Historic Preservation Commission

BLUE SPRINGS HISTORIC PRESERVATION COMMISSION AGENDA TUESDAY, NOVEMBER 19, 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 August 13, 2019 minutes 2. NEW BUSINESS A. HPC-11-19-7138 / 1112 W. Main St. / Façade changes 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 Agenda posted at the following locations: City Hall, 903 W. Main Street City’s website http://www.bluespringsgov.com/AgendaCenter November 15, 2019 A quorum of the City Council may be in attendance however no City Council votes will be taken. Community Development 11.19.2019 HPC  City of Blue Springs 903 W. Main Blue Springs, Missouri 64015 Historic Preservation Commission MINUTES Tuesday, August 13, 2019 A meeting of the Historic Preservation Commission of the City of Blue Springs was held in the City Hall Development Conf. Room 128 located at 903 W. Main Street on Tuesday, August 13, 2019 with the following members, guests and staff in attendance: VOTING MEMBERS Mary Potter – Phone Ken Billups Jr. PRESENT Pam Albarelli, Vice Chairperson Kay Burrus - Phone Frances Hose, Chairperson STAFF / OTHERS Matt Wright, Senior Planner, Com. Dev. Chris Keck Jr., Applicant MEMBERS ABSENT Chris Birkenmaier Riley Burrus, Sr. Ryan Crider Councilmember Chris Lievsay (Dist. 2) CALL TO ORDER Frances Hose, Chairperson, called the meeting to order at 5:12 p.m. CONSENT AGENDA Chairperson Hose requested action on the Consent Agenda with a APPROVAL motion by Commissioner Pam Albarelli, a second from Planning Commission Rep. Ken Billups Jr., and a unanimous vote, the Minutes of July 23, 2019 were approved as submitted. AGENDA ITEM 2A Matt Wright, Senior Planner, Community Development, stated that HPC-08-19-7035 / “1505 W before the Historic Preservation Commission is a home that is currently Main Street” / Exterior under renovation following a house fire. The home is located at 1505 W. renovation Main Street. The exterior is being rebuilt, most of which will be made to match the original condition. The applicant is requesting to make the following changes:  Relocate existing front door and install a new set of double doors in the right bay (currently the location of a window).  Replace existing windows with vinyl windows with grid pattern . HPC Minutes – 08.13.2019 Page 1 of 2 kf   Relocate front steps, including removing existing steps and railings to accommodate change. New porch rail system will resemble existing rails. New front steps will be wood with rails that match porch.  Install new walkway in bricks repurposed from the property.  Install cedar shake siding on front gable.  Other items listed on the application do not require review or approval by the Commission (painting, replacing gravel in driveway, and tree removal). A building permit will be required for the changes to the front porch and relocation of the window and door. The Downtown Review Board will not review the permit since is doesn’t enlarge the structure. QUESTIONS The applicant, Chris Keck Jr. was available to answer questions from MOTION the Commissioners. Commissioners were supportive of the changes, AGENDA ITEM 2A however, they expressed concern that not replacing the existing door HPC-08-19-7035 / “1505 W with a window would throw off the balance of the front porch. The Main Street” / Exterior applicant stated that they could accommodate a window in that location. renovation Commissioner Pam Albarelli moved to approve DRB-08-19-7035 / SECOND “1505 W Main Street.” with the condition that a window be added in the location of the existing door once the door is relocated. VOTE Seconded by Planning Commission Rep. Ken Billups Jr. Riley Burrus, Sr. - Absent Mary Potter – Aye Councilmember Chris Lievsay (Dist. 2) - Ken Billups Jr. – Aye OTHER BUSINESS Absent Kay Burrus – Aye Chris Birkenmaier – Absent Ryan Crider – Absent MEETING ADJOURN Pam Albarelli, Vice Chairperson - Aye Frances Hose, Chairperson – Aye (APPROVED 5-Aye, 0-No) None. With no further discussion, a motion was made by Commissioner Ken Billups Jr. to adjourn at 5:23 p.m. Seconded by Commissioner Pam Albarelli. ------------------------------------------------------- Respectfully Submitted by, Karen Findora, Recording Secretary --------------------------------------------------------------------------------------------------- Frances Hose, Chairperson Date HPC Minutes – 08.13.2019 Page 2 of 2 kf  DOWNTOWN APPLICATION STAFF REPORT Case File Numbers: HPC-11-19-7138 & DRB-11-19-7139 Project Name: 1112 W. Main St. (Old Soda Fountain) Type of Application: Building Permit Request: Exterior façade changes to Main Street façade Applicant: Soluciones Hernandez, LLC / Jodi Hernandez Property Owner: Soluciones Hernandez, LLC / Oscar & Jodi Hernandez Engineer: N/A Architect: N/A Sign Designer: N/A Location (Address): 1112 W. Main St. General Location: South side of Main St. between SW 11th and SW 12th Streets Area: Approx. 