Part 2 - City of St. Helena

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CHRISTOPHER'S DESIGNS
RESIDENTIAL DESIGN
1668 SCARLET PLACE
(707) 576-8145
SANTA ROSA, CA. 95403
Water Neutrality Analysis for 269 Allyn Ave
July 30, 2014
To:
Debra Hight, PE
Public Works City Engineer
City of St. Helena, California
From:
Chris Ott
Christopher’s Designs
576-8145
Owners: Green Grass Inc.
Bunchgrass LP
2360 Mendocino Ave. A2-120
Santa Rosa, Ca, 95403
Re:
Remodel and Addition to Single Family Dwelling
1269 Allyn Avenue
St. Helena, California
APN: 009-310-008
Dear Debra,
This letter is to respond to St. Helena’s Water Neutral Policy and to show our compliance for our remodel and addition project
at 1269 Allyn Ave. I have put together this Water Use Analysis Report for your use.
This report will show our compliance as “Water Neutral” using on site use of low flow landscaping, low flow plumbing
fixtures and other modern water saving devices.
This report will show the existing water use conditions of a 2 bedroom residence against our proposed 2 bedroom residence.
This report will show our project is Water Neutral or better.
We are proposing a Micro-irrigation system with a weather-based controller, which will be an improvement over the existing
drip system.
Existing Water Use at 1269 Allyn Ave., based on 2 bedroom residence. 2 bedroom accessed from Napa County Assessor
Parcel records.
The Napa County Alternative Sewer Treatment System Standards are that each existing house uses 150 gal/day/bedroom of
water.
1269 Allyn’s Existing Water use is; 150x2 (bedrooms)= 300
Existing onsite Irrigation;
For Lawn I will use 600 gpd per 1000 sf of lawn.
There is 1,250 sf of existing lawn = 600 x 1.25 = 750 gpd
25% off of winter months, 750 x .75 = 562 gpd
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gal/day
Existing Conventional irrigation controller is without a weather monitor.
Existing and proposed landscaping areas are similar. Existing Drip irrigation at landscaping beds will be less efficient then the
proposed. The two cancel each other out therefore not in calculation.
Total Existing Water use; 300
+ 562 = 862 gpd
Proposed Water Use at 1269 Allyn Ave. based on 4 bedroom residence.
Water conservation devises proposed in this water analysis will be required by condition of approval, must be included on the
building plans and inspected/verified at certificate of occupancy.
Acceptable theoretical demands for residential flows/uses
Toilet
Faucet
Shower
Kitchen Faucet
Clothes Washer
Dishwasher
3 flushes/day/occupant
0.25 min/3 times/day/occupant
8 min/shower/day/occupant
4 min/day/occupant
0.37 loads/day/occupant
0.1 loads/day/occupant
Baseline Water usage: 4 occupants
Flow Rate
gal/min or
gal/flush
Fixtures
Showerheads
Bath faucet
Kitchen faucet
Water closet
Clothes washer
Dishwasher
2
1.5
1.5
1.3
19.7
6.3
Flow Duration
(min., flush,
loads, ect.)
x
x
x
x
x
x
8
0.25
4
1
1
1
x
x
x
x
x
x
Daily uses
per occupant
1
3
1
3
0.37
0.1
Number of
occupants
x
x
x
x
x
x
4
4
4
4
4
4
Total baseline water usage per day =
Gallons
per day
=
=
=
=
=
=
64 gpd
4.5 gpd
24 gpd
15.2 gpd
29.1 gpd
2.5 gpd
139.3 gpd
Proposed Water Neutral Calculation:
1. Occupant Calculation;
2 Bedrooms x 2 occupants = 4 Total occupants
2. Proposed Landscaping irrigation:
a.
b.
c.
d.
e.
f.
g.
h.
i.
Use weather based irrigation controller. Estimated 30% water savings. 220 (ex. irrig.) x .3 = 66 gpd savings
Use Micro-irrigation drip system.
Use pressure reduces where possible.
400 sq. ft. lawn proposed on property.
Plant landscaping into groupings for spot irrigation.
2 to 3” mulch covering open areas.
