historic resources Commission
Agenda meeting—APRIL 17, 2008--6:30 PM
Action Summary
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Commissioners present: Marvin, Sizemore, Meyer, Wiechert, Williams
Commissioners absent: Antle, Veatch
Staff present: Braddock Zollner, Burke, Parker
ITEM NO. 1: Action summary
Motioned by Commissioner Sizemore, seconded by Commissioner Marvin, to approve the March 20th, 2008 Action Summary.
Motion carried unanimously, 5-0
Motioned by Commissioner Sizemore, seconded by Commissioner Marvin, to approve the March 6th, 2008 Action Summary.
Motion carried unanimously, 5-0
ITEM NO. 2: CoMMUNICATIONS
a) Ms. Braddock Zollner stated she received one letter regarding 1232 Louisiana Street and one letter regarding the nomination of the Fernand-Strong House, 1515 University Drive to the National Register of Historic Places.
b) Commissioner Williams stated he had a conversation with Larry Northrop who had asked what he should expect from the Historic Resource Commission meeting. Commissioner Williams stated he informed Mr. Northrop of the rules of the meeting.
Commissioner Meyer stated her husband was a law partner with the person who bought the home next to 1515 University Drive property.
Commissioner Sizemore stated the applicant for 1933 Learnard was a past co-worker and the two of them had discussed the application process and reviewed the design of the structure.
ITEM NO. 5: DR-12-151-07 1232 Louisiana Street; Demolition; Certified Local Government Review. The property is within the environs of the Hancock Historic District and the Oread Historic District, National Register of Historic Places. Submitted by Price T Banks and 1240 Louisiana St Associates LLC, the property owners of record.
STAFF PRESENTATION
Ms. Braddock Zollner presented the item.
APPLICANT PRESENTATION
Mr. Banks stated the structure had been vacant since 2000 when the Kansas University Endowment Association took possession. Mr. Banks stated his client purchased the property in April 2007 and at that time it was in bad shape and cited for code violations three different times. Mr. Banks stated his client did not have immediate plans to fill the lot after demolition. He said the structure could not be saved as was indicated within the engineering report. He said the issue was with security and safety as the property had been repeatedly broken into and used for illicit activity. Mr. Banks said the foundation was not adequate and would have to be replaced. He displayed photographs of the interior of the structure and noted the ceilings and floors were rotted and unsafe.
Commissioner Meyer asked Mr. Banks what his clients plan was for the property.
Mr. Banks stated he believed his client had some type of plan but the property had been purchased for the land value.
Commissioner Meyer said there were similar houses in the area and asked Mr. Banks what would be built in its place.
Commissioner Wiechert asked if the demolition had been requested only for the land value.
Mr. Banks stated the structure was beyond restoration.
Commissioner Williams stated Allen Belots report should be commended. He asked Ms. Braddock Zollner if it would compromise the demolition request if there was no plan for future development.
Ms. Braddock Zollner stated the standards allow for demolition within the environs only if there was a plan for a replacement structure.
Commissioner Williams asked if there was a plan for a replacement structure.
Mr. Banks said there was not a plan for a replacement structure at the time. He said his client would like to move forward with the demolition and figure out a plan at a future time.
Ms. Braddock Zollner said there had been citations issued under environmental blight.
Mr. Banks stated he met with Brian Jimenez within Development Services and he confirmed three violations had been issued. He said one was issued in 2004, one in 2005 and one in 2006 that had carried over to 2007.
Ms. Braddock Zollner said she had inspected the property. She said the property was sold soon after her inspection.
Commissioner Williams asked what the conclusion of Ms. Braddock Zollner’s inspection had been.
Ms. Braddock Zollner said Development Services inspectors had inspected the property over a year and a half ago. She said there had been a small fire and numerous break-ins and no repairs had been made. Ms. Braddock Zollner stated during the previous inspection she had thought the property could have been rehabilitated.
Commissioner Williams asked if a certain percentage of the property could be rehabilitated.
Ms. Braddock Zollner said if a structural analysis were done it could be determined what the cost to repair the structure would be and an approximation of what historic materials would remain.
Commissioner Sizemore asked if the photos shown were current.
Mr. Banks stated the photos were taken one year previous.
Commissioner Williams stated if the photos were not current the situation had most likely gotten worse.
Commissioner Meyer said she had walked around the property and the situation had not gotten better.
