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HomeMy WebLinkAbout2019-08-21 HPC MIN HERITAGE PRESERVATION COMMISSION MEETING August 21, 2019 7:00 P.M. Chairwoman Mino called the meeting to order at 7:05 p.m. Present: Chairman Mino, Commissioners Finwall, Krakowski, Steinwall, Thueson, Walls, Council Representative Junker Absent: Commissioner Larson Staff: City Planner Wittman APPROVAL OF MINUTES Possible approval of minutes of July 17, 2019 Motion by Commissioner Steinwall, seconded by Commissioner Walls, to approve the minutes of the July 17, 2019 meeting. All in favor, 6-0. OPEN FORUM Don Empson, 1206 North Second Street, showed samples of old growth white pine boards used in historic homes. He suggested the City develop a program to encourage salvaging such materials when a building is demolished, for City storage and future public or private use. Julie Miller, 615 Broadway Street South, said they plan to salvage materials to the extent possible when demolishing their home. Anne Anderson, 603 Broadway Street South, spoke in support of Case No. 2019-03/19/17. CONSENT AGENDA Case No. 2019-20: Consideration of a Design Permit for a multi-tenant sign plan for 610 Main Street North and approval of a 1.75’ tall by 11.5’ 20 square foot wall-mounted sign. Allyssa Aguilera, applicant and Mike Bergum, property owner. City Planner Wittman said it was brought to her attention that there might be a sign violation involving two exterior tenant signs on this property. Staff will work to bring the business in compliance. Motion by Commissioner Thueson, seconded by Commissioner Steinwall, to adopt the Consent Agenda. All in favor, 6-0. PUBLIC HEARINGS Case No. 2019-03/19: Consideration of the designation of 615 Broadway Street South as a heritage preservation site. Reid and Julie Miller, property owners. Ms. Wittman explained the request. On March 2, 2019 the Heritage Preservation Commission (HPC) denied a request from Reid and Julie Miller for the demolition of their residential structure located at 615 Broadway Street South on the basis that there was a feasible alternative to demolition of this historic resource. On April 16, 2019 the City Council upheld the HPC’s decision and ordered the preparation of a Designation Study. The Study notes the house is not eligible to be listed under any of the City’s applicable historic criteria and does not recommend the property for individual designation as a heritage preservation site. Now the HPC must hold a public hearing and make a recommendation to the City Council regarding the designation of the structure as a heritage preservation site. The process for review of the demolition and Heritage Preservation Commission Meeting August 21, 2019 Page 2 of 6 the subsequent designation proceedings is in line with the City’s 2030 Comprehensive Plan’s identified historic preservation objectives, policies, and programs. However, the demolition of the structure is in conflict with the housing policies to maintain existing housing, including the preservation of homes in good condition. The preservation regulations pertaining to designation criteria have not been updated to reflect changing local values, therefore designation of this structure would be in conflict with adopted City Code regulations, ordinances and community policies. Staff recommends denial of the designation of the house at 615 Broadway Street South. Peter Frank, attorney for Reid and Julie Miller, applicants, emphasized that the designation study found none of the City’s seven criteria for historic designation are met at this site. He added that the Planning Commission voted 4-0 that this should not be designated as a historic site and the State Historic Preservation Office also recommended against local designation. Chairwoman Mino opened the public hearing. Don Empson, 1206 North Second Street, pointed out one of the unintended consequences of demolition is an increase in property value resulting in surrounding property taxes going up by around $2,000. He urged the Commission to rewrite the ordinance so that every house over 100 years old is designated as historic. The rules of the National Register do not work well with local designation. Todd Anderson, 603 Broadway Street South, said he is a contractor who has worked on many of the homes in the neighborhood including this home. Restoration and repair to today’s standards is often almost impossible. He supports salvaging of materials for reuse. Ron Nelson, 509 Broadway Street, said he moved into his house in 1947. He feels improvements enhance a neighborhood. He understands taxes will go up but they will go up anyway. As long as a new house meets the criteria, he feels they should be able to build it. Chairwoman Mino closed the public hearing. Commissioner Finwall noted that the applicants’ attorney mentioned that the State Historic Preservation Office (SHPO) recommended against designation, but that office actually did not comment. City Planner Wittman said the SHPO found the home does not appear worth of local designation per the City’s criteria. The State Historical Society did not comment. City ordinance asks the historical society to comment but she believes that is because the SHPO used to be a