Loading...
HomeMy WebLinkAbout2018-10-17 HPC MIN HERITAGE PRESERVATION COMMISSION MEETING October 17, 2018 7:00 P.M. Chairman Larson called the meeting to order at 7:00 p.m. Present: Chairman Larson, Commissioners Hadrits, Mino, Steinwall Absent: Commissioners Goodman, Krakowski and Welty, Council Representative Junker Staff: City Planner Wittman APPROVAL OF MINUTES Possible approval of September 19, 2018 meeting minutes Motion by Commissioner Steinwall, seconded by Commissioner Hadrits, to approve the minutes of the September 19, 2018 meeting. Motion passed 4-0. OPEN FORUM There were no public comments. CONSENT AGENDA There were no items on the Consent Agenda. PUBLIC HEARINGS Case No. 2018-24: Consideration of the Design Review of a Stillwater Conservation District infill residence at 1002 Third Avenue South. Croix Companies, LLC, property owner and John Sharkey, applicant. City Planner Wittman reviewed the case. The applicant is requesting a permit to construct a two and a half story, single-family residence. The house will have a front facing, approximately 12/12 pitch gable roof with dormers on the upper story. The home will have a front entrance and an attached garage on the north side, and two upper-story decks with a walkout design on the east. The home will be sided in dark gray lap and board and batten siding. The applicant is proposing white and light gray trim and cedar decking. Stone will surround the bases of all decks and overhang supports as well as the chimney. While this modern design would not fit within most traditional neighborhoods in Stillwater, staff finds that it does not detract from the character of this dead-end street. With certain conditions, the project substantially conforms to the adopted guidelines and, therefore, staff recommends approval with eight conditions. Applicant John Sharkey offered to answer any questions. Chairman Larson opened the public hearing. There were no public comments. The public hearing was closed. Heritage Preservation Commission Meeting October 17, 2018 Page 2 of 7 Chairman Larson asked for clarification about the stone fireplace and deck. Mr. Sharkey explained the plans, adding that the customer is selecting stone colors and knows that any changes need to be reviewed. Commissioner Mino asked about materials. Mr. Sharkey replied all materials will be LP, Andersen windows, 30-year architectural shingles, and all decking will be cedar. Commissioner Hadrits asked about the landscaping plan. Mr. Sharkey replied he doesn’t have one yet. Chairman Larson complimented the applicant on the design. Motion by Commissioner Hadrits, seconded by Commissioner Mino, to approve Case No. 2018-24, Design Permit for a residence at 1002 Third Avenue South, with the eight conditions recommended by staff, modifying Condition #1 to add “the plan submitted October 16, 2018” and adding Condition #9 to state “Materials shall be consistent with those stated by the applicant in the public hearing.” Motion passed 4-0. Case No. 2018-25: Consideration of a Demolition permit to demolish the residential structure at 709 Second Street South in the neighborhood conservation district. Rebecca and Scott Johnson, property owners. City Planner Wittman reviewed the case. The applicants are requesting approval of the demolition of a residential structure. The property owners, who own and live in the residence at 203 Willard Street East, directly to the north, indicated they have a buyer for the 709 Second Street South property who would like to construct a new home on the vacant lot if the demolition is approved. Ms. Wittman stated that the structure is believed to have been constructed in 1875 and appears to be relatively intact from the 1888 Sanborn map with little change. The 2002 Architecture-History Inventory Form indicated the structure was in good condition with good integrity. The Washington County Assessor’s office has indicated the structure as having normal condition and a 2018 valuation of $176,100 for the lot and home. Staff did a site visit in April 2018 and found that the house itself is in fair condition and is not a hazard, though a sagging corner was found as well as asbestos siding, cracked plaster and paint throughout. The applicant submitted an estimate of $305,000 for a whole house remodel not including the cost for demolition and disposal. Staff has determined the structure is an historic resource. The community’s preservation goals are designed to protect historic resources. Therefore, staff recommends the Commission make a positive determination that the structure is an historic resource, deny the demolition application and direct the Community Development Director to prepare a designation study. The City Council would need to authorize the study. One comment was received from John Vaughn, 808 Second Street South, supporting the demolition. Chairman Larson asked about the process of doing a designation