LAWRENCE HISTORIC RESOURCES COMMISSION

ITEM NO. 5: L-15-00632

STAFF REPORT

 

A.       SUMMARY

 

L-15-00632   Public hearing for consideration of placing the structure located at 2301 Massachusetts Street, the Carl A. Preyer House, on the Lawrence Register of Historic Places. Adopt Resolution 2016-02, if appropriate. Submitted by Lindsey Crick of the Lawrence Preservation Alliance on behalf Michael Sizemore and Georgia Gavito, the property owners of record.

 

Legal Description:   LOTS 1 & 2 OF THE BREEZEDALE ADDITION TO THE CITY OF LAWRENCE KANSAS

 

The public hearing for the nomination of the structure to the Lawrence Register of Historic Places will be held at 8:00 p.m., or thereafter, in the City Commission Room at Lawrence City Hall located at 6 E 6th Street.

 

B.       HISTORIC REGISTER STATUS

 

2301 Massachusetts Street is listed in the National Register of Historic Places as a contributing structure to the Breezedale Historic District.

 

C.       REVIEW CONSIDERATIONS

 

1)      History Summary

 

See National Register Nomination Section 8.

 

2)      Architectural Integrity Summary

 

The structure located at 2301 Massachusetts Street, the Carl A. Preyer House, is a good example of a Four Square form with architectural detailing that creates an eclectic blend of Neo-Classical and Craftsman architectural styles.

 

See National Register Nomination Section 7.

 

The nomination includes information of possible alterations from the current owner based on observations.  The majority of these alterations were on the rear (west) elevation of the structure and are not highly visible from the public right-of-way.  The alteration on the north side of the structure was the removal of a brick, mechanical, interior-slope chimney.

 

The structure maintains a high degree integrity of location and design that make it worthy of preservation.

 

   

3)      Context Description

 

The house was constructed c. 1910 during the Quiet University Town period as defined by Historic Resources of Lawrence, Douglas County, Kansas Multiple Property Documentation Form (MPDF). 

 

The property is part of a residential subdivision developed by Charles E. Sutton in 1909.  The Breezedale subdivision is still a residential subdivision with residential properties to the north, south, east and west.  The property is part of the Breezedale Neighborhood.

 

The proposed development pattern for the area was and is currently individual structures on individual lots. The lots were platted as 50’ X 125’, 6250 sf lots.  The plat included the area from Vermont Street to what is now Barker Avenue and from 23rd Street to Indian Avenue.  The properties that were constructed as part of the original development have similar size, scale, massing, materials, and setbacks. This portion of the development still exists today, but the construction of structures completed after the original  development are typically smaller.  Properties in the subdivision continued to be constructed as late as the 1950s with a few in the 1960s.   

 

The area surrounding the property has a very similar context as it did at the time of construction with the exception of 23rd Street which has expanded and has a significant amount of traffic.  

 

4)      Planning and Zoning Considerations

 

2301 Massachusetts Street is zoned RS5, Single Dwelling Residential District.  The primary purpose of the district is to accommodate predominantly single detached dwelling units on individual lots.  The district is also intended to create, maintain and promote housing opportunities for individual households, although it does permit some non-residential uses that are compatible with residential neighborhoods.  The current use of the property is a detached dwelling (single dwelling unit). This use is allowed in the RS5 district.  The properties to the north, south, and east of the property are also zoned RS5.  The properties to the west are zoned RS7.  To the north, south, east and west of the property are residential uses.

 

5)      Fiscal Comments

 

There are no monetary benefits directly associated with nomination of a structure to the Lawrence Register of Historic Places at this time.  However, Chapter 22 of the Code of the City of Lawrence does identify mechanisms for financial incentives. If these programs become available in the future, structures listed on the Lawrence Register will be eligible for participation.

 

Listing on the local register does help preserve built resources important to Lawrence's history and helps to maintain streetscapes in older neighborhoods through environs reviews.

 

The original information submitted with nominations for properties to the Lawrence Register is kept on file in the City Planning office for public review and consultation with regard to development projects within the notification area.  In addition, the information for Lawrence Register properties will be included on the City’s website in 2016.

