Historic Zoning Commission

CITY OF MURFREESBORO HISTORIC ZONING COMMISSION Regular Meeting February 21, 2017 3:30 PM, Council Chambers, City Hall I. Call to Order and determination of a quorum II. Approve Minutes of the Regular Meeting on January 17, 2017 III. New Business  H-17-003 – 330 East College Street, Community Development Department - Requesting to repair the exterior of the home including replacing the roof, chimney, siding, windows, porch columns, front door, and light fixtures  H-17-004 – 205 North University Street, Dan and Pam JoaQuin – Requesting to replace the existing wood windows with vinyl windows IV. Staff Reports and Other Business V. Adjourn  HISTORIC ZONING COMMISSION Regular Meeting January 17, 2017 MEMBERS PRESENT: ABSENT: Jim Thompson, Chairman Gib Backlund David Becker, Vice-Chair Rick Cantrell Paul Cross Linda Anderson Debra Belcher Marimae White STAFF PRESENT: Robert Lewis, Planner Brenda Davis, Recording Assistant Chairman Thompson called the meeting to order at 3:30 p.m. Mr. Becker made a motion to approve the minutes from the March 15, 2016 meeting as submitted. The motion was seconded by Mr. Cross and carried unanimously in favor. New Business: Mr. Ornelas announced that a new Chairman and Vice-Chair need to be elected for the 2016- 2017 term. Mr. Cantrell made a motion to elect Jim Thompson for the Chairman. The motion was seconded by Ms. Anderson and carried unanimously in favor. Mr. Cantrell made a motion to elect David Becker for the Vice-Chair. The motion was seconded by Mr. Cross and carried unanimously in favor. H-17-001 – 116 North Bilbro Avenue, Melissa and Ted Cassidy – Requesting to demolish existing carport / garage and construct a new carport and garage in its place. Mr. Ornelas reviewed the application and the Staff comments contained in the HZC agenda package. Melissa and Ted Cassidy were present to answer questions. Ms. Cassidy distributed a copy of the property survey to the Commission Members. HZC Minutes January 17, 2017 Mr. Becker recused himself from discussions or voting because the applicants are his daughter and son-in-law. Ms. Anderson thanked Ms. Cassidy for handing out the survey. She had concerns the new garage might overpower the house if it were built toward the sidewalk and street. Ms. Anderson said the survey made it clear as to where the new garage would be located. She commented this is a wise location by keeping it in the background. Chairman Thompson verified the blue markings indicate the additional space and the green is the existing carport. He asked if they were planning to put another carport back in the same location. Mr. Cassidy said yes. Chairman Thompson asked if the accumulation of the green and the blue would be the new footprint of the new building. He verified also the enclosed part is the blue area and the green is the open air carport. Mr. Cassidy said they are going to slightly change on that. He said there is a corner where the existing carport is located in green and the blue overlaps that area. Ms. Cassidy said the area Mr. Cassidy is speaking of is located in the bottom right-hand corner. Chairman Thompson pointed out a space and asked if that was the area in discussion. Ms. Cassidy said yes. Chairman Thompson verified that particular area would be the garage. Ms. Cassidy said yes. Chairman Thompson verified the footprint of the carport is not moving forward or getting any bigger but a portion will be bricked-in with a garage door added. Mr. Cassidy said yes. He said the dimensions will increase 4-feet in width to accommodate the cars but it will not be moved forward. Mr. Cantrell said it basically becomes an L-shaped structure. Mr. Cantrell asked the applicants to describe the brick that will be used. 2 HZC Minutes January 17, 2017 Mr. and Ms. Cassidy had samples of the brick. Ms. Cassidy said the existing garage and house match, so the new garage will continue to match the house. Ms. Anderson asked the material of the garage door. Mr. Cassidy said metal garage door. Ms. Anderson asked if the garage door will be white. Mr. Cassidy said yes, the metal overhead door will be white. He said the side-entry door will also be metal. Ms. Cassidy said they are planning to shingle the garage with shingles that match their house. Mr. Cassidy showed a sample of the shingles they plan to use. Chairman Thompson verified the applicants plan to match the architectural shingles on their house to the garage. Mr. Cassidy said yes. Chairman Thompson said that is a fairly common available product. Ms. Anderson asked what direction the blank walls on the right-side elevation face. Mr. Cassidy said the walls will be facing the neighbors on the south-side. He added there is a 6- foot tall picket fence and hedge-row running along that property line as well. Mr. Cantrell made a motion to approve the request to demolish the existing carport / garage and construct a new carport / garage in its place. The motion was seconded by Ms. Belcher and carried unanimously. Vice-Chair Becker did not vote. H-17-002 – 205 North University Street, Dan and Pam JoaQuin – (1) Requesting to remove the existing balcony on top of the sunroom to restore the sunroom to the original condition and replace the balcony doors with windows. (2) Requesting to replace the concrete sidewalk with a stamped concrete sidewalk. Mr. Ornelas reviewed the application, and the Staff comments contained in the HZC agenda package. Dan and Pam JoaQuin were present to answer questions. 