Historic Preservation Commission

BLUE SPRINGS HISTORIC PRESERVATION COMMISSION AGENDA THURSDAY, JULY 26, 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 June 26, 2018 minutes 2. NEW BUSINESS A. HPC-07-18-6484 / “Hannahs Place Lot 12” / 819 SW Walnut Street / New Single-Family House B. HPC-07-18-6486 / “Hannahs Place Lot 13” / 815 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 July 24, 2018 Karen Findora, Administrative Assistant Community Development 07.26.2018 HPC kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Historic Preservation Commission MINUTES Tuesday, June 26, 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, June 26, 2018 with the following members, guests and staff in attendance: VOTING MEMBERS Riley Burrus Sr. Ken Billups Jr. PRESENT Chris Lievsay, District 2, Mayor Pro-Tem Kay Burrus Pam Albarelli, Vice-Chairman Reid Hansen Frances Hose, Chairman Mary Potter STAFF / OTHERS Matt Wright, Senior Planner, Com. Dev. MEMBERS ABSENT Commissioner Chris Birkenmaier CALL TO ORDER Frances Hose, Chairman, called the meeting to order at 5:30 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 June 5, 2018 were approved as submitted. AGENDA ITEM 2A Matt Wright, Senior Planner, Community Development, stated that HPC-06-18-6433 / “1800 before the Historic Preservation Commission is a request for approval of SW Walnut Street” / a 22-ft. wide by 25-ft. deep (550-sf.) detached garage to be located in Detached Garage the rear yard of 1800 SW Walnut Street. The home was built in the 50’s. The garage will have vinyl siding to match the house with standard shingles. The applicant has a shed he will be replacing along with the garage. There is a gravel drive in that area and the applicant is not required to pave that. APPLICANT Charles Morgan, Owner was absent. HPC Minutes – 06.26.2018 Page 1 of 2 kf/mk MOTION Commissioner Pam Albarelli moved to approve HPC-06-18-6433 / HPC-06-18-6433 / “1800 SW “1800 SW Walnut Street” / Detached Garage. Walnut Street” / Detached Garage 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 – Absent Kay Burrus – Aye Pam Albarelli, Vice-Chairman - Aye Reid Hansen - Aye Frances Hose, Chairman – Aye (APPROVED 8-Aye, 0-No) OTHER BUSINESS Judy Quackenbush had concerns about the Time Capsule that is in front of City Hall. The capsule was buried in 1976. Mayor Ross informed Ms. Quackenbush that they would dig up the capsule and move it to the new front entrance location of City Hall. Councilman Lievsay will check on this. Councilman Lievsay brought the Commission up to date on the home that is located at the back of 1304 W Main Street parking lot. He stated that it is going to be torn down in the fall by the Parks Department. Commissioner Albarelli asked if the City purchased the gas station located in downtown. Councilman Lievsay stated that he would check on that as well. MEETING ADJOURN With no further discussion, a motion was made by Commissioner Pam Albarelli to adjourn at 5:43 p.m. Seconded by Commissioner Kay Burrus. ------------------------------------------------------- Respectfully Submitted by, Karen Findora, Recording Secretary --------------------------------------------------------------------------------------------------- Frances Hose, Chairman Date HPC Minutes – 06.26.2018 Page 2 of 2 kf/mk  HISTORIC PRESERVATION COMMISSION STAFF REPORT Meeting Date: July 26, 2018 Agenda Item: 2A Case File Number: HPC-07-18-6484 Project Name: 819 SW Walnut St. (Lot 12, Hannahs Place) 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): 819 SW Walnut Street General Location: North of SW Walnut St., 60-ft. east of SW 9th St. Area: 0.07 +/- acres (3,150 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 – July 26, 2018 Planner: Matt Wright, Senior Planner Page 1 of 4  Project: HPC – 819 SW Walnut St. SITE LOCATION MAP: BACKGROUND INFORMATION/SUMMARY: The applicant is requesting to build a 1,433-sq. ft. single-family house at 819 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. 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. 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 Page 2 of 4  Project: HPC – 819 SW Walnut St. 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: “T3” Single-Family (Proposed) 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 a 10-foot front yard setback (measured from the front porch to the front property line). The front wall of the house will be set back 16-feet. The side yard setbacks will be 5-feet. The rear yard setback will be 38.8-feet. All setbacks have been met. Building Materials: High quality masonry building materials approved for the Downtown Zoning District are stone, brick, cast stone, and Page 3 of 4  Project: HPC – 819 SW Walnut St. 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 for Lot 12 (819 SW Walnut St.), the applicant is requesting to use a cement board siding that resembles batten board on the front façade, which accounts for 11.5% 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 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 50-ft. deep) and there is a covered front porch, which adds 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 819 SW Walnut Street. Page 4 of 4  HISTORIC PRESERVATION COMMISSION STAFF REPORT Meeting Date: July 26, 2018 Agenda Item: 2B Case File Number: HPC-07-18-6486 Project Name: 815 SW Walnut St. (Lot 13, Hannahs Place) 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): 815 SW Walnut Street General Location: North of SW Walnut St., 90-ft. east of SW 9th St. Area: 0.07 +/- acres (3,150 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 – July 26, 2018 Planner: Matt Wright, Senior Planner Page 1 of 4  Project: HPC – 815 SW Walnut St. SITE LOCATION MAP: BACKGROUND INFORMATION/SUMMARY: The applicant is requesting to build a 1,468-sq. ft. single-family house at 815 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. 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. 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. Page 2 of 4  Project: HPC – 815 SW Walnut St.  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: “T3” Single-Family (Proposed) 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 a 10-foot front yard setback (measured from the front porch to the front property line). The front wall of the house will be set back 15.67- feet. The side yard setbacks will be 5-feet. The rear yard setback will be 33.46-feet. All setbacks have been met. 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 Page 3 of 4  Project: HPC – 815 SW Walnut St. 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, 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 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 815 SW Walnut Street. Page 4 of 4