SEC. 8. STANDARDS FOR REVIEW OF APPLICATIONS.
The standards for review of all applications for Certificates of Appropriateness are as set forth in Section 1006.6 of Article 10 . For the purposes of review under those standards, the
"character of the Historic District" shall mean the exterior architectural features of the Duboce Park Historic District referred to and described in Section 7 of this Appendix.
Any exterior change within the Duboce Park Historic District shall require a Certificate of Appropriateness, pursuant to the provisions of Article 10 , when such work requires a City
permit, with the exception of specific scopes of work as outlined below. The procedures, requirements, controls and standards of Article 10 of the Planning Code shall apply to all
applications for Certificates of Appropriateness and/or Administrative Certificates of Appropriateness in the Duboce Park Historic District.
The following section outlines the levels of review as determined by proposed scopes of work within the Duboce Park Historic District. The three levels of review are: "No Certificate of
Appropriateness" is required; an "Administrative Certificate of Appropriateness" is required, which is approved administratively by Planning Department Preservation staff as delegated
pursuant to Section 1006.2(b) of the Planning Code; and a "Certificate of Appropriateness" is required pursuant to Section 1006 of the Planning Code at a regularly scheduled Historic
Preservation Commission hearing.
See Section 7 for definitions pertaining to primary and rear façades, interior block park entrances, and visibility from public rights-of-way.
Ancillary Structures within the Rear Yard – Construction or Removal
A Certificate of Appropriateness shall not be required for the construction of any structure within the rear yard that is no more than eight feet in height above grade and covers no more
than 100 square feet of land regardless of visibility from public rights-of-way. A Certificate of Appropriateness shall not be required for the removal of any non-historic ancillary structure
within the rear yard.
Decks, Stairs, & Railings
Front Stairways and Railings: An Administrative Certificate of Appropriateness shall be required for the replacement of historic or non-historic stairways and/or railings with compatible
stairways and/or railings provided that the proposal is based on physical or documented evidence and is found to be compatible in terms of location, configuration, materials, and details
with the character-defining features of the building and/or district. New railings, if needed shall match the historic rail system in design. This does not apply to the replacement of porticos,
porches, or other architectural components of the entry.
Rear Yard Decks, Stairs, and Railings: A Certificate of Appropriateness shall not be required for the repair, replacement, or new construction of rear yard decks and stairways and
associated structural elements that are located in the rear yard and are not visible from the public rights-of-way. An Administrative Certificate of Appropriateness shall be required for the
replacement or new construction of rear yard decks and stairways and associated structural elements that are visible from public rights-of-way provided that the design is determined
compatible in terms of location, configuration, materials, and details with the character-defining features of the district.
Doors
Door Replacement – Primary Façade: An Administrative Certificate of Appropriateness shall be required for door replacement on the primary façades provided that the proposed door
matches the historic door (extant or not) in terms of opening size, door type, glazing, material, and all exterior profiles, dimensions and detailing.
Door Replacement – Secondary Façades: A Certificate of Appropriateness shall not be required for door replacement on secondary façades regardless of material or visibility from the
public right-of-way.
Door Openings – Non-Visible Rear Façade: A Certificate of Appropriateness shall not be required for the alteration of existing door openings, or the insertion of new door openings, at
rear façades that are not visible from public rights-of-way.
Door Openings – Visible Rear Façade: A Certificate of Appropriateness shall not be required for the modification of existing openings provided that such openings are not enlarged more
than 50% of the existing opening's size. An Administrative Certificate of Appropriateness shall be required for the insertion of new door openings on rear façades visible from public rights-
of-way.
Garage Doors: A Certificate of Appropriateness shall not be required for the replacement of an existing garage door provided that the new garage door is compatible in terms of material,
pattern, and fenestration and minimizes its visual impacts on the character-defining features of the existing building and front yard setting.
Dormers, Additions, Penthouses
An Administrative Certificate of Appropriateness shall be required for the construction or enlargement of existing dormers, penthouses or horizontal or vertical additions provided that the
new construction is not visible from a public right-of-way.
Exploratory and Investigative Work
An Administrative Certificate of Appropriateness shall be required for the removal of a limited amount of non-historic material to conduct investigation about the historic structure and to
determine the existence of underlying historic material. This work will be limited to no more than 20% of the total surface area on the primary façade (excluding window openings) and the
area must be stabilized and protected after the investigation is complete. A Certificate of Appropriateness shall not be required for the equivalent removal at the rear or secondary façades of
non-historic material for exploratory purposes regardless of visibility.
Fences
A Certificate of Appropriateness shall not be required for the construction or replacement of rear or side yard fences provided that the fence is not directly adjacent to a public right-of-
way, including Duboce Park. An Administrative Certificate of Appropriateness shall be required for new or replacement fences that are directly adjacent to Duboce Park or other public
right-of-way.
