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HomeMy WebLinkAboutminutes.hpc.19891018Historic Preservation Committee Minutes of October 18, 1989 221 E. MAIN, EXPLORE BOOKSELLERS - FINAL DEVELOPMENT . 204 S. MILL - COLLINS BLOCK FINAL DEVELOPMENT - PHASE III INFILL CONSTRUCTION. 620 W. BLEEKER - WHEELER STALLARD HOUSE - CONCEPTUAL DEVELOPMENT 300 LAKE AVENUE-NO BINDING REVIEW OF NEW RESIDENTIAL CONSTRUCTION 801 E. HYMAN-JOHN ELMORE HOUSE 1 1 4 5 7 10 HISTORIC PRESERVATION COMMITTEE MINUTES October 18, 1989 Meeting was called to order by chairman Bill Poss with Georgeann Waggaman, Glenn Rappaport, Leslie Holst and Chris Darakis present. Joe Krabacher, Don Erdman and Charles Cunniffe were absent. MOTION: Georgeann made the motion to approve the minutes of September 27, 1989. Chris second. All approved. MOTION: Chris made the motion to add 801 E. Hyman to the agenda. Georgeann second. All approved. MOTION: Georgeann made the motion to table 132 W. Main until the Oct. 25, 1989 meeting. Les second. All approved. 221 E. MAIN, EXPLORE BOOKSETW~RS - FINAL DEVELOPMENT Roxanne: On Sept. 13th conceptual development was granted on the proposal with conditions. The applicants have agreed to meet the conditions. Randy Weedum, architect: windows and changed them. We took the advise on the south side MOTION: Les made the motion to approve the final development of 221 E. Main Street. Georgeann second. All approved. Motion carries. 204 S. MILL - COLLINS BLOCK FINAL DEVELOPMENT - PHASE III INFILL CONSTRUCTION Roxanne: HPC granted conceptual on May 24th subject to the following conditions: That the applicant supply accurate information regarding the joining of the existing and new structure and a color rendering of exact materials being represented. Staff finds that the plan is not compatible with the Collins Block and it competes with the facade of the Collins Block. Bill: Phase I was the restoration of the main building and Phase II was the east wall and loft of the Collins Block and the Infill is Phase III. Wayne Pulson: The materials are a pink sandstone and banding. Bill: Roxanne feels the materials appear heavy and out of scale. Roxanne: The use of heavy horizontal sandstone banding that is rock faced is heavy for a 30 foot frontage of a one story building that you wouldn't find in a normal situation. The Historic Preservation Committee Minutes of October 18, 1989 fenestration and window elements appear to compete with the Collins block. Bill: I find the building to be compatible historically with what happens around town; a small sandstone base with brick and horizontal sandstone banding. I am in support of the project. Wayne: There is no intention of putting a second floor on the building. The Collins Block has horizontal elements from top to bottom. The only feature that is inconsistent but sets it off is the arched window. Chris: This is the direction that we had asked them to go and it is appropriate. Glenn: The facade and massing are different in the packet then what you are presenting. Georgeann: Either one are appropriate. on the colored rendering. Do the bricks step in Wayne: There is a sandstone base at the bottom, fenestration, and a sandstone lentle and panel. The entrance port hole is set back four feet from the street as suggested by the HPC guidelines and under an archway. Bill: In looking at the two options what was your reasoning for lowering the sandstone band. Wayne: We had to lower the roof to hide the mechanical equipment on the roof. Bill: If we wanted the glass to go up, is it physically impossible? Wayne: Yes, now that we have committed to hiding the equipment. Glenn: Is the top cap in the center of the colored rendering necessary in order to hide the equipment. Wayne: No but you wouldn't want the building to completely evaporate at the top of the wall. Bill: If the windows were raised up it would eliminate the horizontal banding which might bother you and it allows you to see the pediments which you also see around town. Les: I feel it is too heavy over the windows and I like the little indentation on top as it softens it up. 2 Historic Preservation Committee Minutes of October 18, 1989 Harvey Baldwin: If it were possible to raise the windows I would like to do that. Les: I have a concern with the brick on the east elevation. Harvey: Ail the bricks were original and some are darker. Roxanne: They are going to be cleaned. Harvey: Maybe we could pull out those bricks and replace them. Roxanne: critical. I think we need a sub-committee as the east wall is Wayne: There are three different types of brick: of Hopkins and Mill Street; facade brick that was wall and the parapet brick. facade brick on the east Bill: Roxanne and I will go as part of the sub-committee. INTERIOR OF INFILL Wayne: There are four shops plus the entry to the restaurant on the basement floor. Glenn: I like the fact that it is one story and the scale is pleasing. I would suggest that if there is a way to go through the building to the street..a passway to get through to somewhere that would increase the use of the space. Bill: There are three city lots and the Sabatini bldg. was built across the back of the lot so they don't have access to the alley. Harvey: The open space rules are causing problems with the city planning. Les: I am still having a problem with the heaviness but it is difficult to determine an alternative. Bill: The courtyard is a good example of the store fronts around town, they have the kickplates, storefronts and doors to the side and a nice cornice that ties them together. MOTION: Chris made the motion to approve final development for 204 S. Mill, Collins Block Phase III. Final drawings will have to be stamped and signed by the chairman. Les second. All approved. 