division of the State Historical Society but now they are part of the office of administration. She thinks the State Historical Society did not comment because they no longer have the historic preservation division. Reid Miller said the State agreed with the designation study. Beyond the front 25 feet of the house, every surface has been changed - window openings, porch, expansion on south side, octagon windows, alterations on the north side. The whole house has been sided with aluminum siding. Significant testing indicates the foundation and support structure would need to be replaced. They started with a design that kept the front of the house but found that it would not be worth the additional investment. The 106 Group evaluated the house according to the City’s form and criteria. Councilmember Junker said as a lifelong resident of Stillwater, he has been adamantly against the demolition of this house because of its age and character. However he doesn’t think existing ordinances are strong enough to deny the demolition. The City needs to strengthen local criteria and create better policies to preserve historic resources. Chairwoman Mino agreed that the criteria in the ordinance needs to be reviewed to ensure it matches what is stated in the Comprehensive Plan. This house is a historic resource even if it does not meet national criteria for designation. Commissioner Walls agreed that the case is complex. He referred to the many changes that altered the structure of the house over the years, many of which predated the HPC. Heritage Preservation Commission Meeting August 21, 2019 Page 3 of 6 Commissioner Steinwall noted this case illustrates the need to look at the demolition and historic preservation ordinances. She was glad the Council ordered the designation study because that information was needed to make a decision. Motion by Commissioner Steinwall, seconded by Commissioner Krakowski, to recommend denial of Case No. 2019-03/19, designation of 615 Broadway Street South as a local heritage preservation site, making a determination that the structure should not be designated as a local heritage preservation site, based on the designation study and materials presented by the applicant and their attorney and on the letter received from the State Historic Preservation Office. All in favor, 6-0. Case No. 2019-17: Consideration of a Design Permit for an infill home to be located at 615 Broadway St S in the Neighborhood Conservation District. Reid and Julie Miller, property owners. City Planner Wittman explained that Reid and Julie Miller have requested Design Permit approval for the construction of a single family residence to be located at 615 Broadway Street South, to replace the existing residence. The request is for a four story single family residence with three-car, side loaded attached garage and street-facing, single car drive-through carport. The house is representative of Italianate design, with a full depth, approximately 2,900 square foot, stone clad foundation; window sills and heads are proposed to be brick to match the exterior of the home. All windows, doors, trim, soffits, dentil blocks, brackets and mouldings, column surrounds, and open and enclosed porches will be wood or composite construction. Parapet wall caps, gutters and downspouts will be metal. With certain modifications, the design can conform to City Code and Conversation District guidelines. Due to the State of Minnesota’s 60/120-day timeframe, the HPC does not have sufficient time to table the request for additional information. Therefore, staff recommends the Commission discuss the proposed design and determine appropriate conditions of approval. Staff has concerns about the massing and scale compared with the neighborhood, the amount of garage space proposed (variance required), the brick material in the traditionally lap neighborhood, and the living space above the carport. Two written letters of support were received. Commissioner Steinwall asked if variances would be required. City Planner Wittman replied the only variance needed would be for garage coverage, 1,600 proposed, 1,000 allowed. She has discussed some options with the applicants that could alleviate the need for the variance. A recommended condition of approval is that either a variance would be applied for, or the garage portion would be redesigned. Mr. Miller said they are willing to work on design options that would eliminate the need for the variance. Jean Rehkamp Larson, architect, explained that part of the garage is tucked under the house, minimizing the appearance of the garage space. Mr. Miller said they redesigned the house to be sensitive to neighbors’ comments. They moved the garage from the side to the basement, narrowed the house significantly, and moved the entire front of the house to be perfectly in line with the existing structure. The current house is four stories, three stories above ground, and the appraisable square footage of the new house is approximately 4,230. It would be the fourth biggest house on Broadway Street. Ms. Rehkamp Larson stated the front portion of the house will be the same width as what is there now. It will be stepped back to a wider volume. She feels it fits