requirements identified
Phone
Date
Date
Date
Date
Date
Pacific Grove Architectural Review Guidelines 5
CHURCH OF THE
ASCENSION
Minnesota s First Episcopal Church
Founded 1846
214 NORTH THIRD STREET
STILLWATER MINNESOTA
September 16, 2002
The Episcopal Church of the Ascension recently completed a major renovation of
our facilities, including a new kitchen, classrooms, parish fellowslup hall, library,
entrances, and landscaping As you can imagine, it was a dream come true for our parish
community
We invite you to jom in our celebration A community Open House will be held
Sunday, October 13, 2002 from 1 to 3 p in
We hope you will feel free to stop by to look around, enjoy some refreshments,
and make new friends All of us in the St Croix Valley can celebrate together whenever
God's mission is being better fulfilled with upgraded, needed physical facilities
We look forward to greeting you' For further information, call our church office
at 651/439-2609 ext 10
Sincerely,
Linda Amrem, Senior Warden
for the Clergy and Vestry
of Ascension Episcopal Church
"TRADITION WITH A FUTURE"
CHURCH OFFICES
215 NORTH FOURTH STREET
STILLWATER, MN 55082-4806
651 /439-2609
FAx 651 /439-7381
ascension-stlllwater org
Sue Fitzgerald
From Steve Russell
Sent Wednesday July 03 2002 8 02 AM
To Larry Hansen Sue Fitzgerald
Subject FW Architectural Investigator
11-1
—J
Card for J Thomas
Vaughan, Ph
-----Original Message-----
FromJ Thomas Vaughan, Ph D [mailto tommy@cmrr umn edu]
Sent Wednesday, July 03, 2002 2 21 AM
To Steve Russell
Subject Architectural Investigator
Dear Mr Russell,
My name is Tommy Vaughan I live at 504 South Fifth Street in
Stillwater I attended the City Council meeting earlier tonight to
learn more details of the sidewalk project which includes my property
While waiting for this item on the agenda however, I followed with some
interest and some surprise the response to your proposal for matching
funds to hire an architectural investigator Mr Rheinberger seemed to
be all but asking what the value and significance of Stillwater's
history was 113ust a bunch of facts " My family moved to Stillwater
three years ago, expressly for its architectural and historical gems
We bought an old house on the National Register for our family home
Our family project and passion is its restoration Busses, trolleys and
pedestrians are constantly touring visitors through our neighborhood and
others, visitors who've traveled to Stillwater from all over, just to
see and learn about these old homes and neighborhoods Most town's
people and visitors alike don't require an explanation of the value of
Stillwater's architectural heritage, this being so much the essence of
Stillwater and what makes Stillwater unique It is good business and
good community service to support and promote an architectural survey of
Stillwater If you need any voices from the town in support of your
proposal to hire an architectural investigator, please give me the
opportunity Your work on this matter is MOST important
Thanks sincerely, Tommy Vaughan
r
APPENDIX III GLOSSARY
APPENDIX III• GLOSSARY
Accessory structure A structure detached from a
principal building on the same lot and customarily
incidental and subordinate to the principal
building such as a detached garage, workshop or
garden shed
Bay window A window projecting outward from the
main wall of a building
Board and batten Vertical siding composed of wide
boards that do not overlap and narrow strips, or
battens nailed over the intersections between the
boards
Compatible Capable of existing together without
conflict or detrimental effects
Complement To complete or enhance
Cupola A dome -shaped structure on a circular or
other base, often set on the ndge of a roof
Deck An open, unroofed porch or platform extending
from a house or other building
Design elements The individual visual components
within an architectural composition
Dormer A structure that projects outward from a
sloping roof, usually housing a vertical window or
ventilating louver
Fapade The front or face' of a building
Gable The triangular part of an exterior wall
enclosing the end of a pitched roof
Hip A roof having a slope on all four sides or having
four faces that slope toward the center but do not
meet in a point, as the pyramidal roof does
Interlocking pavers Preformed paving blocks that
have a groove along one edge and a flange along
the other edge, the grooved edge of one block is
designed to fit into the flanged edge of the
adjoining block
Lattice A structure of crossed strips arranged to form
a regular pattern of open spaces
Natural grade The elevation of the ground surface in
its natural state before man made alterations
Natural site limitations The natural features of a site
that define structural and landscaping design
options or constraints
Palette of standard historic colors A selection of
colors that has been researched and identified as
those used during a specific period in history, in
relation to a particular architectural style, and
within a designated historic area
Permeable materials Materials that allow liquid or
gas to pass through
Pitch The slope of a roof commonly expressed in
inches of vertical rise per foot of horizontal run
Porch An exterior appendage to a building forming a
covered approach or vestibule to a doorway
Retaining wall A wall of treated timber, masonry, or
concrete for holding in place a mass of earth
Rhythm Movement of design elements characterized
by a patterned repetition or alternation of formal
elements or motifs in the same or a modified form
Roof elements The design components of the external
upper covering of a building, including the frame
for supporting the roofing
Sash The fixed or movable framework of a window
or door into which panes of glass are set
Shiplap A horizontal siding, usually wood, with a
beveled edge to provide a flush joint
Significant public new corridor Public right-of-ways
that provide visual access to significant environ
mental assets or elements within a community
Site The geographic location of a construction
project usually defined by legal boundaries
Site plan A plan showing the form location and
orientation of a building or group of buildings on a
site, usually including the dimensions, contours,
paving, landscaping and other significant features
of the site (also called a plot plan)
Street view The visual perspective of a building or
collection of structures from the vantage of the
adjacent roadway
Synthetic materials Man made materials, some of
which are designed to simulate natural materials
Tree canopy The natural rooflike shelter created by
the overlapping foliage within a forested area
Trim The finished woodwork or the like used to
decorate, border, or protect the edges of openings or
surfaces
Unifying hnk Design elements that bridge and
consolidate a variety of differing architectural
components
Vartable footprint An outline of a structure that
deviates from a square or rectangular shape
Pacific Grove Architectural Review Guidelines
Z
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Acknowledgments
APPENDIX II SUGGESTIONS FOR STREETSCAPE FENCES AND WALLS
