Historic Zoning Commission

COOKEVILLE HISTORIC ZONING COMMISSION MINUTES MAY 8, 2018 5:00 P.M. The Cookeville Historic Zoning Commission met on Tuesday, May 8, 2018, at 5:00 p.m. in the Council Chambers, 45 East Broad Street, Cookeville, TN 38501. MEMBERS PRESENT: Alma Anderson, Lee Carney, Calvin Dickinson, Cathy Lamb, Greg Stamps, and Chris Wakefield. MEMBERS ABSENT: Julia Woodford. STAFF PRESENT: James Mills, Jayne Barns, Ken Young and Jon Ward. OTHERS PRESENT: Judy Nguyen, Bill & Paula Haberkamp, and Janie Nivens. ELECTION OF CHAIRMAN AND VICE-CHAIRMAN. Calvin Dickinson made the motion to elect Alma Anderson as Chairman. Chris Wakefield seconded the motion and the motion carried unanimously. ALMA ANDERSON ELECTED AS CHAIRMAN. Chris Wakefield made the motion to elect Calvin Dickinson as Vice-Chairman. Lee Carney seconded the motion and the motion carried unanimously. CALVIN DICKINSON ELECTED AS VICE-CHAIRMAN. CONSIDER FOR APPROVAL THE MINUTES OF SEPTEMBER 12, 2017. Calvin Dickinson made the motion to approve the minutes of September 12, 2017. Lee Carney seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL CERTIFICATE OF APPROPRIATENESS FOR A 26 ½’ X 6 ½’ ADDITION TO AN EXISTING NON-CONFORMING HOUSE LOCATED AT 605 NORTH DIXIE AVENUE (TAX MAP #53B-E-15.00). REQUEST SUBMITTED BY JUDY NGUYEN ON BEHALF OF FELIX MANIER. Ken Young stated that Ms. Judy Nguyen has submitted an application for a Certificate of Appropriateness on behalf of property owner Felix Manier to allow the construction of a 26 1/2’ X 6 1/2’ addition to the south side of his house at 605 N. Dixie Avenue located at the northeast corner of E. 6th Street. The request for a Certificate of Appropriateness specifically includes the following: 1) Proposed addition will be constructed within the existing offset and built to match the architecture of the house, 2) Siding will be a vertical plank lap fiber cement siding, 3) New windows will be of an appropriate style similar to the submitted photos, and 4) Maximum lot coverage restrictions of the RS-15 zoning district will not be exceeded. HISTORIC ZONING COMMISSION 2 MAY 8, 2018 The property is located within the RS-15 zoning district which requires a 30’ side yard street corner setback. According to the submitted boundary survey, the existing house is non-conforming in that it is only 20’ from the E. 6th Street right-of-way. The petitioner has filed a request to be heard by the Board of Zoning Appeals (BZA) on May 10th to authorize a variance to reduce the street corner setback requirement by 10’ and a rear yard setback variance of 12’ in order to allow the construction of the proposed addition on the East 6th Street side of the house. It should be noted that the BZA will also consider a request to allow a 12’ reduction in the rear yard setback for the construction of a deck within the offset on the northeast side of the structure in the future. The petitioner has been advised that prior to the construction of a deck or any other future additions, a separate application for a Certificate of Appropriateness must be submitted for consideration by the Historic Zoning Commission. The Historic Zoning Inventory prepared by the Planning Department in 2008 indicates the original structure was built in 1906 and is categorized as being “vernacular” in architectural style. According to Wikipedia, vernacular architecture is an “architectural style that is designed based on local needs, availability of construction materials and reflecting local traditions. At least originally, vernacular architecture did not use formally- schooled architects, but relied on the design skills and tradition of local builders. The function of the building would be the dominant factor, aesthetic considerations, though present to some small degree, being quite minimal.” The Design Guidelines for the North Dixie Avenue Historic District Section VII “Guidelines for Additions” state in part that additions “shall follow the guidelines for new construction” and “shall not destroy historic materials that characterize the property”. It furthermore states that “new work shall generally be compatible with the massing, size, scale, materials and architectural features to protect the historic integrity of the property and its environment”. Subsection A titled “Building Form and Scale” includes the following