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HomeMy Public PortalAbout11-07-2018 Minutes HDC Regular MeetingPage 1 of 9 Minutes Historic District Commission 7 p.m. Nov. 8, 2018 Board Meeting Room, 105 E. Corbin St. Present: Chair Reid Highley, Candice Cobb, Max Dowdle, Joe Griffin, Laura Simmons and Virginia Smith Staff: Public Information Specialist Cheryl Sadgrove, Planner Justin Snyder and Public Information Officer Catherine Wright Guests: Pamala Briggs, David Cates, Casey Collins, Brian Shepard and Wayne van der Poll 1.Call to order, roll call, and confirmation of quorum Chair Reid Highley called the meeting to order at 7 p.m. Planner Justin Snyder called the roll and confirmed the presence of a quorum. 2.Reading of the commission’s mission statement Highley read the commission’s mission statement. 3.Adjustments to the agenda Highley noted the application from Jacob “Max” Dowdle under Item 7C had been withdrawn. The election of officers was moved to the end of the agenda. 4.Minutes review and approval Minutes from the regular meeting Oct. 3, 2018. Motion: Commission Member Laura Simmons moved to approve the minutes as presented. Commission Member Candice Cobb seconded. Vote: 6-0 Changes: None 5.Election of officers Motion: Cobb moved to elect Highley as chair. Simmons seconded. Vote: 6-0 Motion: Cobb moved to elect Commission Member Jill Heilman as vice chair. Simmons seconded. Vote: 6-0 6.Old business There was none. 7.New business A.Certificate of Appropriateness Application: 229 E. Queen St. — Applicant Matthew Sadgrove requests approval to add a few plantings, a new two-story exterior garage wood staircase and deck, a new second- story projecting dormer with four 6-over-1 windows and Hardie shakes with Hardie trim to the south garage Page 2 of 9 elevation, two new 2-over-2 double hung windows on the existing second-story dormer on the north garage elevation, and a new 3-foot wood gate to the existing picket fence (PIN: 9874-27-1616). Motion: Simmons moved to open the public hearing. Commission Member Max Dowdle seconded. Vote: 6-0 Highley asked the commission whether anyone had any conflicts of interest regarding this application. There were none. David Cates, designer of the project, was sworn in. Snyder entered the staff report into the record and summarized the report for the audience. He noted staff believes the proposed design for the detached garage is an improvement on the current structure. Cates noted the Sadgroves would like to propose the option of using wood shakes instead of Hardie shakes for the siding. He said they are evaluating the cost and would like to have the option to use wood shakes if possible. He noted that the property was platted in 1916 and that the Sadgroves are the fourth owners. He said the proposed redesign of the detached garage and apartment took inspiration from a structure in the neighborhood and referred to a photograph of that structure included in the board packet. Highley asked whether anyone in the audience wished to speak for or against the proposal. No one did. Highley suggested the commission discuss the proposal starting with the site and plantings and then moving to the structure, going elevation by elevation. Regarding a question from Highley about the picket fence, Cates noted the proposal is for a new gate to be installed in an existing picket fence to make accessibility to the garage apartment more direct. There were no concerns regarding plantings, and Highley noted the proposed plantings all seemed to be appropriate species. Regarding the siding, Highley noted the commission discourages anything that is faux and would be disinclined to allow Hardie shakes unless Hardie has a smooth option with no faux wood grain. Cobb noted the commission was happy to hear that the applicants are considering wood shakes. Highley noted that, architecturally, the design is a vast improvement over what is currently there, adding that the design is much more balanced. There was agreement on the commission. Regarding the various elevations, there were no concerns. On the north elevation, Simmons noted the proposed design looks so much better. Highley asked about the size differences in the windows on that side. Cates noted that one window would be in the kitchen and the other would be in the bathroom. The commission members discussed that they would be open to Hardie shingles if there is a smooth option. Motion: Commission Member Virginia Smith moved to close the public hearing. Commission Member Joe Griffin seconded. Vote: 6-0 Motion: Smith moved to find as fact that the Matthew Sadgrove application is in keeping with the overall character of the Historic District and complies with all relevant standards of evaluation based on the commission’s discussion of the application and the standards of evaluation in Section 3.12.3 of the Unified Development Ordinance because the plans are consistent with the Historic