CITY COUNCIL
Sandra L (Sandy) Koffman Mayor
Robert E (Bob) Davis, Mayor Pro Tem
James W (Jim) Costello
Moms G Fisher
Steve Honegger
Robert Huitt
Christie Martine
ARCHITECTURAL REVIEW
GUIDELINES REVISION CONEVIITTEE
Robert Huitt, Chair
Kathy Besag Vice Chair
Dana Annereau
Hans Rogge
Flo Schaefer
Mark Travaille
Jun Costello, former committee member
Ted Larson, former committee member
Joseph Rock former committee member
ARCHITECTURAL REVIEW BOARD
Dana Annereau (construction), Chair
Eddie Hurt (architect), Vice Chair
Darlene BdIstrom (citizen representative)
Ken Hinshaw (construction)
Elizabeth Moore (architect)
Broc Stenman (citizen representative)
Sarah Williams Fay (citizen representative)
PLANNING COMMISSION
Dr Daniel Davis, Chair
William `Tip" Tyler, Vice Chair
Lisa Bennett
Steve Covell
Daniel Fletcher
Joseph Rock
Mark Travaille
Date approved by City Council November 18, 1998
CITY STAFF
Jon Biggs Associate Planner
Katherine Herbig, Planning Technician
Judith MacClelland, AICP, Chief Planner
Barbara Oldfield, AICP, Senior Planner
Frank Ono, City Forester
CONSULTANTS
Editorial/Layout Review
Winter & Company
Nore Winter
Julie Husband
Project Coordination
BusinessMse
Patricia Deese
John Guertin
Sarah Medlicott
CREDITS
Design Illustrations
Julie Husband
Hans Rogge
Architectural Renderings
Mike D McNally
Photographs
Community Development Department
APPENDIX II: SUGGESTIONS FOR
STREETSCAPE FENCES AND WALLS
Wall and fence materials, colors, and finishes
that complement those of the building
enhance the appearance of the structure
The visual prommence of fences and walls
should be minimized by using colors and
materials that blend with the natural
environment
Follow the natural grade of the site when
placing fences and walls
Fences that provide relief and texture are
encouraged
• Tall stuccoed walls with masonry
columns are suitable for estate -size lots
(Figure a)
• Painted and redwood/cedar fencing
provide a good continuation of
neighborhood patterns (Figures b and
c)
• Open rail fencing reduces visual and
structural bulk (Figure d)
• Fences that incorporate trellises for
background planting reduce visual
impact (Figure e)
City Fence Regulations
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Fences, Hedges, or Other Visual Obstructions
Front Yards No fence, hedge, screen planting, or
any other type of visual obstruction exceeding
four feet in height is allowed from the front
property line to the front line of the dwelling
Side Yards No fence, hedge, screen planting, or
any other type of visual obstruction exceeding six
feet in height is allowed along side property Ines
from the front line of the dwelling to the rear
property hne
Corner Lots For traffic safety purposes, there is
a three-foot height limit for fences, hedges,
screening, or other types of visual obstructions on
comer lots
Exceptions to the City's fence height restnctions
may be permitted if a use permit is first obtained
Please contact the City's Community
Development Department staff for further
information or refer to section 23 64 130 of the
Municipal Code for specific fence regulations
Pacific Grove Architectural Review Guidelines
APPENDIX 1 WORKING WITH BUILDINGS ON THE HISTORIC RESOURCES INVENTORY
TABLE OF CONTENTS
2 Effects of additions on historic scale and
character Additions to historic buildings
should be designed to preserve, as much as
possible, the scale and overall character of the
original structure Some of the ways this can
be accomplished include
• placing the new addition on an
inconspicuous side or rear elevation so
that the new work does not result in a
radical change to the form and character
of the historic building,
• setting an infill addition or connector
back from the historic building wall
plane so that the form of the historic
building — or buildings — can be distin-
guished from the new work,
• setting an additional story well back
from the roof edge to ensure that the
historic building's proportions and
profile are not radically changed
3 Preservation of character -defining
features Each of the properties on the
historic resources inventory is recognized as
a physical record of its time, place, and use
In the spirit of preserving these historic
records, the City encourages the preser-
vation of distinctive features, finishes, and
construction techniques or examples of
craftsmanship that serve to characterize
and define properties of historic signif-
icance Likewise, the City discourages the
addition of inappropriate features or
architectural elements from other
buildings
New additions and alterations should be
designed and constructed so that the
character -defining features of the historic
building are not radically changed, obscured,
damaged, or destroyed Features that may be
important in defining the overall historic
character of the building include
• Siding Clapboard, weatherboard,
shingles, and other siding and decorative
elements — both functional and
decorative
• Windows Functional and decorative
features of windows that define the
overall historic character of a building
(e g , a highly decorative window with
an unusual shape, glazing pattern, or
color)
• Entrances and porches Entrances and
porches, particularly when they occur on
primary elevations
• Roofs Such roof features as dormers,
cupolas, and chimneys, as well as the
size, color, and pattemmg of the roofing
material
• Architectural features True details,
treatment of gables, overhangs
4 Compatibility of new work with old
Additions and remodels should be compatible
with the original historic building in forms,
scale, and materials and not compromise the
architectural integrity of the original There
are a variety of ways to achieve this end This
may be done by appropriately reproducing
historic features, but can also be accomplished
by differentiating the new work
S Replacements When important
character -defining features, such as windows,
need to be replaced, the replacements should
be of similar design and material If using the
same kind of material is not technically
feasible, then a compatible substitute material
may be considered
6 De facto demolitions Certain alterations
that are so extensive that they are tantamount
to demolition of the original structure may be
treated as demolitions rather than remodels
Please consult with the City's Community
Development Department for guidance on
this determination
Table of Contents
INTRODUCTION
ARCHITECTURAL REVIEW PROCESS
SECTION 1 NEIGHBORHOOD COMPATIBILITY
Architectural Style and Design
Scale and Rhythm of Streetscape
Garages, Driveways, and Service Areas
Good Neighbor Considerations
Exterior Lighting
SECTION 2 RELATIONSHIP TO SITE AND TOPOGRAPHY
Sitmg a Structure
Preservation of Natural Slopes
Preservation of Significant Trees
SECTION 3 MASS AND SCALE OF A STRUCTURE
Proportion of Buildings to Site and Open Space
Height and Roof Lines
Proportional Relationships
Fagades
Architectural Details
SECTION 4 MATERIALS, TEXTURE, AND COLOR
APPENDICES
I Working with Buildings on the Historic Resources Inventory
II Suggestions for Streetscape Fences and Walls
III Glossary
1
2
4
5
7
9
10
12
13
14
15
17
18
19
21
22