study. Ms. Wittman replied the study would be ordered by the City, to be paid for by the property owner. It is prepared by a pre-determined consultant. It must be done within six months of being ordered. Scott Johnson, property owner, informed the Commission that the home has been vacant for nine years. It poses health risks and cannot be lived in. Rebecca Johnson, property owner, added that the remodeling estimate involves bringing everything down to studs. There are many items that are not up to code. They understand the desire to not tear down historic structures but feel the house is not historically significant. Chairman Larson opened the public hearing. Tony Goldenstein, 808 First Street South, said he supports the demolition because he feels the structure is not architecturally significant. The house is situated on the north property line. Rehab would bring lower quality than new construction. It is leaps and bounds away from move-in condition. Heritage Preservation Commission Meeting October 17, 2018 Page 3 of 7 Ellen Kramer, 713 Second Street South, stated the home is not desirable due to its location on the property sitting awkwardly close to the road. She supports the demolition. The home is not in livable condition and detracts from the streetscape. John Grabinski, 712 South Second Street, noted the homes in the neighborhood are all well maintained except for this house. The house is poorly situated on the lot, has an awkward looking addition, and is an eyesore. He feels the house should be demolished so something better can be put in its place. The public hearing was closed. Chairman Larson noted that City ordinances support conservation regardless of whether buildings are individually historically unique. He understands that the neighborhood values the local character. Commissioner Steinwall remarked that the applicants seem not to be interested in remodeling and state the house is uninhabitable, yet the condition of the property was thought to be good at the time of the 2002 historic review and the April 2018 building official visit. Mr. Johnson stated there are no upstairs walls or bathroom. Ms. Johnson added that the windows, casings and roof are rotten. She disagreed with the assessment that it is livable. It has a wet basement with dirt floor, the kitchen area would have to be torn off, and it has only one or maybe one and a half bedrooms. Noting that the Johnsons have owned the house since 2014, Commissioner Mino asked what their plans were. Ms. Johnson replied they were trying to figure out what to do. They purchased the house from a previous owner who had planned to do minimal repairs to rent it out but the Johnsons didn’t want to rent it out as is. It was a previously a hoarder’s house that wasn’t taken care of. When they learned what actually was going to be left after remodeling, they decided they would rather have it demolished. Chairman Larson noted that the Commission must determine if it’s unsafe and if it’s an historic resource. According to the staff report the structure is not unsafe. The Commission must determine if this vernacular style contributes to the historical character of the City and the neighborhood. Commissioner Steinwall referred to statements in the staff report that the house is associated with a certain period of history as representative of the common person and a working class home. She would be inclined to find it to be an historic resource. Commissioner Mino and Chairman Larson agreed. Chairman Larson said if found to be an historic resource, the Commission must consider whether there is a feasible alternative to demolition. The cost estimate for remodeling indicates that renovation is feasible, though expensive. Motion by Commissioner Steinwall, [no second at this point] to find that the property is an historic resource for the reasons cited in the staff report (vernacular style, spec home built in the 1880s, unique to Stillwater’s development). Mr. Johnson asked if it would help for the Commissioners to walk through the building to see it firsthand. Commissioner Steinwall pointed out that the Commission must decide whether it’s an historic resource. A walkthrough would be helpful in helping determine whether it’s unsafe. Chairman Larson recognized the structure may not be habitable as it is now but it can be made habitable. Heritage Preservation Commission Meeting October 17, 2018 Page 4 of 7 Ms. Johnson remarked that it’s only four walls at this point and doesn’t even have the original kitchen. They have torn down everything that was built after 1946 so currently it consists of two rooms and a half bath. Mr. Johnson noted it is an unhealthy indoor environment. Commissioner Steinwall added that the demolition ordinance the Commission is struggling with right now does not provide an exemption for economic hardship. Mr. Johnson responded he is not looking for an economic hardship. Continuing her