stipulations: 1. Additions shall resemble the same period as the existing structure, 2. Materials and pitch of roof shall be compatible with existing structure, 3. The scale of additions shall be compatible with, not overpowering the existing structure, 4. Additions shall be located to the rear, if at all possible, or to the side of the existing structure, 5. The number, size and glazing of apertures shall be consistent with existing structure and surrounding structures, and 6. Original front setbacks from the street shall be maintained. Subsection B entitled “Materials” includes the following guidelines: 1. Building materials shall be similar to those employed historically, 2. Acceptable roofing materials include composition shingles, 3. Foundations shall be compatible with existing structural foundations, 4. Acceptable siding materials include wood lap siding or modern substitutes, and 5. Chimneys shall be of masonry construction. HISTORIC ZONING COMMISSION 3 MAY 8, 2018 The Zoning Code provisions for the HS, Historic District require that certain determinations be made in evaluating an application for a Certificate of Appropriateness. These are as follows: • The proposed action is in harmony with the intent of the HS District, • The proposed action would complement other structures within the HS District, • The proposed action complies with the “Standards for Rehabilitation” as promulgated by the Secretary of the Interior, and • The proposed action complies with the Design Guidelines for the North Dixie Avenue Historic District. In the opinion of the Planning Department Staff, it appears that the plans as submitted for the construction of the addition and the materials to be used are all compatible with the design, dimension, detail, and all visual characteristics of the primary structure on the applicant’s property, as well as homes within the North Dixie Avenue Historic District. It is also staff’s opinion that these are in harmony with the guidelines for this particular historic district. Staff recommended approval of Issuance of Certificate of Appropriateness subject to approval of the requested street corner setback variance by the Board of Zoning Appeals on May 10, 2018. Alma Anderson asked for a motion to put this item on the table for discussion. Greg Stamps made the motion to approve the Certification of Appropriateness as recommended by staff. Chris Wakefield seconded the motion. Alma Anderson opened the floor for discussion. Jane Nivens, property owner at 212 E. 6th Street, stated that her property was located behind the subject property and she was concerned about the out building and what they were going to do with it. Ken Young stated that the Board would not be deciding anything on the storage building at tonight’s meeting, but the Board of Zoning Appeals on their meeting on May 10, 2018 would be discussing the storage building as part of the variance request. Alma Anderson asked Judy Nguyen if the roof line on the south side of the property would remain the same. Judy Nguyen stated that it would remain the same. Calvin Dickinson asked about the use of hardy board cement siding. James Mills replied that the hardy board looks similar to what is there now, but it has to be painted. HISTORIC ZONING COMMISSION 4 MAY 8, 2018 Bill Habercamp, property owner at 511 North Dixie Avenue, asked what size of siding was going to be put back on the house. July Nguyen replied that it would be larger than what is there now. Bill Habercamp stated that 4” siding reveal was historically correct. Lee Carney stated that it is hard to tell much difference between 4” & 5” and would suggest 5” or less. Mr. Carney added that if it was larger than 5” then it might change the outside appearance of the house. Alma Anderson asked the Board wanted to amend the original motion to include the size of the siding reveal. Cathy Lamb made the motion to amend the original motion to approve the Certification of Appropriateness for a 26 ½ X 6 ½’ addition, subject to the hardy board siding reveal not to exceed 5”. Calvin Dickinson seconded the motion and the motion carried unanimously. APPROVED. ADJOURNMENT: 5:18 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ___________________________ __________________________________ JAYNE BARNS CPS ALMA ANDERSON, CHAIRMAN PLANNING ASSISTANT COOKEVILLE HISTORIC ZONING