City of Lawrence
Historic Resources Commission
August 19, 2010
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MEMBERS PRESENT: |
Wiechert, Veatch, Meyer, Smith, Antle
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MEMBERS EXCUSED: |
Foster, Williams
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STAFF PRESENT: |
Braddock Zollner, Parker, Kirchhoff
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PUBLIC PRESENT: |
Applicants: Fadila Boumaza, Paul Werner, Ronald Hutchens |
historic resources Commission
Agenda meeting- August 19th 2010--6:30 PM
Action Summary
Commissioners present: Wiechert, Veatch, Meyer, Smith, Antle
Commissioners excused: Foster, Williams
Staff present: Braddock Zollner, Kirchhoff, Parker
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ITEM NO. 1: Action summary
Motioned by Commissioner Veatch, seconded by Commissioner Smith, to approve the July 15, 2010 Action Summary.
Motion carried unanimously, 5-0
ITEM NO. 2: CoMMUNICATIONS
a) No communications from other commissions, State Historic Preservation Officer, or the general public.
b) No declaration of abstentions from specific agenda items.
ITEM NO. 3: DR-04-26-10 1213 Kentucky Street; Addition and Rehabilitation to a Boarding House; Certified Local Government Review. The property is located in the environs of the Oread Historic District and Lawrence’s Downtown Historic District, National Register of Historic Places. Submitted by Fred Schneider for Fadila Boumaza, the property owner of record.
STAFF PRESENTATION
Ms. Kirchhoff presented the item.
APPLICANT PRESENTATION
Ms. Boumaza said the property is located in the Oread neighborhood and was 300 feet from the historical area. She said the structure would have new plumbing and HVAC systems and the foundation would be repaired. Ms. Boumaza stated there were other Boarding Houses in the area and the conforming property owners had addressed the problems with noise, trash and parking. She said the 1213 Kentucky project has been designed to have no more than six residents and will provide parking and a trash facility. She said most of the properties in the area were fairly large. She said the pavement in the rear will provide parking.
PUBLIC COMMENT
Beth Reiber, 1235 Kentucky stated the house had previously only had one or two residents and there were very few homes left like this one in the area. She said she was the only home owner on the block. She said homeowners in the Oread neighborhood would like to see the area remain more mixed use. Ms. Reiber said potentially every house in the Oread neighborhood could become a boarding house. She said the footprint for the new proposal is very detrimental for the future of the neighborhood.
Dennis Brown, President of the Lawrence Preservation Alliance stated the property was an environs review and there was limited line of sight. He said he agreed with the staff report that the addition was too massive and said the project needed to be reviewed with the Architectural Review Committee. Mr. Brown stated the boarding house text amendment indicated size limitations on expansions. He said he was concerned with the loss of starter homes in the area and small homes were becoming six to eight bedroom boarding houses that could not be reversed. Mr. Brown stated the Lawrence Preservation Alliance will begin addressing reversibility of use and even if the properties have qualified for State tax credits, the State needs to be aware of the issue.
Candice Davis stated she has lived in the Oread neighborhood for twelve years. She said the large structures in the neighborhood offend her. She said the applicants have known for a long time that the neighborhood association had supported boarding houses in the past for large structures but the home at 1213 Kentucky Street was a modest sized home. Ms. Davis stated boarding houses were the single most detrimental building exploitation that the neighborhood has seen in a long time and she is disappointed.
Kyle Thompson stated he has lived at 1041 Tennessee Street for twenty two years and there are two houses for sale in the neighborhood that would probably not be sold to a single family but would become boarding houses. He said it is not a good idea to encourage boarding houses. He said the long term renters and single families are leaving the neighborhood.
Zachary Stoltenberg, Schneider and Associates, said the project at 1213 was the third project in the area that he has worked on and he designed it knowing what was expected. He said the applicants have met all the requirements. Mr. Stoltenberg said the structure would be set into the ground four feet. He said the structure would appear to be a single story structure from the alley and the addition would not be seen from the front view. Mr. Stoltenberg said the parking would be at a minimum in an effort to maintain as much green space as possible. He said the foundation was crumbling and the three previous additions would be removed. Mr. Stoltenberg said the front porch would be saved as would the existing footprint of the structure. Mr. Stoltenberg said the rear of the structure would extend 26 feet. He said the existing structure had one non-conforming bedroom and the alternative was to demolish the entire existing structure. He said the new structure would have six bedrooms and was not out of character with the neighborhood. Mr. Stoltenberg stated the home could be reversed into a single family home but the prices in the neighborhood would probably not attract a single family first time home buyer.