2,368-sf. (land area) / 0.05 acres Lots: 1 (partial lot) Existing Zoning: “T5” (Urban Center) & Conservation Area #2 Existing Land Use: Office & Residential Proposed Land Use: Office & Residential Comprehensive Plan Designation: Distinct Destination Attachments: • Downtown Application • Proposed Façade Changes Boards Assigned: Historic Preservation Commission – November 19, 2019 Downtown Review Board – November 20, 2019 Planner: Matt Wright, Senior Planner Page 1 of 5  Project: DRB & HPC – 1112 W. Main St. SITE AERIAL/ZONING: BACKGROUND INFORMATION/SUMMARY: The applicant is requesting approval of exterior façade changes to the Main Street façade. The applicant recently purchased the building and is renovating the second-floor apartment. As part of the renovation, the applicant is requesting to replace the two second- floor windows and add shutters and window boxes. The storefront face and trim will also be repainted (brick will not be painted). The applicant is also proposing to remove the former “Lowe” sign and is interested in donating the sign to the Historical Society. REVIEWS REQUIRED AND FUTURE ANTICIPATED REVIEWS: A building permit is required for the interior renovation and exterior structural changes. All exterior changes are required to be reviewed by the Historic Preservation Commission and Downtown Review Board. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: Right-of-Way W. Main St. South: “T5” (Urban Center) Parking Lot East: “T5” (Urban Center) Commercial/Mixed Use West: “T5” (Urban Center) Commercial/Mixed Use Page 2 of 5  Project: DRB & HPC – 1112 W. Main St. PREVIOUS ACTIONS/APPROVALS: • On April 2, 2007, the City Council approved a rezoning from “CB” (Central Business) to “T5” (Urban Center) 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 #2. HISTORIC RESOURCES SURVEY (2013)/CONSERVATION AREA 3 The subject property/building was constructed in 1900 as a two-story brick building. According to the 2013 Historic Resources Survey, the building had a “good” historic integrity rating, indicating that there had been minor changes to the building, or significant changes to the building that had become historic over time. A copy of the 2013 Historic Resources Survey has been included for reference. The building is included within Conservation Area 2 (as approved by the City Council in 2015). Conservation Area 2 (1000 and 1100 blocks of W. Main St.) is described as follows: These two blocks comprise the historic commercial core of Blue Springs. One- and two-story masonry buildings sit on narrow city lots. These buildings form a solid streetwall that directly abuts the public sidewalk, particularly in the 1100 block. Exterior alterations comprise the integrity of the majority of the buildings in the district, but these resources still clearly reflect their historic, and current, commercial function. Guidelines for façade improvements, alterations, and infill could improve the integrity and density of the commercial core, eventually rendering it eligible for local or National Register designation. The 2013 survey specifically stated that the previous glass block windows were not historic. According to the Standards for Rehabilitation, when historic windows are completely missing, it is recommended that replacement windows either be an accurate restoration using historical, pictorial, and physical documentation; or be a new design that is compatible with the window openings and the historic character of the building. Staff has pictorial documentation of the historic windows for other buildings in the 1100 block, but not specifically 1112 W. Main Street. The one-over-one window was prevalent on the second floor of most other buildings. However, the window openings in the subject building are more square