Pool Cover to avoid evaporation.
Written owner education package on how to run the water saving devices.
Owner’s Manuals for all devices.
Proposed Water use; 139.3 gpd
Proposed lawn (400 Sq. Ft.) irrigation = 600 x .4 = 240 gpd
Proposed pool evaporation:
140 ft. x .005 (0.5%) = 0.7 gpd
Total proposed water use = 380 gpd
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Net water savings = 862 – 380 = 482 gpd
Conclusion:
With the water conservation measure of today’s fixtures and efficient irrigation methods, our remodeled residence will be more
water efficient then the old house. My Water Neutral Analysis has shown that our remodeled 2 bedroom home will save 482
gpd over the existing 2 bedroom home.
If you have any question, please call me at: 707 576-8145
Chris Ott
Christopher’s Designs
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1269 Allyn Avenue, St. Helena, CA
Historic Resource Evaluation
1269 Allyn Avenue, St. Helena,
Napa County, California
(APN 009-311-008-000)
Prepared for:
Andrew Meyer
1269 Allyn Avenue
St. Helena, CA 94574
Prepared by:
Alice P. Duffee, Historic Preservation Planner
APD Preservation LLC
June 2014
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1269 Allyn Avenue, St. Helena, CA
Project Overview & Executive Summary
The owner of the cottage at 1269 Allyn Avenue in St. Helena, California, is in the early stages of planning
a project to renovate and expand the house towards the rear of the lot, as well as rehabilitate the
outbuilding at the rear of the lot. As part of the planning process, they hired Alice P. Duffee, an
architectural historian and preservation planner with APD Preservation LLC, to evaluate the historic
character of the property. This report is the result of that evaluation.
The purpose of the report is to determine if the house and outbuilding qualify for the California Register of
Historic Resources (California Register) and to assess the potential impact of the proposed project on the
property. The evaluation includes:
1.
2.
3.
4.
Applying the four criteria of eligibility for listing in the California Register to the house
Identifying and specifying the house’s “character defining features”
Assessing the historic integrity of the house
Addressing how the proposed project does or does not conform to the “Secretary of the Interior’s
Standards for Rehabilitation”
A “Primary Record Form (DPR523A and B)” is included as an attachment to this report to document the
building’s historic elements and current condition.
The house is eligible for the California Register because it both meets two criteria of eligibility
(association with a locally significant person and architectural distinction) and retains sufficient integrity to
convey its historic nature. Its “character defining features” include its massing, construction materials,
windows, masonry details, and front porch. The house has previously been identified as a significant
historic resource in the 1978 survey of St. Helena’s historic resources (see attached copy of photo form
1978 survey).
The outbuilding, while old, is not eligible for the California Register because it lacks architectural
distinction and its association with the significant person relevant to this lot (Charles D Mooney) is not
compelling enough to make the structure significant.
The proposed project involves renovating the rear addition and enlarging it by approximately 950 sf. This
project would have no physical impact on the historic 1886 block of the house. The addition would not be
visible from the street and would retain the historic character of the setting of this specific cottage as well
as its neighborhood. The owner also proposes to rehabilitate the outbuilding to facilitate its continued
use as an accessory structure. No modifications to its design or materials are proposed.
Physical Description & Site Location
See attached California State Department of Parks and Recreation “Primary Record Form” and
“Continuation Form” (523a and 523b).
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1269 Allyn Avenue, St. Helena, CA
Location of 1269 Allyn Avenue
Historical Context of St. Helena
The area that is now St. Helena in Napa County was originally settled by the Wappo people, a Native
American tribe who had a settlement at the junction of what are now known as Sulphur Creek and Napa
River. Later the Mexican government granted the land to Dr. E. T. Bale as part of his 17,962 acre “Cane
Humana Rancho.” More permanent settlers arrived in 1848 from Missouri and bought land from Dr. Bale
to establish their farming and ranching community. In the early 1850s, J.H. Still, an Englishman,
established a small general store and laid out a road to his store, establishing the site of what would
become the commercial center of the embryonic town. Other enterprises quickly followed, including a
1
hotel, blacksmith, wagon manufacturer and saddlery.