23
24
25
Pacific Grove Architectural Review Guidelines
Pacific Grove Architectural Review Guidelines
APPENDIX I WORKING WITH BUILDINGS ON THE HISTORIC RESOURCES INVENTORY
APPENDIX 1: WORKING WITH BUILDINGS ON
THE HISTORIC RESOURCES INVENTORY
Pacific Grove's historic buildings are valued
both as historical and architectural resources
and as functional structures that provide for
the community's housing and other needs
The City's historic preservation ordinance
(Chapter 23 76 of the Municipal Code)
establishes a framework for the City and
property owners to work together to preserve,
maintain, and improve historic buildings
Historic preservation in Pacific Grove is not
limited to a few especially noteworthy
buildings or to a single historic district, and
not every structure on the city's historic
resources inventory has historic or
architectural significance Rather, these
buildings — taken as a whole — embody
important elements of Pacific Grove's
heritage Therefore, when considering an
application, the Architectural Review Board
looks not only at the changes to the structure,
but the effect those changes will have on the
city's historic resource as a whole
Most of the city's historic resources are
currently occupied single-family residences,
others are stores, restaurants, and wins The
City's intention is to work with the owners of
these properties and assist them with projects
that meet their needs while preserving and
enhancing a valuable community resource
City goals and policies support the idea that
preservation of the vitality of historic
buildings includes permitting reasonable,
considered changes that maintain the
community's character
The historic resources inventory is a list of
approximately 1,200 buildings in Pacific
Grove that were constructed before 1927 It
is a diverse list, encompassing many small,
modest houses built in the primitive
"Vernacular" style, as well as more imposing
Victorian structures In fact, several of the
community's Victorian structures are listed on
the National Register of Historic Places
In addition, properties within the
community's structural inventory may change
over time, those changes that have acquired
historic significance in their own right will be
considered for future addition to the historic
resources inventory
All buildings listed on the inventory are
covered by the ordinance, correspondingly,
the ordinance is intended to have enough
flexibility that it can be fairly applied to a
wide variety of projects and diversity of
properties
1
Architectural Review Guidelines for Historic Buildings
The City recognizes the value of the adaptive
reuse of historic buildings and encourages
projects that further the City's historic preser-
vation goals as stated in the General Plan
These guidelines, in addition to those outlined
in the general guidelines, identify the factors
considered by the Architectural Review Board
when it reviews proposed alterations or
additions to buildings on the historic
resources inventory
I Neighborhood Context Pacific Grove's
late 19th and early 20th century development
helps to define our community Any
additions to historic buildings must take into
account the effect of the proposed addition on
the existing neighborhood, including but not
limited to setbacks, mass, architectural style,
and design Neighborhood change should be
slow and evolutionary
Pacific Grove Architectural Review Guidelines
INTRODUCTION
INTRODUCTION
Pacific Grove is defined by a unique combination of natural resources and traditional neighborhoods that
create a special place Each of its neighborhoods exhibits features that enhance the livability of the
community These features should be recognized and respected when designing an addition, remodel, or
new home
The external image a city presents to the world is the
signature by which it is known "
— Richard Hedman Amencan Planning Association
Natural resources abound in Pacific Grove The
rugged shoreline, with its accessible beaches,
meets Monterey pines and cypresses in a
spectacular embrace of forest and sea V ctonan
gardens brighten compact pedestrian
thoroughfares, where carefully preserved historic
buildings blend with their contemporary
counterparts The result is a rich architectural
heritage and a pedestnan-fnendly "hometown"
atmosphere
Purpose of Architectural Review
In order to maintain and preserve Pacific Grove's
natural beauty and historic character, the
community has adopted an architectural review
process that is specifically designed to
• promote the orderly development of the city,
• maintain harmonious relationships between
old and new structures and between buildings
and the natural environment,
• protect Pacific Grove's architectural heritage
and natural resources,
• establish a process by which property owners,
architects, and City representatives can work
together to sustain Pacific Grove's unique
quality of life
About These Guidelines
This set of architectural review guidelines will serve
as a common reference point for everyone involved
in the process
• property owners
• architects and designers
• builders
• Architectural Review Board (ARB), Planning
Commission, City Council, and City staff
• neighbors and other interested citizens
These guidelines are not mandatory requirements
They are intended to allow for individuahty,
creativity, and variety in architectural design,
while providing guidance to the Architectural
Review Board as it carves out its responsibihties
under the Pacific Grove Municipal Code The
guidelines are also intended to help the
homeowner and designer create a project that will
move smoothly through the review process
If you have any questions or need additional
information as you use these guidelines, please
contact the Community Development Department
at (831) 648-3190
Pacific Grove Architectural Review Guidelines
ARCHITECTURAL REVIEW PROCESS
ARCHITECTURAL REVIEW PROCESS
Architectural review is conducted by the City's
Architectural Review Board The seven members
of the ARB are appointed by the Mayor with the
approval of the City Council Two members must
have professional experience as architects,
landscape architects, engineers, designers, or
draftsmen, and two must have experience in the
building industry The ARB meets on the second
and fourth Tuesdays of every month
What Types of Projects Are Subject to
Architectural Review>
While some projects may not require ARB
approval, the majority do Any exterior change to
an existing structure should be reviewed with the
Community Development Department prior to
initiating any work, in order to avoid compliance
problems
Revnew Considerations
As specified in section 23 73 070 of the City's
Municipal Code, the design elements that are
considered by the ARB during the review process
include
• Siting
• Mass (size and shape)
• Architectural detail
• Overall architectural character
• Materials, color, and landscaping
All of these points are considered within the
context of the surrounding neighborhood, with the
goal of promoting visual harmony and
maintaining the unique character of each of
Pacific Grove's neighborhood areas
What Are the Steps?
