Historic Preservation Commission

BLUE SPRINGS HISTORIC PRESERVATION COMMISSION AGENDA TUESDAY, APRIL 16, 2019 5:00 PM Blue Springs City Hall – Development Conference Room 128 903 W. Main Street, Blue Springs, MO 64015 1. CALL TO ORDER A. Approval of February 6, 2019 minutes 2. NEW BUSINESS A. HPC-04-19-6892 / 206 SW 9th Street / New Fence B. HPC-04-19-6890 / 208 NW 16th Street / Demolition of Single-Family House C. HPC-04-19-6891 / 311 SW 19th Terrace / Porch Addition & Material Changes 3. OTHER BUSINESS A. Missouri Preservation Conference / June 19-21, 2019 / St. Joseph, MO 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 Agenda posted at the following locations: City Hall, 903 W. Main Street City’s website http://www.bluespringsgov.com/AgendaCenter April 12, 2019 A quorum of the City Council may be in attendance however no City Council votes will be taken. Karen Findora, Administrative Assistant Community Development 04.16.2019 HPC kf  City of Blue Springs 903 Main Blue Springs, Missouri 64015 Historic Preservation Commission MINUTES Wednesday, February 6, 2019 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 Wednesday, February 6, 2019 with the following members, guests and staff in attendance: VOTING MEMBERS Chris Birkenmaier Ken Billups Jr. PRESENT Pam Albarelli, Vice Chair Reid Hansen Frances Hose, Chairman (phone) STAFF / OTHERS Thomas Cole, Director, Com. Dev. & EDC Mike Mallon, Assistant Director, Com. Dev. & EDC Matt Wright, Senior Planner, Com. Dev. Karen Findora, Recording Secretary MEMBERS ABSENT Commissioner Kay Burrus Commissioner Riley Burrs St. Commissioner Mary Potter Councilman Chris Lievsay (Dist. 2) CALL TO ORDER Pam Albarelli, Vice Chairman, called the meeting to order at 5:02 p.m. CONSENT AGENDA Vice Chairman Albarelli requested action on the Consent Agenda with APPROVAL a motion by Commissioner Ken Billups Jr., a second from Commissioner Chris Birkenmaier, and a unanimous vote, the Minutes of November 7, 2018 were approved as submitted. AGENDA ITEM 2A Matt Wright, Senior Planner, Community Development, stated that REVIEW & before the Historic Preservation Commission is a request to amend RECOMMENDATION / several sections of the Historic Overlay District regulations. Mr. Wright Unified Development Code presented the staff report and stated that everything that is underlined (UDC) Text Amendments would be added and everything crossed out would be deleted. Amending Section 408.020: HPC Minutes – 02.06.2019 Page 1 of 3 kf H-O, Historic Overlay Staff is recommending that a new section be added to the glossary of the District code that defines what the new suggested uses are. Staff found several sections that duplicate what is already in the Downtown Zoning District that doesn’t necessarily need to be there. There were also some uses that weren’t previously defined that need to be defined now, that way if the city does get certain commercial uses that are interested in the Historic District that we can accommodate them. Staff is recommending removing accessory dwelling units and duplexes since those were added to the overall Downtown Zoning District in 2007. Every single-family lot is allowed to have an accessory dwelling unit. If one were proposed, that would come before the HPC to review. QUESTIONS Commissioner Billups Jr. asked if all of the Historic District was in the Downtown Zoning District. Mr. Wright stated that it is at this time and likely will be for the foreseeable future. The other sections pertain to bed and breakfast inns. Mr. Wright stated that currently the bed and breakfast standards only allow the resident to live in the main house, but as there are some lots that have accessory units, if the owner of that bed and breakfast lives in the accessory dwelling unit they may use the main house as the bed and breakfast. The owner would still live on the same lot and maintain the property. There will be no employees except for full time residents of the subject lot. Section D currently reads that no separate structures or accessory buildings, including garages can used as living units/sleeping quarters. This item was brought before the Development Advisory Commission and they recommended changing that to allow guests to stay in the accessory dwelling unit. Commissioner Reid Hansen asked for a better description of accessory dwelling units. Mr. Wright stated that it is a smaller living unit that is detached from the house. Section E lists some of the land uses that would come before both the HPC and Planning Commission and specify that they would be required to be reviewed through the Conditional Use Permit process. Commission Billups Jr. questioned the size of the signage (2’ X 2’) in the code. The HPC suggested that the sign size be increased to 2’ X 3’. Section 