City of Lawrence
Historic Resources Commission
April 15, 2010
|
MEMBERS PRESENT: |
Williams, Smith, Antle, Foster, Wiechert
|
|
MEMBERS EXCUSED: |
Veatch, Meyer
|
|
STAFF PRESENT: |
McCullough, Braddock Zollner, Kirchhoff, Parker
|
|
PUBLIC PRESENT: |
Applicants: Coleman |
historic resources Commission
Agenda meeting- April 15th 2010--6:30 PM
Action Summary
_____ __________________________________________________________
Commissioners present: Williams, Smith, Antle, Foster, Wiechert
Commissioners excused: Veatch, Meyer
Staff present: Braddock Zollner, Parker, Kirchhoff
_____ __________________________________________________________
ITEM NO. 1: Action summary
Action Summary from the March 25, 2010 meeting deferred to the May 20, 2010 Historic Resources Commission meeting.
ITEM NO. 2: CoMMUNICATIONS
Ms. Braddock Zollner stated she received additional communication regarding 901 New Hampshire Street and 1700 Tennessee Street.
No abstentions from agenda items by Commissioners.
ITEM NO. 3: Adaptive Reuse Development Code Revisions
STAFF PRESENTATION
Scott McCullough presented the item and explained Adaptive Reuse to the Commission. He said Staff and the neighborhood groups were in agreement and asked for the Commission’s recommendation to the Planning Commission.
Commissioner Antle asked Mr. McCullough if he had seen the memo written by Todd Thompson.
Mr. McCullough stated he had seen the memo from Mr. Thompson. He said Mr. Thompson had asked for a revision in Item 2. He asked the Commission to recommend the Development Code revisions with the change requested by Mr. Thompson.
PUBLIC COMMENT
James O’Malley, 626 Ohio Street, thanked Mr. McCullough and the Planning Staff. He said the revisions to the Development Code will help promote the preservation of single family homes.
ACTION TAKEN
Motioned by Commissioner Antle, seconded by Commissioner Smith, to recommend the adoption of language as drafted in the Adaptive Reuse Development Code Revisions.
Motion approved unanimously 4-0
ITEM NO. 4: DR-03-17-10 901 New Hampshire Street; New Construction; Certified Local Government Review and Certificate of Appropriateness Review. The property is located in the environs of Lawrence’s Downtown Historic District and the North Rhode Island Historic District, National Register of Historic Places. The property is also located in the environs of the Shalor Eldridge Residence (945 Rhode Island), Register of Historic Kansas Places, the Social Service League (905 Rhode Island), Lawrence Register of Historic Places and is located in the Downtown Conservation Overlay District. Submitted by Micah Kimball of Treanor Architects for 9-10 LC, the property owner of record.
STAFF PRESENTATION
Ms. Kirchhoff presented the item.
Commissioner Williams joined the meeting
APPLICANT PRESENTATION
Joy Coleman, Treanor Architects, presented new photos and views of the plans for 901 New Hampshire Street and stated the new proposal was compatible with the U.S. Bank Building.
Commissioner Antle asked Ms. Coleman what type of tenants would occupy the ground floor.
Ms. Coleman stated the ground floor of the building would consist of a fitness center and a restaurant. She said the restaurant could extend to the east and the north of the building and the lobby was on the south side of the building.
Commissioner Wiechert asked the applicant if materials had been selected for the building.
Ms. Coleman stated the window cut sheets for the ground floor and Anderson 100 windows for the top floor had been selected. She said a full veneer red brick had been chosen.
Commissioner Foster said he was concerned with the recessed balconies having a suburban feel.
Ms. Coleman said she created a differentiation between the upper and lower level of the building. She said the upper level would be used as residential.
Commissioner Foster said he was concerned with what might accumulate on the balconies.
Ms. Coleman said the sweetheart type of balcony would create more interior space.
Commissioner Foster said he would like to see other balcony possibilities.
Commissioner Smith asked Ms. Coleman where the parking area for residents would be located.
Ms. Coleman said she anticipated the residents would use the City parking garage or the street.
Commissioner Antle said City parking spots would be lost if the residents used the parking garage.
Ms. Coleman said the City parking garage was built to support a large building.
Commissioner Foster asked Ms. Coleman if the City parking garage had time limits on parking.
Ms. Coleman said the parking garage had a two hour parking limit. She said annual parking passes were also available to purchase.