 

 

6)      Positive/Negative Effects of the Designation

 

The positive effect of designation is the creation of a permanent record of the historical significance of an individual property, for its architectural quality or its association with a significant local individual or event.  This provides the local Historic Resources Commission with pertinent historical data which can help to provide an ‘historic' perspective to property owners when they desire to improve, add on, or redevelop a property within an older section of the City.

 

The public accessibility of this information is also a resource as it can be used by realtors, builders/developers, and others in the community prior to a property's resale, redevelopment or rehabilitation.  In a more general sense, this information can be used by the Chamber of Commerce and existing businesses and industries to ‘identify' one of the facets that makes up Lawrence's Quality of Living.

 

Additional effects of designation are the creation of an arbitrary, 250' environs notification and review area. Within this 250' circle, projects which require city permits, e.g., demolition, redevelopment, renovation or modification, require review by Historic Resources staff or the Commission.  These environs reviews permit scrutiny of proposed development/redevelopment by individuals sensitive to historic preservation.

 

A Certificate of Appropriateness or a Certificate of Economic Hardship is required to be issued by the Historic Resources Commission before a City permit can be issued for the proposed project.  If the Historic Resources Commission denies a Certificate of Appropriateness or a Certificate of Economic Hardship, the property owner can appeal to the City Commission for a new hearing.  The City Commission can uphold the decision of the HRC or it can grant the proposed development over the Historic Resources Commission's action. Certificates of Appropriateness or Economic Hardship are required for a project within the 250' radius of a Local Register property.

 

Examples of projects which would require review and approval are: projects involving the exterior building, demolitions, or partial demolitions.  Minor changes which require a city permit can be administratively approved by the Historic Resources Administrator.

 

D.  CRITERIA FOR EVALUATION AND DESIGNATION - Section 22-403

 

Nine criteria are provided within Section 22-403 for review and determination of qualification as a Landmark or Historic District.  These criteria are set forth below with staff's summary of applicable criteria and recommendations for which this application qualifies:

 

(1)  Its character, interest, or value as part of the development, heritage or cultural characteristics of the community, county, state, or nation;      

 

          2301 Massachusetts Street, the Carl A. Preyer House, is part of the development of the Breezedale Subdivision and is significant for its association with the early twentieth century suburban development of Lawrence.

 

(2)  Its location as a site of a significant local, county, state, or national event;

 

(3)  Its identification with a person or persons who significantly contributed to the development of the community, county, state, or nation;

         

(4)  Its embodiment of distinguishing characteristics of an architectural style valuable for the study of a period, type, method of construction, or use of indigenous materials;

         

(5)  Its identification as a work of a master builder, designer, architect, or landscape architect whose individual work has influenced the development of the community, county, state or nation;

 

(6)   Its embodiment of elements of design, detailing, materials, or craftsmanship that render it architecturally significant;

         

The structure is a good example of a Four-Square form with architectural detailing of Neo-Classical and Craftsman architectural styles.

         


(7) Its embodiment of design elements that make it structurally or architecturally innovative;

         

(8)  Its unique location or singular physical characteristics that make it an established or familiar visual feature;

 

(9)  Its character as a particularly fine or unique example of a utilitarian structure; including, but not limited to farmhouses, gas stations, or other commercial structures, with a high level of integrity or architectural significance.

                                                                   -------------------------

The HISTORIC RESOURCES CODE establishes a procedure to follow in the forwarding of a recommendation to the City Commission on applications for listing on the local register.

 

"Following the hearing the commission shall adopt by resolution a recommendation to be submitted to the city commission for either (a) designation as a landmark or historic district; (b) not to designate as a landmark or historic district; or, (c) not to make a recommendation.  The resolution shall be accompanied by a report to the city commission containing the following information:

 

The Historic Resources Commission needs to formulate its recommendation in response to the following subsections section 22-404.2 (b):

 

(1)      Explanation of the significance or lack of significance of the nominated landmark or historic district as it relates to the criteria for designation as set forth in section 22-403;

(2)      Explanation of the integrity or lack of integrity of the nominated landmark or historic district;

(3)      In the case of a nominated landmark found to meet the criteria for designation:

(A)      The significant exterior architectural features of the nominated landmark that should be protected; and,

(B)      The types of construction, alteration, demolition, and removal, other than those requiring a building or demolition permit, that cannot be undertaken without obtaining a certificate of appropriateness.