1 Preliminary Meeting with City Planner
Before going to the time and expense of
developing detailed building plans, you should
discuss the project with the City's planning staff,
who will answer questions about zoning
regulations and the review process and explain
submittal requirements
Also consider discussing your plans in advance
with neighbors Remember that they may attend
the ARB hearing and comment on your project
2 Application Submission Submit the required
plans, along with a completed application and fees
It is important that the plans be complete,
incomplete applications can lead to processing
delays
3 Planning Division Review The plans are
reviewed for completeness and to determine if
other permits are required For example, if your
project involves removing trees, a tree permit will
be required, and variances require Planning
Commission approval (NOTE Any required
Planning Commission approval or Site Plan
Review Committee approval precedes ARB
review)
4 Architectural Review Board Hearing Your
application is next scheduled for a public hearing
before the ARB Notices of all ARB hearings are
posted at the project site and mailed to the owners
of adjacent properties and those directly across
the street The City is required to post notices at
least seven days in advance of the hearing
Except for minor projects, most applications for
architectural approval will require at least two
presentations to the Board, the first for concept
approval and the last for final approval (NOTE
Any applicant is entitled to ask for final approval
at one presentation, provided that all submittal
requirements for final approval have been
satisfied ) Please note that it is the function of the
ARB to evaluate design, it is not the function of
the ARB to design the applicant's project
Concept Approval The ARB grants concept
approval when the siting, style, and size of a
project are acceptable It may be necessary for
the Board and the applicant to review the project
at more than one meeting in order to reach this
point
Final Approval The ARB grants final approval
of the specific structure to be constructed No
deviations from the approved plans are permitted
unless a design change application has been
approved by the Board or a mmor design change
has been approved by staff Although not
required, it is recommended that working
drawings be presented on all matters that will
affect the exterior appearance of the project in
order to expedite final approval
APPENDICES
2
Pacific Grove Architectural Review Guidelines
Pacific Grove Architectural Review Guidelines
SECTION 4 MATERIALS TEXTURE AND COLOR ARCHITECTURAL REVIEW PROCESS
a
Maintaining the prevailing texture of building materials in a given area can provide a unifying link
between old and new structures in a neighborhood Traditional materials include stucco and stone and a
N anety of siding, such as board and batten, shiplap, and shingle
Guideline #38
Exterior materials should be compatible with
those that predominate in the area
Restraint should be used in the number of
different building matenals selected While the
use of at least one strong accent material can
provide visual interest, the use of too many
materials can make a design appear cluttered
Predominant textures can be smooth (stucco,
paint) or rough (shingles, cut stone), or a
combination of the two The use of natural
materials, rather than simulated wood or masonry,
is preferred
The repetition of material textures can tie a new
structure to its surroundings by incorporating the
elements of the natural area (wood, stone, etc )
into the structure's exterior
To create visual interest, consider using cobble-
stones or interlocking pavers as alternatives to
concrete slab and asphalt driveways
In remodels and additions, new materials should
complement those of the existing structure All
interrelated structures should maintain
consistency in architectural character, materials,
and finishes
Guideline #39
On additions and remodels, wood windows
should be replaced with like materials
Whenever possible, maintain the existing window
frame and trim when replacing windows For
example, if the original sash is wood, the
replacement should also be wood
For additions, building trim, color, and proportion
of windows should match those of the existing
structure
Guideline #40
Although the selection of exterior color is a
personal decision, the colors should
complement the structure and the streetscape
With the neighborhood in mind, consider
compatible variations in color For historic
structures, you may want to investigate original
colors or consider using a historic color palette
Subdued pastels and earth tones blend well with
nature, as well as with a variety of architectural
styles Natural materials such as wood, brick, and
the can weather in time to provide subtle color
tones
At the ARB meeting, your project will either be
approved without discussion (as part of the
consent agenda) or considered on the regular
agenda
According to Municipal Code section 23 73 060,
the Board is authorized to make the following
decisions on any application
• approve as submitted
• disapprove
• approve, subject to
conditions
specified changes
additions
Appeals ARB decisions may be appealed to the
Planning Commission by the applicant or other
interested parties The Planning Commission then
has 30 days to consider the appeal Planning
