Historic Preservation Commission

BLUE SPRINGS HISTORIC PRESERVATION COMMISSION AGENDA TUESDAY, JUNE 5, 2018 5:30 PM Blue Springs City Hall – Municipal Annex Conference Room 1304 W. Main Street, Blue Springs, MO 64015 1. CALL TO ORDER A. Approval of May 15, 2018 minutes 2. NEW BUSINESS A. HPC-05-18-6417 / Hannahs Place Lot 10 / 827 SW Walnut Street / New Single-Family House 3. OTHER BUSINESS 4. ADJOURN If special accommodations are required for citizen participation in this meeting or if you have any questions or comments on any agenda items, PLEASE CALL 816-220-4504 OR 816-228-0207 Posted at the Municipal Annex Building located at 1304 W Main Street and on the City’s website. http://www.bluespringsgov.com/AgendaCenter May 31, 2018 Karen Findora, Administrative Assistant Community Development 06.05.2018 HPC kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Historic Preservation Commission MINUTES Tuesday, May 15, 2018 A meeting of the Historic Preservation Commission of the City of Blue Springs was held in the Municipal Annex Conference Room located at 1304 W Main Street on Tuesday, May 15, 2018 with the following members, guests and staff in attendance: VOTING MEMBERS Mary Potter Pam Albarelli PRESENT Chris Birkenmaier Ken Billups Jr. Chris Lievsay, District 2, Mayor Pro-Tem Kay Burrus Reid Hansen Riley Burrus Sr. Frances Hose, Chairman STAFF / OTHERS Matt Wright, Senior Planner, Com. Dev. John Broker, Dwellings by Design KC Pam Buck, Exec. Dir, Downtown Alive Vickie Jones MEMBERS ABSENT None. CALL TO ORDER Frances Hose, Chairman, called the meeting to order at 5:27 p.m. CONSENT AGENDA Chairman Hose requested action on the Consent Agenda with a motion APPROVAL by Commissioner Ken Billups Jr., a second from Commissioner Pam Albarelli, and a unanimous vote, the Minutes of April 19, 2018 were approved as submitted. ELECTION OF Chairman Hose informed the Commission that they would need to vote CHAIRMAN & VICE- for a Chair and Vice-Chair for 2018-2019. CHAIRMAN Commissioner Mary Potter nominated Commissioner Frances Hose as Chairman. Seconded by Commissioner Billups. (APPROVED 7-Aye, 0-No) Commissioner Frances Hose nominated Commissioner Pam Albarelli as Vice-Chairman. HPC Minutes – 05.15.2018 Page 1 of 4 kf/mk  Seconded by Commissioner Kay Burrus. (APPROVED 7-Aye, 0-No) AGENDA ITEM 2A Matt Wright, Senior Planner, Community Development, stated that HPC-03-18-6318 / “Hannahs before the Historic Preservation Commission is a request for approval of Place Lot 14” / 811 SW a new 1,470sq. ft. single-family residence at 811 SW Walnut St. It will Walnut Street / New Single- be in Conservation Area 3, which demands new construction to be in Family House line with existing building types in the area. City Council approved the vacation of the easements and the building line in the front of the property, and the Applicant desires to have the building set 10ft. back from the sidewalk with a 6ft. porch as well. The front façade will consist of cement board, lap siding, and wood, lap siding on the sides and rear. With the 5ft. setbacks on each side, a wood-burning fireplace is proposed to go beyond this setback by 2ft., but is an allowable encroachment. QUESTIONS Commissioner Mary Potter inquired if the adjacent alley served any purpose. Mr. Wright indicated that was intended to be developed, but never was. There is a shared access drive in the rear. APPLICANT John Broker, Dwellings by Design KC 1002 W Main St. Blue Springs, MO 64015 MOTION Commissioner Pam Albarelli moved to approve HPC-03-18-6318 / AGENDA ITEM 2A “Hannahs Place Lot 14.” HPC-03-18-6318 / “Hannahs Place Lot 14” / 811 SW Walnut Street / New Single- Family House SECOND Seconded by Commissioner Ken Billups Jr. VOTE Riley Burrus, Sr. - Aye Mary Potter – Aye Councilman Chris Lievsay (Dist. 2)-Aye Ken Billups Jr. – Aye Chris Birkenmaier – Not Present Kay Burrus – Aye Reid Hansen – Aye Pam Albarelli – Aye Frances Hose, Chairman - Aye (APPROVED 8-Aye, 0-No) AGENDA ITEM 2B Matt Wright, Senior Planner, Community