Mills Act Contract
An Administrative Certificate of Appropriateness shall be required for work described in an approved Mill's Act Rehabilitation/Restoration/Maintenance Plan that has been reviewed and
endorsed by the Historic Preservation Commission, approved by the Board of Supervisors, and determined to meet the Secretary of the Interior's Standards.
Ordinary Maintenance and Repair
A Certificate of Appropriateness shall not be required if the proposed work consists of ordinary maintenance and repair, as defined in Section 1005(e)(3) of the Planning Code.
Repair or Replacement of Architectural Details
A Certificate of Appropriateness shall not be required for the repair of existing historic ornament (including, but not limited to porticos, porches, cornices, plaster work, tympanum,
roofline, and eaves) regardless of visibility from the public right-of-way. See "Ordinary Maintenance and Repair." An Administrative Certificate of Appropriateness shall be required for
the in-kind replacement at the primary façade of historic ornament (including, but not limited to porticos, porches, cornices, plaster work, tympanum, roofline, and eaves) that has been
previously removed, provided that replacement ornament is determined to be compatible with documented designs and ornament found on the subject building or within the district.
Roof Replacement
A Certificate of Appropriateness shall not be required for roof replacement provided that the proposed work does not change the roof character, form or structure.
Rooftop Equipment (excluding cellular installations)
A Certificate of Appropriateness shall not be required for the installation of rooftop equipment provided that the rooftop equipment is not visible from a public right-of-way and that the
rooftop equipment is installed in a manner that may be easily removed in the future without disturbing any historic fabric.
An Administrative Certificate of Appropriateness shall be required for the installation of visible rooftop equipment (excluding solar panels and related structures) provided that:
(a) Proposed rooftop equipment shall be installed in a manner that avoids harming any historic fabric of the building and that may be easily removed in the future without disturbing any
historic fabric; and,
(b) Proposed rooftop equipment is set back a minimum of 20 feet from the primary street-facing façade; does not result in additional height of more than 5 feet as measured from the
base of the equipment; does not cover more than 10% of the total roof area; and is set in from the perimeter walls of the building, and,
(c) Proposed skylights, if applicable, shall have a low, flat profile, are mounted flush with the slope of the roof and are setback from the perimeter walls of the building. Skylight frames
shall have a powder-coated or painted finish that matches the color of the roof material and the glazing shall be non-reflective.
Security Measures
Security Measures – Primary Façades: An Administrative Certificate of Appropriateness shall be required for installation or replacement of metal security doors, window grilles, or
security gates on primary façades provided that the installation of these measures meet all other requirements of the Planning Code and are installed in a reversible manner that avoids
obscuring or damaging exterior character-defining features of the building.
Security Measures – All Other Façades: A Certificate of Appropriateness shall not be required for installation or replacement of metal security doors, window grilles, or security gates on
rear façades regardless of visibility from the public right-of-way.
Seismic Work
A Certificate of Appropriateness shall not be required for seismic work that complies with Section 1006.2(a)(1) of the Planning Code. Seismic upgrades that minimize the alteration of
character-defining features of a structure are encouraged.
Siding
An Administrative Certificate of Appropriateness shall be required for the replacement of non-historic siding with wood siding, provided that the replacement siding is determined to be
compatible with documented historic siding (extant or not) found on the subject building or within the district.
Signs & Awnings
An Administrative Certificate of Appropriateness shall be required for new tenant signs and awnings that are compatible in terms of material, location, size, method of attachment, and
method of illumination with the property and/or district and meet the following requirements:
(a) Proposal does not obscure or cover any exterior character-defining features; and,
(b) Proposal includes the removal of any abandoned conduit, outlets, attachment structures, and associated equipment.
(c) Proposals for awnings and canopies shall use traditional shapes, forms and materials, and the overall size, shape, and projection from the building shall be in proper proportion and
scale to the building and be contained within the window or door opening. In most instances, the only acceptable material for awnings and canopies is canvas; exceptions will be considered
if appropriate for historic reasons. Signs or lettering shall be kept to a minimum size.
Solar Panels
A Certificate of Appropriateness shall not be required for the installation of solar panels.
A Certificate of Appropriateness shall not be required for the installation of structures that support solar panels, regardless of visibility, provided that the installation would not require
alterations to the building greater than normally required to install a solar energy system, such as:
(a) Set with a low profile, and
(b) Mounted parallel with the slope of the roof (if roof is sloped greater than 1/12), and
(c) Not visible from adjacent street sightlines if on a flat roof, and
(d) Set in from the perimeter walls of the building, including the building's primary façade.
Windows
Window Repair: The repair and retention of historic windows is encouraged. A Certificate of Appropriateness shall not be required for work to repair or correct deterioration, decay, or
damage to existing windows, at any façade, including window glazing, sash, muntins, jambs, pulleys, sills and other historic window components. See "Ordinary Maintenance and Repair."
Window Replacement – Primary Façade: A Certificate of Appropriateness shall not be required for window replacement on primary façades provided that the proposed windows match
the historic (extant or not) windows in terms of opening size, configuration, material, and all exterior profiles and dimensions.