Ms. Reiber said a single family would not buy a home with six bedrooms and no rear yard. She said a low income families could buy a home as this one to fix up.
Ms. Boumaza said the house was for sale and if someone else wanted to buy the home they should have stepped up.
COMMISSION DISCUSSION
Commissioner Meyer said the applicant was not asking for rezoning. She asked Ms. Braddock Zollner to explain Staff’s recommendation regarding changes to the project.
Ms. Braddock Zollner stated the height and overall size of the structure could be reduced. She said the project was an environs issue and not compared to the structures near it. She said Staff’s issue was the loss of green space and the overall size.
Commissioner Wiechert asked to see the architect’s drawings.
Mr. Stoltenberg said the addition would be shorter than the two adjacent houses.
Ms. Braddock Zollner asked the applicant if the home would stay at the same level it was currently.
Mr. Stoltenberg said the original structure would not be disturbed. He displayed elevation drawings for the Commission.
Commissioner Veatch asked Mr. Stoltenberg if there was an addition coming off and a new addition added.
Mr. Stoltenberg said the current addition would be replaced with an addition that would be 26 feet longer. He said the current structure was not fit for living.
Commissioner Veatch asked the applicant if he would be willing to work with the Architectural Review Committee.
Ms. Boumaza stated the applicant would be willing to work with the Architectural Review Committee to reduce the size and mass of the structure.
Commissioner Meyer asked the applicant if there were pictures of the back of the house.
Commissioner Wiechert said the plan did not indicate which part of the current home would be demolished. He said he would like to see a site plan that showed the adjacent buildings and the north and south elevations with a site line drawn from the sidewalk across the street. He asked that the floor plan be more defined.
Commissioner Antle said the Historic Resources Commission does not have the authority to make decisions regarding land use issues for boarding houses.
ACTION TAKEN
Motioned by Commissioner Antle, seconded by Commissioner Smith, to refer the project at 1213 Kentucky Street to the Architectural Review Committee, with the following conditions in the staff report:
1. The applicant will work with the Architectural Review Committee to reduce
the mass and height of the addition;
2. The existing addition to be removed will be evaluated and documented
before removal;
3. The applicant will apply for site plan review in accordance with the Land
Development Code.
4. The applicant provide complete construction documents, with material
notations to be reviewed and approved by the Historic Resources
Administrator prior to release of a building permit;
5. Any changes to the approved project will be submitted to the Historic
Resources Commission prior to the commencement of any related work;
6. The property owner will allow staff access to the property to photo document
the project before work commences, during construction, and upon completion of the project.
Motion carried unanimously, 5-0
ITEM NO. 4: DR-07-61-10 502 W 14th Street; Rezoning; Certified Local Government Review. The property is located in the environs of the John Palmer and Margaret Usher House (1425 Tennessee) and Spooner Hall (1335 Louisiana), National Register of Historic Places. Submitted by Joy Rhea of Paul Werner Architects for Oread Villas, LLC, the property owner of record.
Ms. Kirchhoff indicated the next five items were related rezonings.
STAFF PRESENTATION
Ms. Kirchhoff presented the item.
APPLICANT PRESENTATION
Paul Werner, Paul Werner Architects, said he is available for questions. He said the intersection was a good option for redevelopment.
Commissioner Meyer asked Mr. Werner if there was a proposed plan for the area.
Mr. Werner stated the intersection was a good alternative for mixed use zoning.
Commissioner Wiechert asked Mr. Werner what the condition of 502 W 14th Street was.
Mr. Werner stated the upper level had been renovated ten years ago and the structure was in reasonable shape.
PUBLIC COMMENT
Dennis Brown said he reviewed the rezoning on a preliminary basis and was concerned with the Oread neighborhood becoming too commercial. He said the new Oread neighborhood plan was not adopted yet and it was a long way away from approval. Mr. Brown said the plan was a balance between development and preservation. He said the Planning Commission had stated they would not look at down zoning in the Oread neighborhood.
COMMISSION DISCUSSION
Commissioner Meyer asked Mr. Werner why the rezoning could not wait until after the Oread Neighborhood plan was final.
Mr. Werner stated the Oread neighborhood plan was not approved. He said mixed use was not commercial zoning and there used to be more commercial use in the area. Mr. Werner said the reason for the rezoning now is that if a fire destroyed the Hawk or the Wheel, they could not be rebuilt under the current zoning.
Ms. Reiber asked Mr. Werner what would be gained by changing the zoning to mixed use.
Mr. Werner said by changing the zoning the Hawk and the Wheel would be legal uses. He said small commercial or residential units could be built in the area.
Candice Davis said Mr. Werner has done his homework but he knows a neighborhood plan is in progress. She said until the plan is in place a zoning adjustment should not be made.