District Page 3 of 9 Design Guidelines: Roofs, Outbuildings and Garages, Exterior Walls, Windows and Doors, Site Features and Plantings, Fences and Walls, Decks, Accessibility and Life Safety Considerations, Exterior Lighting, Additions to Existing Buildings. Simmons seconded. Vote: 6-0 Motion: Smith moved to approve the application as submitted with conditions. Simmons seconded. Vote: 6-0 Condition: Wood shakes or Hardie shakes may be used for the siding as long as the Hardie shakes are smooth side out and have no grain appearance. B. Certificate of Appropriateness Application: 419 Mitchell St. — Applicant Pamala Briggs requests approval to construct a new 2,356-square-foot home with Hardie siding and trim, aluminum-clad wood windows, wood doors, asphalt shingles, as well as a rear attached two-car garage with a steel garage door, a poured concrete driveway, two sections of 5-foot-tall decorative black painted steel fencing, and a rear herringbone brick patio (PIN: 9874-06-6984). Motion: Griffin moved to open the public hearing. Cobb seconded. Vote: 6-0 Highley asked whether there were any conflicts of interest regarding this application. Simmons said she had a conflict of interest. Motion: Dowdle moved to recuse Simmons from this item. Griffin seconded. Vote: 5-0 Pamela Briggs, the applicant, was sworn in. Snyder entered his staff report into the record and reviewed the elevations and proposed landscaping plan. Landscaping There was discussion about the proposed powder-coated steel fencing. It was explained that the fencing would be used as a trellis for jasmine, which grows thickly and stays evergreen. Briggs also said that the trees she is proposing to remove have all been storm-damaged. Laura Simmons was sworn in. Simmons asked how many stairs there would be on the east elevation. Briggs answered that the elevation is accurate. Snyder counted three stairs on the elevation drawing. Briggs said the brick stairs would be a gray color. Snyder showed a digital example of the “Chesapeake grey” brick color. Returning to the discussion about using steel fencing for a trellis, Briggs explained that this would create some privacy for her lot and for the back of the former Walker house, where a screened porch and patio are being constructed. Briggs explained that she thought the trellis with jasmine would be attractive for property owners on both sides. She said we all have in mind building and creating something that looks good for 20 years from now. Casey Collins was sworn in. Collins, a landscape architect, shared a photograph of how densely jasmine can grow and verified that jasmine is evergreen. Snyder asked Collins to email him the photograph to add it as an exhibit. Cobb said the only reason she would approve the steel fencing as a trellis is that it would be used as a trellis and not a fence and that it would be fully-covered by jasmine year-round. Regarding the screening for the HVAC units, Snyder said Briggs may have to install a wooden screen until the plantings grow big enough to screen the units because the units are supposed to be fully screened to the height of the units as soon as they are installed. Page 4 of 9 Materials It was noted that the roof would be a dark charcoal color, the bricks would be gray, the siding would be a gray color called “pewter cast,” the trim would be a white color called “snowbound white,” the front door would be a red color called “brick paver,” and the garage doors would be a black color called “tricorn.” Briggs said she wanted muted house colors and would have the landscaping provide the color. Elevations Regarding the east elevation, Highley asked if Briggs intends to put gutters on the house. Briggs answered that she probably would. Highley asked whether the gutters would be round. Briggs said she wants exposed rafter tails. She said she worked with Preservation NC for a number of years and likes this detail found on much older houses. She said she does not know what kind of gutter she can find that will still allow the rafter tails to be exposed. Snyder suggested Briggs look at a house on North Occoneechee Street that has exposed rafter tails. Highley added that there is a bungalow on West Queen Street, too. He said you often see half-round gutters on houses with exposed rafter tails. Snyder said adding gutters to a home is an exempt work in the Guidelines and does not require approval. Regarding the south elevation, there were no questions. Regarding the west elevation, Highley asked if it is proposed for the stairs to only have railing on one side. Briggs confirmed that is her intention. Regarding the north elevation, there were no questions. Cobb made an overall comment that this new house would be a wonderful contribution to the district. She said it a beautiful design and appropriate according to the design guidelines. Motion: Dowdle moved to close the public hearing. Cobb seconded. Vote: 5-0 Motion: Smith