Loading...
HomeMy WebLinkAbout2021-02-17 HPC MINaver, lyE III...EAC. OF y.yylf91A HERITAGE PRESERVATION COMMISSION MEETING February 17, 2021 7:00 P.M. Chairwoman Mino called the meeting to order via Zoom at 7:00 p.m. Present: Chair Mino, Commissioners Finwall, Heimdahl, Krakowski, Larson, Thueson, Walls, Councilmember Junker Absent: None Staff: City Planner Wittman APPROVAL OF MINUTES Possible approval of iiiint,tes of January 20. 2021 Meeting Motion by Commissioner Krakowski, seconded by Commissioner Heimdahl, to approve the minutes of the January 20, 2021 meeting. All in favor. OPEN FORUM There were no public comments. CONSENT AGENDA There were no items on the Consent Agenda. PUBLIC HEARING Case No. 2021-02: Considera tion ❑F a Demoli ion Permit For the home on the pro perty located 72nd St N in the LR district. Philip Manger „Ir.,propeerty owner. City Planner Wittman explained the case. Philip and Larisa Manger have requested permission to demolish their 2,000 square foot pre-1946 "summer house"/accessory dwelling. Due to the age of the structure, it is classified as a building of potential historic significance. If the demolition is approved, the Mangers intend to construct a new dwelling in its place to allow for year-round, multi - generational living. The subject property contains two residences, two detached garages, a swimming pool and a tennis court. Both residences, the tennis court and the pool appear in 1946 aerial imagery, situated in their current locations. Commissioner Thueson researched the property. The structure proposed for demolition was likely used as a summer home/retreat until the second (now primary) residence was constructed. Additional research found that the structure is unlikely to be eligible for local designation as a heritage preservation site. The HPC must consider the merits of preserving the resource, the new development, and the area's desired character. The structure has many deficiencies and, in its existing condition, cannot provide for reasonable year-round living. Moving the structure is likely to further jeopardize the building's integrity. The structure is a part of a larger complex that, without this summer cottage, would still retain its character. A comment was received from historian Don Empson indicating the house could possibly be a Greek Revival house of the 1850s. Staff finds the proposed demolition to be supportive of the goals and policies of the comprehensive plan and relevant area plans, and therefore recommends approval of the demolition with one condition. Staff further recommends the owner consider deconstruction as an option for material reuse. Philip Manger Jr., applicant, stated there is nothing salvageable according to the structural engineer. The structure was apparently cobbled together in stages. Heritage Preservation Commission Meeting February 17, 2021 Chairwoman Mino opened the public hearing. There were no public comments. The public hearing was closed. Commissioner Finwall asked, if the Commission recommends denial of the demolition, could the City Council order a full historic report in addition to Commissioner Thueson's research? City Planner Wittman replied that based on Commissioner Thueson's research and the applicant's materials, staff did not elect to recommend that a full historic report be done. If the Commission recommends denial of the demolition, it should outline the areas where more research is desired. Commissioner Finwall commented that the engineer's report states that it would be cost prohibitive to rebuild the structure, but that doesn't really indicate whether rebuilding is possible. Mr. Manger responded that the structural engineer said there is really nothing to salvage or build off of. The floor joists have been sitting on soil and are rotted to the point where they're not capable of holding a structure. Even if they were capable, it would cost $50,000-100,000 to lift the structure up to pour a foundation under it. Commissioner Finwall asked if two dwellings are allowed on one lot. Ms. Wittman answered the LR District does not allow for two dwellings but because both these structures were there prior to the adoption of the zoning code, it's considered legal nonconforming and zoning code allows for continued maintenance or replacement as long as there is not expansion. Commissioner Finwall asked, once a nonconforming structure is entirely removed, how can it maintain its nonconforming status? It looks like the area is going to be expanded. Ms. Wittman said the City Attorney advised that according to the zoning code, the structure may be replaced. The footprint of the new structure will be slightly larger than existing. Although the code says a nonconforming use may not be expanded, in staff s opinion, this was not viewed as an expansion of the number of units. Commissioner Finwall asked if there is a lake setback required for the new house. She noticed this house from across the lake about a month ago. Ms. Wittman replied yes, the proposed new structure complies with the LR district zoning standards. Commissioner Heimdahl commented Washington County has a grant program for deconstructing structures. This may be a suitable candidate if demolition is approved. He hopes the applicants will consider recycling materials. Commissioner Thueson noted the ordinance is written to make it a high hurdle to demolish a pre- 1946 building. If demolition is approved, the Commission should be careful not to set a precedent. Councilmember Junker stated this is a seasonal home in dire condition. There are no salvageable materials according to the structural report. To try to preserve it would be extremely costly. Commissioner Larson shared the concern about not setting a precedent. He does not usually favor demolition but is willing to support this. Commissioner Finwall