3 Historic Preservation Committee Minutes of October 18, 1989 620 W. BLEE~,~a( - WHEET~R STATJm~RD HOUSE - CONCEPTUAL DEVELOPMENT Public Hearing opened. Don Westerlind and Carl Bergman represented Stallard House. Roxanne: The proposal is to add an addition to the carriage house which is not an historic structure and that a variation of 222.9 sq. ft. is required. We can grant up to 500 sq. ft. for a variation if appropriate. The addition to the carriage house is to help them with their cramped space and to provide for three bathrooms. Staff is recommending tabling. I am concerned from a design aspect that the south elevation appears horizontal and out of scale. The location is appropriate. Don Westerlind: We have functions during the summer and the bathroom situation is poor. We want to eliminate the portable toilets that are sitting on the site. The one bathroom in the carriage house is located in the archives, downstairs and we don't want people to go down there and it is not accessible for the handicapped. The other bathroom is located in the house which is hard to get into. This site is more accessible to the public. Bill: The Board has no problem with the needs. Sally Roach, neighbor: My property is one of the heavily impacted areas and I am in support of the proposal. The historical society rules are such that there has never been an event that I felt negatively impacted. This is a land trust and anything we can do to help them in terms of making their fund raising events more successful and providing comfort stations for the public we desperately need that. I would prefer the Historical Society put in three bathrooms now to accommodate future population growth rather than doing it at a later date. Fran Davies: On the site materials are being stored outside and it would be an advantage to have those things stored out of site. The pavement would be exposed washed aggregate with red wood dividers. Glenn: I would like to see a site plan. With the design, there will be problems with snow shedding over the entry. Georgeann: I have no problem with the location but the design looks like a very 1960 addition. It is not appropriate. 4 Historic Preservation Committee Minutes of October 18, 1989 Georgeann: I am not too concerned with the east elevation but the south elevation where you come across the patio from the main house is too dominant. Bill: Possibly we could slide the bathrooms back into a more historic configuration that would allow us to do a cross gable and eliminate the add-on. That would allow the facade to stay open. MOTION: Les made the motion to table conceptual development of 620 W. Bleeker until the Nov. 29th meeting and allow the applicant to restudy size and scale. Chris second. All approved. MOTION: Georgeann made the motion to move the Nov. 22nd meeting to Nov. 29th. Les second. All approved. 300 I~%KE AVENUE-NO BINDING REVIEW OF NEW RESIDENTIAL CONSTRUCTION Roxanne: Two years ago Council approved a lot split for the parcel based on P&Z recommendation that HPC have an opportunity to review in a non-binding way the development going on the lot split due to the close proximinity to the Herbert Bayer house and in the proposed Hallam Lake historic district. Staff is recommending that the applicant study the guidelines and apply all the recommendations to the plan. I received several letters from neighbors: A. E. Altimus objections are three: 1) That miners cabins are not stone faced. 2) Any garage is inappropriate. 3) Doesn't understand the two chimneys on the west elevation. David Panico, architect: The driveway would go between the two trees. We have a single car garage. There is a full grade basement. We have a very narrow lot with numerous trees. We could use a rustic wood with a metal roof and keep it simple. The client doesn't want to get into the victorian type of situation. Roxanne: I will get the statements and concerns to the applicant. David: The client bought the property and there were no deed restrictions to the lot split. We went in for our building permit and were told to come to this committee. Bill: The applicant is caught as they are into a building permit. Historic Preservation Committee Minutes of October 18, 1989 Bruce Sutherland, architect: If the stone is over bearing we will go to wood. The comment was made that this type of building had a porch and we dropped a large mass of the front of the house in order to achieve that. The nature of a front garage, I don't know what you do when you don't have an alley and you are not on a corner. We tried to set the garage back as much as we could. We also responded with the windows and re-designed them. Glenn: The main thing that is in-appropriate is to smash the garages in front of the house. Bruce Sutherland: The front door is on Bayer. The driveway has been widened spaces. the side facing Herbert to provide two parking Les: The chimneys look too swiss. Bill: There are some massing issues that trouble me as to how it relates to the other houses. Eliminating the stone is appropriate. The front porch needs to be worked on in order to get some identification and orientation to the street. The Board is having difficulty with the two story mass before we make the break to the 12 by 12 pitch. The houses in the lake district relate to a single story structure before they make that break. If the garage is only back 3 ft. we aren't going to get a strong element which will help to relate to strong elements that you see in this district. A horizontal element possibly a porch is needed to give you a break. In victorian strictures the windows or architectural elements tend to be centered on the center axis and here we have the windows broken off. David: One of the problems is satisfying the required parking. We have a two car garage that is two parking