1
Marguerite Gunn, History of St. Helena, CA (Chicago, IL: The S.J. Publishing, Co, 1926).
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1269 Allyn Avenue, St. Helena, CA
The Napa Valley Railroad reached St. Helena in1868, further fueling its already burgeoning commercial
and residential growth. St. Helena was incorporated as a town on March 24, 1876. It was a commercial
center for the rapidly developing countryside and a shipping hub from whence local farmers and ranchers
could send their goods via train to Napa City and then by train or boat to San Francisco.
By 1886, the population of St. Helena had swelled to 1,800, with the widely undeveloped fertile land
2
attracting immigrants from other parts of the United States as well as abroad. By this time, the
architectural character of the crossroads town had begun to take shape with a wide variety of the period’s
most popular revival styles including: Greek Revival, Gothic, Italianate, Second Empire.
The area southwest of the commercial center was one of the early neighborhoods developed in St.
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Helena, and included vernacular styled houses built on small lots, set back from their lot lines. Allyn
Street, originally known as Scott Street, was in the heart of this late-nineteenth century neighborhood,
characterized by modest cottages built in a variety of the most popular vernacular styles of the period.
History of 1269 Allyn Avenue
Charles Delos Mooney came to Napa County from Jefferson County, New York, with his Irish family in
1874. He was 13 years old, the oldest boy of eight children. He apprenticed at his father’s blacksmith
shop from 1880-1883 until “a severe kick from a horse” forced him to give up the business. He briefly tried
his hand at ranching (February 1883 until October 1884--just 20 months) on a farm just north of St.
4
Helena.
He married Anna Isabel McArron, a 20 year-old Irish girl from San Francisco, in June1884. The
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newlyweds moved into Charles’ house near “Bale Station.” The couple immediately set about moving out
of the country, into the budding town of St. Helena. At the same time, Charles launched his business
career, going into partnership with John Wentzel and starting a general feed store with a “heavy stock of
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groceries…at bedrock prices.” In November of that same year, he added a bakery and “confection”
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business to his portfolio. A few months later, his brother Fred joined the business and they changed the
8
name to “Mooney Bros.” A contemporary report of Charles from 1891 describes him as “active,
successful and thoroughly self reliant,” having come to St. Helena with only 50 cents to his name and
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parlaying it into “one of the leading business houses in St. Helena.”
With his blossoming success, Charles Delos Mooney and his new bride purchased the lot containing what
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is now 1269 Allyn Street from John Allyn on April 4, 1885 for $425. Within a year, in February 1886,
Charles and Anna had started building the current Italianate cottage that still stands on the property. The
project was noteworthy at the time, earning the following blurb in the St. Helena Star:
“Work has been commenced on the outer walls of C. D. Mooney’s brick
residence on Scott avenue. His will be the first and only brick residence in St.
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Helena.”
The barn appears in its current configuration on the 1899 and 1944 Sanborn Fire Maps.
Charles and Anna Mooney moved to Chiles Valley, east of St. Helena, in 1893. They eventually sold the
property on Allyn Avenue in 1897 to John H. Steves, another local businessman. Anna died in 1906 and
Charles lived until 1943.
2
Page & Turnbull, Historic Resources Survey, City of St. Helena (San Francisco, CA: August 2006), p. 9.
Page & Turnbull, p. 18.
A Memorial and Biographical History of Northern California, Illustrated, p. 344-5.
5
St. Helena Star, June 26, 1884 (3:2). On microfiche at the St. Helena Historical Society, St. Helena, CA.
6
St. Helena Star, January 1, 1885 (3:5).
7
St. Helena Star, November 20, 1885 (3:5).
8
St. Helena Star, April 16, 1886 (3:3).
9
A Memorial and Biographical History of Northern California, Illustrated, p. 344-5.
10
Napa County Deed Book #38, page 5.
11
St. Helena Star, February 12, 1886 (2:3).
