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HomeMy WebLinkAbout2018-11-07 HPC MIN HERITAGE PRESERVATION COMMISSION MEETING November 7, 2018 7:00 P.M. Chairman Larson called the meeting to order at 7:00 p.m. Present: Chairman Larson, Commissioners Goodman (left at 8:15), Krakowski, Mino, Steinwall and Welty Absent: Commissioner Hadrits, Council Representative Junker Staff: City Planner Wittman APPROVAL OF MINUTES Possible approval of October 17, 2018 meeting minutes Motion by Commissioner Mino, seconded by Commissioner Steinwall, to approve the minutes of the October 17, 2018 meeting. Motion passed 6-0. OPEN FORUM There were no public comments. CONSENT AGENDA There were no items on the Consent Agenda. PUBLIC HEARINGS Case No. 2018-28: Consideration of a demolition permit to demolish and reconstruct the residential structure on the property located at 904 Harriet Street South in the Neighborhood Conservation District. Brian and Kasey Posch, property owners. City Planner Wittman stated that in May, 2016, she and Building Official Shilts walked through the property after the property owners had requested Washington County Public Health condemn the structure. At the time, City staff determined the house was structurally sound, that no life, health, or safety violations were present, and that condemnation would not occur. The property was subsequently purchased by a different party who obtained a Design Permit from the HPC to demolish the single-story, pre-1945 portion of the home and reconstruct it on a new foundation along with an addition. The approved Design Permit was not implemented. The current property owners, Brian and Kasey Posch, purchased the property in May 2017. The house has been vacant, without utilities, since at least January of 2016. Its condition has deteriorated since the 2016 walkthrough. The property value is $127,000 as of 2018. The applicants are requesting approval of the demolition of the structure and a design permit for a new residence. She reviewed the proposed design of the new home. Three public comments have been received: Robert Gambone and James Peterson of 622 Churchill expressed support for the demolition and the reconstruction but concerns about sight lines of the new driveway off Churchill Street, the roof design, and yard landscaping and maintenance. Heritage Preservation Commission Meeting November 7, 2018 Page 2 of 5 Mildred Westcott, 918 South Harriet Street, expressed support for the application. Jeanne and Bruce Booher, 921 South Harriet Street, are also supportive. Staff recommends that the HPC make a finding the structure is a historic resource and that there is no feasible alternative to demolition; review the proposed reconstruction plans in relationship to the Neighborhood Conservation District guidelines; and approve the demolition permit and Design Permit with nine conditions. Kasey Posch, owner, said they are excited to be part of the neighborhood. but they are not interested in rehabilitating the house, which is currently uninhabitable. Brian Posch added that they have tried their best to replicate the existing structure and to work with the topography in designing the new home. Chairman Larson opened the public hearing. Sarah Handley, 702 Churchill Street, spoke in support of the demolition. Chairman Larson closed the public hearing. Ms. Posch asked about the 2016 determination that the house was in decent condition. Ms. Wittman replied that staff walked through the house in 2016 and could not administratively approve the demolition because there were no grounds to condemn the structure. At that time, only the single story portion of the house was proposed to be demolished. The one and a half/two story portion was not proposed to be demolished. Chairman Larson reminded the Commission that the first question to address is whether or not the building is a historic resource. Even though an individual house may not be unique, as part of the context of the neighborhood it may be a historic resource. Commissioner Welty remarked the house is a typical vernacular Stillwater home. Commissioner Mino noted for the record that in the November 2016 HPC meeting, the HPC determined that the structure was a historic resource and that there were feasible alternatives to demolition. Commissioner Welty asked what recourse the City has if a building is neglected? It would have been easier to save this house two years ago. City Planner Wittman replied that prior to January 2017, the City did not have an active enforcement program. Enforcement of any ordinance was complaint-based. Staff did not go out looking for possible violations. The City may approve demolition when there is demolition by neglect. However City Attorney Land indicated that neglect is a lot harder for a city to act on, whereas if there are exterior building code violations that threaten the life, health or safety of a structure, the city can order a condition be corrected. In 2016, had staff seen anything from the street that was a life health safety violation, the City could have ordered a correction. Staff could not have ordered any of the interior items to be fixed. Motion by Commissioner Welty to determine that the structure at 904 South Harriet Street is a historic resource. Motion by Commissioner Steinwall, seconded by Commissioner Goodman, to determine that the home at 904 Harriet Street South is a historic resource, but given the very poor condition of the property including most notably the foundation, demolition would be necessary to correct an unsafe and dangerous condition, and that the only feasible alternative would be demolition at this point given the very poor condition of the property. Commissioner Welty withdrew her motion to allow Commissioner Steinwall’s motion to proceed. Heritage Preservation Commission Meeting November 7, 2018 Page 3 of 5 Commissioner Mino asked how can the City avoid this type of situation? She expressed concern that two years after determining that it was a historic resource, the Commission is faced with a demolition because the structure was neglected. Ms. Wittman replied staff is working on better enforcement with the new City Attorney. Commissioner Mino reminded the applicants that the Commission is entrusted with safeguarding the City’s heritage by preserving structures that reflect elements of the City’s history. Ms. Posch expressed doubt that the structure was in much better