spaces each. The client claims she will never use that but we are having to meet that requirement. This is a zoning issue. The client's ideas of a garage would be a space and 1/2. We would bring the porch up but we are fighting FAR and the porch counts. Bill: I think four cars off site is somewhat ridiculous. Possibly we could do a recommendation for City Council to respond to direct the Planning & Zoning enforcement officer to work with our motion to avoid a variance. Possibly the City attorney could help move this through. David: We want to expedite the permit. Bill: The motion has to give them approval to get it off Planning's desk to go through a building permit but the motion also recommends that the applicant work in a timely manner with 6 Historic Preservation Committee Minutes of October 18, 1989 our help to get either the City Council, City Attorney or the Board of Adjustment to grant these variances so that we can get a more historically compatible structure. Roxanne: The four areas that they have worked on is changing materials to wood, the porch area be brought forward, push back the massing of the garage and the fenestration has been re- designed to be more in balance and looking at the facade fenestration to be more symmetrical. MOTION: Bill entertained the motion to give approval of the application of 300 Lake Avenue that we reviewed before us with the conditions that the HPC work with the applicant to procure variances to the parking requirements that are dictated by the present zoning code within the next 90 days so that the applicant may make the required design recommendation changes which are recommendations from the HPC as follows: The garage be reduced and moved further toward the rear or eliminated through a variance to allow a more compatible front element. The entry which is on the south east side be brought forward to be oriented more toward the street. The stone be eliminated so that wood could be used which is more compatible to the neighborhood (horizontal wood siding). If we could grant a variance for setback or FAR as we normally do with historic structures we would be agreeable to increase the FAR to allow the porches on the front only. We would find it more compatible to have a front porch whether it be on the south east side or on the front as long as it oriented to the street. The City Council should be supportive with us to go to the Board of Adjustment if that is the process. The motion should be forwarded to City Council as per our worksession agreement. Georgeann: I so move. Chris second. Ail approved. Chris: The Council urged us to do this in allowing porches. 801 E. HYMAN-JOHN ELMORE HOUSE Stan Mathis, architect: The existing garage is encroaching onto the City property. The main house does not encroach. One appropriate use for the little structure is an accessory housing unit. It is approximately 500 square feet, above grade. We will have to balance out the FAR. West of the ridge line is the old part of the house. That would be maintained within four feet of the existing length, plus a foot or so to the ridge line. We would need a setback variance for the main structure. There are two distinct structures along original curve, the little structure and our residential structure which might be connected by a fence. We will need an encroachment license setback. Front Historic Preservation Committee Minutes of October 18, 1989 yard setback for the primary structure and new structure along Hyman Avenue for the width of the existing structure of 20 ft. wide would probably be enclosed. We will need a setback variance for each structure. We are dealing with setbacks and encroachment licenses. We would also need a parking variance for two cars because if we are going to have the little structure in the corner and we still have a two car garage, if we have to put all our off site parking in we will just be parking cars in the back yard. John Elmore, owner: I would like to know that if the structure isn't historic but we are still going to do this that we somehow vest my rights where we are right now as the city is always changing. Roxanne: You would have to have an approval from us before vesting. If we are not keeping the main structure and only keeping the original out building then we can't do anything because it isn't a designated parcel. If we were to designate the land where the out building sits and grant variations to that and allow the new building to be whatever. Stan: We aren't proposing to save any part of the original. We are proposing to save scale. Georgeann: I think we are stretching it already. Bill: If we stretch the thought process of preservation to preserve character we could designate the site and retain the character by keeping the massing of the existing structure and allowing them to add on. He designates the site and we help him get variations. Roxanne: The original outbuilding would become the affordable housing unit. The Berko projects wants the whole parcel designated also. Roxanne: We have two structures on the parcel, one an historic and one a non-historic and we designate the whole parcel, that is a concern. Les: I think there is an incredible amount of compromise. Georgeann: Do you visualize that when this is done when people walk down the street will have a realization that there was a preservation or something going on here. Stan: I think that could be accomplished. 8 Historic Preservation Committee Minutes of October 18, 1989 Roxanne: utilized. The outbuilding has a lot of character and it can be Bill: We have one month to act and approve on a conceptual and re-development plan based on this or he can go on and proceed with the re-development and move the structure. 8:00 p.m. adjourned Kat'hleen J. Str~3~kland, Deputy City Clerk