Commission decisions may be appealed to the
City Council The Planning Commission and
Council have until their next regularly scheduled
meeting following the ARB action to call an item
up for review
Generally, the ARB will not consider an item that
still requires use permit or variance approval from
the Planning Commission, since architectural
approval may prove meaningless if the Planning
Commission or City Council denies the
application or imposes conditions that require a
change in architecture
5 Building Division Plan Check Plans
approved by the ARB are then checked by the
Community Development Department s Building
Division for Building Code compliance After all
requirements are met, a building permit is issued
How Long Will it Take >
Projects are generally processed in the order they
are received Processing times can vary greatly
depending upon the Community Development
Department's current application workload, the
complexity of your project, and, most importantly,
the completeness of your application When you
submit your application, the Community
Deg elopment Department staff can give you an
estimate of how long the review process will take
The best way to expedite the review and approval
of your project is to make sure your application
and plans are complete and clear This booklet is
intended to help guide you through the process by
clarifying the City's expectations for architectural
design
ARCHITECTURAL REVIEW SEQUENCE
Preliminary Application
meeting with
City planner submission
Building Division
plan check
Planning
Division ARB hearing
review -
Building permit
issued
26
Pacific Grove Architectural Review Guidelines
Pacific Grove Architectural Review Guidelines
3
e
t SECTION 1 NEIGHBORHOOD COMPATIBILITY
SECTION 1 NEIGHBORHOOD COMPATIBILITY
One of the hallmarks of Pacific Grove s small-town character and charm is its unique blend of
architectural styles set against a magnificent backdrop of natural resources Pacific Grog e s
neighborhoods are comprised of homes exhibiting a wide variety of architectural styles Some are
nestled among Monterey pines and gently rolling dunes Others were built in ro« s along more urban"
iblocks, with porches aligning along the street These existing attributes of the toim, both scenic and
man-made, form the background for any new structures that are added to the em ironment
A key principle of these architectural review guidelines is that alterations and nexN construction should
respect and enhance neighborhood compatibility
Beach Tract/Faint ay Homes
Pacific Grove Acres
Asiloinar Ditnes
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y
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F,E.�z..^ 'Y`.Yt'ii F'�`A-y��
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Pacific Grove Retreat
SECTION 4 MATERIALS TEXTURE AND COLOR
SECTION 4 MATERIALS, TEXTURE, AND COLOR
The exterior presentation of a structure or addition, in color, texture and use of materials, greatly
determines whether it will be in harmony with its surroundings or stand out like the proverbial "sore
thumb "
Guideline #37
In developing a design concept, consider the
materials used in other buildings in the
neighborhood
Also consider how building colors can
complement the existing neighborhood palette
Board and batten
Shmgle
0
Pacific Grove Architectural Review Guidelines
Pacific Grove Architectural Review Guidelines
25
SECTION 3 MASS AND SCALE OF A STRUCTURE
Architectural Details
SECTION 1 NEIGHBORHOOD COMPATIBILITY Architectural Style and Design
Architectural Details
Using architectural details to add visual interest and convey a human scale is a part of the tradition in
Pacific Grove Details include ornamental shingles brackets, and turned porch columns on older
buildings Bay windo-,r s, balconies, and decorative door designs also appear on many styles
r
-
Guideline #36
Design a fagade to provide visual interest to the
street
Creative use of details is encouraged in new
construction
Avoid large, blank fagades New structures or
additions can feature projections such as bay
windows, porches, or balconies to break up an
otherwise flat or uninteresting fagade
Use of varying materials or a combination of
vertical and horizontal elements can soften an
elevation that might otherwise appear massive
Architectural Style and Design
Diverse architectural styles lie at the heart of Pacific Grove's distinctive character Stately Queen Anne
homes coexist with Spanish, Tudor, Prairie, and a variety of other historic and modern architectural
styles The horizontal lines of ranch style homes blend compatibly with the rolling sand dunes and
natural vegetation of the Asilomar Dunes area In the Retreat, ornamental details of vernacular cottages
and distinctive trim elements of Queen Anne styles are typical Each of these styles reflects the crafts-
manship of its period and the care of the city's residents
Tudor Steeply pitched roofs, offset chimneys,
arched doorways
Italianate Deep overhangs with brackets,
decorative window frames
W
ti
Spanish Revival Tile roofs, stucco finish,
arched doorways
Craftsman/Bungalow Low-pitched and wide-
projectmg gable roofs, exposed rafters or knee
braces, large porches with columns
24
Pacific Grove Architectural Review Guidelines
Pacific Grove Architectural Review Guidelines
5
SECTION 1 NEIGHBORHOOD COMPATIBILITY Architectural Style and Design SECTION 3 MASS AND SCALE OF A STRUCTURE Fagades
a.