3 HZC Minutes January 17, 2017 Mr. and Ms. JoaQuin at 205 North University Street came to the podium. Mr. Cantrell referred to the sidewalk portion of the request. He said both a brick and concrete sidewalk were shown in the agenda package. He asked if they planned to use stamped concrete in that area. Ms. JoaQuin said the concrete sidewalk leads to the tile where the front porch would be stating that is cracked-up as well. She said what they were hoping to do is replace the concrete sidewalk and the tiled area with a herringboned brick in keeping with the style of the house or possible some sort of stamped concrete. Mr. Ornelas asked Ms. JoaQuin if she had any examples. Ms. JoaQuin said yes and passed around a book with a picture of the herringboned brick. Mr. Ornelas asked if the herringboned brick would be on both the concrete and tile. Ms. JoaQuin said yes. Chairman Thompson asked if the stamped concrete will be painted to be the red color and if it is slate, what color will it be. Ms. JoaQuin said they could do a brick. She said if it is a herringboned brick they could do a grayish color that is shown in the picture or there is another picture in the book that is a red brick color. Ms. JoaQuin didn’t know about the red brick because they don’t want to try to match the existing brick to the house. She said it might clash more than it would match. Chairman Thompson said he would recommend they not try to match it exactly because it is not historic to the house. He suggested if they want to do the herringbone brick to do it in a different color pointing out it could be a different red or gray. Ms. Anderson said no matter what type of material they choose for the sidewalk, whether it slate or brick, it will be concrete. Ms. Cassidy said correct. Ms. Anderson asked if the picture shows real brick. Ms. JoaQuin said the picture reflects all stamped concrete and look like brick. Chairman Thompson asked if the mortar joints will be the same color as the sidewalk. 4 HZC Minutes January 17, 2017 Mr. Lucas Neely the sub-contractor for the project came to the podium. He said the concrete has an add mixture when the concrete is batched and the tint is added at that point. Mr. Neely said when they seal it at the very end, the process will draw out the full color of it. He said there won’t be any paint but the color will be mixed into the concrete. Chairman Thompson asked if the mortar joint that is implied with the stamping would be called out differently or be the same color. Mr. Neely said usually when you do the overlay, you will see a darker tone within the joint itself but it is not a different dye or coloring but just how it takes and the recessed joints. Chairman Thompson asked if the sidewalk would be sealed. Mr. Neely said yes. Chairman Thompson asked if it would have a matte finish. Mr. Neely said that hasn’t been decided but matte would be fine. Chairman Thompson said he did not think a gloss finish would look so good. Ms. JoaQuin agreed with Chairman Thompson. Ms. White mentioned the neighbors across the street from the subject property just did a stamped concrete. She asked if this would look similar. Mr. Neely said the exact same product would be used and the same person that installed that particular driveway would be doing the work at this location. Ms. White asked if Ms. JoaQuin has considered doing regular concrete for the front sidewalk or would the new concrete be too light. Chairman Thompson said by adding a mixture of color can change the appearance of the concrete but typically new concrete is a light color. Ms. White agreed stating new concrete would not be aged. Chairman Thompson recommended voting on each request separately and is ready to take a vote on this item. 5 HZC Minutes January 17, 2017 Mr. Cantrell made a motion to approve the request to replace the concrete sidewalk with a stamped concrete sidewalk. The motion was seconded by Mr. Cross and carried unanimously in favor. Ms. Anderson said the new window replacing the door on the roof looks to have a panel at the bottom. She was concerned since the other windows do not have a panel. Mr. JoaQuin said all other windows have a cement ledge at the bottom and they would be duplicating that. Chairman Thompson asked if it were a poured concrete or pre-cast concrete seal. Mr. JoaQuin did not know. Chairman Thompson said it was probably a poured concrete seal. He asked if it would be possible to put in the same height window, a concrete seal and in-fill the missing parts of brick with brick. Mr. JoaQuin said that was one option adding it would depend on how close they could match that brick reminding the Commission the brick was from the 1920s. He said what they have done in other areas when they ran into the same issue is if you have a header above an outside window that is a wood product, to fill in the gap between a standard size window and what the existing brick rolox would allow for. Chairman Thompson said the way to get around that is to match the windows to the rear of the building on that same elevation and put in a pair of windows, add a concrete seal, get the brick, and recess it just back just a little bit where the door masonry frame is and recess the brick as close as you can get it. He said if you try to match it and tooth it in, it is going to look very ragged and not very effective but if you recess that brick in-fill panel back just a hair, it will reduce the visibility of the change. Ms. JoaQuin said she and her husband walked to the neighbor’s driveway and looked up toward their house and could not see anything underneath the French doors at all. She said you can see the top of the door which will be the new window. Chairman Thompson expressed how pleased he was the JoaQuins were taking all of that off the roof and correcting a mistake. He thinks it will look far better. He still feels the window replacing the door should match as close as possible with the windows on the same elevation with the concrete seal and matching the brick as close as you can. Chairman Thompson said the brick would never be met, so if it is set back the slightest bit, it will help the color change. He thinks that would look a whole lot better. 