Mr. Werner stated he had put a lot of effort into the Oread neighborhood plan and worked with the neighborhood on an alternate proposal. He said if the projects were approved it might help move the Oread Neighborhood Plan through the Planning Commission process.
Carol von Tersch said she was involved in the Oread neighborhood plan. She said initially part of the strategy plan on the part of the Oread neighborhood association was to try to look out for the property owners of the Wheel and the Hawk and help them get the zoning they needed. She said part of the strategy plan was supposed to be a deal, the neighborhood association would help the property owners get what they wanted in return of their support of the Oread neighborhood plan.
Commissioner Veatch said the Historic Resources Commission is not dependent on a new Oread Neighborhood Plan. He said the goal was to determine if the zoning change would have a detrimental impact on the neighborhood. He said the area had a history of mixed use and there might be an advantage to rezoning the area.
Ms. Braddock Zollner stated the review before the Historic Resources Commission is under the State Preservation statue.
ACTION TAKEN
Motioned by Commissioner Meyer, seconded by Commissioner Veatch, to approve the following rezonings and make the determination that in accordance with the Standards and Guidelines for Evaluating the Effect of Projects on Environs, the standard of evaluation, the proposed zoning would not encroach upon, damage, or destroy the environs of one or more listed historic properties.
DR-07-61-10 502 W 14th Street
DR-07-62-10 414 W 14th Street
DR-07-63-10 1346 Ohio Street
DR-07-64-10 1340-1342 Ohio Street
DR-07-67-10 507 W 14th Street
Motion carried unanimously, 5-0
ITEM NO. 5: DR-07-62-10 414 W 14th Street; Rezoning; Certified Local Government Review. The property is located in the environs of the John Palmer and Margaret Usher House (1425 Tennessee), National Register of Historic Places. Submitted by Joy Rhea of Paul Werner Architects for D & D Rentals of Lawrence, LLC, the property owner of record.
ITEM NO. 6: DR-07-63-10 1346 Ohio Street; Rezoning; Certified Local Government Review. The property is located in the environs of the John Palmer and Margaret Usher House (1425 Tennessee), National Register of Historic Places. Submitted by Joy Rhea of Paul Werner Architects for D & D Rentals of Lawrence, LLC, the property owner of record.
ITEM NO. 7: DR-07-64-10 1340-1342 Ohio Street; Rezoning; Certified Local Government Review. The property is located in the environs of the John Palmer and Margaret Usher House (1425 Tennessee), National Register of Historic Places. Submitted by Joy Rhea of Paul Werner Architects for HDD of Lawrence, LLC, the property owner of record.
ITEM
NO. 8: DR-07-65-10 1403 Tennessee Street; Rezoning;
Certified Local Government Review. The property is located in the environs of
the John Palmer and Margaret Usher House (1425 Tennessee) and the William
Priestly House (1505 Kentucky), National Register of Historic Places. Submitted
by Joy Rhea of Paul Werner Architects for DJC Holdings, LLC, the property owner
of record.
ITEM
NO. 9: DR-07-66-10 1400 Ohio Street; Rezoning; Certified
Local Government Review. The property is located in the environs of the John
Palmer and Margaret Usher House (1425 Tennessee), National Register of Historic
Places. Submitted by Joy Rhea of Paul Werner Architects for Wakarusa Partners,
the property owner of record.
ITEM NO. 10: DR-07-67-10 507 W 14th Street; Rezoning; Certified Local Government Review. The property is located in the environs of the John Palmer and Margaret Usher House (1425 Tennessee) and Spooner Hall (1335 Louisiana), National Register of Historic Places. Submitted by Joy Rhea of Paul Werner Architects for Robert Farha, the property owner of record.
ITEM
NO. 11: DR-07-68-10 413 W 14th Street;
Rezoning; Certified Local Government Review. The property is located in the
environs of the John Palmer and Margaret Usher House (1425 Tennessee) and the
William Priestly House (1505 Kentucky), National Register of Historic Places.
Submitted by Joy Rhea of Paul Werner Architects for Doug Compton, the property
owner of record.
ITEM NO. 12: DR-07-73-10 705-707 Massachusetts Street; New Construction; Certified Local Government Review and Certificate of Appropriateness Review. The property is located in Lawrence’s Downtown Historic, National Register of Historic Places. It is also located in the environs of the House Building (729-731 Massachusetts) and Miller’s Hall (723-725 Massachusetts), Lawrence Register of Historic Places. It is also located in the Downtown Conservation Overlay District. Submitted by Paul Werner on behalf of Thomas Fritzel for Baldwinsville Tri-Angle Holding Corp., the property owner of record.