than rectangular, making it more difficult to determine the original window style or whether or not this was the size of the historic window opening. As Blue Springs has few two-story commercial buildings, staff also looked at two-story commercial/mixed- use buildings in Independence and Lee’s Summit for reference. As in Blue Springs, most upper-stories had one-over-one windows. However, there were several buildings in Independence that included six-over-six windows, including the Independence Fire House #1 (219-223 N. Main St.) and the Jail & Marshal’s Residence (217 N. Main St.). Both buildings are rated as excellent with replacement windows (per 2001 survey). Page 3 of 5  Project: DRB & HPC – 1112 W. Main St. DOWNTOWN DEVELOPMENT CODE (DDC) & DOWNTOWN DESIGN STANDARDS: The DDC does not address second-story windows, openings, architectural details, or projections. However, the Downtown Design Standards include the following recommendations: Materials, Detailing & Fenestrations: Windows should match the original window openings. The proposed windows are smaller than the previous window openings. The applicant/owner is proposing to install a white vinyl to seal the gap between the windows and the brick. Shutters and a flower box are proposed to be utilized to cover most of the vinyl on the sides and the below. However, there is no concealing element above the window, which would leave the white vinyl exposed. RECOMMENDATION: Staff is basing their recommendation on the Secretary of the Interior’s Standards for Rehabilitation, local architectural examples (some of which are outside of Blue Springs), and the Downtown Design Standards. Since there are several aspects of the request, staff is making the following recommendations, with comments or conditions as noted: Window style/type: Based on staff’s research, the six-over-six window style, though uncommon in Blue Springs, is common in more square-shaped windows in the region. The previous glass block windows were not historic, and staff does not have pictorial evidence to determine the original window style or size opening when the building was constructed in 1900. Therefore, staff recommends approval of allowing six-over-six windows to be installed in the two second-story openings, with an additional condition, that will be outlined below. Window opening: Staff has concerns that the windows will not match the previous opening and that the applicant/owner is recommending vinyl to seal the gap. Staff does not believe vinyl is an appropriate material and recommends the owner work with a window contractor on a custom-size window that fits the opening. Shutters & Window-box: Although shutters and window-boxes are uncommon in Blue Springs, there are examples in both Independence and Lee’s Summit providing evidence that they are not out of character in a historic downtown. Staff also believes that these items are cosmetic and do not impact the historic structure of the building. Staff recommends approval of allowing the installation of shutters and window-boxes in the locations proposed by the applicant with the condition that the means of affixing the shutters and window-boxes does not damage brick. All methods of attachment must be made through mortar that can be repaired Page 4 of 5  Project: DRB & HPC – 1112 W. Main St. or patched if the shutters and window-boxes are removed in the future. Other requests: The applicant has also requested replacement of broken glass with glass panes of same size (maintenance), repainting storefront and trim (does not include painting brick), and removal of the “Lowe” sign. Painting is not regulated, but paint colors should match or complement the building and other buildings on the block. As the “Lowe” sign has been a visible fixture on Main Street for decades, staff encourages the applicant to discuss the potential relocation or storage of the sign for preservation with the Historical Society. Page 5 of 5  Page 1 1. SURVEY NO. JA-AS-068-126 2. SURVEY NAME: Blue Springs Historic Resource Inventory 3. COUNTY: JACKSON 4. ADDRESS (STREET NO.) STREET (NAME) 1112 W MAIN ST 5. CITY: Vicinity 6. UTM OR LAT: 39.018164 7. TOWNSHIP/RANGE/SECTION BLUE SPRINGS LONG: -94.278477 T: R: S: 8. HISTORIC 9. PRESENT/OTHER Lowe; The Soda Fountain and Flower Shop NAME (IF NAME (IF KNOWN): 10. OWNERSHIP 11A. HISTORIC USE (IF KNOWN): 11B. CURRENT USE: PRIVATE PUBLIC COMMERCE/TRADE - Specialty Store COMMERCE/TRADE - Specialty Store HISTORICAL INFORMATION 12. CONSTRUCTION DATE: 15. ARCHITECT: 18. PREVIOUSLY SURVEYED? 