motion, Commissioner Steinwall stated that the Commission further finds there is a feasible alternative to demolition that includes rehabilitation, and for that reason the Commission denies Case No. 2018- 25, Demolition permit for the residential structure at 709 Second Street South, and directs the Community Development Director to prepare a designation study. At this point the motion was seconded by Commissioner Hadrits. Motion passed 4-0. Case No. 2018-26: Consideration of the Design Review of an infill residence located at 111 Greeley Street North in the Neighborhood Conservation District. Dan Hintze, property owner and Matt Brown, applicant. City Planner Wittman stated that on August 20, 2018 the property at 111 Greeley Street North suffered a house fire. Upon inspection by Building Official Cindy Shilts and Deputy Fire Chief Tom Ballis, the structure was deemed unsalvageable. The applicant is requesting approval of a permit for the construction of a single family home on the existing limestone foundation. Code says when a nonconforming structure is destroyed by fire, the owner is allowed to rebuild the exact same structure regardless of compliance with zoning setbacks, height regulations and other codes. While the previous residence was 1.5 stories, the property owner is proposing to construct a two-story, 12/6 pitch, gable roof home on this site. The structure will be clad in 6” sage green vinyl lap siding with cedar colored vinyl shakes on the gabled edge. Soffit, fascia, frieze and corner boards will be metal in a cream color. Double hung sash windows will be vinyl and will be on all four sides; exceptions include a second story piano window on the north elevation and two sets of two double hung windows ganged together on both stories of the south elevation. The new residence will have a front stoop made of pressure-treated decking that will be painted to match the soffit, fascia and corner trim. Staff finds that the project substantially conforms to the adopted guidelines and therefore recommends approval with six conditions. Matt Brown, applicant, stated that constructing a full second story allows them to install a code-compliant staircase. They are working with a young family that is trying to work within a budget. Chairman Larson opened the public hearing. There were no public comments. The public hearing was closed. Commissioner Hadrits asked if there will be a balance window on the front. Mr. Brown replied no, that room is the master bedroom. Chairman Larson said the Commission does not encourage vinyl siding. He realizes that a lot of neighboring houses have been remodeled with vinyl siding but remodels don’t come before the HPC. Economics cannot be considered in making a decision. He feels the applicant has done a pretty good job of four-sided design, however the back of the house doesn’t have a lot of windows, which seems to stand out. Mr. Brown explained that they could put a window in the upper corner but it would be in a bedroom closet. The corners and J-trim around the windows is proposed to be vinyl to match the vinyl siding. The windows will be in a maintenance free vinyl in a color to match. Heritage Preservation Commission Meeting October 17, 2018 Page 5 of 7 Chairman Larson shared that one of his biggest concerns is lack of detail around the windows. He would like to see 4-6” trim around the windows on all four sides. His biggest misgiving about approving vinyl siding is setting a precedent. But he believes, in the context of this neighborhood with other homes in vinyl, it can be seen as acceptable. He referred to Neighborhood Conservation District (NCD) Guideline #19 about reflecting prevailing materials in the neighborhood. Motion by Commissioner Hadrits, seconded by Commissioner Steinwall, to approve Case No. 2018-26, Design Permit for an infill residence at 111 Greeley Street North with the six conditions recommended by staff, adding Condition #7, “The structure will have 4-6” corner board and window trim.” As a point of record, the Commission wished to note that it finds that NCD Guideline #19 is met. Motion passed 4-0. CONTINUING BUSINESS Case No. 2018-19: Consideration of a Design Permit for a nine-unit condominium structure to be located at 107 Third Street North in the Downtown Design Review District and the Commercial Historic District. Jon Whitcomb, representing Browns Creek West LLC, property owner. City Planner Wittman explained that the applicant is requesting approval of a Design Permit for a new structure to be located at 107 Third Street South. Included in the submission is a site plan, landscaping plan, and new façade renderings and elevations. The applicant’s modified proposal includes: Removal of the central, front façade gray panels with arched window design. In its place, the front façade will remain brick and rusticated stone with stone header trim to match the other window openings. Square