Prairie Horizontal emphasis, sidewalls merge
with building, deep roof overhangs
Shingle Unembellished wood shingles, porches
of rough stone with classic porch posts
Colonial Revival Palladian windows, classical
portico entries
While styles are diverse, each building shares
some basic features of construction with its
neighbors For example, in some of the older
American Foursquare Two-story square or
rectangular plan, hip roofs, heavy eaves, and
front porches
Vernacular Rectangular form, gable roofs,
porches facing the street
Queen Anne Decorative shingle pattems, offset
turrets and bay windows, ornate porch details
neighborhoods many houses are wood -sided, with
gable roofs and porches facing the street
Fa;ades
While the details of building styles vary, traditional houses have elements that create an interesting
streetscape and enhance the pedestrian -friendly character of the city
Preferred Design a facade to appear Estabhshed Context Avoid Large areas of blank wall that
similar in scale and character to face the street appear more bulky and
neighboring houses fail to provide a sense of human
scale
Guideline #35
Design a facade to appear similar in scale and
character to those in its context
Buildings with large areas of blank walls, dispro-
portionate gables, limited detailing, and mmunum
setbacks create a sense of bulk and mass and
should be avoided Features such as bay windows,
dormers, chimneys, and lattices can add detail and
break up a blank facade
Established or newly planted trees and
landscaping can be used to enhance and soften a
massive or stark facade
The apparent mass of a second story can be
reduced by setting it back from the front of the
house and by varying the roof line and exterior
finishes
2
Pacific Grove Architectural Review Guidelines
Pacific Grove Architectural Review Guidelines
23
SECTION 3 MASS AND SCALE OF A STRUCTURE Proportional Relationships SECTION 1 NEIGHBORHOOD COMPATIBILITY Scale and Rhythm of Streetscape 14
Proportional Relationships
The size and proportion of typical building elements can influence the perceived scale of a structure
Building elements include windows, doors, porches, and a -'anety of architectural details Although
styles may vary within a neighborhood, the proportions of these elements are usually similar
Preferred Many traditional buildings have
vertical openings that are in proportion to the solid
wall surface This relationship should be respected
Avoid The ratio of window to wall is out of
proportion
Guideline #32 Guideline #33
A building should have an overall proportional
orientation that is similar to other structures in
the setting
Observe the area in which you are planning to
build In most neighborhoods, either a strong
vertical or a strong horizontal onentation predom-
inates This is expressed in the relationship of
building width to height, and door and window
width to height An effort should be made to
remain consistent with the predonunant
orientation of the immediate area
Door and window proportions should relate to
the scale and style of the building itself
For instance, tall, narrow door and window
openings are consistent with some traditional
styles of architecture, while wide plate glass
windows and wider doors are more compatible
with many modern styles
The sizes and shapes of windows should relate to the
overall height and width of the fagade and the
structure
Location of windows should be planned to
maintain an aesthetic rhythm between voids
(openings) and solid wall spaces similar to others
in the context
Guideline #34
The scale of other architectural details
(porches, roof overhangs, bays, chimneys, etc )
should be appropriate to the size and
proportion of the building
Scale and Rhythm of Streetscape
The character of a project s context vanes within individual neighborhoods of the city Some settings are
more urban while others have more rural features that highlight natural resources Defining the context
of a project is an essential step in evaluating a design's fit with the neighborhood
Rhythm and alignment Where building fronts
align along a street, maintain this pattern
Scale These two-story buildings are similar in
massing and height
Guideline # 1
The mass and height of a new building should
blend well with neighboring structures and not
overwhelm them with disproportionate size or
a design that is out of character
Some similarities in form can be abstracted from
older styles and used in an original way
Natural streetscapes In some areas, a house
appears more as an mdividual structure set in the
woods This characteristic should be maintained
I
Alignment Uniform deep front setbacks
contribute to the character of this neighborhood
Guideline #2
Roof lines of new structures should be
compatible with the pitch and character of
roofs seen traditionally in the neighborhood
Pitched roofs are common in Pacific Grove
However, the slopes vary among the different
neighborhoods
22
Pacific Grove Architectural Review Guidelines
Pacific Grove Architectural Review Guidelines
7
SECTION 1 NEIGHBORHOOD COMPATIBUTY Scale and Rhythm of Streetscape SECTION 3 MASS AND SCALE OF A STRUCTURE Height and Roof Lines
Respecting the scale and rhythm of the
streetscape
Existing Context
In many blocks, building fronts align
Structures are one and two stones in
height
Appropriate Infill
In this design, a new house maintains the
uniform spacing of side yards and the
front aligns with others in the unmediate
context
Inappropriate Infill
This new house is more massive than the
other houses in the block and the
alignment of building fronts is not
maintained
propertySubject
Appropriate mfill
Inappropriate infill
Height and Roof Lines
The perceived scale of a building is greatly influenced by the form and dimensions of its roof
Avoid Large unbroken
roof surfaces that run
parallel to the street
appear inappropriately
massive
Pi
Guideline #29 Guideline #30
Design new roofs to appear similar in scale to
those seen traditionally in the neighborhood
The visual impact of tall roof lines can be
minimized and softened by setting back higher
portions of the structure and by using partial
second stones
When the heights of roof elements are vaned, a
more interesting architectural design can be
achieved
Dormers can be used within roof areas to
minimize height and bulk
Preferred Design
new roofs to appear
similar in scale to
those seen
traditionally in the
neighborhood
Avoid designs that incorporate large unbroken
roof surfaces that run parallel to the street
Guideline #31
Additions should be designed so that the pitch
of the new roof matches or complements the
pitch of the existing roof lines
Pacific Grove Architectural Review Guidelines
Pacific Grove Architectural Review Guidelines
21
SECTION 3 MASS AND SCALE OF A STRUCTURE Proportion of Buildings to Site and Open Space
SECTION 1 NEIGHBORHOOD COMPATIBILfTY Garages, Driveways, and Service Areas
Elevationaddition
A
Id111�� � �i��=i��i: r"��.. �• is '4'.