6 HZC Minutes January 17, 2017 Ms. Anderson said she also had the same concerns and was glad Chairman Thompson explained. Chairman Thompson asked about the finish of the roof. He was wondering if it would be EPDM with plywood. Mr. JoaQuin thinks there is roll roofing underneath the deck and they will likely go back with a rubber roof. Chairman Thompson asked if the rubber roof would be a white or black EPDM or TPO. Mr. JoaQuin said likely black. Chairman Thompson said the black would make it hotter in that room. Mr. JoaQuin said that unit is climate controlled and separate from the rest of the house. Chairman Thompson referred to the earlier discussion on whether the sidewalk would be a slate or brick. He asked the applicants to inform Mr. Ornelas the sidewalk and roof types when choices are made. Mr. Cross made a motion to approve the following requests: (1) Remove the existing balcony on top of the sunroom to restore the sunroom to the original condition and replace the balcony doors with windows. (2) Replace the concrete sidewalk with stamped concrete sidewalk. Conditions of approval were made the applicant will notify Joe Ornelas about the type of roof material to be used and whether the stamped sidewalk will be slate or brick. The motion was seconded by Ms. Belcher and carried unanimously in favor. Chairman Thompson thanked the applicants for investing in the community, adding this will be a great improvement. Staff Reports and Other Business: Mr. Ornelas announced the 2017 Historic Zoning Commission Calendar will be approved at the next meeting. Vice-Chair Backlund welcomed Ms. Jennifer Garland to serve on the Historic Zoning Commission, replacing Mr. Kirt Wade. Mr. Wade left the Historic Zoning Commission as he was elected to serve on the City Council. Ms. Garland was appointed by Mayor McFarland to serve on the Historic Zoning Commission and Planning Commission. Vice-Chair Backlund asked Ms. Garland to tell a little about herself. 7 HZC Minutes January 17, 2017 Ms. Garland said she joined the Planning Commission this fall. She has been in Rutherford County Murfreesboro, Tennessee for most of her life. She attended the University of Tennessee Knoxville and obtained a Bachelor of Architecture. Ms. Garland said she specializes in healthcare and hospitals but has a passion for historical work and art architecture in general. She was happy to be a part of the Historic Zoning Commission and contribute. Vice-Chair Backlund asked if the 300 block of East College is in the Historic District. Mr. Lewis said yes. Vice-Chair Backlund questioned some work he saw going on in the 300 block. Mr. Lewis spoke with the owner and contractor and was told they were doing repairs and maintenance on the house. They were removing and replacing the fish-scale siding, repairing some deteriorated wood on the side of the house, removing and replacing some of the wood windows. Mr. Lewis informed the owner an application needed to be completed for the repairs and maintenance work. He has been to the site and taken pictures indicating the siding and window replacement looks great. Vice-Chair Backlund was glad Mr. Lewis had been involved. Vice-Chair Backlund expressed concern regarding Air B & B’s possibly coming into the historic area. He asked if Mr. Ornelas could contact Nashville and get some information. His concern is regarding the locations where the owner is not living on the property. Mr. Lewis does not think we have regulations for Air B & B’s yet. Ms. White asked if any Air B & B’s are already approved in the historic zoning area. Mr. Lewis said if the appearance of the house with the property in the historic district changes, they would have to come before the Commission. He said if they can do work inside the house and make it comply with Codes and it doesn’t affect the appearance of the house then it doesn’t need to come before the Historic Zoning Commission. Mr. Ives said there have been some discussion on whether the City needs to draft some regulations but have not attempted to do that yet. Mr. Ives said he can see some potential for Air B & B’s here and thinks there are some people advertising on social media and Craig’s list about having some places available for rental. Vice-Chair Backlund brought up the question about Air B & B’s stating there is a rumor that the old Jamison house in the 500 block of East Main is being rented as an Air B &B. 8 HZC Minutes January 17, 2017 Ms. Anderson asked Mr. Ornelas to contact Nashville and find out what the rules and regulations are for Air B and B’s in their historic zones. Mr. Ornelas said yes. Mr. Cantrell asked how the Air B and B’s would differ to what is currently in the Zoning Ordinance for a Boarding house and not being available in single-family zoning districts. He said even if you were owner-occupied and you rented out space in it, you technically couldn’t do it in a single-family zoning classification. Vice-Chair Backlund said when he ran his Bed and