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HomeMy WebLinkAboutminutes.hpc.19890228HISTORIC PRESERVATION COMMITTEE MINUTES City Council Chambers 1st Floor City Hall February 28, 1989 - 2:30 p.m. Meeting was called to order by chairman Bill Poss with Georgeann Waggaman, Nick Pasquarella, Charlie Knight, Joe Krabacher, Donnelley Erdman, Charles Cunniffe and Zoe Compton present. Chris Darakis was absent. MOTION: Nick made the motion to approve the minutes of February 14, 1989. Second by Charles. All approved. COMMITTEE MEMBER AND STAFF CONNENT-~ Letter presented to Board from Bill Martin and entered into records. Joe: I did not make a comment in regards to the Aspen Hardware store at the pre-application meeting. My feeling is, I am not in favor of a third floor on that building or even putting a parapet up there. Bill: I have changed my mind on the third floor of the hardware store. We need to be "stronger" on the older buildings and the third floor is some what of a detriment of our charge of preserving these buildings. I called the applicant and the news paper following the pre-application meeting and informed them that I had changed my opinion on the third floor. Charlie: I also feel a third floor would be inappropriate on that building and the roof lines should remain as they are presently. Georgeann: We need to "hold the line" on these older buildings. Donnelley: I looked at the building from various~'~lines and I could not find any location from which an addition with more than five or six feet of head room on that roof would not be visually a prominent element. 435 E. MAIN-KENTUCKY FRIED CHICKEN MINOR DI~/ELOPNEI~T REVIEW Roxanne: The applicant has presented revised plans that are more in keeping with what HPC wanted, a simplification of the entire facade (see attached memo dated February 28, 1989 in records). One issue that was not brought up was roof top equipment and venting. Robert Arian Ocean, architect made presentation (attached in records). We are dealing with a building that has gone through a change of prior use. It was a garage/car wash two years ago. Historic Preservation Commission Minutes of February 28, 1989 The building has gone through a major face lift quite recently. We have tried to follow your recommendations and have reduced the number of windows. We will not have a central vestibule because we have pulled back the store front. I have talked to the owners of Cleaners Express in terms of covering the windows and upgrading that area. We propose to clean the brick and add planters at the wing wall. We are proposing that the lighting conduit be brought out from inside the building to minimize the amount of conduit that is actually on the outside of the building and improve the quality of the lighting. The site plan was presented in the packet to show how the walkway and traffic pattern flows. Bill: Is there going to be a parapet on the roof top. Robert Ocean: The kitchen will be located toward the back of the building and we can use screening to cover the vent ducts. Rick Duffy, owner: Traditionally Kentucky Fried Chicken has a parapet wall which hides the equipment. Scrubbers will be put on the roof to prevent odor and the parapet will cover that. Nick: How high will the parapet be. Rick Duffy: 2 1/2 ft. Clarifications: Roxanne: You are including a half moon shape cutout of that wing wall. Robert Ocean: That is an option which we would like to keep. Charles: If you get the half moon what will the brick treatment be. Robert: There would be a steel element that would blend in with the brick. Nick: Are you going to put the exhaust to the alley or roof. Robert: Through the roof at the rear of the building. Georgeann: I am concerned about the cleaning of the brick, that it does not become two-toned. Robert: If there is a difference in color when the brick is cleaned we will continue to do the entire area so that it matches. Historic Preservation Commission Minutes of February 28, 1989 Commissioner comments Donnelley: I would prefer option #1 that you presented. also concerned about the brick matching. I am Robert: The brick was obtained from Arkansas and is available. Donnelley: To be in favor of the planters there would have to be a condition that the brick would be the exact same size, color and material. Rick Duffy: Scrubbers are available for $12,000 and I have committed to that. Charles: I prefer option #1 over the cut out. I feel the cut out is disturbing to the building being out by the street. Exterior light fixtures should be addressed and the material of the letters on the sign. In the motion the new brick should match the existing and there should be a contingency that the proposed lighting be presented to Roxanne or Staff and the parapet wall so we avoid what happened to Elli's. Rick Duffy: We will have letters the same size Western Spirit had with lighting focusing on them. could be brass or bronze, whatever is appropriate. that Great The letters Zoe: There should be contingencies that the new brick should match the old and that the style of light fixtures blend. Wooden painted letters are available in all dimensions. Robert: We were intending to do the interior similar to Paradise Bakery. MOTION: Charles made the motion to approve the minor development on 435 E. Main as submitted going with option %1 for the exterior (attached in records) at the corner of the building with the conditions that all the following elements are signed off by Staff: All exterior light fixtures, the sign intentions and elements, final layout of parapet screen wall and roof top equipment. The new brick should match the existing wherever it is used such as the planters. Anything else that is not shown should be brought to the attention of Staff. Charlie second. All approved. Charles clarification: option %1. If they change the wall they have to