1900 CITE SURVEY NAME IN BOX 22 CONT. (PAGE 2) 13. SIGNIFICANT DATE/PERIOD: 16. BUILDER/CONTRACTOR: 19. ON NATIONAL REGISTER? INDIVIDUAL DISTRICT CITE NOMINATION NAME IN BOX 22 CONT. (PAGE 2) 14. AREA(S) OF SIGNIFICANCE: 17. ORIGINAL OR SIGNIFICANT OWNER: 20. NATIONAL REGISTER ELIGIBLE? INDIVIDUALLY ELIGIBLE DISTRICT POTENTIAL C NC NOT ELIGIBLE NOT DETERMINED 21. HISTORY AND SIGNIFICANCE ON CONTINUATION PAGE. 22. SOURCES OF INFORMATION ON CONTINUATION PAGE. ARCHITECTURAL INFORMATION 23. CATEGORY OF PROPERTY: 30. ROOF MATERIAL: 37. WINDOWS: Unknown HISTORIC REPLACEMENT BUILDING(S) SITE PANE ARRANGEMENT: STRUCTURE OBJECT Storefront, glass block 24. VERNACULAR OR PROPERTY TYPE: 31. CHIMNEY PLACEMENT: 38. ACREAGE (RURAL): Two-Part Commercial Block N/A VISIBLE FROM PUBLIC ROAD? 25. STYLE: 32. STRUCTURAL SYSTEM: 39. CHANGES (DESCRIBE IN BOX 41 CONT.): Masonry ADDITION(S) DATE(S): ALTERED DATE(S): Unknown 26. PLAN SHAPE: 33. EXTERIOR WALL CLADDING: MOVED DATE(S): Rectangular Brick OTHER DATE(S): 27. NO. OF STORIES: 34. FOUNDATION MATERIAL: ENDANGERED BY: 2 Unknown 28. NO. OF BAYS (1ST STORY): 35. BASEMENT TYPE: 40. NO OF OUTBUILDINGS (DESCRIBE IN BOX 40 CONT.): 2 Unknown 0 29. ROOF TYPE: 36. FRONT PORCH TYPE/PLACEMENT: 41. FURTHER DESCRIPTION OF BUILDING FEATURES AND ASSOCIATED RESOURCES ON CONTINUATION Flat with parapet None OTHER 42. CURRENT OWNER/ADDRESS: 43. FORM PREPARED BY (NAME AND ORG.): 44. SURVEY DATE: SWOPE CLAY M & DONNA J Rosin Preservation, LLC Rachel Nugent 1/11/13 PO BOX 506 215 W. 18th Street 45. DATE OF REVISIONS: BLUE SPRINGS MO 64013 Kansas City, MO 64108 816-472-4950 rachel@rosinpreservation.com 6/30/13 FOR SHPO USE DATE ENTERED IN INVENTORY: LEVEL OF SURVEY ADDITIONAL RESEARCH NEEDED? RECONNAISSANC INTENSIVE YES NO NATIONAL REGISTER STATUS: OTHER: LISTED IN LISTED DISTRICT NAME: PENDING LISTING ELIGIBLE (INDIVIDUALLY) ELIGIBLE (DISTRICT) NOT ELIGIBLE NOT DETERMINED 780-2125 (09-12 Survey number: JA-AS-068-126 ADDRESS: 1112 W MAIN ST 1900 Page 2 Photographs PHOTOGRAPHER Brad Finch, f-stop Photography DATE: 1/11/13 DESCRIPTION: ADDITIONAL INFORMATION 41. (CONT.) DESCRIPTION OF PRIMARY RESOURCE. EXPAND BOX AS NECESSARY, OR ADD CONTINUATION PA The two-story, two-part commercial block has brick walls and a flat roof. The front façade has two irregular bays. The first story has aluminum storefront windows in the east bay and a recessed entrance in the west bay of the front façade. Painted wood panels with attached metal signs cover the transom area. The second story has two rectangular openings with brick sills and infilled with glass block. The flat parapet has no ornamental brickwork. A vertical blade sign attaches to the center of the front façade. While the second-story façade is not original, it was altered in 1940 and the alteration has since gained significance. The glass block window infill is not historic. 40. (CONT.) DESCRIPTION OF ENVIRONMENT AND OUTBUILDINGS. EXPAND BOX AS NECESSARY, OR ADD CONTINUATION PAGE The commercial building is oriented to the north fronting Main Street. A wide concrete walk fronts the building. The building stands in the middle of a long commercial block and shares party walls with the buildings to the east and west. 21. (CONT.) HISTORY AND SIGNIFICANCE.EXPAND BOX AS NECESSARY, OR ADD CONTINUATION PAGE "Modernized (1940) 1900 Building. Lowe Drug Store. Truman/Lowe Association. (Lowe was mayor of Blue Springs, Pendergast/Goat Faction. Truman family notations in various publications of visiting store for famous chocolate sodas 1930-1960.)" [1986 Survey]. The second-story façade is consistent with façade alterations of the 1940s. This alteration has gained significance in its own right PRESERVATION RECOMMENDATION: Integrity Rating: good Include in Conservation District #1 22. (CONT.) SOURCES OF INFORMATION. EXPAND BOX AS NECESSARY, OR ADD CONTINUATION PAG PREVIOUS SURVEY NAME: The Cultural Resources of Blue Springs, Missouri, 1986 Sally Schwenk, et al., "The Cultural Resources of Blue Springs, Missouri," 1986. Jackson County Tax Assessor. LOCAL HISTORIC DESIGNATION: LOCAL HISTORIC DESIGNATION DATE: LOCAL HISTORIC DISTRICT C OR NC: