Historic Preservation Commission

BLUE SPRINGS HISTORIC PRESERVATION COMMISSION AGENDA TUESDAY, DECEMBER 17, 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 November 19, 2019 minutes 2. NEW BUSINESS A. HPC-12-19-7174 / 110 NW 17th St. / Exterior Remodel & Addition 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 December 12, 2019 A quorum of the City Council may be in attendance however no City Council votes will be taken. Community Development 12.17.2019 HPC  City of Blue Springs 903 W. Main Blue Springs, Missouri 64015 Historic Preservation Commission MINUTES Tuesday, November 19, 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, November 19, 2019 with the following members, guests and staff in attendance: VOTING MEMBERS Pam Albarelli, Vice Chairperson Ken Billups Jr. PRESENT Riley Burrus Sr. Kay Burrus Ryan Crider STAFF / OTHERS Matt Wright, Senior Planner, Com. Dev. Jodi Hernandez, Applicant MEMBERS ABSENT Chris Birkenmaier Mary Potter Frances Hose, Chairperson Councilmember Chris Lievsay (Dist. 2) CALL TO ORDER Pam Albarelli, Vice Chairperson, called the meeting to order at 5:02 p.m. CONSENT AGENDA APPROVAL Vice Chairperson Albarelli requested action on the Consent Agenda with a motion by Planning Commission Rep. Ken Billups Jr., second by Commissioner Kay Burrus, and a unanimous vote, the Minutes of August 13, 2019 were approved as submitted. AGENDA ITEM 2A HPC-11-19-7138 / “1112 W. Matt Wright, Senior Planner, Community Development, stated that Main St.” / Façade changes before the Historic Preservation Commission are proposed façade changes to 1112 W. Main Street, previously the location of the Soda Fountain and Lowe Drug. The applicant, Jodi Hernandez, recently purchased the building and is currently renovating the second-floor apartment. Mr. Wright went through the staff report and provided details on the 2013 historic survey and Standards for Rehabilitation. The applicant is requesting to make the following changes: HPC Minutes – 11.19.2019 Page 1 of 3 mw  • Installation of six-over-six vinyl windows. The gap remaining around the new windows and the previous window opening will be trimmed with vinyl siding. • Installation of wood shutters on both sides of the windows and installation of window boxes at the bottom of each window. • Other items listed on the application do not require review or approval by the Commission (painting, replacement of broken glass, removal of signage). QUESTIONS Commissioners expressed concern regarding the removal of the Lowe sign as it’s such a significant part of the history of Main Street and the building. Mr. Wright stated that the sign is a non-conforming sign and is required to be removed since the business that is represents is no longer in operation. The Sign Code Task Force is currently reviewing a sign code update and staff is proposing to include a historic sign designation and approval process. However, the proposed process would not require the owner to keep a historic sign but would give them the option to do so if they choose provided it is maintained. Commissioners believed that it ought to be included as a historical feature of the building. Ms. Hernandez is interested in giving the sign to the Historical Society. If the Historical Society doesn’t take it, Downtown Alive could likely find a place for it even if it’s just storage for the time being. Commissioners were in agreement with staff that the installation of the shutters and window boxes were cosmetic and would not impact the historical integrity of the building as they could be easily removed in the future. The Commissioners discussed the proposed window style and opening and expressed concerns that the six-over-six windows were not historically appropriate for the building. Ms. Hernandez provided some examples of six-over-six windows at the Courthouse in Independence and several examples in Hermann, Missouri. The Commission felt that the six-over-six windows were more appropriate to the historical era when those buildings were built in the mid-late 1800s, compared to early 1900s for the subject building. There was discussion regarding the window opening and some other options for possibly thickening the trim with wood, but ultimately thought it would not look appropriate on the building. Commissioners were supportive of either one-over-one windows, which is what is most common on the block, or three-over- one, which is also historically appropriate for the time period, especially if Ms. Hernandez was wanting a more residential look. MOTION Commissioner Kay Burrus moved to approve HPC-11-19-7138 / “1112 AGENDA ITEM 2A W. Main St.” with the following conditions: 1) a custom-size window HPC-11-19-7138 / “1112 W. must be installed to fit in both openings and the window design must be Main St.” / Façade changes three-over-one panels; and 2) the shutters and window boxes be permitted. SECOND Seconded by Commissioner Crider. HPC Minutes – 11.19.2019 Page 2 of 3 mw VOTE Riley Burrus, Sr. - Aye Mary Potter – Absent Councilmember Chris Lievsay (Dist. 2) - Ken Billups Jr. – Abstain* Absent Kay Burrus – Aye Chris Birkenmaier – Absent Ryan Crider – Aye Pam Albarelli, Vice Chairperson - Aye Frances Hose, Chairperson – Absent (APPROVED 4-Aye, 0-No, 1-Abstain*) OTHER BUSINESS *Ken Billups Jr. did not vote as he would be reviewing the request the following day as part of the Downtown Review Board. MEETING ADJOURN None. With no further discussion, a motion was made by Commissioner Kay Burrus to adjourn at 5:54 p.m. Seconded by Planning Commission Rep. Ken Billups Jr. ------------------------------------------------------- Respectfully Submitted by, Matt Wright, Recording Secretary --------------------------------------------------------------------------------------------------- Pam Albarelli, Vice Chairperson Date HPC Minutes – 11.19.2019 Page 3 of 3 mw  DOWNTOWN APPLICATION STAFF REPORT Case File Numbers: HPC-12-19-7174 & DRB-12-19-7175 Project Name: 110 NW 17th Street Type of Application: Building Permit Request: Exterior remodel & addition Applicant: Olivebranch Contracting / Bruce McCullough Property Owner: Darren Pack Engineer: N/A Architect: N/A Sign Designer: N/A Location (Address): 110 NW 17th Street General Location: East of NW 17th St., 60’ south of NW Summit St. Area: 0.19 +/- acres Lots: 1 Existing Zoning: “T3” (Sub-Urban) & Conservation Area #1 Existing Land Use: Single-Family Residential Proposed Land Use: Single-Family Residential Comprehensive Plan Designation: Distinct Destination Attachments:  Downtown Application  Proposed Exterior & Addition Plans Boards Assigned: Historic Preservation Commission – December 17, 2019 Downtown Review Board – December 18, 2019 Planner: Matt Wright, Senior Planner Page 1 of 4  Project: DRB & HPC – 110 NW 17th St. SITE AERIAL/ZONING: BACKGROUND INFORMATION/SUMMARY: The applicant is requesting approval of exterior façade changes, including new siding, windows, front door, and porch columns. A new building addition is also proposed to the rear of the house, totaling approx. 500-sf. REVIEWS REQUIRED AND FUTURE ANTICIPATED REVIEWS: A building permit is required for building additions and both interior 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: “T3” Single-Family South: “T3” Single-Family East: Alley / “T3” Alley / Single-Family West: Right-of-Way NW 17th Street Page 2 of 4  Project: DRB & HPC – 110 NW 17th St. 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)/CONSERVATION AREA 3 According to the 2013 Historic Resources Survey: These blocks contain residential resources with a common size and scale that create an identifiable character consistent with a late-nineteenth and early-twentieth century residential neighborhood. Later resources, including mid-century houses are compatible with the scale of the earlier resources. Although exterior alterations to siding, windows, and porches often compromise the integrity of these resources, possibly preventing them from becoming included in the local historic district, the guidelines included with the Conservation overlay could assist homeowners with improvements to their properties to restore integrity, eventually rendering it eligible for local designation. The 2013 survey has been attached to the staff report for reference. The house was constructed in 1900 and had an excellent integrity rating, indicating minimal changes since constructed. The survey noted the following: The house retains its historic one-over-one windows and glazed/paneled door. The asbestos siding is not original but has potentially gained significance on its own. 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: Height & Area: Buildings in the “T3” zoning district shall not exceed 2 ½ stories in height. Side and rear setbacks are a minimum of 5-ft. from property lines. The proposed building addition is a 1-story addition with a basement. The addition significantly exceeds the 5-ft. rear setback requirements and will have a 10-ft. side setback. Building Materials: Single-family houses shall have 10% masonry of the sum total of all facades. The existing house does not meet this requirement, however, the new siding is proposed to be fiber cement board siding, which is included as a masonry material in the DDC. Masonry is proposed around the porch columns. Page 3 of 4  Project: DRB & HPC – 110 NW 17th St. RECOMMENDATION: Staff is basing their recommendation on the Secretary of the Interior’s Standards for Rehabilitation 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: Siding: The existing siding is asbestos siding (wavy shingle-style). The applicant is requesting to remove the siding and replace with a fiber cement board in the wavy shingle-style, which is in keeping with the original siding. Staff recommends approval of the replacement siding as it is in keeping with the original siding, is of a durable material, and reduces potential health/contamination concerns associated with asbestos siding when damaged. Windows: Staff recommends approval of the replacement windows as they match the existing style and pattern. Porch: The 2013 survey did not identify whether or not the front porch columns are original, however, the general style of the columns appears to be a style more common in the 1940s, which may have been when the asbestos siding was installed. Staff believes that the proposed porch column replacement are generally in keeping with other bungalow-style homes in the area with masonry wrapped wood columns. Staff recommends approval of the front porch column replacements. Building Addition: Staff recommends approval of the new building addition as it meets all requirements of the DDC and matches the massing and scale of the existing house. Page 4 of 4  138' - 2" 10' - 0" EXISTING GARAGE A103 4 12" / 12" 12" / 12" 11' - 9 7/8" - - - - A103 5 A103 5 28' - 0" 60' - 6" 2" / 12" A103 6 12" / 12" 12" / 12" - 13' - 0 3/4" - 18' - 10 1/4" - 2' - 6 7/8" --- --- --- 3' - 2 1/8" 4' - 6 1/8" 12" / 12" 12" / 12" BUILDING SETBACK, TYP 1' - 0" 26' - 3" 7 12" / 12" 12" / 12" 13' - 2" PROPERTY LINE, TYP - 10' - 0" EXISTING NEW CONSTRUCTION A103 Closet --- 109a 15' - 8 1/8" M Bedroom 15' - 9 7/8" Site Plan 109 3 3/32" = 1'-0" Basement 112 1' - 6" 24' - 0" EXISTING ROOF, TO REMAIN EXISTING ROOF, TO REMAIN Existing Roof Peak 5' - 7 1/2" 7' - 5 1/4" NEW ROOF, TO MATCH EXISTING ROOF MATERIAL. 17' - 0" ADDITION, BEYOND NEW CONSTRUCTION 2 NEW CEMENT FIBER Hall 8' - 9" WAVY SHINGLE A105 108 7' - 5" SIDING, TO MATCH EXISTING Stair 111 Level 1 Level 1 1 NEW CEMENT FIBER NEW WINDOWS TO MATCH 0' - 0" NEW WINDOWS NEW DECORATIVE 0' - 0" A104 WAVY SHINGLE SIDING, EXISTING STYLE & MULLION TO MATCH COLUMNS, CLAD WITH TO MATCH EXISTING PATTERN EXISTING STYLE & VENEER STACKED STONE & MULLION PATTERN STAINED WOOD. 13' - 11" EXISTING East Elevation West Elevation M Bath 5 6 1 1/8" = 1'-0" 1/8" = 1'-0" A105 110 5' - 0" Laundry Basement 2 107 1/4" = 1'-0" 1' - 6" EXISTING NEW CONSTRUCTION NEW ROOF, TO MATCH EXISTING ROOF EXISTING ROOF, MATERIAL. 11' - 6" 13' - 0 3/4" TO REMAIN Existing Roof Peak Bedroom 10' - 10" 17' - 0" A103 4 106 SKYLIGHTS Kitchen 5' - 0 1/4" 3' - 2" 105 NEW CEMENT FIBER WAVY SHINGLE SIDING, TO MATCH EXISTING Closet 3' - 9" Level 1 9' - 0" 2' - 2" 0' - 0" 106a INFILL EXISTING OPENING WITH NEW NEW CEMENT FIBER WAVY SIDING. NEW WINDOW TO MATCH SHINGLE SIDING, TO MATCH NEW WINDOWS TO MATCH EXISTING Bath EXISTING STYLE & MULLION PATTERN. EXISTING STYLE & MULLION PATTERN Hall 103 South Elevation 102 7 3' - 8 3/4" 1/8" = 1'-0" Living 104 NEW CONSTRUCTION EXISTING Closet EXISTING ROOF, 101a TO REMAIN NEW ROOF, TO MATCH EXISTING ROOF MATERIAL 7 A103 Existing Roof Peak 11' - 4" Bedroom 17' - 0" 101 NEW CEMENT FIBER WAVY SHINGLE SIDING, TO MATCH EXISTING 13' - 0 3/4" NEW DECORATIVE COLUMNS, CLAD WITH VENEER STACKED STONE & STAINED WOOD Level 1 0' - 0" 1' - 0" 4' - 2 1/2" 1' - 0" NEW CEMENT FIBER WAVY SHINGLE NEW WINDOWS TO MATCH SIDING, TO MATCH EXISTING EXISTING SIZE & MULLION PATTERN. North Elevation Floor Plan - Level 1 4 1 1/8" = 1'-0" 1/4" = 1'-0" No. Description Date 12/4/2019 4:53:39 PM Pack Residence Floor Plans & Elevations Project number NA Design Development Date Drawn by 12/4/2019 BK A103 Checked by NA Scale As indicated  Page 1 1. SURVEY NO. JA-AS-068-061 2. SURVEY NAME: Blue Springs Historic Resource Inventory 3. COUNTY: JACKSON 4. ADDRESS (STREET NO.) 110 STREET (NAME) NW 17TH ST 5. CITY: Vicinity 6. UTM OR LAT: 39.019382 7. TOWNSHIP/RANGE/SECTION BLUE SPRINGS LONG: -94.283511 T: R: S: 8. HISTORIC 9. PRESENT/OTHER NAME (IF NAME (IF KNOWN): 10. OWNERSHIP 11A. HISTORIC USE (IF KNOWN): 11B. CURRENT USE: PRIVATE PUBLIC DOMESTIC - Single Family Residential DOMESTIC - Single Family Residential 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: Asphalt shingle HISTORIC REPLACEMENT BUILDING(S) SITE PANE ARRANGEMENT: STRUCTURE OBJECT 1/1 24. VERNACULAR OR PROPERTY TYPE: 31. CHIMNEY PLACEMENT: 38. ACREAGE (RURAL): Hipped with lower cross gables N/A VISIBLE FROM PUBLIC ROAD? 25. STYLE: 32. STRUCTURAL SYSTEM: 39. CHANGES (DESCRIBE IN BOX 41 CONT.): Folk Victorian Elements Wood frame ADDITION(S) DATE(S): ALTERED DATE(S): 26. PLAN SHAPE: 33. EXTERIOR WALL CLADDING: MOVED DATE(S): L-shaped Asbestos shingle OTHER DATE(S): 27. NO. OF STORIES: 34. FOUNDATION MATERIAL: ENDANGERED BY: 1 Stone 28. NO. OF BAYS (1ST STORY): 35. BASEMENT TYPE: 40. NO OF OUTBUILDINGS (DESCRIBE IN BOX 40 CONT.): 3 Unknown 1 29. ROOF TYPE: 36. FRONT PORCH TYPE/PLACEMENT: 41. FURTHER DESCRIPTION OF BUILDING FEATURES AND ASSOCIATED RESOURCES ON CONTINUATION Hipped with lower cross gables Recessed portico, center OTHER 42. CURRENT OWNER/ADDRESS: 43. FORM PREPARED BY (NAME AND ORG.): 44. SURVEY DATE: MAHAN EULA B Rosin Preservation, LLC Rachel Nugent 1/11/13 110 N 17TH 215 W. 18th Street 45. DATE OF REVISIONS: BLUE SPRINGS MO 64015 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-068-061 ADDRESS: 110 NW 17TH 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 one-story dwelling has a stone foundation, asbestos shingle siding, and hipped roof with lower cross gables and asphalt shingles. The main entrance is recessed under a shed roof with lattice-work posts. The porch roof is an extension of the front gable. The front elevation has three bays, with the entrance in the center bay. The outer bays each contain a paired window. Narrow one-over-one windows flank the north side of the entrance. The