Window Replacement – Rear Façade: A Certificate of Appropriateness shall not be required for window replacement on non-visible rear façades within the existing openings. A
Certificate of Appropriateness shall not be required for window replacement on visible rear façades provided that the replacement windows are compatible in terms of material and
configuration.
Window Openings – Non-Visible Rear Façade: A Certificate of Appropriateness shall not be required for the alteration of existing window openings, or the insertion of new window
openings, at rear façades that are not visible from public rights-of-way.
Window Openings – Visible Rear Façade: A Certificate of Appropriateness shall not be required for the modification of existing openings provided that such openings are not enlarged
more than 50% of the existing opening's size. An Administrative Certificate of Appropriateness shall be required for the insertion of new window openings at visible rear façades.
Exterior Alterations or New Construction
Excluding the exceptions defined in this Appendix, any exterior change to a contributory or non-contributory building or new construction within the Duboce Park Historic District shall
require a Certificate of Appropriateness, pursuant to the provisions of Article 10 , when such work requires a City permit. The following standards shall guide the approval of exterior
alterations and new construction:
(a) Character of the District. New construction shall complement and support the historic character of the district. Proposals for exterior alterations that result in greater conformity with
the character of the district and are based on physical or documented evidence are encouraged.
(b) Historic Materials. Exterior alterations or new construction shall not destroy historic materials, features and spatial relationships that characterize the property. Repair and retention of
historic windows is encouraged.
(c) Compatibility. New construction shall be differentiated from the old and shall be compatible with the historic materials, features, size, scale and proportion, and massing to protect
the integrity of the property and its environment, and shall conform to the following provisions:
1. Style. New construction shall be compatible with the character-defining features of the district, yet is contemporary in design.
2. Scale and Proportion. New construction shall be compatible with the massing, size, and scale of the adjacent contributing buildings within the district.
3. Setbacks. New construction shall conform to existing setback patterns found in adjacent buildings and within the district.
4. Roofline. Gabled, cross-gabled, or hipped roof forms or flat roofs with projecting cornices are common within the district and new construction shall reference the massing and
form of adjacent buildings.
5. Dormers and Additions. The enlargement or construction of dormers, penthouses and horizontal or vertical additions shall be designed in a manner that requires minimal change to
the character-defining features of the subject building and the district in terms of materials, fenestration, cladding, massing and ornamentation.
6. Garages. The insertion of a garage shall minimize the physical and visual impacts on the character-defining features of the existing building and front yard setting. The design of
garages and garage doors shall be unobtrusive and simple. Double-hinged doors with panels and multi-lights are in keeping with the character of the district and are encouraged.
7. Driveways and Front Yard Setbacks. The addition of new driveways shall minimize the removal of landscaping and include permeable paving materials in order to minimize
disruption to front yard setbacks and the character-defining features of the subject building and the district.
8. Details. Architectural details on new construction shall be contemporary, yet compatible with the character-defining features found on the contributing buildings within the district.
Demolition
With the exception of ancillary buildings as defined in this Appendix, the demolition of a contributory or non-contributory building within the district shall require a Certificate of
Appropriateness.
Interior Block Park Entrances
The following scopes of work that mayor may not require a building permit at the interior block Duboce Park entrances at Potomac Street, Pierce Street, and Carmelita Street shall be
subject to the procedures, requirements, controls and standards of Article 10 of the Planning Code as outlined below.
The following standards shall guide the review of work to the interior block Duboce Park entrances:
(a) All work shall be compatible with the historic materials, features, size, scale and proportion to protect the integrity of these historic park entrances.
(b) Retention of historic rustic steps and Serpentine rock retaining walls is encouraged.
(c) Unobstructed views from the interior block Park entrances to the larger expanse of the park are encouraged.
(d) Alterations to return previously modified portions of the entrances to their historic rustic character are encouraged.
Ordinary Maintenance and Repair: A Certificate of Appropriateness shall not be required for ordinary maintenance and repair – defined as any work, the sole purpose and effect of which
is to correct or repair deterioration, decay, or damage – of the rustic steps, Serpentine rock retaining walls, adjacent sidewalks, park pathways, or street rights-of-way.
Landscaping: A Certificate of Appropriateness shall not be required for new plantings, pruning, or changes to vegetation within the Park's interior block Park entrances' buffer zones.
Nothing in this legislation shall be construed to regulate maintenance or changes to vegetation within Duboce Park.
Emergency Repair: A Certificate of Appropriateness shall not be required for emergency repair of unsafe or dangerous conditions of the rock wall and steps.
Minor Repair or In-Kind Replacement: A Certificate of Appropriateness shall not be required for minor repair of the rustic steps or the in-kind replacement of Serpentine rock at the
retaining walls.
All Other Alterations: A Certificate of Appropriateness shall be required for all other alterations to the rustic steps, rock retaining walls, and area within the buffer zone.
(Added by Ord. 107-13 , File No. 130070, App. 6/13/2013, Eff. 7/13/2013)