(4)      In the case of a nominated historic district found to meet the criteria for designation:

(A)      The types of significant exterior architectural features of the structures within the nominated historic district that should be protected;

(B)      The types of construction, alteration, demolition, and removal, other than those requiring a building or demolition permit, that cannot be undertaken without obtaining a certificate of appropriateness.

(C)      A list of all key contributing, contributing and noncontributing sites, structures and objects within the historic district.

(5)      Proposed design guidelines for applying the criteria for review of certificates of appropriateness to the nominated landmark or historic district.

(6)      The relationship of the nominated landmark or historic district to the on-going effort of the commission to identify and nominate all potential areas and structures that meet the criteria for designation.

(7)      A map showing the location of the nominated landmark or the boundaries of the nominated historic district.

 

E.       RECOMMENDATION:

 

Staff recommends the Carl A. Preyer House, located at 2301 Massachusetts Street, for designation as a Landmark on the Lawrence Register of Historic Places pursuant to Criteria #1 and #6 as described in Section 22-403.

 

If the Historic Resources Commission recommends this property for local nomination, the Commission should adopt a resolution for recommendation to be submitted to the City Commission for designation as a landmark.  In addition to the resolution, the Commission should direct staff to prepare a report to accompany the resolution including the information set forth in Section 22-404.2(1)-(7) and the environs definition.   

 

Staff recommends the following for the report to the City Commission:

(1)      Explanation of the significance or lack of significance of the nominated landmark or historic district as it relates to the criteria for designation as set forth in section 22-403;

         

The Preyer House is significant for its architecture and its association with Charles Sutton’s Breezedale development.

 

(2)      Explanation of the integrity or lack of integrity of the nominated landmark or historic district;

         

The structure maintains significant integrity of location and design that make it worthy of preservation.

 

(3)      In the case of a nominated landmark found to meet the criteria for designation:

(A)      The significant exterior architectural features of the nominated landmark that should be protected; and,

 

Roof forms, wood shingled siding, stone sheathing and foundation, all elements of the front (east) porch, wood windows and surrounds, fenestration pattern, stone chimney, large overhanging eaves, bay projections, and dormers.

 

(B)      The types of construction, alteration, demolition, and removal, other than those requiring a building or demolition permit that cannot be undertaken without obtaining a certificate of appropriateness.

 

Alterations to the roof forms, wood shingled siding, stone sheathing and foundation, all elements of the front (east) porch, wood windows and surrounds, stone chimney, large overhanging eaves, bay projections, and dormers  should require a Certificate of Appropriateness.

 

 (5)     Proposed design guidelines for applying the criteria for review of certificates of appropriateness to the nominated landmark or historic district.

 

U.S. Secretary of the Interior's Standards for Rehabilitation, published in 1990, and any future amendments, in addition to any criteria specified by Chapter 22 of the Code of the City of Lawrence, Kansas.

 

The HRC may also adopt An Analysis of the Environs for 2301 Massachusetts Street and delineate how environs review will be conducted in relation to the listed property. 

 

(6)      The relationship of the nominated landmark or historic district to the on-going effort of the commission to identify and nominate all potential areas and structures that meet the criteria for designation.

 

          A primary goal of the HRC is to build a Register of properties which show the diversity and growth of Lawrence since its inception.  The nomination of this property is another step toward registering a wide variety of historic properties which together present a visual history of Lawrence’s past.  The goal of the Lawrence Register of Historic Places is to represent all socioeconomic strata; businesses and industries which illustrate the diversity that has been prevalent in Lawrence since its inception.

 

(7)      A map showing the location of the nominated landmark.

                              See attached