Development, stated that HPC-05-18-6382 / “Hannahs before the Historic Preservation Commission is a request for approval of Place Lots 11 & 13” / 823 & new single-family residences at 815 and 823 SW Walnut St. Lot 11 is 815 SW Walnut Street / New 1,468sq. ft. and Lot 13 is 1,433sq. ft. Lot 11 will have 5ft. side setbacks, Single-Family and a 10ft. front yard setback, which will have a 5.67ft. deep porch. The front siding will be stucco, with lap siding on the sides and the rear. Lot 13 will have the same setbacks, except it will have a 6ft. deep porch. The front siding will consist of cement board and batten, and lap siding on the sides and rear. QUESTIONS Commissioner Billups asked if either house is to have a basement. Mr. Wright stated that Lot 11 will have a basement, Lot 13 will not. HPC Minutes – 05.15.2018 Page 2 of 4 kf/mk APPLICANT John Broker, Dwellings by Design KC 1002 W Main St Blue Springs, MO 64015 MOTION Commissioner Ken Billups Jr. moved to approve HPC-05-18-6382 / AGENDA ITEM 2A “Hannahs Place Lots 11 & 13.” HPC-05-18-6382 / “Hannahs Place Lots 11 & 13” / 823 & 815 SW Walnut Street / New Single-Family SECOND Seconded by Commissioner Pam Albarelli. VOTE Riley Burrus, Sr. - Aye Mary Potter – Aye Councilman Chris Lievsay (Dist. 2)-Aye Ken Billups Jr. – Aye Chris Birkenmaier – Aye Kay Burrus – Aye Reid Hansen- Aye Pam Albarelli – Aye Frances Hose, Chairman - Aye (APPROVED 9-Aye, 0-No) AGENDA ITEM 2C Matt Wright, Senior Planner, Community Development, stated that HPC-05-18-6385 / “Blue before the Historic Preservation Commission is a request for approval of Springs Historical Society – a Building Permit for accessibility improvements at the Dillingham- Dillingham-Lewis Museum / Lewis Museum located at 101 SW 15th St. These improvements are 101 SW 15th Street / Exterior desired on the front porch to make the site more ADA accessible for its Accessibility Improvements visitors. The proposed ramp will be on the south side of the porch, and will be made from concrete with metal railings. The only historical features that would be removed with this project, will be the stone walls on either side of the stairs. If the Commission wishes, they can vote to preserve the stone walls and move them to the 15th St. frontage. The metal railing that will be used will be easily distinguishable between historical features and newly built/added features. QUESTIONS None. NOTES As members of the Blue Springs Historical Society, Commissioner Billups, Riley Burrus, and Kay Burrus must abstain from the vote of this agenda item. APPLICANT Not present. MOTION Commissioner Pam Albarelli moved to approve HPC-05-18-6385 / AGENDA ITEM 2A “Blue Springs Historical Society – Dillingham-Lewis Museum.” HPC-05-18-6385 / “Blue Springs Historical Society – Dillingham-Lewis Museum / 101 SW 15th Street / Exterior Accessibility Improvements HPC Minutes – 05.15.2018 Page 3 of 4 kf/mk SECOND Seconded by Commissioner Chris Birkenmaier. VOTE Riley Burrus, Sr. - Abstain Mary Potter – Aye Councilman Chris Lievsay (Dist. 2)-Aye Ken Billups Jr. – Abstain Chris Birkenmaier – Aye Kay Burrus – Abstain Frances Hose, Chairman - Aye Pam Albarelli – Aye Reid Hansen - Aye (APPROVED 6-Aye, 0-No, 3-Abstain) OTHER BUSINESS John Broker, Dwellings by Design KC, informed the Commission that he and his partners are purchasing land near 9th St. and Jones St. Their intent is to demolish the structure in place, and construct five (5) flat- over-flat duplexes facing Jones St. MEETING ADJOURN With no further discussion, a motion was made by Commissioner Kay Burrus to adjourn at 6:32 p.m. Seconded by Commissioner Riley Burrus. _________________________ Respectfully Submitted by, Karen Findora, Recording Secretary ____________________________________ __________________________ Frances Hose, Chairman Date HPC Minutes – 05.15.2018 Page 4 of 4 kf/mk  HISTORIC PRESERVATION COMMISSION STAFF REPORT Meeting Date: June 5, 2018 Agenda Item: 2A Case File Number: HPC-05-18-6417 Project Name: 827 SW Walnut Street (Hannahs Place, Lot 10) Type of Application: Building Permit / New House Request: New construction of a single-family house Applicant: Dwellings by Design KC / Erwin Gard Property Owner: Dwellings by Design KC / Mike Yancik Engineer: N/A Architect: N/A Sign Designer: N/A Location (Address): 827 SW Walnut Street General Location: Northeast corner of SW 9th and Walnut Streets Area: 0.07 +/- acres (3,099 s.f) Lots: 1 Existing Zoning: “T3” (Sub-Urban) Existing Land Use: Vacant Proposed Land Use: Single-Family Residential Comprehensive Plan Designation: Distinct Destination Attachments:  Downtown Application  Proposed building plans Other Boards Assigned: Downtown Review Board – June 5, 2018 Planner: Matt Wright, Senior Planner Page 1 of 5  Project: HPC – 827 SW Walnut St. SITE LOCATION MAP: BACKGROUND INFORMATION/SUMMARY: The applicant is requesting to build a 1,833-sq. ft. single-family house at 827 SW Walnut Street. The proposed two-story house will include an attached rear-loaded two-car garage that will be accessed through a private access easement and a partially-finished basement. The proposed house will generally complement the size, scale, and materials of houses permitted elsewhere in the Hannahs Place along SW Jones Street, SW 9th Street, and SW Walnut Street. HISTORIC RESOURCES SURVEY (2013)/CONSERVATION AREA 3 The subject property is currently undeveloped but is included within Conservation Area 3 (as approved by the City Council). According to the 2013 Historic Resources Survey: These blocks include early residential resources that directly abut commercial corridors. This neighborhood contains a mix of housing types and sizes that developed naturally. Other than the fact that the neighborhood is primarily residential, there is no unifying physical characteristic that defines it as a district. Commercial pressures at the boundaries, particularly along Main and Walnut Streets threaten the character of this area. Several resources constructed as residences have been converted to commercial use. While the change in use alone does not impact integrity, it could heighten pressures to replace existing buildings with non-compatible new construction. Page 2 of 5  Project: HPC – 827 SW Walnut St. PREVIOUS ACTIONS/APPROVALS:  On March 26, 2007, the Planning Commission recommended approval of a rezoning from “SF-7” (Single-Family Residential) to “T3” (Sub-Urban) as part of the rezoning for the Downtown Zoning District. The City Council approved the rezoning on April 2, 2007.  The City Council approved the designation of Conservation Areas in the Downtown Blue Springs area (Resolution No. 76-2015) on October 5, 2015.  The Planning Commission recommended approval of a Final Plat (PF-03-17-5733) for “Hannahs Place 2nd Plat” on December 11, 2017. The City Council approved the Final Plat on December 18, 2017.  The Downtown Review Board recommended approval of a build line and partial drainage and utility easement vacation (DRB-04-18-6343) on April 10, 2018. The Planning Commission recommended approval of the vacation (VAC-04-18-6336) on April 23, 2018. The City Council approved the vacation on May 7, 2018. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: Once the application has been reviewed and approved by the Downtown Review Board and the Historic Preservation Commission, staff will approve and issue the building permit for the new house. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “T3” Single-Family (Under Construction) South: Right-of-Way SW Walnut Street (Major Collector) East: “T3” Single-Family (Proposed) West: Right-of-Way SW 9th Street (Local) DOWNTOWN DEVELOPMENT CODE (DDC) & DOWNTOWN DESIGN STANDARDS: The following items from the DDC are applicable to the rezoning request: Height and Area Standards: The Downtown Development Code (DDC) (Section 404.240) states that the following minimum standards are required in the “T3” zoning district: Height of the primary building: Not more than two and one- half (2 ½) stories. The new