3 is removing the duplex dwelling units, due to the fact that those are now allowed as a Conditional Use Permit in the Downtown Zoning District. Mr. Wright stated that there is a list of commercial uses that were listed in the Historic Overlay that were not defined. One of the those uses is restaurants and staff wanted to know if the HPC wanted to leave that use open ended or specify what type of restaurants or uses would be allowed. The Commission was in favor of only allowing certain types of restaurant uses that were more appropriate in the Historic Overlay, HPC Minutes – 02.06.2019 Page 2 of 3 kf  including “restaurant - specialty,” “tea house/room,” and “coffee house.” Commissioner Billups Jr. asked if there was anything that addressed alcohol sales. Mr. Wright stated that there is not however, there are distance requirements from churches and schools. Mr. Wright stated that staff will increase the sign size and staff remove the requirement that food and beverage must be consumed on location for the “restaurant - specialty” use. MOTION Commissioner Ken Billups Jr. moved to recommend the approval of the AGENDA ITEM 2A code amendments with changes and to include the HPC suggested REVIEW & changes. RECOMMENDATION / Unified Development Code (UDC) Text Amendments Amending Section 408.020: H-O, Historic Overlay District SECOND Seconded by Commissioner Reid Hansen. VOTE Riley Burrus, Sr. - Absent Mary Potter – Absent Councilman Chris Lievsay (Dist. 2) Absent Ken Billups Jr. – Aye Chris Birkenmaier – Aye Kay Burrus – Absent Pam Albarelli, Vice-Chairman - Aye Reid Hansen - Aye Frances Hose, Chairman (phone) – Aye (APPROVED 5-Aye, 0-No) OTHER BUSINESS None. MEETING ADJOURN With no further discussion, a motion was made by Commissioner Ken Billups Jr. to adjourn at 5:31p.m. Seconded by Commissioner Reid Hansen. ------------------------------------------------------- Respectfully Submitted by, Karen Findora, Recording Secretary --------------------------------------------------------------------------------------------------- Pam Albarelli, Vice-Chairman Date HPC Minutes – 02.06.2019 Page 3 of 3 kf  HISTORIC PRESERVATION COMMISSION STAFF REPORT Meeting Date: April 16, 2019 2 A. Case File Number: HPC-04-19-6892 Project Name: 206 SW 9th St. (Hannahs Place, Lot 9) Type of Application: Building Permit / Fence Request: Construction of a decorative metal fence in front yard Applicant: Dennis & Nancy Lathrom Property Owner: Dennis & Nancy Lathrom Engineer: N/A Architect: N/A Sign Designer: N/A Location (Address): 206 SW 9th Street General Location: East of SW 9th St., 55-ft. south of SW Jones St. Area: 0.10 +/- acres (4,500 s.f) Lots: 1 Existing Zoning: “T3” (Sub-Urban) Existing Land Use: Single-Family Residential Proposed Land Use: Single-Family Residential Comprehensive Plan Designation: Distinct Destination Attachments: • Downtown Application • Fence Details Other Boards Assigned: N/A Planner: Matt Wright, Senior Planner Page 1 of 3  Project: HPC – 206 SW 9th St. SITE LOCATION MAP: BACKGROUND INFORMATION/SUMMARY: The applicant is requesting to build a max. 4-ft. decorative metal picket-style fence in the front yard of 206 SW 9th Street, which is located in Conservation Area #3. The fence will enclose the front yard. HISTORIC RESOURCES SURVEY (2013)/CONSERVATION AREA 3 The subject property was included within Conservation Area 3 (as approved by the City Council), however, the house was built in 2018. 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. • The City Council approved the designation of Conservation Areas in the Downtown Blue Springs area (Resolution No. 76-2015) on October 5, 2015. Page 2 of 3  Project: HPC – 206 SW 9th St. • 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. • On January 4, 2018, the Historic Preservation Commission approved construction of the new house on the subject property. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: A building permit is required for all fences. Since the subject property is in a Conservation Area, it must be reviewed by the Historic Preservation Commission before a building permit can be issued. The Downtown Review Board does not review detached accessory structures in the “T3” (Sub-Urban) zoning district. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “T3” Single-Family South: “T3” Single-Family East: “T3” Single-Family West: Right-of-Way SW 9th Street DOWNTOWN DEVELOPMENT CODE (DDC) & DOWNTOWN DESIGN STANDARDS: The proposed fence meets all fencing requirements per the UDC. The location, material, and height are common elsewhere in the Historic District and Conservation Areas. RECOMMENDATION: Staff recommends approval of the fence permit at 206 SW 9th Street. Page 3 of 3  DOWNTOWN APPLICATION STAFF REPORT Meeting Date: April 16, 2019 DRB 2 A. HPC 2 B. Case File Number: DRB-04-19-6889 & HPC-04-19-6890 Project Name: 208 NW 16th Street Type of Application: Demolition Permit Request: Demolition of 208 NW 16th Street Applicant: RC McAtee Construction, LLC / Chad McAtee Property Owner: Sarah Buchanan Engineer: N/A Architect: N/A Sign Designer: N/A Location (Address): 208 NW 16th Street General Location: East side of NW 16th Street, 50-ft. south of NW Vesper St. Area: Approx. 