STAFF PRESENTATION
Ms. Kirchhoff presented the item.
APPLICANT PRESENTATION
Ronald Hutchens, Paul Werner Architects stated the proposal was a two level eating and drinking establishment. He said the ground level would consist of 7620 square feet with a 3500 square feet mezzanine above. He said the façade of the building would be broken up into two separate buildings with a stone front. Mr. Hutchens said the smaller building to the north would appear to be a three story building and tie into the existing Eldridge Hotel. He said the second level would have a balcony that would look over Massachusetts Street.
Commissioner Veatch asked Mr. Hutchens if he had read the staff report.
Mr. Hutchens said Staff had requested he work with the Architectural Review Committee regarding the use of stone. He said there would be a tilting window which would look like a typical store front. Mr. Hutchens said a limestone stone base would be used with red brick similar to the Eldridge Hotel.
PUBLIC COMMENT
Dennis Brown, Lawrence Preservation Alliance, stated it was not clear what the interior floor plan would look like. He stated a preservation architect and a former Historic Resources Commissioner reviewed the project. He said the project would be right next to a landmark building and the structure would need to be well done with strong preservation goals and sentiment. Mr. Brown said rusticated stone was not appropriate for a front façade of Massachusetts Street and an operable store front window would appear too modern. Mr. Brown said he had a problem with the balcony on Massachusetts Street and the front door would really be an exit door. He said he had not seen drawings for the rear of the building but there appears to be a false third story. He said a false third story should not be allowed to occur next to the Eldridge Hotel. Mr. Brown said a lot more thought needed to go into the project.
COMMISSION DISCUSSION
Commissioner Meyer asked Mr. Werner if a retractable roof was planned.
Mr. Werner stated the second story windows would be open to a two story space on the inside of the building with a mezzanine on the north side towards the west. He said the north door could be toned down. Mr. Werner said he liked the proposed store front windows.
Commissioner Meyer said she liked the proposed store front windows but did not like the stone front of the structure.
Mr. Werner said brick could be used instead of the stone on the front of the structure.
Ms. Kirchhoff said she compiled a materials list of the downtown area. She said there was very little stone used downtown but a lot of brick had been used.
Commissioner Veatch asked if there was a faux third story.
Mr. Werner said the third story would not look like a movie set but would look like a third story all the way to the rear.
Commissioner Meyer asked Mr. Hutchens if the only lighting was at the entry.
Mr. Hutchens stated there was decorative lighting at the entry and one can light in the soffit and canopy.
ACTION TAKEN
Motioned by Commissioner Veatch, seconded by Commissioner Smith, to refer the project at 705-707 Massachusetts Street to the Architectural Review Committee, and bring the proposal back to the Historic Resources Commission for final review; to include the following:
1. Staff work with the applicant to move the project forward, without involving issues discussed by the Architectural Review Committee.
Motion carried unanimously, 5-0
ITEM NO. 13: MISCELLANEOUS MATTERS
A. No Board of Zoning Appeals applications received since July 15, 2010.
B. Ms. Braddock Zollner stated a demolition permit was received for 1043 Indiana Street.
C. Review of Administrative and Architectural Review Committee approvals since July 15, 2010:
Administrative Reviews
DR-04-33-10 1204 Oread Avenue; Interior Remodel; Certified Local Government. The property is listed in the National Register of Historic Places. Submitted by Sarah Cauthon for the Ecumenical Christian Ministries at KU Inc., the property owner of record.
DR-05-42-10 905 Rhode Island Street; Sign; Certified Local Government Review and Certificate of Appropriateness Review. The property is contributing to the North Rhode Island Street Residential Historic District, National Register of Historic Places and is individually listed in the Lawrence Register of Historic Places. Submitted by Jean Ann Pike for the Social Service League Thrift Store on behalf of the Social Service League of Lawrence, the property owners of record.
DR-06-55-10 1420 Crescent Road; Sidewalk Sale; Certified Local Government Review and Certificate of Appropriateness Review. The property is in the environs of the Chi-Omega Sorority House (1345 W. Campus Road), Register of Historic Kansas Places, and the Fernand-Strong House (1515 University Drive), National and Lawrence Register of Historic Places. Submitted by William Muggy, the property owner of record.
DR-06-56-10 1903 & 1905 Massachusetts Street; Siding and Roof Repair; Certified Local Government Review and Certificate of Appropriateness Review. The property is in the environs of the George K. Mackie House (1941 Massachusetts), National Register of Historic Places, and Fire Station #2 (1839 Massachusetts), Lawrence Register of Historic Places. Submitted by Oread Partnership, the property owners of record.