moved to find as fact that the Briggs application is in keeping with the overall character of the Historic District and complies with all relevant standards of evaluation based on the commission’s discussion of the application and the standards of evaluation in Section 3.12.3 of the Unified Development Ordinance because the plans are consistent with the Historic District Design Guidelines: New Construction of Primary Buildings, New Construction of Outbuildings and Garages, Exterior Lighting, Site Features and Plantings, Walkways, Driveways, and Off-Street Parking, Fences and Walls. Cobb seconded. Vote: 5-0 Motion: Smith moved to approve this application as submitted and added to the record that the reason the steel fence is approved is because it is being used as a trellis and is being covered by evergreen vegetation. Cobb seconded. Vote: 5-0 Conditions: None (Clarification that the steel fence was only approved as a material for use as a trellis to be covered by jasmine; otherwise, it is not an appropriate material.) Simmons rejoined the commission. Page 5 of 9 C. Certificate of Appropriateness Application: 425 W. King St. — Applicant Jacob "Max" Dowdle requests approval to demolish an existing concrete block building and to construct a new 29-foot-by-33-foot rear addition onto the existing home on a concrete block foundation with cedar siding and trim, aluminum-clad wood windows, wood doors, a tin roof, and an attached wood screened porch (PIN: 9864-76-2104). Withdrawn at the petitioner’s request. D. Certificate of Appropriateness Application: 401 N. Churton St. — Applicant Brian Shepard on behalf of Landmark Management Partners, LLC, requests approval for proposed design modifications to the existing exterior of the building, including the elimination of existing dormers and construction of two new gabled dormers and a covered porch on the east elevation; relocating existing door openings and adding new entry doors, two new shed-roofed dormers, two balconies, two covered gabled-roofed porches and numerous window and siding changes to the existing south elevation; changing several windows and siding on the west elevation; adding new door openings and staircases with railings and residing the north elevation; paving existing on-street parking spaces with asphalt, adding landscaping, adding a wood trash enclosure at the edge of the right of way along Union Street; installing new HVAC units and a mail kiosk; and adding privacy fencing around the western and northern site perimeter (PIN: 9874-08-3136). Motion: Simmons moved to open the public hearing. Griffin seconded. Vote: 6-0 Highley asked whether there were any conflicts of interest regarding this application. There were none. Brian Shepard, the applicant and architect for the project, was sworn in. Snyder entered the staff report into the record and summarized it. He noted the Historic District Commission had given this project a preliminary review and had determined the front elevation along Churton Street was the character-defining elevation. The commission had previously said that the gabled dormers could be rescaled but had to remain gabled dormers. Snyder said that in general most of the commission’s earlier concerns were not addressed. Shepard reviewed that he has been involved with this building for a long time and that the building is in very bad shape — to the point it may not be fixable on the inside due to demolition work done by a previous owner. Shepard said his team heard the ideas of the commission at the precursory review and he reminded the commission that the plan is to resell the building as three condos. He said it was hard to choose elements to highlight for the renovation because the building is noncontributing. For instance, all the dentil molding on the front is plastic. There was discussion at the last meeting that the gabled dormers are out of proportion. The roof is low-pitched, so it is hard to get the proportions of the dormers right, Shepard said. He believes the current proposal includes the right proportions for the gabled dormers. He said the plan is to remove the middle dormer, leaving two, to make room for the front porch feature. He said the front porch feature was approved at the last meeting. Shepard reviewed that the current proposal is for smooth-faced lapboard siding on the south elevation instead of the Nichiha siding proposed previously. Shepard referred to a rendering and said the brick on the south elevation is deteriorating. He noted the new proposal includes shed-roof dormers at a pitch that is lower than what was previously proposed. He explained that the 2-over-1 windows in those dormers were intended to bring natural light into the condos. He explained there would be exposed beams inside the living spaces. Shepard also noted that the new plan includes lower windows along the side porches to fill the living space with more natural light. The intention is