design details separate the windows. All balconies will be encased in glass. The front porch and second story communal balcony will also have glass. To break up the two stairwell shafts on the front façade, the applicant has proposed creating square panels out of the flat metal siding. The building canopies and columns will be beige metal on all four sides. The white metal cornice has been changed to reflect the Commission’s concern its appearance was too traditional. The 35’ tall building with a partial mansard roof, designed to screen mechanical components, will help visually frame the intersection of Myrtle Street West and Third Street. It will help provide for greater definition on this street corner. The use of historic and modern materials will allow for the building to be complementary to the existing, built environment. The vertical design elements, set back from the public sidewalk and landscaping, help break the vertical elements of the building. One public comment was received from Mark Balay, the property owner to the east, concerned about drainage and landscaping on the south and east elevations. Landscaping and drainage are not required to be submitted at this time. Mr. Balay asks for a condition that a landscaping plan be submitted prior to review of the building permit. Staff has determined the proposed structure substantially conforms to the Downtown Design Review District guidelines and recommends approval with six conditions. Roger Tomten, representing the applicant, summarized the design changes that have occurred. Chairman Larson asked about the glass on the balconies. Mr. Tomten said the balcony glass may have a slight tint. Chairman Larson said it should be similar in tint to the glass in the rest of the building so as not to stand out. Motion by Commissioner Mino, seconded by Commissioner Hadrits, to approve Case No. 2018-19, Design Permit for a nine-unit condominium at 107 Third Street North, with the six conditions recommended by staff, Heritage Preservation Commission Meeting October 17, 2018 Page 6 of 7 adding Condition #7, “At the time of permit review the completed landscape solution for the south property line will be reviewed by staff.” Motion passed 4-0. NEW BUSINESS Case No. 2018-27: Consideration of a Design Review for new Pioneer Park Bathrooms. Property located on Second Street North in the Downtown Design Review district. City of Stillwater, applicant. Chairman Larson expressed the desire to recuse himself from the discussion and the vote, as he feels he has a potential conflict, however this would leave no quorum. Stating that he can be fair and impartial regarding the design, Chairman Larson decided to participate. Ms. Wittman stated the City of Stillwater is seeking to replace its existing restroom building in Pioneer Park. The approximately 29’ wide by 33’ long structure will be made exclusively of red brick with a standing seam metal roof. Additionally, Rivard stone may be used on a lower portion of the structure. There will be a single, vertical precast concrete belt course. The windows will be black anodized metal. The design of the structure is similar to the South Lowell Park restroom building. The proposed use of brick and metal materials on the structure is consistent with the Downtown Design Review District. However, the use of stone in this location would detract from the historic Second Street South wall. Therefore, staff recommends approval of HPC Case No. 2018-27 with three conditions. Motion by Commissioner Mino, seconded by Commissioner Steinwall, to approve Case No. 2018-27, Design Permit for new Pioneer Park bathrooms, with the three conditions recommended by staff, adding Condition #4, “Materials shall be consistent with those of the South Lowell Park restroom.” Motion passed 4-0. OTHER ITEMS OF DISCUSSION Annual Statewide Preservation Conference It was consensus of the Commission to submit a letter of interest to host the State Historic Preservation Conference in 2020. National Register Listed Structures Ms. Wittman provided a list of individually listed National Register properties in the City. The Commission directed staff to pull together all applicable ordinances relating to local designation as well as a pros/cons list and possible community incentives, for future review and discussion. STAFF UPDATES 2018-2019 Grant Projects Ms. Wittman provided an update on potential grant projects, including those that may involve City-owned historic resources such as the Lowell Park gazebo and the sunken garden across from the Lowell Inn. Ms. Wittman informed the Commission that an application was received from a potential new member. ADJOURNMENT Motion by Chairman Larson, seconded by Commissioner Mino, to adjourn. All in favor, 4-0. The meeting was adjourned at 9:25 p.m. Heritage Preservation Commission Meeting October 17, 2018 Page 7 of 7 Respectfully Submitted, Julie Kink, Recording Secretary