August 26, 2019 FROM: DANIEL ZACK, AICP Assistant Director Planning and Development Department BY: LAURA GROVES van ONNA Historic Preservation Specialist Planning and Development Department SUBJECT: ..Title CONSIDER AND MAKE FINDINGS ON APPLICATION B19-08915 BY THE PROPERTY OWNER FOR THE INSTALLATION OF SOLAR PANELS AT THE WHARTON HOME (CONTRIBUTOR TO PORTER TRACT HISTORIC DISTRICT) LOCATED AT 1021 E WELDON AVENUE PURSUANT TO FMC 12-1606(a)(2) and 12-1618(h)(1). ..Body RECOMMENDATION Staff recommends that the Commission continue Application B19-08915 by the property owner for the installation of solar panels at the Wharton Home (contributor to Porter Tract Historic District) located at 1021 E Weldon Avenue pursuant to FMC 12-1606(a)(2) and 12-1618(h)(1) with the following recommendation: 1) The owner shall preserve the character of the property by proposing placement of solar panels in locations with minimum or no visibility, such as a flat roof with a low angle or secondary roof slopes. EXECUTIVE SUMMARY The owner of the Wharton Home has requested that Application B19-08915 for the installation of solar panels be considered for Historic Review. Because this project proposal is a substantial alteration, it requires review by the Historic Preservation Commission. Primary concerns for Staff are the main elevation and its relationship to neighboring contributors in the Porter Tract Historic District, as they are the most prominent character-defining features of the historic resource. Pursuant to FMC 12-1606(a)(2) and 12-1618(h)(1), Staff requests that the Commission consider and make findings on Application B19-08915. BACKGROUND The owner of the Wharton Home has requested that Application B19-08915 for the installation of solar panels be considered for Historic Review. This request entails an exterior alteration visible from the public right-of-way which could affect the significance of a historic resource - in this case, a Local Historic District. Because this project proposal is a substantial alteration, it requires review by the Historic Preservation Commission. The solar panel installation plans entail the placement of 21 panels on the primary roof slope of the residence. These plans are being proposed by the applicant in order to improve energy efficiency. Upon initial review of Application B19-08915 for the Wharton Home, Staff finds that the main elevation and its relationship to neighboring contributors in the Porter Tract Historic District are the primary concerns as they are the most prominent character-defining features of the historic resource. The Porter Tract Historic District consists of 45 properties, all of which are contributors. Currently, four of these properties have rooftop solar panels. Two of those properties have their solar panels installed so that they are not visible from the public right-of-way - These properties are located on E Yale Avenue. The two remaining properties, located on E Weldon Avenue and E Yale Avenue, respectively, have their solar panels installed so that they are visible from the public right-of-way - and therefore negatively impact the District. The Porter Tract Historic District does not have a Conservation Plan. However, in order to review the proposed project, the other two locally designated residential Historic Districts and their Conservation Plans were referenced. The Wilson Island Historic District consists of 80 properties, 78 of which are contributors. Currently, 13 of these properties have rooftop solar panels. A majority (9) of those properties have their solar panels installed so that they are not visible from the public right-of-way. The Huntington Boulevard Historic District consists of 84 properties, 80 of which are contributors. Currently 15 of these properties have rooftop solar panels. A majority (12) of those properties have their solar panels installed so that they are not visible from the public right-of-way. Solar panels are not specifically referenced in the Conservation Plans for the Wilson Island Historic District or the Huntington Boulevard Historic District. Therefore, it appears that in general, proposals for rooftop solar panels in Local Historic Districts are reviewed on a discretionary case-by-case basis. Although solar panels are not specifically referenced in existing residential Conservation Plans, the goals and objectives are stated in each: ... [T]o protect, preserve and promote the architectural and historical significance of the neighborhood. This objective will be accomplished through the application of design review standards that are based on the Secretary of the Interior's Standards for the Treatment of Historic Properties (as required under the City of Fresno's Historic Preservation Ordinance). These Standards will generally apply to principal and street elevations of the homes and to major landscape features. The Conservation Plan for Huntington Boulevard further clarifies that the Standards will apply to "those portions of the property that can easily be seen from the local street." According to the introduction to "The Porter Tract: An Historical & Architectural Survey" completed in Spring 1990, The Porter Tract Historic District: ...contained a diverse collection of architectural styles within the context of strong visual consistencies in building scale and property setbacks. These simple "architectural controls" gave the neighborhood an homogeneous look that added to its architectural interest