the rhythm of the streetscape. The highest portion is set the furthest back. The lot coverage has decreased from 38.7% to 35%. Chairwoman Mino opened the public hearing. Myron Reubendale, 609 Broadway Street South, stated he likes the design but is unsure about the piece going over the driveway as it is a little imposing to his house. The rest of the house looks beautiful. Chairwoman Mino closed the public hearing. Heritage Preservation Commission Meeting August 21, 2019 Page 4 of 6 Chairwoman Mino said she received a voice message from a neighbor who said the mass of the building is completely out of character for the block and should be pared down. She acknowledged that the square footage initially stated to be 8,000 was in error. The foundation is 2,900 square feet. Commissioner Krakowski asked if changes would need to be brought back to the Commission or approvable by staff. Ms. Wittman replied if the design is in substantial agreement with the materials submitted, staff can approve minor items such as shape of brackets and so on. Commissioner Finwall said the building is attractive and she appreciates the design being scaled back. She questioned whether the Italianate style is appropriate for a vernacular style neighborhood. Mrs. Miller remarked that Stillwater’s neighborhoods are very mixed in terms of architectural design. There is an Italianate house two doors down. Commissioner Thueson asked about other brick buildings that use the sand color brick. Ms. Wittman stated there used to be more yellow brick in Stillwater. Chairman Mino asked about the design of the top story hipped roof. Ms. Rehkamp Larson replied that the hipped roof on top finishes the design. Commissioner Finwall asked if there is a way to reduce the height to not tower over neighboring structures. Mr. Miller responded that compared to the existing structure, it is within one foot of the highest height. It may feel larger because of the additional square footage. It is an important feature of the house. They considered lowering the overall height of the house but it would preclude keeping the driveway where it is. Chairwoman Mino asked if the applicants are open to building just the carport and not the room above it. Mrs. Miller responded that would be a significant concession. As the fourth bedroom, it is needed and is within the guidelines. Commissioner Finwall said it may be the only brick house in the neighborhood except for one a partial brick two doors down. She asked, was there consideration of using other materials in addition to brick? Mr. Miller replied there is a brick house at the top of the stairs and brick houses a couple of streets over. Ms. Rehkamp Larson pointed out brick is one of the materials listed in the City’s approved materials. Motion by Commissioner Krakowski, seconded by Commissioner Walls, to approve Case No. 2019-17, Design Permit for an infill home to be located at 615 Broadway Street South, with the seven staff-recommended conditions. Commissioner Finwall commented that having to approve the demolition of a historic house and then approve a giant house that she considers not to match the scale of the neighborhood is difficult, but she appreciates the effort the applicants put into meeting the guidelines. Chairwoman Mino said she too appreciates the care taken to connect the new design with the streetscape. Commissioner Steinwall said she appreciated Ms. Miller’s comments that they will recycle the original building materials to the extent possible. She wondered if this should be incorporated into another condition. Mrs. Miller said if it were a requirement, it would be tricky. Professionals have said that it could open them to liability. Commissioner Walls commented that sounds like it contradicts what Mrs. Miller stated in the open forum. All in favor, 6-0. UNFINISHED BUSINESS Heritage Preservation Commission Meeting August 21, 2019 Page 5 of 6 Case No. 2019-18: Consideration of a Design Permit for the Stillwater Riverbank Restoration and Riverwalk Project. City of Stillwater, property owner and applicant. Ms. Wittman stated that the riverbank restoration project will be constructed between Nelson Street East and the southern city limit extending along the St. Croix River shoreline for nearly three-quarters of a mile. The purpose of the project is to stabilize the shoreline while separating users to provide pedestrian safety. The most significant work of the project will be the installation of rip rap and vegetation along the shoreline. Additional work includes the installation of a quarter-mile 10’ wide concrete pedestrian riverwalk. Overlook platforms will be constructed adjacent to the river, accessed from the existing Lower Loop Trail. Approximately one-third of the project, the Riverwalk, as well as one overlook that will attach to the St. Croix Boat and Packet gangways, is located in the Downtown Design Review District. Per City Code, this is the cause for HPC review. Shoreline restoration work and the installation of two overlooks will occur on the eastern boundary of the eligible South Main Archaeological District and the Stillwater Cultural Landscape District. These eligible districts are not designated as local heritage preservation