for the residents to be able to enjoy the view of the lawn belonging to the Burwell School Historic Site. Shepard added that this updated plan replaces proposed shed-roof porches with gabled-roof porches to tie in to the front elevation. Page 6 of 9 Highley asked whether there was anyone to speak for or against the application. There was no one. Site overview Snyder noted that staff had approved the area for trash and recycling receptacles farther back on the site, which he indicated on the site plan. He said there were stormwater and utility implications for not having that area close to West Union Street. He asked why the current plan still showed the area closer to West Union Street. Shepard said people would be living in the back condo unit and would want to open windows without the smell of garbage wafting in. Shepard said there is ample space on the site to relocate the receptacles away from the building instead of the staff-picked spot that is right against the back of the building. Simmons asked Shepard if there is a fence or design for the enclosure. Shepard said that it would be enclosed and that Wayne van der Poll can probably speak better to that as one of the owners. Snyder told Shepard that if the trash and recycling area is moved from where staff approved it, the owners would have to go through site plan review again. He said this is a special use, so the site plan has already been reviewed. Any changes to the site have to go back through the Technical Review Committee process. van der Poll was sworn in. van der Poll said the owners were required to create a site plan for the application for rezoning. No thought was applied to it. It was a very quick decision, and the screening dimensions were put in the site plan. He said the plan was for the trash receptacles for all three units to be placed against the outer wall of one unit. He said that is a health issue. He said the stormwater issue has been taken care of. The new location the applicant is proposing accounts for the drainage. Smith noted a lot of outdoor events take place across West Union Street at the Burwell School, so she would not want the smell of trash wafting over to attendees of those events. Highley said he appreciates the concern for the future residents, but it is more typical for the trash receptacles to be kept behind the line of the house. He personally thinks it would work to keep the containment area in the same general location but pushed to the north — not necessarily all the way to the northern-most border of the property, but behind the line of the building and farther away from the building. When asked about the enclosure, Snyder said he recalled the screening would be a 6-foot privacy fence with three gates. Smith said the residents would need a path or walkway to bring rollout carts to the curb. Snyder asked if the sidewalk proposed in front of the parking spaces could connect to the existing public sidewalk on North Churton Street. Shepard said yes. There was brief discussion about what appeared to be two pieces of sidewalk with a strip in between that would be too narrow for planting. Shepard said that could all be one continuous piece of sidewalk — there was no change in elevation or reason to have it split. Regarding the parking spaces, Smith asked Snyder how many parking spaces are needed per unit. Snyder said six regular and likely one handicap-accessible parking space for the entire project. Ten are proposed. Snyder said if the applicant reduces the number of parking spaces, the applicant would have to modify the encroachment agreement. Smith said 10 spaces seems like more pavement than necessary. Shepard said that area is already impervious surface with gravel parking, so they are keeping the same amount of impervious surface. Snyder said under stormwater regulations, gravel and pavement are both considered equally as impervious surfaces. Smith said she would prefer to see a minimal number of asphalt spaces. She has a gravel driveway, and it’s pervious. She Page 7 of 9 would prefer seven spaces. Snyder and Highley said the number of parking spaces is not in the purview of the commission, but Snyder noted that the overall site design and materials were the HDC’s purview. Snyder also noted that the formerly-proposed Fraser firs are now proposed to be longleaf pines. Elevations review Regarding the east elevation, Simmons checked that the applicant is proposing wood. Snyder clarified that although the Hillsborough Board of Commissioners approved four entrances, the commission does not have to approve four entrances and does not have to approve entrances in the same location indicated on the site plan when the site plan was approved. Simmons asked if there are sidelights now. Shepard said yes. Regarding roof color, Shepard said the standing seam metal roofing over the porches would be black as an accent and the regular roof would be architectural-grade