shape two years ago. She believes the former owner was not able to complete the project feasibly and financially so they abandoned it. Mr. Posch stated that renovation would cost about $135,000 more than reconstruction. Ms. Posch said the cost mainly comes from having to lift the whole house and rebuild the existing foundation. She pointed out that mold in the ceiling is present in several of the photos due to roof leakage. She suspects the roof is starting to collapse. Her entire family has allergies. The staircase is too narrow and dangerous. Someone fell down the stairs and died. Mr. Posch added that they originally tried to design a plan that would include the stairs but found that all the floor joists are rotten. Chairman Larson said it sounds like the structural deterioration is excessive to even lift up the house. Motion passed 6-0. Regarding the proposed design for the new house, Chairman Larson commended the applicants on the massing and how it fits into the neighborhood. He noted there are several rooflines with different roof pitches and asked if this was done intentionally. Mr. Posch responded that the single story addition reflects the current structure but they struggled with the roof pitch. Their ultimate goal was to design a house that looked identical to what was there. He feels they achieved this with the two story portion but could still refine the other portion. Ms. Posch explained that in the 1800s, additions were common so the new house was designed to make it look like a building that had additions done with a good eye. Commissioner Krakowski referred to a letter from a neighbor asking about the accessory dwelling unit. Ms. Posch stated they intend to live there with their family and have a small apartment above the garage that could be used as rental for a couple or single person or their parents. Commissioner Welty noted it might help resolve some of the roofline issues if the T-gable did not connect with the porch. Motion by Commissioner Goodman, seconded by Commissioner Steinwall, to approve the Design Permit for Case No. 2018-28, a residential structure on the property located at 904 Harriet Street South, with the nine conditions recommended by staff. Heritage Preservation Commission Meeting November 7, 2018 Page 4 of 5 Chairman Larson read the guideline about four sided architecture, and said anything the applicant can do to enhance this would be appreciated. Commissioner Welty said to solve some of the roofline issues, if this [referring to a portion of the drawing] didn’t slope all the way down to the porch but was a flat wall with a little bit of a break there, it would be a little more traditional. Mr. Posch said they could incorporate Commissioner Welty’s suggestion. Commissioners Goodman and Steinwall agreed to amend the motion by adding Condition #10 to state, “The one and a half story T-gable roofline shall not extend to the one story and porch addition roof. Some fascia shall be present.” Motion passed 6-0. CONTINUED BUSINESS There was no continued business. NEW BUSINESS There was no new business. OTHER ITEMS OF DISCUSSION 2018-2022 Workplan City Planner Wittman led discussion on a proposed Historic Preservation Commission workplan and a Community Development Department draft workplan. The workplans will be brought before the City Council. Revising the HPC ordinance is high on the priority list. Upcoming Meeting Changes Ms. Wittman informed the Commission that they will be asked to sit at the dais in December because City Administration is requesting the HPC be televised starting in December. Chairman Larson asked the reason for the change. Ms. Wittman said in early 2018 or late 2017, the Council adopted a strategic plan looking at organizational excellence and transparency. The Council and the Planning Commission meetings are televised. Chairman Larson asked, by more transparent, does that mean more visually accessible? Ms. Wittman replied yes. Video would allow the public to see the design plans discussed in meetings. Chairman Larson asked if meetings could be televised from the table where the Commission now sits. Ms. Wittman replied it may be possible to televise meetings from the back table. She acknowledged that sitting around the table is more comfortable for the Commission and the applicants. Commissioner Welty remarked the HPC is already fighting a reputation of being the “no” group. Sitting at the dais would give meetings a totally different feel. The Commission can be more helpful to applicants sharing the table with them. Heritage Preservation Commission Meeting November 7, 2018 Page 5 of 5 Chairman Larson said it appears there are two issues. If the meetings must be broadcast, hopefully the Commission can still sit at the table rather than the dais. The HPC is more visually interactive than other Commissions and the table works well for that. Ms. Wittman responded the Commission can’t continue sitting at the table logistically. She can relay to the administration that the dais gives a different image and this Commission fights what she would say are potentially negative stereotypes that could be exacerbated by sitting at the dais and that a shared table is more accessible to applicants. Commissioner Welty questioned if having a raised dais is becoming outdated. Commissioner Mino acknowledged that a lot of what the Commission does is visual. She is not an elected official and sitting at the dais is a completely different way of approaching the Commission’s work. As a citizen volunteer she has a problem with that. City Planner Wittman said she will share the concerns with City Administrator McCarty and City Clerk Ward tomorrow and advocate for remaining at the back table. She encouraged commissioners to voice their concerns to Ms. Ward, Mr. McCarty and Mr. Turnblad. Commissioner Welty asked if just the handouts could be televised and that way the Commission could stay around the table. STAFF UPDATES 2020 Statewide Preservation Conference Letter of Interest Ms. Wittman said a letter of interest was submitted to the State regarding hosting the conference. Ordinance No. 1105 Ms. Wittman said the City’s charter has changed to reflect the required attendance schedule for commissioners. ADJOURNMENT Motion by Commissioner Krakowski, seconded by Commissioner Mino, to adjourn. All in favor, 5-0. The meeting was adjourned at 8:37 p.m. Respectfully Submitted, Julie Kink, Recording Secretary