PUBLIC COMMENT
Dennis Brown, Lawrence Preservation Alliance, stated he appreciated Staff’s thoroughness on the project. He said the structure was near the U.S. Bank tower and in direct line of site of the Historic Rhode Island District. He said the lot had been identified by the City as a place for large scale development to occur. Mr. Brown said the vacant lot on the southeast corner of Ninth and New Hampshire Street was important to the future development of downtown and the protection of the North Rhode Island Residential Historic District environs. He said the Lawrence Preservation Alliance encouraged a design on the lot that was not over three or four stories high and the extension of sidewalks and green space was recommended.
K.T. Walsh, Vice President of the East Lawrence Neighborhood Association, stated she lives across from the Hobbs Taylor Lofts which had been constructed with double sound proof windows and extra insulation. She said the neighbors were concerned with the amount of green space and a green wall would be more welcoming than just the right of way grass and street trees. She asked Ms. Coleman to explain the type of stucco or dryvit that would be used on the structure and if antennas would be installed on top of the structure. Ms. Walsh suggested installing extra insulation and double sound proof windows in the building.
Ms. Coleman said synthetic stucco would only be used on the portion of the building twenty feet above the sidewalk.
Betty Alderson said it was extremely important to add dedicated protected access from the living area to the parking area.
Mr. Brown said there were a lot of windows that fail after twenty years and the window product proposed by the applicant was new and unproven.
Ms. Braddock Zollner said Staff was working with the architectural team to soften up the hard- scape of the project. She said the applicant was also required to go through the site plan process.
Commissioner Antle said green walls would break up the façade.
Commissioner Foster asked how the tenants’ trash would be accommodated.
Ms. Coleman said the trash dumpsters would be placed west of the parking garage.
Commissioner Foster asked Ms. Coleman what path a resident would take their trash to the dumpster.
Ms. Coleman said the tenants would use the elevator or the stairs to dispose of their trash.
Commissioner Foster asked Ms. Coleman where the electric meters would be placed on the building.
Ms. Braddock Zollner said the smaller details of the project would be listed out on the construction documents.
Commissioner Foster said the Architectural Review Committee should be involved with the balcony issue.
Commissioner Antle said he was comfortable with the Architectural Review Committee being involved with the smaller details of the project.
Mr. McCullough said he was not aware of a building this size that projected balconies into the right of way. He said the building had a very urban feel and Planning Staff was spending time on the project and discussing the details of the site.
Commissioner Wiechert asked Ms. Coleman to explain the proposed window material.
Ms. Coleman said composite windows would be installed from the third through the seventh floor of the building. She said the product was sturdy and not flimsy. Ms. Coleman said the window product would last longer than an aluminum type window.
Commissioner Wiechert asked Ms. Coleman how long the proposed window product had been on the market.
Ms. Braddock Zollner stated the window product had been on the market for two or three years.
Commissioner Williams said he was concerned with the scale and massing of the building.
Ms. Braddock Zollner said the balconies break up the mass of the building.
Commissioner Antle said the balcony use could be dealt with by the tenant and the owner of the building. He said the Commission encourages public art in the area and affordable housing.
ACTION TAKEN
Motioned by Commissioner Antle, seconded by Commissioner Foster, to approve the new construction at 901 New Hampshire Street, with the conditions listed in the staff report, with the exception of the Architectural Review Committee to replace the Historic Resources Administrator, and with the additional following to be reviewed by the Architectural Review Committee:
1. Recessed balconies
2. Window materials
3. Façade materials
4. Dumpster location
5. Landscaping
Motion approved unanimously, 5-0
ACTION TAKEN
Motioned by Commissioner Antle, seconded by Commissioner Foster, to approve the Certificate of Appropriateness Review for the project at 901 New Hampshire Street, with the conditions listed in the staff report, with the exception of the Architectural Review Committee to replace the Historic Resources Administrator, and with the additional following to be reviewed by the Architectural Review Committee:
1. Recessed balconies
2. Dumpster location
Motion approved unanimously, 5-0
ITEM NO. 5: MISCELLANEOUS MATTERS
A. No Board of Zoning Appeals applications received since March 25, 2010.
B. No demolition permits received since the March 25, 2010 meeting.
C. Review of Administrative and Architectural Review Committee approvals since March 25:
Administrative Reviews
DR-02-14-10 715 Massachusetts Street; Sidewalk Dining/Railing; Certified Local Government and Certificate of Appropriateness Review. The property is a contributing structure to Lawrence’s Downtown Historic District, National Register of Historic Places and is in the environs of Miller’s Hall (923-925 Massachusetts) and the House Building (729 Massachusetts), Lawrence Register of Historic Places. The property is also located in the Downtown Conservation Overlay District. Submitted by Michelle Mueller of Sabatini Architects for River City Holdings, LLC, the property owner of record.