shingles. Shepard said the proposed architecture was intended to break up the long roof on the south elevation. Cobb said the addition of the roof pediment dormer over the porch is a nice and appropriate balance and addition. Highley agreed. Simmons asked what the window configuration is now. Snyder said many are missing, but they are 8 over 8. Highley said they discussed last time that it was difficult to identify a particular style for the building. Highley thinks it is not appropriate or is too visually jarring to do 8-over-8 windows on the front and something else on the side. Regarding the West Union Street/south elevation, Cobb said the addition of pediment and dormers there brings everything together. She thinks there is a nice balance and proportion. Because of those two features, she is not bothered by the shed dormer like she was before. Dowdle agreed with Cobb’s comments. Highley said the lap siding proposed on this elevation brought him around. Given the residential context here and the proximity to the Burwell School Historic Site, using the traditional material versus the Nichiha helps tie in to the surroundings. Simmons said she sees three doors and two different styles on this south elevation. Shepard said architecturally, the intention is to identify which doors are front-entry doors to the residents. Two are front-entry doors, and one is a half-lite door that is the side-entry/mudroom door for the residence which has a front-entry door facing North Churton Street. Smith said it seems to her that the West Union Street side is also a character-defining elevation because it is a big expanse of building. It bothers her to change from brick to siding on this elevation. She cited Page 18 of the Design Guidelines, specifically numbers 4, 5, 7 and 9 that specify a property owner should not change material on a character-defining elevation. Simmons said she agreed until she saw the brick earlier that day. Highley said one criteria that the commission has used before is the condition of the brick. So much of it would have to be replaced anyway. Instead, this could be used as an opportunity to change the siding. Snyder asked whether the foundation brick is not damaged at all on that side. Shepard answered not as badly as where the openings are. The mortar is failing on the interior because of the windows not being covered. There has been water collecting in the crawl space. Snyder asked Shepard to indicate on the site plan which sections of brick foundation would be replaced, which Shepard then did. Page 8 of 9 Snyder wondered whether the commission and the developers could consider introducing some new brick on the south elevation instead of changing all of the brick siding to wood lap siding. Shepard said adding some brick would create an appearance that would look too busy. Shepard said material usually changes to a less expensive material on the side. Shepard thinks it would be a massive field of brick if the entire side were left as brick. He said more of the original brick foundation can probably remain in place if a siding lighter than brick were added to it. Smith said with the dormers, windows and doors, it wouldn’t be a massive field of brick to her. Highley said he feels that it would be a lot of brick if the south elevation were to remain all brick. He said it is not unusual to have a different siding on the side of a residential building. He agreed that adding some brick elements would appear too busy, and he added that the brick foundation brings continuity with the brick front. Snyder clarified that he only was referring to making certain intervening portions of the façade brick with the alternating portions to remain as windows or lap siding to keep it from becoming too busy. Simmons asked whether the large windows leading to the decks would be doors. Shepard said they are fixed windows. Simmons said those don’t do anything for her. Highley asked Simmons to be more specific: Is her problem with the large windows the proportions or style? Simmons said that it’s the style. The pediment is Greek revival, and the wood columns are appropriate. She said the doors and lights are appropriate, and then the windows are too contemporary and have too much glass. Highley asked Simmons whether she thought the large windows were stylistically incompatible. Simmons answered yes, but she is not sure what the architect could do instead. Highley asked for other thoughts. There were none. Snyder said these are huge windows facing a parking lot and a public space at Burwell School, which will create a privacy issue for future residents, as well as the fact that lights from the cars parking in the parking spaces will shine directly into someone’s living room. Shepard said the intention is to connect the residents to the Burwell School front lawn. Snyder said people walking by will be able to see in. Shepard said that is urban living. People don’t feel