without resulting in the kind of "sameness" that characterizes so many latter-day housing developments. Although there are numerous architectural styles represented in the District, including Prairie and variations on the Prairie Box, Spanish Revival, Neoclassical, Colonial Revival, Tudor Revival, Italian Renaissance, and Craftsman, there are basic identifiable design standards. At present, solar panels are inconsistent with the roof design and materials that help define the character of these homes. The main elevation of the subject residence and its relationship to neighboring contributors are the most prominent character-defining features of the historic resource. And, the installation of solar panels is an exterior alteration visible from the public right-of-way which could affect the significance of the Porter Tract Historic District. The intent of the 1978 California Solar Rights Act entails discouragement toward local governments from placing barriers on solar installations; however, it does not prohibit any actions by local governments. Furthermore, the City of Fresno does not seek to discourage solar installations on historic properties, but rather to install solar energy systems while minimizing their impact on historic properties. Technical Preservation Services offered by the National Park Service, under the U.S. Department of the Interior, address the installation of solar panels and meeting the Secretary of the Interior's Standards: Solar panels installed on a historic property in a location that cannot be seen from the ground will generally meet the Secretary of the Interior's Standards for Rehabilitation. Conversely, an installation that negatively impacts the historic character of a property will not meet the Standards. Because the proposed installation of solar panels would not meet the Secretary of the Interior's Standards for Rehabilitation, Staff recommends continuance with the recommendation that the owner preserve the character of the property by proposing placement of solar panels in locations with minimum or no visibility, such as a flat roof with a low angle or secondary roof slopes. The Wharton Home (1916) located at 1021 E Weldon Avenue consists of a two-story residence, clad in painted plaster. It was built by J. G. Porter, with elements of the Craftsman architectural style. The original development of the Porter Tract began c. 1914-1915 within a portion of the College Addition. The development and construction of the Fresno Normal School campus (1915) to the south, and later the Fresno High School campus (1920-1922) to the west, contributed greatly to the residential growth of the Porter Tract. The Resolution designating the Porter Tract Historic District as a Local Historic District was adopted on April 3, 2001. The District consists of 45 properties, all of which are greater than 50 years of age, and possesses integrity of location, design, materials, workmanship, feeling, and association (FMC 12-1607). Additionally, the District is significant for its architecture and social history. Duties and Powers of the Commission: The City's Historic Preservation Ordinance is located at Chapter 12, Article 16 of the Fresno Municipal Code. Section 1606 outlines the duties and powers of the Commission. Section 1606(a)(2) specifically refers to the duties entailing review of alterations to historic resources: (a)(2) The regulation of exterior alterations visible from a public right-of-way including demolition, relocation and new construction, and interior alterations which would affect the significance of Historic Resources or Historic Districts. Section 1618 outlines the Historic District Permit Review Process. Section 1618(h)(1) specifically refers to the review of a contributor to a Historic District: (h) No application shall be approved or approved with modifications unless the Commission makes the following findings: (1) For a Contributor to any Historic District, the proposed work is found to be consistent with the general purposes of this article and the Secretary of the Interior's Standards, not detrimental to the special historical, architectural or aesthetic interest or value of the Contributor or the respective Historic District in general and consistent with the District's adopted design standards. Historic Review Application Submittal Check List The Submittal Check List for the Historic Review Application includes the following: * Current photographs o At least one overall view of the property o A detailed view of each historic feature that involves the proposed work * Construction Documents o An existing site plan (and a proposed site plan if different from existing), drawn to scale, which clearly indicates all structures located on the parcel; and, the parcel's North, South, East, and West property lines o Detailed drawings, visuals, and descriptions for the proposed work Attachments Exhibit A: Introduction to "The Porter Tract: An Historical & Architectural Survey" Compiled by The CARA Group, The College Addition Research Associates, Fresno City College in Spring 1990. Exhibit B: State of California Survey Forms for the Wharton Home 1021 E Weldon Avenue Prepared May, 1990 by Elizabeth R. Tolle and Addendum Prepared October, 2000 by Laura Parrot and Dolores Mellon for the City of Fresno. Exhibit C: Historic Review Application Submittal from the owner of the Wharton Home (contributor to Porter Tract Historic District) located at 1021 E Weldon Avenue, July 2019.