house retains its historic one-over-one wood windows and glazed/paneled door. The asbestos siding is not original, but has potentially gained significance on its own. 40. (CONT.) DESCRIPTION OF ENVIRONMENT AND OUTBUILDINGS. EXPAND BOX AS NECESSARY, OR ADD CONTINUATION PAGE The home is oriented to the west fronting 17th Street set back by a grassy lawn. A concrete walk leads from the public sidewalk to the front porch. A concrete drive lies to the north of the home leading to a detached one-car garagae at the rear of the lot. The historic garage has board-and-batten siding and a front gable roof with asphalt shingles. 21. (CONT.) HISTORY AND SIGNIFICANCE.EXPAND BOX AS NECESSARY, OR ADD CONTINUATION PAGE The building was not identified in the 1986 Survey. PRESERVATION RECOMMENDATION: Integrity Rating: excellent Include in potential boundary expansion of the Blue Springs Historic District. Include in Conservation District #2 22. (CONT.) SOURCES OF INFORMATION. EXPAND BOX AS NECESSARY, OR ADD CONTINUATION PAG PREVIOUS SURVEY NAME: Jackson County Tax Assessor LOCAL HISTORIC DESIGNATION: LOCAL HISTORIC DESIGNATION DATE: LOCAL HISTORIC DISTRICT C OR NC: Jackson County, Missouri Property Report Page 1 of 2 Property Report for 35-710-25-03-00-0-00-000 Parcel ID: 35-710-25-03-00-0-00-000 PROPERTY PHOTO Parcel Address: 110 NW 17TH ST BLUE SPRINGS MO 64015 Owner Information: PACK DARREN C-TRUSTEE 110 NW 17TH ST BLUE SPRINGS MO 64015 Complex Name: N/A Mortgage Holder Information: N/A Property Characteristics: Year Built: 1900 STREET MAP Approx. Bldg. Area: 864 sq. ft. Neighborhood Tax Code: 7050 + Approx. Area (Sq Ft): 8,400.05 sq. ft. − Approx. Area (Acres): 0.19 acres Land Use Type: 1110 - Single Family Residence Tax Code Area: Code: 42 City: Blue Springs Fire: Central Library: Mid Continent School: Blue Springs R-4 Water: AERIAL PHOTO Assessment Information: Tax Year: 2019 + Land Value: − Agricultural: N/A Commercial: N/A Residential: $18,900 Improvements Value: Agricultural: N/A Commercial: N/A Residential: $36,912 New Construction Value: Agricultural: N/A Commercial: N/A Residential: N/A Total Market Value: $55,812 Total Assessed Value: $10,604 Total Taxable Value: $10,604 Exemptions and Abatements: No exemptions or abatements. Property is not in a CID for which Jackson Community Improvement Dist: County collects a tax or assessment. Property is not in a TIF Plan area or TIF Project TIF Information: area known to Jackson County. https://jcgis.jacksongov.org/propertyreport/PropertyReportPrint.aspx?number=35-710-25... 12/10/2019 Jackson County, Missouri Property Report Page 2 of 2 Legal Description MOCKS ADD---LOT 3 BLK 2 Property Values Value Type Tax Year 2019 Tax Year 2018 Tax Year 2017 Tax Year 2016 Tax Year 2015 Land Value: Agricultural: N/A N/A N/A N/A N/A Commercial: N/A N/A N/A N/A N/A Residential: $18,900 $10,140 $10,140 $8,000 $8,000 Improvements Value: Agricultural: N/A N/A N/A N/A N/A Commercial: N/A N/A N/A N/A N/A Residential: $36,912 $41,863 $41,863 $42,700 $42,700 New Construction Value: Agricultural: N/A N/A N/A N/A N/A Commercial: N/A N/A N/A N/A N/A Residential: N/A N/A N/A N/A N/A Total Market Value: $55,812 $52,003 $52,003 $50,700 $50,700 Total Assessed Value: $10,604 $9,881 $9,881 $9,633 $9,633 Total Taxable Value: $10,604 $9,881 $9,881 $9,633 $9,633 ELECTED OFFICIALS Jackson County State of Missouri United States County Executive: Representative: Representative: Frank White Jr. (D) Information temporarily unavailable Information temporarily unavailable Individual Legislator: Senator: Senator: Jeanie Lauer (R) - District 5 Information temporarily unavailable Roy Blunt (R) At-Large Legislator: Governor: Senator: Jalen Anderson (D) - District 1 Michael L Parson (R) Claire McCaskill (D) https://jcgis.jacksongov.org/propertyreport/PropertyReportPrint.aspx?number=35-710-25... 12/10/2019