use Historic Preservation Commission Minutes of February 28, 1989 Roxanne clarification: Option %1 is the removal of a large portion of that wing wall, so the wing wall is changing. Charles: For further clarification if they choose to change this corner of the building then they have to go with option %1. PRE-APPLICATION 430 E. HYMAN, WOODS BLDG, CARNEVALE RESTAURANT Roxanne: This is a pre-application conference for comments only. The whole idea is to remodel the old Toro's space into an Italian Restaurant and upgrade the entire courtyard area. The applicant is proposing to add an awning to the entrance and a rigid wood canopy that will cover the stairway and lead people down into the courtyard. It will be an L shape. The idea is to construct a traditional store front entrance in the lower area similar to an 1890 store front. Bob Walker: I proposed to the client that something be done to the entrance and the facade that faces onto the courtyard. We are proposing basically generic storefronts. On the facade I suggested sandblasting the windows as opposed to curtains. We have a problem with lower level restaurants getting people down. When you walk into Carnevale you enter beside Wax and Wicks and walk down the stairway which is open to the courtyard. It is used as an outdoor area but it is not that pleasant as the sun doesn't reach it. We propose to eliminate the stair that goes down in and enclose the area. The thought was to take the facade of the building and turn it and run it down and make a cover over the stairs with indirect lighting. The tree will remain. Our concern is the courtyard floor itself, the canopy and the awning and the two facades. Donnelley: That wall reflects a lot of light and if a nice stucco finish were done in a warm color you could effect the quality of the light and character of that space tremendously. Nick: Is the proposed stairway going to go down the center of that courtyard. Bob Walker: Yes. Right now you go down the side. We will also light the stairs from underneath. Bill: Although this is a well done solution I don't know if it is the only option. The Woods bldg. burnt down in 1913 and the courtyard was an approach to allow more commercial space downstairs and I would like to see the courtyard work better and retain it. Possibly a canvas awning or a temporary awning for the winter to cover the stair but allow the courtyard to exist in the summer because it is quite pleasant. Although you may not Historic Preservation Commission Minutes of February 28, 1989 be able to afford to fix the courtyard up all at once if there was a master plan that set the stages little by little and reuse the courtyard as a better element. Bob Walker: The long term solution may be the awning. The applicants request to enclose that 150 sq. ft. and put new facades on makes sense to the him. The present side entrance needs a lot of refurbishing. The entrance on the access off the courtyard makes the most sense but then the question is how do you protect that area in the winter. Bill: I like the idea of using the stair and courtyard as an entry feature. I think snow melting, plantings and keeping it open might give the owner better exposure then the canopy. Zoe: Could you close the area with glass. Bob Walker: If we do that we are into a GMP problem. The budget we are dealing with, that is not a consideration. Bill: Most of the downstairs restaurants entrances are poor and this is one of the better courtyards that could be a dramatic feature to the entrance of his restaurant. Charles: A suggestion would be to take the same approach to the entry and allow it to be a steel frame and have an awning and integral lighting system similar to the Smuggler Land office. You would have a covered entry and covered walkway down into the entrance and that would give you the sense of being part of the whole courtyard. Donnelley: A skeletal structural out of steel with detailed bracket work that could be a "gesture" within a space but keep the space as its own entity. Bob Walker: If the Board agrees kind of a structure going down the can pursue a "lighter" approach. that the idea of having some stairs is within reason then I Charlie: What is unique is that you are bringing the mall and sidewalk on that level and bringing the pedestrian traffic right in. If you could create the signage you need in the entrance and bring the stairs off the vacant wall and leave the courtyard open. You come in the center entrance and drop down three steps and go to the right. Bob Walker: I thought of that but wanted to utilize what we already have. Historic Preservation Commission Minutes of February 28, 1989 Georgeann: My thought also was to push the stair over on the right hand wall and clean up the left facades and let the people come down the right hand side of the open space. I am also concerned about people coming out the back door of the Aspen Drug store as this is a heavy visible structure. The design seems too heavy to me. Perhaps the way to do it would be to keep your focus on your facade walls of the bar and entrance. Attempt to attract people as they are on the street and let the courtyard be "light" and don't make them feel closed in. Bob Walker: The idea that appeals to me is some sort of light framework and going back to the canvas approach and light it in some way. Donnelley: It is clear what you are trying to do in taking the detailing of the facade and applying glass panels in a wood frame and it all becomes a strong statement of another building. A building within a building and thought out well. Bill: This is a building that has a courtyard and we shouldn't close off that courtyard. Charles: The storefront is done in context of materials and panels and is comfortable with the building. My only objection is to lighten up the structure of the covering to make the whole courtyard read as a courtyard. Zoe: The store front approach is a good idea and upgrades the whole building. The inside needs to be "lighter". Charles: There are two issues the storefront and the walkway. Bill: The Board is in consensus on the storefront and it will upgrade that area. With regards to the courtyard and canopy your plan is elegant and you might be able to start with the center stair and I think it works because it allows you to take service to one side and provides the entrance to the restaurant on the other side. I tend to be not in favor of having the canopy but I am willing to look at a lighter canopy if there is going to be one. Georgeann: I like the idea of the elegant entrance which carries people down to the restaurant. Donnelley: The quality of the drawing is very clear to us. 6 Historic Preservation Commission Minutes of February 28, 1989 COMMUNICAT IONS Overlay district Roxanne: There will be a worksession on the Historic Overlay District March 6th. There are a variety of options: Expansion of the Main St. and CC district; mandatory landmark designation. The Board should be thinking about 1. criteria at a National and State level for districts which includes compatible v.s. non- compatible. 2. To overlay the entire town. 3. An architectural review committee which would handle other than the historic districts. I recommended last year that the West End districts do get formalized such as the Community Church district, Hallam Lake district. We only have 38 historic structures that are not district protected from Main St. to the mountain. None of these have landmark designation. We need to look at an alternative on how to protect those structures in their current condition. They are all in C1 and RMF Zones. These structures are pre-1910. Ord #47 is including a condition use requirement for demolition of any residential structure in the C1 and CC district which means they will have to go through P&Z to be approved for demolition. Bill: We need to review and evaluate the areas. Joe: My initial thought is that it will be difficult to do an overlay district over the whole town. We have the consensus that we want to preserve these but what is our best approach. Possibly mandatory designation as opposed to doing the whole district. Nick: I don't want to by-pass the complete overlay because it does make a master control and nobody is let out or let in or released from a certain situation. We don't function solidly if we just pick a certain areas to protect. Charlie: I had suggested the west end for quite some time and perhaps that element of the community will be in favor of it. Charles: Possibly we could solicit support from the community and get the community to support this. Roxanne: Council will have to direct it. Bill: They have by approving the comprehensive plan. Donnelley: If we would have had some hand in the review process of new structures such as in the west end we could have helped immeasurably in regards to the suburban character and heavy 7 Historic Preservation Commission Minutes of February 28, 1989 detailing of the structures. more broadly defined. I feel the district should be much Zoe: I have always been in favor of the overlay and we will be more cautious as to what goes on in the west end. Georgeann: I believe if we try for an overall district again we will end up with nothing. We need a lot of publicity and get this to come from the community and invite the west end people to a meeting and tell them we can protect them and explain how. We also need to protect the environment of the Community Church district with regard to the schools. The community needs to come to us asking to be a part of it and if that happens other areas will come forward. Charles: What about an advocacy group from the community to work with HPC and explore the viability of this. Donnelley: West Side Improvement Assoc. can canvas all the homeowners in the west end. Charles: If we approached City Council to approve the overall district and they were opposed we could have the option of the Community Church district and Hallam Lake district, something to fall back on. Joe: I'm not against having an overall district assuming it is workable from a time point of view. But as a political matter if we approach this wrong it will not happen and people will not want their property designated. Charles: An idea would be to send out a questionnaire to find out what the public wants. Roxanne: I think it is very reasonable that we should do an overlay over Hallam Lake and the Community Church district. I think there are other avenues for architectural design review that do not include the HPC but this committee could serve as liaison. I feel this is a very political issue and we need to be extremely careful about how we go about doing this. Our goal is to preserve the integrity of the City. Field Study Roxanne: The field study was very informative and all the members should site review each project and make comments. Bill: We should discuss this at the next meeting as an agenda 8 Historic Preservation Commission Minutes of February 28, 1989 item to determine where we made our mistakes and get a consensus from the Board on where we are going. Nonitoring Projects Roxanne: There are projects that need to be site visited, McDonalds and the Elisha House. Roxanne: I had a concern from a citizen in regards to the house at 717 Queen st. Apparently it is for sale on the market and his concern was that the house will be demolished. The house was missed on the inventory. Bill: We should start the process and any activity coming through the Building Dept. you should be notified. Special Co--.ittee Reports Roxanne: Code amendment revision application from Joe Wells and Gideon Kaufman will be presented to P&Z March 7th. Meeting adjourned 4:30 p.m. Kathy Strickland, Deputy City Clerk