6,800-sf. / 0.16 acres Lots: 1 Existing Zoning: “T3” (Sub-Urban) & Conservation Area #1 Existing Land Use: Single-Family Residential Proposed Land Use: Single-Family Residential (future rebuild) Comprehensive Plan Designation: Distinct Destination Attachments: • Downtown Application • Preliminary plan for rebuild • Historic survey references Boards Assigned: Downtown Review Board – April 16, 2019 Historic Preservation Commission – April 16, 2019 Planner: Matt Wright, Senior Planner Page 1 of 5  Project: DRB & HPC – 208 NW 16th St. SITE AERIAL: SITE ZONING: Page 2 of 5  Project: DRB & HPC – 208 NW 16th St. BACKGROUND INFORMATION/SUMMARY: The applicant is requesting approval of a demolition permit for the house addressed as 208 NW 16th Street, which is part of Conservation Area #1 and the Downtown Zoning District. The applicant plans to rebuild a new single-family house on the property in the future. REVIEWS REQUIRED AND FUTURE ANTICIPATED REVIEWS: A demolition permit is required prior to demolition of the house. Both the Downtown Review Board and Historic Preservation Commission are required to review requests for demolition in the Downtown Zoning District and Historic Districts or Conservation Areas. The applicant is proposing to rebuild a new single-family house in the future. The building permit for that house is required to be reviewed by both the Downtown Review Board and the Historic Preservation Commission. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “T3” (Sub-Urban) Single-Family South: “T3” (Sub-Urban) Church East: Right-of-Way Alley West: Right-of-Way NW 16th Street PREVIOUS ACTIONS/APPROVALS: • On April 2, 2007, the City Council approved a rezoning from “SF-7” (Single-Family) to “T3” (Sub-Urban) for the subject property as part of the establishment of the Downtown Zoning District. • On October 5, 2015, the City Council approved a Resolution (No. 76-2015) designating the subject property as part of Conservation Area #1. HISTORIC RESOURCES SURVEY (2013): The house was built in 1965 and had an integrity rating of “fair” per the 2013 survey and states that the two-story, rectangular home has vinyl siding and a side-gable roof with asphalt shingles. The front façade has two bays. The front door and adjacent window fill the north bay and are recessed under the second story that extends out creating a front porch. The second story is supported by turned posts. The second story contains two paired windows. The home has one-over-one and simulated multi-light replacement windows. The windows, cladding, and possibly the entire second story comprise significant alterations. The 2013 survey photo has been provided below: Page 3 of 5  Project: DRB & HPC – 208 NW 16th St. Below is a current 2019 photo of the house: Page 4 of 5  Project: DRB & HPC – 208 NW 16th St. DOWNTOWN DEVELOPMENT CODE / DOWNTOWN DESIGN STANDARDS: The request is for demolition only at this time. DISCUSSION: The house at 208 NW 16th Street was built in 1965, after the period of significance in the surrounding area (which is generally 1920-1940). The house is not of a unique architectural-style and there is evidence of significant alternations over the past 50 years, as noted in the 2013 survey. There have also been multiple code violations on the property and house in recent years, including current code violations that render the house uninhabitable and structurally unsound. RECOMMENDATION: Staff recommends approval of a demolition permit for 208 NW 16th Street due to the limited historical integrity and the deterioration of the structure to the point of being uninhabitable and structurally unsound. Page 5 of 5  DOWNTOWN APPLICATION STAFF REPORT Meeting Date: April 16, 2019 DRB 2 B. HPC 2 C. Case File Number: DRB-04-19-6893 & HPC-04-19-6891 Project Name: 311 SW 19th St. Terrace Type of Application: Building Permit Request: Addition of Covered Front Porch & Material Changes Applicant: Blue Springs Terrace, Inc. / Mary Ann Pierson Property Owner: Blue Springs Terrace, Inc. Engineer: N/A Architect: N/A Sign Designer: N/A Location (Address): 311 SW 19th St. Terrace General Location: West side of SW 19th St. Terrace, 470-ft. south of SW Walnut St. Area: N/A Lots: 1 Existing Zoning: “T3/H-O” (Sub-Urban / Historic Overlay) Existing Land Use: Single-Family Residential Proposed Land Use: Single-Family Residential