Historic and Design Review Commission Meeting - November 21, 2025

The Historic and Design Review Commission's Compliance and Technical Advisory Board (CTAB) convened on November 21, 2025, to review Certificate of Appropriateness (COA) applications for properties within historic districts. The board addressed the removal of items 7 and 9 due to withdrawal. The primary agenda focused on roof replacement, retroactive approvals for unpermitted construction, historic window restoration versus replacement, and fencing proposals. Several discussions highlighted the balance between energy efficiency concerns and the preservation of original historic materials, with staff and commissioners consistently advocating for repair and retrofitting over replacement. Public comments emphasized the importance of maintaining neighborhood character and the long-term value of historic wood windows.

Consent Calendar

• Items 1, 3, and 4: Approved unanimously after a roll call vote (6 Aye, 1 Abstain).
• Item 2 (824 North Pine): Pulled from consent for individual discussion due to a voicemail objection from the Dignity Hill Historic Neighborhood Review Committee. The committee expressed disagreement with staff, arguing the original roof was wood shake or metal, not asphalt, and questioned the appropriateness of replacing a likely historic metal roof with asphalt shingles.
• Item 5 (922 Nolan Street): Pulled from consent for individual discussion regarding a voicemail. The committee raised concerns about gate orientation (vertical vs. horizontal) and alleged non-compliance with previous requirements regarding column rocks and doors, though the applicant (Drew Warwick) clarified these prior violations were remedied by the previous owner or themselves.

Public Comments & Testimony

• Louis Francois (Chairperson, Dignity Hill Historic Neighborhood Review Committee):
  • Position: Expressed full opposition to the approval of asphalt shingle roofs where historic wood shake or standing seam metal existed, arguing the house never had asphalt shingles. Expressed concern that required historical corrections (columns, doors) were not completed in the past.
  • Context: Submitted voicemails for items 824 North Pine and 922 Nolan Street.
• Robin Foster (Historic Window Preservationist Restorer):
  • Position: Expressed full support for repairing and retrofitting historic windows rather than replacing them. Argued that replacement windows are environmentally unsustainable due to landfill waste (every 10-15 years) and that old wood windows can achieve equal or superior energy efficiency with proper restoration. Criticized the "debt cycle" of replacing windows.
  • Context: Spoke in support of staff recommendations for items 323 Callahan Avenue and 134 Keith Highway.
• Felix Pina (Applicant, 134 Keith Highway):
  • Position: Expressed full opposition to the guidelines requiring restoration, arguing that the regulations force homeowners to "live in 1915" and do not account for modern climate and efficiency needs. Stated he feels the guidelines are subjective and discriminatory compared to regulations in other cities.
  • Context: Applicant for item 134 Keith Highway.
• Ed and Linda Leaf (Applicants, 323 Callahan Avenue):
  • Position: Expressed concern regarding energy efficiency and climate change, questioning why windows that look identical to the original are not approved when they offer better thermal performance. Stated they are starting a dialogue with the City Council regarding these regulations.
  • Context: Applicants for item 323 Callahan Avenue.
• David Rivero and Daniel Rivero (Applicants, 826 Dawson Street):
  • Position: Expressed willingness to reduce driveway width to 10 feet and accepted the recommendation to use a solid concrete walkway.
  • Context: Applicants for item 826 Dawson Street.

Discussion Items

• Item 2: 824 North Pine (Roof Replacement)

  • Project Description: Applicant Reynolds, owner and GC, requested to replace an oxidized metal roof with asphalt shingles (ONYX Black) to match neighboring block styles. Applicant claimed the original roof was wood shake but rotten and that asphalt shingles were chosen for aesthetics.
  • Deliberation: Staff noted policy focuses on appropriateness for house style rather than original color or matching neighbors. Commissioner Garcia questioned the original roof type. Staff clarified that standing seam roofs are common replacements for original wood shakes in Victorians.
  • Result: Motion carried to accept staff findings. Applicant proceeded with asphalt shingle approval.

• Item 5: 922 Nolan Street (Retrospective Carport & Gate)

  • Project Description: Retroactive request for a side carport and gate constructed without a COA. Applicant Drew Warwick explained the gate is to protect from theft on a busy thoroughfare and the carport was built in error by a previous owner.
  • Deliberation: Staff confirmed previous violations (columns, windows) were remedied. Commissioner asked if the gate horizontal/vertical issue referenced in the neighborhood voicemail was relevant; staff clarified the neighborhood's concern was a previous HDRC action regarding a horizontal gate, but the current gate was compliant. The main issue was the unpermitted carport.
  • Result: Motion carried to accept staff recommendation to approve the carport and gate as constructed, with a stipulation to obtain necessary permits.

• Item 8: 826 Dawson Street (Driveway and Walkway)

  • Project Description: Request to install a 14ft wide concrete driveway and three 3'x3' concrete walkway pads. Staff recommended reducing driveway width to 10ft for historic guideline compliance and requiring a solid core concrete walkway.
  • Deliberation: Applicant explained the 14ft pad was over an existing dirt/partial concrete area to allow gate access. The Dignity Hill Committee objected to the pad walkway and driveway width, requesting solid concrete throughout. Commissioner encouraged applicant to consult the historical society regarding other potential violations (front steps, fence).
  • Result: Motion carried to support staff recommendations to reduce driveway to 10ft and require solid concrete walkway.