PUBLIC COMMENT
Dennis Brown, Lawrence Preservation Alliance stated the property at 1232 Louisiana Street was an example of demolition by neglect. He said if a demolition was allowed with no replacement plan, the entire block would suffer. He said that if ever there was a case of a buyer accepting liability of the gross misdeeds of another it was this property. Mr. Brown asked if demolition was approved would the applicants plan encompass most of the block. Mr. Brown stated as early as 2006 the Lawrence Preservation Alliance had contacted the Kansas University Endowment who stated there was several buyers interested in the property who would rehabilitate it. Mr. Brown read from a report written by Mike Goans who stated he had inspected the property a year and a half prior and in the report he stated the foot print of the structure seemed to be the original, the trim had not been painted, pocket doors were in place and the structure could be rehabilitated. Mr. Brown stated the applicant had not explored rehabilitation options. Mr. Brown stated if the structure was demolished the interior doors and hardware should be salvaged.
Commissioner Williams asked Mr. Goans if he was an engineer.
Mr. Goans stated he was not an engineer.
Commissioner Williams asked Mr. Brown if an engineer from the Lawrence Preservation Alliance had inspected the structure.
Mr. Goans said City Staff had reviewed the property with him a year and a half ago.
Ms. von Tersch stated she had served on the Board of the Lawrence Preservation Alliance and the Oread Neighborhood Association. She said she had monitored the structure at 1232 Louisiana Street for the past five to six years. She stated she had inspected the home with Ms. Braddock Zollner, Mr. Goans and City Inspectors a year and a half ago. She said the house had considerable merit on the interior. Ms. von Tersch stated a representative from the Kansas University Endowment Association had assured the Lawrence Preservation Alliance and the Oread Neighborhood Association that there would not be apartments next to the alumni center and that a new buyer would rehabilitate the property. She said if the owner of the property was allowed to demolish the home it would affect the entire block.
Candice Davis, member of the Oread Neighborhood Association stated she agreed with Ms. von Tersch. She said 1232 Louisiana Street had incredible potential. Ms. Davis stated she lived in the Greenlee House and believed 1232 Louisiana Street should be saved.
COMMISSION DISCUSSION
Commissioner Marvin said she did not want 1232 Louisiana Street demolished and typically the Historic Resource Commission did not allow demolition without replacement plans.
Commissioner Wiechert stated the applicant should have presented information on replacement plans and rehabilitation costs.
Mr. Banks stated the rehabilitation cost was provided within the plans.
Ms. Braddock Zollner said she had received an engineer report but had received no estimate for the rehabilitation costs.
Commissioner Williams stated there was an engineering report stating the house was not structurally sound and due to the extent of the disrepair demolition was recommended.
Mr. Banks stated the rehabilitation cost was provided by Total Construction. He said Total Construction provided a five page estimate that totaled $517,795.00.
Ms. Braddock Zollner said Development Services estimate was not included because of the age of the estimate.
Commissioner Sizemore said the Commission required a cost estimate for the rehabilitation costs prior to making a decision.
Commissioner Meyer said she had walked around 1232 Louisiana Street and believed there were safety issues. She said she walked around all three properties that had applied for demolition and 1232 Louisiana Street was the worst of the three. She said people buy homes like these knowing the poor condition of them.
Ms. Braddock Zollner said the applicant had the ability to appeal the decision to the City Commission who would make a determination as to if there were feasible and prudent alternatives to the demolition and new construction.
ACTION TAKEN
Motioned by Commissioner Marvin, seconded by Commissioner Sizemore, to deny the demolition request in accordance with the Standards and Guidelines for Evaluating the Effect of Projects on Environs (1998), and determine that the proposed project does encroach upon, damage or destroy the listed historic properties and their environs. Specifically, as proposed, the project does not meet the following guidelines:
Standards and Guidelines for Evaluating the Effect of Projects on Environs
1. The character of a historic property's environs should be retained and preserved. The removal or alteration of distinctive buildings, structures, landscape features, spatial relationships, etc. that characterize the environs should be avoided.
4. Demolition of character-defining buildings, structures, landscape features, etc. in a historic property's environs should be avoided. When the severity of deterioration requires removal within the environs, compatible reconstruction shall occur.
DEMOLITION
Recommended
Retain the features that define the character of a listed property's environs when possible.
When removal of a character-defining feature or structure is necessary, a new feature or structure that is compatible with the environs should be installed.
Not Recommended
Demolition of character-defining features or structures with no plans for compatible replacement features or structures.
Demolition of character-defining structure(s) with the intention of creating open space, such as a parking lot or park.
Motion carried unanimously, 5-0