Comprehensive Plan Designation: Distinct Destination Attachments: • Downtown Application • Proposed addition and material changes • Historic survey references Boards Assigned: Downtown Review Board – April 16, 2019 Historic Preservation Commission – April 16, 2019 Planner: Matt Wright, Senior Planner Page 1 of 7  Project: DRB & HPC – 311 SW 19th St. Terr. SITE AERIAL: SITE ZONING: Page 2 of 7  Project: DRB & HPC – 311 SW 19th St. Terr. BACKGROUND INFORMATION/SUMMARY: The applicant is requesting to add an 8-ft. by 12-ft. covered porch to the front of the house addressed as 311 SW 19th St. Terrace, which is part of the German Evangelical Pastors’ Home Historic District on the National Register, as well as the local Old Town Historic District and Downtown Zoning District. The front porch will include wood railings, spindles, and columns, all painted white. The applicant would also like to re-roof with laminate asphalt shingles and replace wood shake shingles with vinyl shake shingles. REVIEWS REQUIRED AND FUTURE ANTICIPATED REVIEWS: A building permit is required for the front porch addition. Since a new addition is proposed to the principal/primary structure, the Downtown Review Board must review the request to ensure compliance with “T3” zoning district and other applicable development standards under the Downtown Development Code (DDC). The Historic Preservation Commission will review the request for compliance with “H-O” (Historic Overlay) standards and applicable Secretary of the Interior Standards. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: Right-of-Way SW Walnut Street South: “SF-7” (Single-Family) Church East: “SF-7” (Single-Family) Single-Family West: “SF-7” (Single-Family) Single-Family PREVIOUS ACTIONS/APPROVALS: • The subject property was included in the German Evangelical Pastors’ Home National Historic District in 1988. • On February 20, 1990, the Board of Alderman approved a rezoning into the “H-O” (Historic Overlay) which established the Old Town Historic District (Ord. No. 1916). • On April 2, 2007, the City Council approved a rezoning from “SF-7” (Single-Family) to “T3” (Sub-Urban) for the subject property as part of the establishment of the Downtown Zoning District. • On May 25, 2017, the Historic Preservation Commission approved a similar front porch addition to the house across the street at 310 SW 19th St. Terrace (however, that house was non-contributing and there was evidence that there had historically been a porch on the house that had been removed). NATIONAL REGISTER HISTORIC DISTRICT (1988): The house is within the boundaries of the German Evangelical Pastors’ Home, a National Register Historic District, approved in 1988, and is a contributing house in the District. The 1988 survey stated: This c.1935 Cape Cod cottage represents the most common form of one-story Colonial Revival dwellings that served as the dominant style for domestic building throughout the country between 1920-1940. The rectangular wood frame one- story building with a gable roof features a symmetrical facade with an entrance door centered between double-hung windows with multi-pane glazing in both sashes. As in dwellings of this design, the entrance is accentuated with a decorative pilasters and pediment. The 1988 survey photo has been included below for reference. Page 3 of 7  Project: DRB & HPC – 311 SW 19th St. Terr. OLD TOWN HISTORIC DISTRICT (1990): The house is within the boundaries of the local Old Town Historic District, approved in 1990 by the Board of Alderman. The house was listed as a contributing structure in the Old Town Historic District. Per the Ordinance, any additions or alterations to properties of historic significance (i.e. contributing structures) shall be in accordance with the Secretary of Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings. The following Standards are relevant to the request: Wood: Clapboard, weather-board, shingles, and other wooden siding and decorative elements Recommended: Identify, retain, and preserve wood features that are important in defining the overall historic character of the building such as siding, cornices, brackets, window architraves, and doorway pediments; and their paints, finishes, and colors. Not Recommended: Remove or radically change wood features which are important in defining the overall historic character of the building so that, as a result, the character is diminished; Remove a major portion of the historic wood frame from a façade instead of repairing or replacing only the deteriorated wood, then reconstructing the façade with new material in order to achieve a uniform or improved appearance. Entrances and Porches Recommended: Designing and installing additional entrances or porches when required for the new use in a