3
4
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1269 Allyn Avenue, St. Helena, CA
The cottage changed hands several more times in the twentieth century, with a few owners retaining the
property for long periods. Only Sidney and Lorraine Finch can be confirmed occupants of the house,
though. They owned it from 1942 until 1995 (53 years) and may have been the first owners to add on to
the rear of the property. A 1911 Sanborn Fire Insurance Map, amended in 1944, shows an addition at the
rear of the house where a porch had been. Stephanie Lawrence bought the house from the Finches in
1995 and did a major renovation from 1996-1997, including remodeling the addition with new windows,
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foundation, gutters, and siding.
Sanborn Fire Insurance Map, 1899
Sanborn Fire Insurance Map, 1911, amended 1944
12
City of St. Helena Building Permit, finalized 3/14/1997 (#9605-039).
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1269 Allyn Avenue, St. Helena, CA
Determination of Eligibility
According to the California Office of Historic Preservation (OHP), a building, structure or object is eligible
for listing in the California if it meets one or more of the four following criteria:
1. Associated with events that have made a significant contribution to the broad
patterns of local or regional history or the cultural heritage of California or the
United States.
2. Associated with the lives of persons important to local, California or national
history.
3. Embodies the distinctive characteristics of a type, period, region or method of
construction or represents the work of a master or possesses high artistic
values.
4. Has yielded, or has the potential to yield, information important to the prehistory
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or history of the local area, California or the nation.
The house at 1269 Allyn Avenue is significant at the local level under both Criteria 2 (association with a
significant person) and 3 (distinctive architecturally). It was constructed by a prominent local
businessman, Charles Delos Mooney, who was one of St. Helena’s early businessmen, running a
prosperous local grocery store/bakery/feedstore (1885-1893) (criterion 2). In his day, Mooney was known
as the owner of “one of the leading business houses of St. Helena and takes rank among her most
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forward young business men.” When the house was built in 1886, it was the only brick residence in St.
15
Helena. It remains one of the very few brick houses in the area today. At the same time, it is an intact
example of vernacular Italianate architecture from the late nineteenth century (criterion 3).
The period of significance for this house is the period of Mooney’s residence: 1886 - 1893. The 1978
survey of St. Helena categorizes the property as “Appears Eligible for the National Register,” which has
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the same historic categorizations as the California Register.
The outbuilding does not qualify for listing in the California Register. The building is a basic frame,
utilitarian structure that completed the overall site design but had no distinctive architectural value by
itself. The fact that Charles D. Mooney had an outbuilding constructed does not in itself constitute enough
of an “association” to render the structure significant.
Character Defining Features
The National Park Service defines character and “character defining features” of a property as follows:
Character refers to all those visual aspects and physical features that comprise the
appearance of every historic building. Character-defining elements include the overall
shape of the building, its materials, craftsmanship, decorative details, interior spaces
17
and features, as well as the various aspects of its site and environment.
The following table addresses the standard elements of “character defining features” as applied to the
house at 1269 Allyn Avenue in St. Helena, California:
13
14
15
16
17
http://ohp.parks.ca.gov/?page_id=21238
A Memorial and Biographical History of Northern California, Illustrated, p. 344.
St. Helena Star, March 3, 1886.
1978 Survey, Map of “Adams District, 3.”
Lee H. Nelson, FAIA, Preservation Brief 17: Architectural Character (Washington, D.C. National Park Service, 1988), p. 1.
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1269 Allyn Avenue, St. Helena, CA
Feature
1269 Allyn Avenue
Shape
•
Rectangular massing
Roof and roof features
•
Hipped roof
•
•
2-over-2 double hung wood sash throughout 1886 section
Side facades: windows with radiating brick lintels; projecting
cast concrete sills; framed ventilation openings (square) at
foundation
Front façade: windows with cast concrete segmented
crowns with keystone; projecting cast concrete sills
Openings
•
•
Simple raised, frame porch across front elevation with
chamfered posts, square balusters, square handrail, wooden
steps
•
•
Cast concrete string course between foundation and body of
house
Cut stone quoins at each corner of 1886 foundation
Materials (from a distance)
•
Brick, frame porch, rubble stone foundation
Setting
•
Set back from street
Materials (at close range)
•
Common bond brick with untooled joints
Craft Details
•
•
•
•
Chamfered porch posts
Quoined foundation corners
Decorative brickwork lintels
Decorative cast concrete window and stringcourse features
Projections
Trim & Secondary Features
Building Integrity
In addition to meeting one or more of the state’s significance criteria, a resource must retain its historic
“integrity.” Integrity is the ability of a property to convey its significance and consists of seven aspects:
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location, design, setting, materials, workmanship, feeling and association.