DR-06-57-10 1901 Louisiana Street; Lawrence High School Press Box New Construction; 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-06-58-10 701 W 9th Street; Signs; Certified Local Government Review. The property is located in the environs of the Oread Historic District and the Michael D. Greenlee House (947 Louisiana), National Register of Historic Places. Submitted by Ryan Schurle for Consolidated Properties Inc. of Lawrence, the property owners of record.
DR-06-59-10 1 Riverfront Plaza; Springhill Suites Signs Reface; 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 Street Residential Historic District, National Register of Historic Places. The property is also located in the environs of the Consolidated Barb Wire Building (1 Riverfront), Register of Historic Kansas Places and the Otto Fisher House (621 Connecticut), Lawrence Register of Historic Places. Submitted by Luminous Neon, Inc. for Riverfront LLC and the City of Lawrence, the property owners of record.
DR-07-60-10 623 Vermont Street; Sign; Certified Local Government Review and Certificate of Appropriateness Review. The property is located in the environs of the Eldridge Hotel (701 Massachusetts) and Lawrence’s Downtown Historic District, National Register of Historic Places. It is also located in the environs of the J.B. Shane Thompson Studio (615 Massachusetts), Lawrence Register of Historic Places. It is also located in the Downtown Conservation Overlay District. Submitted by Tammy Moody of Luminous Neon, Inc. for Consolidated Properties Inc. of Lawrence, the property owners of record.
DR-07-69-10 6th Street Right of Way - City Hall to Iowa Street; Traffic Fiber Optic Cable/Camera Installation; Certified Local Government Review and Certificate of Appropriateness Review. The property is located in the environs of the Consolidated Barb Wire Building (546 New Hampshire), Register of Historic Kansas Places, Lawrence’s Downtown Historic District, the Old West Lawrence Historic District, the Pinckney I Historic District, and the United States Post Office (645 New Hampshire), National Register of Historic Places. It is also located in the environs of the J.B. Shane Thompson Studio (615 Massachusetts), Lawrence Register of Historic Places and the Witter S. McCurdy House (909 W. 6th) National and Lawrence Register of Historic Places. It is also located in the Downtown Conservation Overlay District. Submitted by the City of Lawrence, the property owner of record.
DR-07-70-10 402 N 2nd Street; Fence Union Pacific Depot; Certified Local Government Review. The property is listed in the Register of Historic Kansas Places. Submitted by City of Lawrence, the property owner of record.
DR-07-71-10 647 Massachusetts Street; Winfield House Sign; Certified Local Government Review and Certificate of Appropriateness Review. The property is located in the environs of the Eldridge Hotel (701 Massachusetts), United States Post Office (645 New Hampshire), and Lawrence’s Downtown Historic District, National Register of Historic Places. It is also located in the environs of the House Building (729-731 Massachusetts), Register of Historic Kansas Places and the J.B. Shane Thompson Studio (615 Massachusetts), Lawrence Register of Historic Places. It is also located in the Downtown Conservation Overlay District. Submitted by Michael Schmidt of Star Signs for Tim B. Fritzel, the property owner of record.
DR-07-72-10 921 Massachusetts Street; Projecting Sign; 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. It is also located in the environs of the Plymouth Congregational Church (925 Vermont) and the Hanna Building (933 Massachusetts), Lawrence Register of Historic Places. It is also located in the Downtown Conservation Overlay District. Submitted by Tammy Moody of Luminous Neon, Inc. on behalf of Tim Liebert for Richard Raney, the property owner of record.
Dennis Brown asked Staff if a demolition permit had been submitted for 1043 Indiana Street.
Ms. Braddock Zollner stated 1043 Indiana Street demolition is on the October 2010 Historic Resources Agenda.
ACTION TAKEN
Motioned by Commissioner Veatch, seconded by Commissioner Antle, to affirm the Administrative Reviews.
Motion carried unanimously, 5-0
C. Ms. Braddock Zollner said Staff had approved a vinyl window replacement for 934 Mississippi Street and needed action from the Historic Resources Commission.
ACTION TAKEN
Motioned by Commissioner Antle, seconded by Commissioner Veatch, to approve the project at 934 Mississippi Street.
Motion carried unanimously, 5-0
Ms. Braddock Zollner stated an education grant was received for a three day forum with Historic District Commissions across the United States. She said Staff would conduct a training session for the Historic Resources Commission after the forum.
ACTION TAKEN
Motioned by Commissioner Veatch, seconded by Commissioner Antle, to adjourn the Historic Resources Commission meeting.
Motion carried unanimously, 5-0
ADJOURN –8:35p.m.