manner that preserves the historic character of the building, i.e. limiting such alteration to non-character defining elevations. Not Recommended: Installing secondary service entrances and porches that are incompatible in size and scale with the historic building or obscure, damage, or destroy character-defining features. Page 4 of 7  Project: DRB & HPC – 311 SW 19th St. Terr. HISTORIC RESOURCES SURVEY (2013): The house was built in 1935 and had an integrity rating of “good” per the 2013 survey and states that the one-and-a-half story Colonial Revival Cape Code dwelling has a stone foundation, wood shingle siding, and a side-gable roof with asphalt shingles. The front façade contains four bays. Eight-over-twelve windows occupy the bays flanking the center entrance and concrete stoop. A metal awning supported by simple brackets protects the entrance. A small side-gable wing with paired one-over-one windows attaches to the north elevation. A brick chimney rises through the rear pitch of the roof. This resource has not been altered significantly from when the nomination was listed. Based on the survey, the only alternations noted have been that the windows are not historic. The 2013 survey photo has been provided below: Below are current 2019 photos of the house: Page 5 of 7  Project: DRB & HPC – 311 SW 19th St. Terr. DOWNTOWN DEVELOPMENT CODE / DOWNTOWN DESIGN STANDARDS: The covered front porch addition will meet all required setbacks. There are no other applicable sections in the Downtown Development Code that impact the request. The Downtown Design Standards does not address single-family residential building design, and therefore there are no applicable sections that impact the request. DISCUSSION: As noted in past historic surveys, the wood shingle siding is a defining feature of the house and replacement of the siding with a different material, even if it simulates the existing siding, would negatively impact the house’s contributing status to the Historic District. The Historic Preservation Commission approved a front porch addition to 310 SW 19th St. Terrace in 2017. Below are before and after photos that show the changes. The subject house at 311 SW 19th St. Terrace is a Colonial Revival – Cape Cod-style house, a different architectural-style than the house at 310 shown above. Front porches are not a defining feature, nor common, on Colonial Revival – Cape Cod-style houses. Front porches are common on Craftsman bungalow-style houses, which is the most common architectural-style in the Historic District. The front entrance stoop is original to the house, though the metal awning is not (which was not present in the photo from the 1988 survey). There is an existing porch at the northwest corner (rear right corner) of the house, which has access to the driveway and detached garage in the rear yard. The Secretary of Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings recommends the installation of additional porches be limited to non- character defining elevations. The applicant is requesting to install the front porch on the front elevation, which is the character defining elevation for the house. If a front porch is permitted on the front elevation, it is recommended that it be compatible in size and scale with the historic building and not obscure, damage, or destroy any character-defining features. New building materials should also be compatible with historic materials, finishes, and colors. RECOMMENDATION: Staff recommends denial of the request to replace the historic wood shingle siding with a modern vinyl shake-style siding. Staff recommends that the applicant Page 6 of 7  Project: DRB & HPC – 311 SW 19th St. Terr. maintain the existing wood shingle siding, as it is a character-defining feature of the house and a contributing feature to the Historic District. Staff has concerns regarding the appropriateness of the front porch addition, however, recommends approval of the addition with the following conditions: A. All boards, columns, railings, and spindles must be wood and painted white to match the existing trim of the house. B. The siding material in the gable of the covered porch may be vinyl shake- style siding to distinguish it from the historical wood shingle siding. C. The front porch be centered on the house to maintain the historical symmetrical design. The portion of the porch that is covered measures 8-ft. x 8-ft., with a 4-ft. wide section to the north (right) that is uncovered. Staff recommends either the 4-ft. wide section be removed or an additional 4-ft. wide section be added to the south (left) side that is also uncovered. Staff recommends approval of the roof replacement with laminate asphalt shingles, as it will not impact the historical integrity of the house. Page 7 of 7