Breakfast, he had to obtain a Special Use Permit from the City. Mr. Ives said accessory-type rentals are normally not allowed in a single-family zone. Mr. Cantrell said there are current rules that people would be in violation of. Mr. Ives said that would apply if you rented a room or garage apartment but wouldn’t necessary apply if the house were vacant and the owner absent whether for a short time or long time. The meeting adjourned at 4:10 P.M. _____________________________________ ____________________________________ CHAIRMAN SECRETARY 9 City of Murfreesboro Historic Zoning Commission Staff Comments Regular Meeting February 21, 2017 III. New Business: H-17-003 – 330 East College Street, Community Development Department - Requesting to repair the exterior of the home including replacing the roof, chimney, siding, windows, porch columns, front door, and light fixtures This property is located on the south side of East College Street just three lots from the intersection at North Maney Avenue. The house was constructed circa 1920 in the Vernacular, four by four bay, front porch with Doric columnettes architecture. This house is listed as a contributing structure in the East Main Street Historic District of the National Register of Historic Places. The owner of the subject property, Mrs. Delphia McKnight, has applied for and is eligible for assistance through the City’s House Rehabilitation Program. John Callow, with the Community Development Department, is the applicant for this renovation. The primary focus of the renovations will pertain to the outside of the home which will include replacing the roof, chimney, siding, windows, porch columns, front door, and light fixtures as well as some parts of the brick foundation. Photographs of the current condition of the home and examples of replacement materials are included in the agenda as well as photographs of the neighboring houses on both sides of the subject property. The applicant will be in attendance at the meeting in order to answer any questions the Commission may have regarding the request. Front of home facing East College Street House to the East of the subject property House to the West of the subject property City of Murfreesboro Historic Zoning Commission Staff Comments Regular Meeting February 21, 2017 III. New Business: H-17-004 – 205 North University Street, Dan and Pam JoaQuin – Requesting to replace the existing wood windows with vinyl windows This property is located on the northwest corner of East College Street and North University Street with the front of the home facing North University Street. The house was constructed circa 1940 in the Colonial Revival with a gabled roof architecture. This house is not a contributing structure in the East Main Street Historic District of the National Register of Historic Places. In January 2017, the Historic Zoning Commission approved the applicants’ request to remove the existing balcony on the roof of the sunroom and replace the balcony door with windows. Due to unforeseen circumstances, the applicants have decided that they would like to replace all of the windows on the home so that all of the windows will match. The original windows are made of wood and the material of the proposed windows are made of vinyl. Photographs of the existing windows and proposed example of windows to be used are included in the agenda. Also included are pictures of the front of the home and photographs of the neighboring houses on both sides of the subject property are provided. The applicant will be in the audience to answer any questions the Commission has regarding the request. Front of home Facing North University Street House to the North along North University Street House to the West along East College Street Currently Installed Windows at 205 N. University ST. The majority of the original windows in our 205 N. University Street home are failing in regards to their preventing water from penetrating the walls of the home. One indication of that is the black mold present on many of the interiors window walls. (We are having the mold tested to understand what specific mold it is, and how it has to be treated.) Even though there is potentially a small number windows that might not have to be replaced, we will be replacing all of the original windows so they match, and to avoid their eventual failing and resultant damage to the home. A side-benefit of replacing the windows is the improvement of the environmental efficiency of the home. Exterior views to provide design of current windows and condition Overall exterior design Close-up of existing mullion design (A challenge to see because of the layers of caulk) Additional design details and current exteriors windows condition Interior views to show their design and current conditions Unfortunately, many of the windows are beyond saving by scraping and refinishing. In this case the side rail has rotted, not just peeling paint. Examples of other rotted windows One of several windows that couldn’t be closed so they filled the gap with clear caulk. It did not prevent the window from leaking or the top rails from rotting. Replacement Window Designs As you’re aware, vinyl windows come in many designs to match historic styles, such as those shown below. Because of the non-standard sizes in our home we will need to have the windows custom made. This will allow us to get a design for the home’s windows compatible with the style of the current windows. Our contractor’s, Boro Homes, plan is to have the windows custom made by Precision Millworks.