uncomfortable sitting outside. Snyder suggested the commission talk about the scale of the windows. Smith said she likes that the large windows are divided the way the other windows are divided. Cobb said the windows on that elevation are appropriate. Highley said people will figure out how to live with them. People figure out how to make spaces their own. Regarding the north elevation, Simmons likes the doors and the windows on either side of the doors. Shepard confirmed the light fixtures on this elevation would match the front. Summary Highley said he heard some concerns about windows and siding material on the West Union Street elevation. He noted there had been agreement to move the trash receptacle area so it would no longer be against the edge of the right of way, but at least behind the line of the building if not farther in the northwest corner. He noted the sidewalk would need to connect to the North Churton Street sidewalk. Highley asked if everyone is satisfied that everything else meets the intent of the Guidelines. Smith expressed concern about the proposal to use metal roofing on classical pediments. She cited numbers 5 and 7 on Page 22 in the “Roofs” section of the Design Guidelines, which states that roofs should match the original in material and design. Highley said metal roofs on classical pediments are not common but have been used before. Dowdle added that the two porches on his building both had metal roofs. Regarding the dormers on the south elevation, Smith said Page 22, Number 7 in the Design Guidelines addresses the fact that it is inappropriate to introduce new dormers on a character-defining elevation. She was also wondering why the applicant was proposing shed dormers instead of gabled dormers, but she also thinks the roof Page 9 of 9 pitch doesn’t seem to make that alternative possible. Highley said gabled dormers on this roof pitch would be awfully squatty. Snyder said he had brought up the idea of recessed skylights to the developers to achieve additional light inside the units without compromising the roof line of the elevation. Simmons likes the shed dormers better. Cobb does, too. Highley said they help break up the expanse of roofing that is long and unbroken. Simmons noted one of the proposed shed dormers has four lites in the window and one has three. Snyder said that is to be proportional with the larger window underneath it because one larger window has three sections and one has two. Motion: Cobb moved to close the public hearing. Griffin seconded. Vote: 6-0 Motion: Highley moved to find as fact that the Shepard application on behalf of Landmark LLC is in keeping with the overall character of the Historic District and complies with all relevant standards of evaluation based on the commission’s discussion of the application and the standards of evaluation in Section 3.12.3 of the Unified Development Ordinance because the plans are consistent with the Historic District Design Guidelines: Walkways, Driveways, and Off-Street Parking; Site Features and Plantings; Masonry; Roofs; Windows and Doors; Exterior Walls; Additions to Existing Buildings; Porches, Entrances, and Balconies; Decks; Fences and Walls; Exterior Lighting; Public Rights of Way. Cobb seconded. Vote: 5-1 (Simmons nay) Motion: Highley moved to approve the application with conditions. Griffin seconded. Vote: 5-1 (Simmons nay) Conditions: The trash containment area must be moved behind the line of the building on the Union Street side. The sidewalk that abuts the parking area must be continued to connect to the sidewalk along Churton Street. 8. Updates A. Discussion on freestanding commercial sign materials and possible minor works text revisions. Snyder presented draft minor works text revisions regarding freestanding commercial sign materials. He said he would send the draft revisions to the commission electronically for further discussion. B. Revisions to minor works language for sandwich boards to align with new language in the Unified Development Ordinance. Snyder presented draft minor works text revisions regarding sandwich board signs. He also presented draft language regarding: • Staff determination for the removal of dead or dying trees. • Black steel steps as an appropriate replacement material for side and rear egress staircases for multistory commercial or multifamily buildings in the district. • Installation of fences located behind the front line of a structure (a language change from residential fences located behind the front line of a house). Motion: Simmons moved to approve revisions to minor works language for single-sided sandwich board signs to align with new language in the Unified Development Ordinance and to also to approve other minor works text changes as presented with the exception of the language regarding printed metal signs. Cobb seconded. Vote: 6-0 9. Adjournment Motion: Cobb moved to adjourn at 9:15 p.m. Simmons seconded. Vote: 6-0