Addition is set back from the original house to preserve trees and provide room for landscaping
Guideline #27
A building should be in scale with its site
Take care to provide enough open space around a
structure to complement its design, allow for
sunlight and air, provide privacy, and preserve the
character of the neighborhood
Guideline #28
An addition should complement and balance
the overall form, mass, and composition of
the existing building
By using less than the allowed maximum lot
coverage and incorporating a variable footprint
within the required setbacks, a more interesting
structure can result with more room for
landscaping
Garages, Driveways, and Service Areas
Traditionally, automobile and service areas were subordinate to residential character Service areas
include sheds, trash containers, utility boxes, and accessory structures
Preferred Minimizing paved areas of driveways
reduces visual impacts
Guideline #3
Avoid large expanses of paved areas
Reducing the width of a driveway and using
decorative paving will help soften visual impacts
Fences and landscaping can be used to screen and
soften exposed parking areas
I.,
AN oid Large expanses of pavmg result in an
undesirable visual impact
Guideline #4
The location and size of the garage should not
dominate the street view of the structure
Locating the garage toward the rear of the site
reduces its impact on the streetscape
20 Pacific Grove Architectural Review Guidelines
Pacific Grove Architectural Review Guidelines
0
SECTION 1 NEIGHBORHOOD COMPATIBILITY Good Neighbor Considerations
Good Neighbor Considerations
Maintaining views and access to light and air, as well as respecting the privacy of one's neighbors, are
important design considerations
Preferred The mass of a rear addition is kept
low and landscaping screens yard areas
Guideline #5
Attempt to locate taller sections of buildings
where they will not obstruct sunlight to
adjacent yards, patios, or rooms
Avoid locating tall or bulky building elements
near the property line in order to prevent boxing -
in neighboring houses
Guideline #6
Try to place new windows where they will
respect privacy between properties
Wmdows can be placed high in a side wall to
provide air and light yet not intrude on the
privacy of a neighboring property
Avoid A tall addition with a balcony overlooks
an adjacent rear yard
Guideline #7
Second floor balconies and decks should be
designed and located to minimize the loss of
privacy for neighboring properties
This is particularly relevant in areas where
buildings are close together
Guideline #8
Landscaping can be used to provide privacy
screens
Consider using a hedge to buffer views between
rear yards, for example
SECTION 3 MASS AND SCALE OF A STRUCTURE Proportion of Buildings to Site and Open Space
Proportion of Buildings to Site and Open Space
Traditionally, buildings within each neighborhood have been relatively consistent in proportion to site
size The established scale contributes to a sense of unity in each block
Preferred Consider dividing the mass of a building into separate forms and linking them with a
connector
Guideline #25
If a building would be larger than seen
traditionally in the area, consider methods to
reduce its perceived size
The use of smaller building elements, rather than
large, continuous forms, can reduce the perception
of bulky mass and maintain visual balance and
proportion For example, divide the mass into
smaller components These may be linked by a
"connector" Or, break up the wall planes to
reduce perceived mass
Guideline #26
Design the proportions of a building to reflect
the natural contours of the site
When building on a sloped lot, the use of terraced
levels in the design can effectively adapt a
structure to the site's natural slope and contour
Dwellings on slopes should also emphasize
horizontal elements and lines (See also pages 13,
15)
OTEA�1lowable'biuldlnQb1xh,
t k F g size (floor area) and lot,coverage may beµreduced y,,consfraintsy f a
�steer slime the need for drainage areas preservation of significant trees or sensiti abitat 4or�
�- �.. �'oyr �i' j a-r ,yr'� r 4 �'��.. at fi . F taw-.•. t,,
other environmental factors`
4--�d
10 Pacific Grove Architectural Review Guidelines Pacific Grove Architectural Review Guidelines 19
SECTION 3 MASS AND SCALE OF A STRUCTURE
SECTION 3• MASS AND SCALE OF A STRUCTURE
Floor area, height, relationship to the site, and overall design, including architectural details, all combine
to determine the mass of a structure In Pacific Grove, buildings convey a sense of human scale
Avoid An abrupt
change in scale that
alters the character of
the block
Guideline #24
A new structure should appear similar in
scale to those seen as traditional in the
neighborhood
Structures that are out of scale with the
neighborhood, residences without sufficient
open space, and buildings with large, blank,
unrelieved surfaces can appear massive and
overwhelming
A carefully designed building maintains a
proportional relationship to adjoining
properties and enhances the rhythm and scale
of the existing neighborhood streetscape
through the use of similar proportions and
details
Preferred
Maintaining the
established scale of
the neighborhood
SECTION 1 NEIGHBORHOOD COMPATIBILITY Good Neighbor Considerations
Locating a building to preserve scenic views is a part of the character of Pacific Grove Through careful
design, it may be possible also to maintain views from neighboring properties
Avoid Creating a
tall mass adjacent to
neighboring
structures
Guideline #9
Attempt to preserve some portion of
neighbors' views by carefully positioning or
limiting the width, depth, or height of
proposed building elements
For example, reduce the height of a dwelling on
a downhill slope and position it further from the
house on the adjacent property This design
approach is particularly relevant in areas where
lots are large and slopes are steep
Preferred Reduce
building height and
locate the structure
downhill from
adjacent properties
to maintain views
18
Pacific Grove Architectural Review Guidelines
Pacific Grove Architectural Review Guidelines
SECTION 1 NEIGHBORHOOD COMPATIBILITY Exterior Lighting
SECTION 2 RELATIONSHIP TO SITE AND TOPOGRAPHY Preservation of Significant Trees
Exterior Lighting
Relatively low levels of light and the modest design of exterior light fixtures have contributed to the
traditionally `quiet sense of Pacific Grove neighborhoods Lighting placement, intensity, and potential
glare are design concerns
E
� ~ 2����t�C'" Sri.