sites; the City Code is silent on the HPC’s review of the work in this area. However, the State Historic Preservation Office has indicated they would like to have the local HPC review the project. In July, the HPC requested additional information, specifically: landscape plans, details of the proposed retaining wall, detailed grades on high and low water elevations in the wall areas, and an accurate representation of platform sizes. Since then, City staff has met with representatives from the MN Department of Natural Resources and the National Park Service’s St. Croix National Scenic Riverway to determine platform designs that will not only conform to City, State and Federal standards and guidelines but also provide for minimal long-term maintenance while not becoming a public nuisance. The plans have been updated to reflect changes desired by the Commission. She discussed the changes in detail. The site is well documented and has been significantly surveyed over the last several decades. The proposed project will be in conformance with previously approved plans and existing site conditions. The installation will not negatively impact historical, cultural and archaeological resources. Therefore, staff recommends approval with six conditions. Commissioner Thueson said the middle overlook looks like it will stand out, however the reasons for having a solid structure make sense. He asked if there is flexibility in the design finish. Ms. Wittman said part of the challenge is that the design of the overlook needs to match the wall that is extending from the levee wall. An alternative face was not discussed. A cantilevered design sitting lightly on the land, as previously discussed by the Commission, is not possible due to concerns about safety and the possibility for garbage, plant growth and debris collecting underneath. Councilmember Junker pointed out the City is designing it with the DNR, not a third party. It will not look pathetic. The City has already lost a significant amount of land to erosion which is the reason for the project. Commissioner Finwall said she is still interested in exploring an alternative facing for the overlooks that would be more reflective of the City’s lumbering history, for instance limestone. She would not propose to have it brought back for another review, just some consideration of materials to be used. Ms. Wittman asked if something like a stamped wood look would be more appealing than concrete. Councilmember Junker commented that stamped wood would not blend well with the rip rap and shoreline. Commissioner Steinwall said she would be concerned that it could a graffiti target. Motion by Commissioner Steinwall, seconded by Commissioner Walls, to approve Case No. 2019-18, Design Permit for the Stillwater Riverbank Restoration and Riverwalk Project, with the six conditions recommended by staff. Commissioner Finwall asked if Commission would be amenable to a motion to have City staff review options for alternative materials on the exterior of the two visible overlooks that are more of an expression of the City’s past as a lumber town. Heritage Preservation Commission Meeting August 21, 2019 Page 6 of 6 Commissioner Steinwall commented that at this point in the design process, it is more important to keep the project moving than have staff do more research and bring it back for further review. City Planner Wittman said she can continue working with the engineering department and architects to figure out if there is an aggregate that could be put in the concrete that would blend better. Anything else would have to go back to the National Park Service and the Department of Natural Resources. All in favor, 6-0. OTHER DISCUSSION ITEMS 2019 Workplan Update and 2020 Workplan Outline Ms. Wittman reviewed the 2019 Workplan Update. Staff is working on ordinance amendments and interpretation, also looking at the South Main cultural landscape district area. Chairman Mino asked that staff also look at how the City handles historic resources that don’t rise to the criteria of national registry. She would like to acknowledge that average homes are a big part of Stillwater’s history and that affordable housing also is important to the City. Ms. Wittman reported that a joint City Council and HPC meeting is set for September 10 to begin discussion of ordinance development. 2019 Preserve MN Conference September 11-13 Ms. Wittman asked Commissioners to let her know if they are interested in attending the State Historic Preservation Conference being held in St. Cloud. FYI 2019-2022 Grant Updates and Heirloom Homes and Landmark Sites Website Ms. Wittman said staff is working on grants targeting a historic structure report for the Lowell Park gazebo, and an update of the Heirloom Homes web site. Washington County Historical Society future Heritage Center Ms. Wittman shared information on a planned Washington County Historical Society Heritage Center. Other items Ms. Wittman reminded the Commission of the Boards & Commissions Picnic August 22. ADJOURNMENT Motion by Commissioner Steinwall, seconded by Commissioner Thueson to adjourn. All in favor, 6-0. The meeting was adjourned at 9:35 p.m. Respectfully Submitted, Julie Kink, Recording Secretary