pointed out this is a test case under the new demolition ordinance. She feels there are too many questions to allow demolition. She would prefer to have it looked at more thoroughly and go to the City Council. Commissioner Heimdahl suggested adding a condition that the applicant consider sustainable options including deconstruction. Motion by Commissioner Larson, seconded by Commissioner Walls, to approve Case No. 2021-02, Demolition Permit for the home on the property located at 12525 72nd St N, with the one staff - Page 2 of 6 Heritage Preservation Commission Meeting February 17, 2021 recommended condition, adding Condition #2 stating that "The HPC requests the applicant explore ways to sustainably deconstruct the structure." Motion passed 6-1 with Commissioner Finwall opposed. Case No. 2021-03: Consideration of a Design Permit for a new home to be located at 808 6th Ave S in the nei ghborh ood conservation distric . Tim and Lauren Zu rbey. pro 12erty owners. City Planner Wittman explained the case. The applicants have applied for a design permit for the construction of a 30' wide, 2.5 story single family residence with wrap -around front/side porch and a 28' attached garage. The home will be sided with a LP smooth -faced siding painted white. The mix of siding will include 4-6" horizontal lap siding and vertical board and batten trimmed with appropriately sized corner, frieze, fascia, and trim boards all painted white. An 8' wide covered porch will extend from the front of the home to the north. Two over two framed windows will be placed on all sides of the home. Architectural shingles are proposed for the 12/10 pitched roof. The roof is proposed to be hipped in the rear. Staff finds the proposed project has been designed to fit with Stillwater's traditional neighborhood design and therefore recommends approval with six conditions. Tim Zurbey, applicant, explained that the hipped roof in the back will add strength to the roof system. Chairwoman Mino asked about grading. Mr. Zurbey replied there will be some grading but the house will not be higher than any neighboring yards. The previous home had water issues and the City recommended installing a rain garden. Chairwoman Mino opened the public hearing. There were no public comments. The public hearing was closed. Commissioner Larson noted that the hip roof in the back looks a little peculiar but he understands the applicant's explanation and feels it will not have a big impact. Four-sided design would call for more windows on the garage side but he realizes the neighboring house is close, so this design makes sense. Chairwoman Mino, Commissioners Walls and Finwall complimented the applicant on the design, retention of trees and plan for a rain garden. Commissioner Heimdahl suggested the applicants check with the Watershed District for possible grants for installation of the rain garden. Motion by Commissioner Krakowski, seconded by Commissioner Heimdahl, to approve Case No. 2021- 03, Design Permit for a new home to be located at 808 6th Ave S, with the six staff -recommended conditions. All in favor. UNFINISHED BUSINESS Case . 2 02170o nsid era tion of a De i n Permit for new windows door and d oo rway tri m-Itol2 per for the property located at 102 2nd Street North in the Stillwater Commercial Historic District. Amy Estenson, representing 102 Second LLC.�rope , owner. City Planner Wittman stated that at the last meeting, the Commission tabled a request from the Lowell Inn to replace three original south -facing windows and to add a door with trim. Since that time, staff and Commissioners Heimdahl and Thueson have conducted a site visit; staff additionally met onsite with the applicant and Building Official Cindy Shilts. The applicant is requesting a Design Permit for: 1) the replacement of three historic windows with three non -operable windows (wood with a vinyl wrap) with five over five windows divided by interior muntins; and 2) installation of a set of 47.5" wide French doors; and 3) wooden door trim and topper; and 4) a two -tiered patio system. The proposed patio and doorway conforms to the intent of the City's Design Guidelines. The windows, however, are not in alignment with the Secretary of the Interior (SOI) standards in that their removal is not encouraged. Though the owner is proposing to match the old in design and color, the visual texture and materials are not the same. However, nearly all ground -level windows on the building Page 3 of 6 Heritage Preservation Commission Meeting February 17, 2021 have been replaced. Though not consistent with the SOI's standards, this alteration will not materially impair the structure nor will it alter the significance and integrity of the structure, other structures in the district, or the district. Staff finds that, with certain conditions, the project is substantially compatible with, and will ensure continued significance and integrity of, this property and all properties within the historic district. Therefore, staff recommends approval with three conditions. Bobby Anderson, representing the applicant, said the goal is to bring back the historic look of the building. Commissioner Heimdahl noted that normally for a window replacement where the windows are in sufficient condition, he would recommend denial but he would support this request because all the other windows have already been replaced. Chairwoman Mino said she supports the request for the same reason, though normally rehabilitation is preferred. Commissioner Finwall asked if the windows could be rehabilitated. Chairwoman Mino said the report seems to indicate that they could be rehabilitated. Commissioner Larson agreed that rehab of windows is always preferred if possible. Commissioner Thueson asked if exterior dividers can be added. Mr. Anderson replied that the dividers are already