Integrity Element
1269 Allyn Avenue
Location (“place where the
property was built”)
All sections of the main house retain their integrity of location as
they have never been moved or relocated.
Design (“combination of
elements that create the form,
plan, space, structure, and
style” (NPS)
The basic, Italianate design of the house remains intact. The
addition on the rear façade is only marginally visible to the public
from the street where it projects approximately 2’ past the house
on the south façade. The addition has compromised the rear
façade, filling in the original porch at the southeast corner,
adding an interior door to access the new bathroom (see floor
plan included in “Primary Record Form”), and obscuring most of
the original rear façade. Only the cellar door and one window are
still visible from the 1886 block of the house.
18
http://www.nps.gov/nr/publications/bulletins/nrb15/nrb15_8.htm
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1269 Allyn Avenue, St. Helena, CA
Setting (‘physical
environment”)
The cottage’s historic setting in a residential neighborhood of
modest late nineteenth to early twentieth century houses
remains intact.
Materials
The addition has compromised materials on the rear of the
house. The frame porch at the southeast corner has been
entirely removed; original building materials (bricks) were
removed when an opening was punched into the original brick
rear wall; and the original cornice under the eaves of the brick
rear façade has been removed.
Similarly, one original 2-over-2 double hung wood sash window
at the rear façade window has been replaced with a vinyl oneover-one window to match those in the addition.
A wood beam header has been added under the splayed brick
lintel of the cellar door to provide added support and prevent
further settling of the building.
The front door has been replaced with a modern plate glass,
etched door.
The original front porch as been repaired and pieces have been
replaced over time as part of routine maintenance. The new
materials are similar to the original ones in terms of materials
and design (i.e. wood steps, hand rail, balusters).
Workmanship (“evidence of
labor and skill”)
The workmanship of the masonry (both the brick and the stone)
remains intact as well as the workmanship of the more
decorative cast concrete window details and stringcourse. The
cut stone quoins at that articulate the corners of the foundation
are noteworthy examples of workmanship.
Feeling (“expression of the
aesthetic or historic sense of a
particular period of time”)
The house continues to convey its original vernacular Italianate
and utilitarian designs.
Association (“direct link
between an important historic
event or person”)
Nothing in the past 128 years has been done to the property to
impede or obscure its original association with its first owner,
Charles Delos Mooney.
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Secretary of the Interior Standards for Rehabilitation (National Park Service)
Standard
1269 Allyn Ave.
1. A property will be used as it was historically or be
given a new use that requires minimal change to its
distinctive materials, features, spaces, and spatial
relationships.
The house will remain in its uninterrupted,
historic residential use.
2. The historic character of a property will be retained
and preserved. The removal of distinctive materials or
alteration of features, spaces, and spatial
The proposed project will affect areas and
materials that have been previously
impacted by the construction of the
19
http://www.nps.gov/tps/standards.htm
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1269 Allyn Avenue, St. Helena, CA
relationships that characterize a property will be
avoided.
current addition. No distinctive or
“character defining” features will be
removed.
3. Each property will be recognized as a physical
record of its time, place, and use. Changes that create
a false sense of historical development, such as
adding conjectural features or elements from other
historic properties, will not be undertaken.
The proposed addition will avoid the use
of false historicism in its design, while at
the same time using materials, massings
and architectural details that are
compatible with the historic house. The
historic block of the house will not be
further impacted by the proposed project.
4. Changes to a property that have acquired historic
significance in their own right will be retained and
preserved.
The current addition has not achieved
historic significance either through its
association or architectural distinction.
5. Distinctive materials, features, finishes, and
construction techniques or examples of craftsmanship
that characterize a property will be preserved.