• Item 13 (Agenda Item 10 in transcript? No, Item 8 in transcript sequence): 323 Callahan Avenue (Window Replacement)

  • Project Description: Applicants Ed and Linda Leaf requested to replace 13 historic wood windows with clad wood Pella reverse windows, citing energy efficiency and climate change concerns. Staff recommended repair and retrofit.
  • Deliberation: Applicants argued old single-pane glass is inefficient (U-value 5.5 vs 0.4) and that modern windows look identical. Staff and Commissioner Fullerton emphasized the concept of "embodied energy" and the superior quality of old-growth wood vs. modern tree-farm wood. Commissioner Garcia and others noted that replacement windows often fail in 10 years due to seal failure, creating waste.
  • Testimony: Robin Foster testified that 75% of energy loss is not from windows, and old windows can be made equally efficient with weather stripping and storm windows without the waste or cost of replacement.
  • Result: Motion carried to support staff recommendation to repair and retrofit existing windows.

• Item 10: 134 Keith Highway (Window Replacement)

  • Project Description: Applicant Felix Pina requested to replace 31 historic one-over-one wood windows with aluminum-clad double-hung Anderson windows. Staff recommended repair and retrofit; in-kind wood replacement possible for specific windows upon verification.
  • Deliberation: Applicant argued regulations were discriminatory and that his property rights should allow replacement for efficiency, citing his political family background and comparing rules to Los Angeles. Staff and commissioners countered that the Monte Vista district was voluntarily designated for preservation and that guidelines were set by the neighborhood to maintain its "museum-like" integrity. Commissioners and staff noted old-growth wood quality is irreplaceable and that modern aluminum windows have a shorter lifespan.
  • Result: Motion carried to support staff recommendation to repair existing windows.

• Item 16 (Agenda Item 16): 102 Thrain Boulevard (Fencing)

  • Project Description: Owner Rob Halverson requested approval for a 4ft metal mesh front yard fence and a 4-6ft metal mesh side yard fence. Staff recommended a wood frame for the front yard (with metal mesh) and allowed metal for the side (rear) yard.
  • Deliberation: Applicant requested an all-metal fence for longevity and aesthetic continuity, citing damage to wooden fences in the neighborhood. Staff explained their consistent recommendation for wood frames in front yards to maintain historic character, though metal frames allowed in rear yards. Applicant expressed willingness to follow the wood frame recommendation for the front.
  • Result: Motion carried to support staff recommendations (Wood frame front, metal side).

Key Outcomes

• Item 2 (824 North Pine): Approved. Motion carried (5 Aye, 3 Nay, 0 Abstain - Note: Transcript says 4 nay including Garcia, Brigard, Vasquez and Davis Nay? Wait. Roll call: Davis Aye, Garcia Nay, Brigard Nay, Spiller Aye, Fullerton Aye, Pollock Aye, Vasquez Nay. Total: Aye=4? No. Re-listening: Davis Aye, Garcia Nay, Brigard Nay, Spiller Aye, Fullerton Aye, Pollock Aye, Vasquez Nay. Aye: Davis, Spiller, Fullerton, Pollock (4). Nay: Garcia, Brigard, Vasquez (3). Motion carries (4-3).) Applicant approved to install asphalt shingle roof as submitted.
• Item 5 (922 Nolan Street): Approved. Motion carried (5 Aye, 1 Nay, 0 Abstain). Retroactive approval granted for carport and gate. Applicant directed to work with Development Services for permits/variance.
• Item 8 (826 Dawson Street): Approved (Modified). Motion carried (6 Aye, 0 Nay, 1 Abstain). Driveway width approved at 10ft; walkway approved as solid concrete core.
• Item 13/8 (323 Callahan Avenue): Denied (Staff recommendation upheld). Motion carried (6 Aye, 0 Nay, 1 Abstain). Replacement denied; existing windows must be repaired/retrofitted.
• Item 10 (134 Keith Highway): Denied (Staff recommendation upheld). Motion carried (6 Aye, 0 Nay, 1 Abstain). Replacement denied; existing windows must be repaired/retrofitted. Three specific windows noted as potentially eligible for in-kind wood replacement pending verification.
• Item 16 (102 Thrain Boulevard): Approved. Motion carried (6 Aye, 0 Nay, 1 Abstain). Front fence approved with wood frame stipulation; side/rear fence approved as metal mesh.
• Items 7 and 9: Withdrawn by applicant; no action taken.
• Consent Items 1, 3, 4: Approved unanimously (6 Aye, 1 Abstain).

Accuracy Note: The roll call vote for Item 2 had a discrepancy in the transcript text vs the summary of the vote. The transcript explicitly lists: Davis (Aye), Garcia (Nay), Brigard (Nay), Spiller (Aye), Fullerton (Aye), Pollock (Aye), Vasquez (Nay). This results in 4 Ayes and 3 Nays. The text states "Motion carries," confirming the majority vote was sufficient to pass the item despite the opposition from the Historic Neighborhood Committee chair. The roll call for other items generally showed unanimous support for staff recommendations.