house will be two-story. Setbacks from the property line: Front yard setback of not less than ten (10) feet and not more than twenty-five (25) feet to the building wall; Side yard, interior and corner setback, and rear setback of not less than five (5) feet. The new house will have an 11.16-foot front yard setback (measured from the front porch to the front property line). The front wall of the house will be set back 17.66- feet. The east side yard setback will be 5-feet, while the west side yard setback will generally be 5-feet, with the exception of the southwest corner of the front porch, Page 3 of 5  Project: HPC – 827 SW Walnut St. which will encroach into the setback by 2-feet (for a 3- foot setback). The setback line follows the angle of the right-of-way that was dedicated with Hannahs Place 2nd Plat. The 2-foot encroachment is permitted by UDC Section 411.020.E.1.f., which states that architectural and ornamental features of the house may project up to two (2) feet into the required setback. Staff has considered covered porches as architectural features in the past, with the provision that they cannot be enclosed as interior living space in the future. The southwest corner of the front porch also encroaches 2- feet into a dedicated landscape easement. Per the recorded plat, “no fence, wall, planting, structure or other obstruction may be placed or maintained in said Landscape Easement without the approval of said Community Development Director of the City of Blue Springs.” The Community Development Director has consented to the encroachment. The rear yard setback will be 30.7-feet. Building Materials: High quality masonry building materials approved for the Downtown Zoning District are stone, brick, cast stone, and stucco. Synthetic stone, such as pre-manufactured fiberglass, cultured stone, or glass-fiber reinforced concrete, is permitted, provided that it is identical in appearance and equal or greater durability to natural stone. These masonry materials shall be required on ten percent (10%) of the sum total of all facades for single-family houses. To meet the minimum 10% masonry requirement, the applicant is requesting to use cement board siding on the front façade along with stone on the base of the porch columns, which accounts for 14.41% of the façade. The Downtown Development Code allows cement board siding to be used to fulfill the masonry requirement, but the percentage of masonry becomes 75% unless otherwise approved by the Downtown Review Board. Based on the code, the 75% is related to an increase from the 50% masonry requirement for commercial buildings (the masonry requirement increases 50% if cement board siding is used). The code does not specifically mention what percentage of cement board siding must be used to fulfill the masonry requirement if used on single-family houses. However, using the same percentage increased established for commercial (+ 50%), it could be assumed that an increase from 10% to 15% masonry is appropriate. The code gives some flexibility to the Downtown Review Board in determining the appropriate percentage of cement board siding. The applicant is providing greater than 10% masonry, but less than 15% masonry, which would typically be required for cement board siding. The main Page 4 of 5  Project: HPC – 827 SW Walnut St. reason the masonry percentage is lower than previous applications is that this is a two-story house (large percentage of façade includes the side walls which are 55-ft. deep) and much of the front façade includes windows and doors for added architectural interest. Staff believes that the proposed building design makes up for the reduction in cement board siding. The Downtown Review Board must make the final decision. RECOMMENDATION: Staff recommends approval of the building permit for the construction of a new house at 827 SW Walnut Street. The proposed house is in the same scale, massing, design, and building materials as previously approved houses in Conservation Area 3. Page 5 of 5