•
'� N.n�` F �
-
-
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Preservation of Significant Trees
Trees are a valuable long-term community asset and enhance the city's neighborhoods
�;�
''• • Pi111�I�iIII�II�II�IIIN� �►
DriveTree removed \
r
1�. S
�s Preferred A significant tree is preserved by Avoid A significant tree is lost by positioning an
4 positioning an addition along one side of the rear addition to span the rear yard
yard
Guideline #21 Guideline #23
1� 1 [1 1 The design and siting of a dwelling should take
into consideration all existing trees in order to
Preferred Use a shielded fixture to focus light and prevent glare onto
adjacent properties
Guideline # 10
Position outdoor lighting so that no direct light
extends onto neighboring properties
The number, intensity, and height of light sources
should be limited Illumination should be
screened from adjacent properties Use shielded
lights, directed downward, to provide adequate
illumination while being less obtrusive
Guideline # 11
Landscape lighting should be low-level,
unobtrusive fixtures Also, reserve such
lighting for significant landscape features
Guideline # 12
Choose light fixtures that are compatible with
the architectural style of the project
avoid unneeded cutting and trimming
Locate chunneys at least ten feet from significant
trees to avoid smoke impact to the surrounding tree
canopy
Guideline #22
Protect root systems of significant trees
Avoid extensive removal of topsoil from the
building site, because it provides essential
nutrients to existing trees Gravel, turf block, or
other permeable materials should be considered
for paths and driveways to allow for tree root
expansion
Consult the City Forester regarding tree
protection measures during construction
A City permit is required for removal or
substantial trimming of trees For information
about tree trimming or removal permits, contact
the Public Works Department (64$-3122) The
City's tree ordinance also contains standards for
protecting trees from construction impacts
3=._?+3. +r+�az-'!e ��+-`� ,,,7�i��
,Tips for protecting trees damn construction Avoid; as much as ossible excavation'an oott traffi h
the roof' -�--X_� P» �,,-in t zone, place protective,screenm �amua` d the base of the if roo az e os��k�ee
them moisf *z �
a— ;�'^--. � x %�,•�a,�w � .? a� 3s�F� S '_'a£� �.,c�-•s� � .�>t.,�{ Y�w7a�� .Fc� i k7G°SY >�" .� �
�zr., Yes- �"� � emu•-�'�-.' ��rt"z g-�,"�c� fi-',.^"��.�,r��i.:x�s��..,�'�`s����' �� 3�..,tz�-:�-3-� �? � - J���~��� 'F
12
Pacific Grove Architectural Review Guidelines
Pacific Grove Architectural Review Guidelines 17
SECTION 2 RELATIONSHIP TO SITE AND TOPOGRAPHY Preservation of Natural Slopes SECTION 2 RELATIONSHIP TO SITE AND TOPOGRAPHY
Preferred The natural slope is respected Cut and fill is minimized
Avoid The natural slope is obscured A large retaining wall has a negative effect
SECTION 2 RELATIONSHIP TO SITE AND TOPOGRAPHY
How well a building fits with its site is an important consideration throughout the city It is especially
relevant in those areas where distinctive natural features are part of the setting In the more urban areas,
buildings of similar scale often create a stair step" effect along the street reflecting the underlying slopes of
the block Likewise, design features should adapt to and compensate for any natural limitations of the site
A guiding design principle is to adapt the building to the land, rather than the land to the building
Guideline # 13
A building should be designed to relate to and
take advantage of the natural slope of the land,
r significant trees and existing vegetation, and
any other natural site attributes
For example, the Asilomar Dunes area contains
special biological and geological resources,
including rare and endangered plants and dune
land forms that are composed almost entirely of
pure quartz sand
16
Pacific Grove Architectural Review Guidelines
Pacific Grove Architectural Review Guidelines
13
SECTION 2 RELATIONSHIP TO SITE AND TOPOGRAPHY Siting a Structure SECTION 2 RELATIONSHIP TO SITE AND TOPOGRAPHY Preservation of Natural Slopes
Siting a Structure
Steeply sloping hills, distinctive dune formations, and mature pine, oak, and cypress trees are natural
features that contnbute to the character of many neighborhood settings in Pacific Grove
Existing condition Natural Preferred Natural features are Avoid Structures require altering
features include land forms and respected land forms and removing trees
trees
Guideline # 14 Guideline # 16
Establish building setbacks from property lines
that will respect natural features
The mim mum required setbacks should be
considered a starting point In some cases,
setbacks may need to be increased to ensure
compatibility with surrounding land uses,
topography, and trees
Guideline # 15
Open space and landscaped areas should blend
visually with adjacent properties
Orient a building so that the resulting outdoor
space will connect visually with that of its
neighbors, while also respecting privacy
An effort should be made to preserve
significant public view corridors
Public views to the ocean and to parks and open
space are particularly important Consider
opportunities to maintain views from adjacent
properties (See also page 11 )
Guideline # 17
Open spaces should be planned with specific
functions in mind
Patios, gardens, and play yards are examples of
open space functions
ram_
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�Suggestion ,,Wherever possible, use larger setbacks open spaceand landscaping=to incieasesecu-
S e.���F'�^sk "Y-w'.',��z�'S� �?� �"!...`��� �` s. � `tv= -wtri �ys;> >-r ,.-_..1�-�•- v
}�•'-'! 'Tpxsw + � `�° yx� h� �,� ��� ��.� C� ti� r �"� 7 " '> s#. �.�, � ; ti µme.,. mow,- �� Yi 3�__ ti �.
i^'Y 'sue �� 'i-, `'Ls7i -•, � � ; • ��� rv^ �y'4�'Fy� w,�j ✓� � .--.�� f ���+�+..�. 'fir 6-•y"� ��s Sy{'S'J�" [ yA .e'�-7 �--y�g�,
^ �xx
Preservation of Natural Slopes
The natural sloping forms of hillsides and dunes are some of the most distinctive features of residential
areas in Pacific Grove They give identity to individual neighborhoods and provide a unifying
background element for the diversity of buildings that blend with their surroundings
Preferred Step a building form to follow the Avoid Avoid building forms that obscure the
natural contours of the property character of natural slopes
Guideline # 18 Guideline #20
Changes in the natural grade by cutting and
filling should be minimized
Designing walks, dnveways, and similar site
improvements to follow established site contours
will prevent erosion and damage to the root
systems of trees that are to remain
Guideline # 19
Avoid excessive "cut and fill" grading
Design elements that require significant grading,
such as tall retaining walls, may compromise the
integnty of the natural slope of the site Grade
changes that incorporate landscaping and smooth
transitions are preferred
Design a building footprint and organize the
upper levels to take the natural slope into
consideration
Stepping a building's form is an appropnate way
to follow the site's natural contours
,.
Suggestion Contounng should mula a afii a1 larid rmof s asmuchas possible gem `hasizuia` t'ree-
SxFs �saWr: a ry �'tisass�i3`pw�ybSe
Y =flowing; meandenng, and curved forms i_ather than hard,-geometnc_ones
_
y
14 Pacific Grove Architectural Review Guidelines
Pacific Grove Architectural Review Guidelines 15