DR-03-15-10 746 Massachusetts Street; Basement Remodel; Certified Local Government and Certificate of Appropriateness Review. The property is a contributing structure to Lawrence’s Downtown Historic District, National Register of Historic Places and is in the environs of Miller’s Hall (923-925 Massachusetts) and the House Building (729 Massachusetts), Lawrence Register of Historic Places. The property is also located in the Downtown Conservation Overlay District. Submitted by Caspian Group, LC, the property owner of record.
DR-03-16-10 1901 Louisiana Street; Replacement Cooling Tower; Certified Local Government Review. The property is located in the environs of the Dudley Wiggins Residence (840 W 21st Street), Register of Historic Kansas Places, and the Double Hyperbolic Paraboloid House (934 W 21st Street), National Register of Historic Places. Submitted by USD 497, the property owner of record.
DR-03-18-10 1029 Massachusetts Street; Sign; Certified Local Government Review. The property is a contributing structure to Lawrence’s Downtown Historic District, National Register of Historic Places and is also located in the Downtown Conservation Overlay District. Submitted by Ryan Schurle of Schurle Signs, Inc. for Consolidated Properties of Lawrence Inc, the property owner of record.
DR-03-19-10 847 Massachusetts Street; Sign; Certified Local Government Review. The property is a contributing structure to Lawrence’s Downtown Historic District, National Register of Historic Places and is also located in the Downtown Conservation Overlay District. Submitted by Tammy Moody of Luminous Neon, Inc. for Thomas and Gladys Vance, the property owners of record.
DR-03-20-10 1100 Massachusetts Street; Roof Repair; Certified Local Government Review and Certificate of Appropriateness Review. The property is a contributing structure to Lawrence’s Downtown Historic District, National Register of Historic Places and is in the environs of South Park, Lawrence Register of Historic Places. The property is also located in the Downtown Conservation Overlay District. Submitted by Douglas County, Kansas, the property owner of record.
ACTION TAKEN
Motioned by Commissioner Antle, seconded by Commissioner Wiechert to confirm the Administrative Reviews.
Motion approved unanimously 5-0
D. 1700 Tennessee update.
STAFF PRESENTATION
Ms. Kirchhoff presented the update.
Ms. Braddock Zollner stated the project had been on the March agenda and later reviewed by the Architectural Review Committee.
Commissioner Wiechert said the Architectural Review Committee worked with the applicant on the landscaping, parking layout and garage attachment.
Ms. Braddock Zollner stated the applicant had worked to bring the height of the structure down to two stories.
Mr. Werner said there was no alley behind the property at 1700 Tennessee Street and the lot was only 117 feet deep. He said the throat of the driveway was narrow but he reduced it to twelve feet wide. He said both site plans met the Development Code. Mr. Werner stated the number of bedrooms was reduced to seven and the main gable now faces 17th street.
Commissioner Williams said Mr. Werner did a great job with the project. He said he liked the idea of adding a porch to the structure.
Commissioner Wiechert said he liked both site plans.
PUBLIC COMMENT
Ms. Alderson asked staff if the applicant would have to get a side and rear yard variance for the structure.
Ms. Braddock Zollner said the Board of Zoning Appeals had reviewed the parking area and deferred the item until after the Historic Resources Commission meeting.
Mr. Werner said the Board of Zoning Appeals debated on whether or not a variance was needed. He said the plan met the Development Code.
COMMISSION DISCUSSION
Commissioner Wiechert said Mr. Werner should have the option of which site plan to use.
Commissioner Williams said the primary traffic was from the north to the south and traffic coming down Tennessee Street would not be able to see much of the back yard of the lot.
Ms. Braddock Zollner said the project needed to be approved. She said either site plan could be approved depending on the applicant’s wishes.
ACTION TAKEN
Motioned by Commissioner Antle, seconded by Commissioner Williams, to approve the project at 1700 Tennessee Street.
Motion approved unanimously 5-0
E. No general public comment.
F. Miscellaneous matters from City staff and Commission members.
Ms. Braddock Zollner asked the Commission to set a date for Historic Resources Commission training.
Commissioner Foster and Commissioner Williams volunteered for the Architectural Review Committee.
ACTION TAKEN
Motioned by Commissioner Williams, seconded by Commissioner Antle, to establish an Architectural Review Committee, consisting of Commissioners Foster, Williams, and Wiechert.
Motion approved unanimously 5-0
ACTION TAKEN
Motioned by Commissioner Wiechert, seconded by Commissioner Antle, to adjourn the Historic Resources Commission meeting.
Motion carried unanimously, 5-0
ADJOURN –8:05p.m.