The proposed rehabilitation will not affect
any distinctive or “character defining”
features on the house.
6. Deteriorated historic features will be repaired rather
than replaced. Where the severity of deterioration
requires replacement of a distinctive feature, the new
feature will match the old in design, color, texture,
and, where possible, materials. Replacement of
missing features will be substantiated by documentary
and physical evidence.
The project does not entail replacing or
repairing historic features.
7. Chemical or physical treatments, if appropriate, will
be undertaken using the gentlest means possible.
Treatments that cause damage to historic materials
will not be used.
No chemical treatments or sand blasting
are proposed.
8. Archeological resources will be protected and
preserved in place. If such resources must be
disturbed, mitigation measures will be undertaken.
The area to be impacted by expanding the
addition has been severely disturbed by
the excavation of the current foundation
for the modern addition. No archeological
resources are anticipated.
9. New additions, exterior alterations, or related new
construction will not destroy historic materials,
features, and spatial relationships that characterize
the property. The new work will be differentiated from
the old and will be compatible with the historic
materials, features, size, scale and proportion, and
massing to protect the integrity of the property and its
environment.
The proposed project will have no impact
on the historic portion of the house as it
involves renovating the addition and
expanding it further into the back of the
lot. The extension will be compatible with
the historic resource yet still
distinguishable.
10. New additions and adjacent or related new
construction will be undertaken in such a manner that,
if removed in the future, the essential form and
integrity of the historic property and its environment
would be unimpaired.
Since the project does not physically
touch or impact the historic block of the
building, it constitutes a reversible change
to the property.
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1269 Allyn Avenue, St. Helena, CA
Methodology
On June 17, 2014, Alice P. Duffee undertook a field survey of the property, as well as a records search at
the Napa County Clerk’s office. She also conducted research at the St. Helena Public Library, St. Helena
Historical Society, and a variety of online research websites.
Evaluator qualifications
Alice P. Duffee of APD Preservation LLC conducted the evaluation of the historic character of the cottage
at 1269 Allyn Avenue in St. Helena, California. Ms. Duffee is a qualified architectural historian as defined
by the Code of Federal Regulations (36 CFR Part 61) and is listed in the California Historical Resources
Information System (CHRIS) as a consultant qualified to work in the fields of Architectural History and
History. She holds a Master of Science degree in Historic Preservation from the University of
Pennsylvania and a Bachelor of Arts in Architectural History from the University of Virginia.
Resources Consulted
Buckman, O. H. Official Map of the County of Napa, California: Compiled from the Official Records and
latest Surveys. 1895. Online at Library of Congress. (http://www.loc.gov/item/2004629168/)
Haas, David L. Official Map of the County of Napa. Napa and St. Helena, CA: 1876.
Hunt, Margaret and Gunn, Harry Lawrence. History of Solano County, California and Napa County,
California, 2 volumes. Chicago: S.J. Clarke Publishing Co., 1926.
Map of St. Helena. 2/24/1902. On file at the St. Helena Historical Society, St. Helena, CA.
A Memorial and Biographical History of Northern California, Illustrated. Chicago, IL: The Lewis Publishing
Co., 1891.
Napa Landmarks, Inc. Napa County Historic Resources Survey, City of St. Helena Volume. Napa, CA:
December 1, 1978.
Page & Turnbull, Inc. Historic Resources Survey, City of St. Helena. San Francisco, CA: August 2006.
Palmer, Lyman L. History of Napa and Lake Counties, California. San Francisco, CA: Slocum, Bowen and
Co., 1881.
Sanborn Map Company. Sanborn Fire Insurance Map from Saint Helena, Napa County, California. April
1899.
Sanborn Map Company. Sanborn Fire Insurance Map from Saint Helena, Napa County, California. April
1911, amended 1944.
St. Helena General Plan Update 2030. (http://cityofsthelena.org/generalplan).
St. Helena Star. March 3, 1886. Microfiche available at St. Helena Public Library, St. Helena, CA.
Online resources:
www.accessible.com
www.ancestry.com
www.archives.com
www.archives.org
www.cdnc.ucr.edu
www.geneaologybank.com
www.loc.gov
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