built into the windows, between the two panes of glass like the other windows on every level of the building. They prefer that all the windows match. Commissioner Finwall voiced disappointment that the new windows were purchased prior to HPC approval. Ms. Wittman said she found no record of design permit or building permit approval for the installation of the other windows that have already been replaced. Chairwoman Mino agreed that it complicates the issue for the HPC when windows have already been purchased, but her support of the request is not solely on that basis. If the windows were to be rehabilitated, the applicant would probably get an exterior storm window to help insulate, which would probably not have muntins on the outside. If possible, she hopes the applicant will salvage or recycle the old windows. Motion by Commissioner Larson, seconded by Commissioner Krakowski, to approve Case No. 2021-01, Design Permit for new windows, door and doorway trim/topper for the property located at 102 2nd Street North, with the three staff -recommended conditions, noting that the approval does not include the patio construction which will be addressed at a future time. All in favor. NEW BUSINESS Coe tio o of a n amend m ent to Jh e D esign Permit [design. City of St i Lwater, _apnlicant. Minnesota Department of Transportation. pro e�rty owner. Ms. Wittman stated that in August, 2020, the HPC reviewed three concept plans for the redesign of Chestnut Street between Main and the Lift Bridge into a non -motorized civic plaza in collaboration with MnDOT (the property owner). The City will lease and maintain the property. The Commission concluded that: a circle at the trail intersection would help slow users down; there may be some desire to not give bikes precedence while at the same time considering how they can get to those other bike trails safely; and some sort of grid pattern that carries a sidewalk look on the edges is most appropriate. Since the Commission's review, the City Council selected a preferred alternative which has a more curvilinear nature. Upon review by MnDOT's Cultural Resources Unit (CRU) and the State Historic Preservation Office (SHPO), it was determined the conceptual designs would need Page 4 of 6 Heritage Preservation Commission Meeting February 17, 2021 modification to ensure the new plaza would retain the feeling and association of the historic roadway. A new design concept has been created to acknowledge the historic street uses. It includes the following flanking 20' of clear space in the middle: 1) an eight -foot sidewalk; 2) two feet of utilities, lighting and signage back of the curb; 3) two feet for drainage; and 4) eight feet for site furnishings in the area that is traditionally used for parking. Staff finds that the proposed design is in conformance with the standards set forth in City Code, including the SOI Standards for Rehabilitation. Staff recommends the Commission provide any further design comments to the City Council for their consideration and approval of the concept design. Commissioner Krakowski commented that the revised design opens the area up to more multi -use. Commissioner Larson said he likes the openness and simplicity of the new design and the idea of a blank, simple, flexible space. It also may save money. He would like to keep the long rectangular planks of the previous design. Chairwoman Mino said she too likes the clean design and she would encourage use of high quality paving material for better wear. Councilmember Dunker asked if the sidewalk is still all one level. Ms. Wittman replied yes; architects are still exploring exactly what material to use. Commissioner Walls said he is disappointed in the change in color scheme but likes the simplicity of the new design. Commissioner Finwall asked about the number of trees. She remarked she never heard of "celebrating the historic character of a street" before. Ms. Wittman replied the number of street trees is not determined yet. She explained that MnDOT's CRU is a partner in the design. They were brought in a bit late in the design review process with the City and SHPO. Both the CRU and SHPO need to concur that the design will not negatively impact the downtown commercial historic district or the historic lift bridge. Commissioner Finwall commented she liked the previous curvilinear design which is more parklike. But she acknowledged that overall, the Commission prefers this concept. She would like to reconsider the bollards, which seem out of place. Ms. Wittman said she will incorporate the Commission's comments as design moves forward. OTHER DISCUSSION ITEMS Con ducting House Histories Guide Commissioners provided technical feedback on a draft of a how-to guide to assist in the historical research of properties. Ms. Wittman stated that the City Council engaged HKGi and Landscape Research to compile and update the City's design guidelines. A design guideline workshop will be held in March. FYI MN�HS Micro -film Grant update Ms. Wittman stated the microfilms of historic tax and assessors' records have been received and provided to the library. Public Comment on 200 Chestnut St E - Steven Wahlnuist Page 5 of 6 Heritage Preservation Commission Meeting February 17, 2021 Ms. Wittman shared email received from Steven Wahlquist regarding the January 20 public hearing on the Design Permit for new building design at 200 Chestnut Street, supporting the HPC's decision. The decision for no fourth story has been appealed and the fourth story design has been revised. The revised design will go to the Planning Commission next week and the City Council in March. ADJOURNMENT Motion by Commissioner Walls, seconded by Commissioner Krakowski, to ojourn. All in favor. The meeting was adjourned at 8:51 p.m. �2 _ ATTEST: Abbi Wittman, City Planner o, Chair Page 6 of 6