HomeMy Public PortalAbout05-01-2019 Minutes HDC Regular MeetingPage 1 of 6
Minutes
Historic District Commission
7 p.m. May 1, 2019
Town Hall Annex Board Meeting Room, 105 E. Corbin St.
Present: Chair Reid Highley, Max Dowdle, Jill Heilman, Laura Simmons, Virginia Smith and Will Spoon
Absent: Candice Cobb
Staff: Town Attorney Bob Hornik and Planner Justin Snyder
Guests: John Beerman, Marabeth Carr, Josh Collins, Mike Hammersley, David Hays and Fred Stewart
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 statement.
3.Adjustments to the agenda
Snyder added a brief discussion about lighting and murals under Item 7.
4.Minutes review and approval
A.Minutes from the regular meeting April 3, 2019.
Snyder noted that the audio recording stopped at 8:11 p.m.
Motion: Commission Member Virginia Smith moved to approve the minutes as submitted. Commission
Member Jill Heilman seconded.
Vote: 6-0
Changes: None.
5.Old business
There was none.
6.New business
A.Certificate of Appropriateness Application: River Park — CRA Inc., on behalf of Orange County, requests
approval of a new steel bus shelter along the Churton Street right of way, demolition of an existing sidewalk,
construction of a new wood amphitheater, extension of a walkway to the walking trail, installation of steel railings
and construction of a rain garden, ADA-accessible ramp and retaining walls at River Park (PIN: 9874-05-8688).
Motion: Heilman moved to open the public hearing. Commission Member Max Dowdle seconded.
Vote: 6-0
Highley asked commission members whether they had any conflicts of interest regarding this application. No one
did.
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Mike Hammersley, with CRA, was sworn in.
Snyder reviewed the staff report for this application.
Hammersley said the design is intended to match the details around the courthouse and Farmers’ Market
Pavilion.
Highley asked whether there was anyone present to speak for or against the application.
David Hays was sworn in. Hays said he is the co-chair of the Hillsborough Arts Council. He said one of the council’s
large annual events is the River Park Concert, which draws about 6,000 to 7,000 visitors and has an economic
impact on Hillsborough of about $100,000. He said the council does not believe the proposed location of the stage
is optimal. He suggested more time be taken to put the stage in the right location.
Highley asked for questions or comments about the proposed bus shelter first. Hammersley said there would not
be advertising on the bus shelter. There would be a posted schedule.
The board then addressed the stairs, path, retaining wall and rain garden. The retaining wall would be concrete
with brick facing. It would be no taller than 5 feet. No vegetation is proposed to be planted next to the wall, which
would retain a steep bank. The board agreed to require a tree be planted to replace the 14-inch pecan tree that
would be removed, and it was suggested that the replacement tree be planted in a place which would provide
shade to park visitors.
Regarding the bollards, Hammersley said four or five bollards would be placed from the base of the steps to the
amphitheater. The bollards would be 3 or 4 feet tall. Stage lighting would only be used during an event. There
would be emergency exit lighting on the stage. Hammersley said the bollards would likely only be illuminating
when an event was taking place. The board decided to make a condition that the exact location of the bollards be
reviewed by staff.
Regarding the amphitheater, it was noted that the large spans at the Farmers’ Market Pavilion are also made of
laminated wood.
Smith said she visited the site and was struck by how beautiful the natural setting is at the proposed location. She
referred to pages 50-51 of the Hillsborough Historic District Guidelines regarding retaining and preserving features
that contribute to the character of the district. She said that the uninterrupted vista at this site is a feature that
should be preserved. Her preference would be a temporary stage structure that could also possibly be used in the
Whitted Human Services Building for performances.
Heilman asked why Orange County preferred this location within the park. Hammersley answered that the
county’s parks and recreation staff are showing outdoor movies in roughly this location. Also, a permanent stage
would have to be built outside the floodplain, which limits locations within the park.
Marabeth Carr, a landscape architect with Orange County, was sworn in. Carr said the original master plan for
River Park showed the amphitheater in this location. The county had considered different locations. She said the
parks and recreation staff prefer it in this location. She also noted that a significant amount of electricity has been
added near the Farmers’ Market Pavilion, so one could place a temporary stage there. Carr said the permanent
location was chosen to avoid the floodplain and to use the natural elevation for optimal view by the audience. She
also said that parks and recreation staff prefer to keep the field in the park open for the annual egg hunt and
other happenings. Carr said they have also consulted with different users over the years. Some people preferred it
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where the large pecan is located. She said people discussed permanent versus temporary. She said installing a
temporary stage messes up the lawn if the ground is at all wet.
Hays was asked what the Arts Council thinks is the best location. Hays said a stage has been rented for five years
for the River Park Concert. The concert organizers have indicated with a red line on a map where they think the
optimal location is.
Josh Collins was sworn in. He said the area where he installs the temporary stage for the River Park Concert is
near the three small trees. He said the biggest issue with placing the stage in the county’s preferred location is the
loss of a sight line. He thinks that the area for the audience would be cut in half in the county’s preferred location
and that the River Park Concert would need to take place elsewhere. He said $100,000 was the organizers’ best
estimate for the economic impact and noted that restaurants were full the day of the concert. He noted that the
proposed location would block the sunset. He added that it rained for about a week before the last River Park
Concert; there were no tread or track marks from the stage installation, but there was from one of the band vans
that drove to the stage against the organizers’ wishes. The River Park Concert organizers prefer to rent a stage.
Snyder said the disruption to the audience is out of the purview of this board.
Carr said she has a limited budget, so even with approval, the stage might not get built. She would like approval
for the stage to include it in the package she plans to send out to bid.
Fred Stewart, a local architect, was sworn in. He asked about the orientation and was told the audience would be
looking south in the proposed location.
When asked, Hammersley said the county does not have detailed drawings or elevations yet that include the
proposed stage.
John Beerman was sworn in. He said he has been to many amphitheaters and the most beautiful ones are open
and simple. A simple design could allow a gathering spot with a vista. Snyder suggested the storage could be
somewhere else on site and not attached to the stage. Carr said parks and recreation staff thought that users
needed room to change clothes. Snyder suggested dressing rooms could be temporary such as tents.
Carr said no restrooms are planned at this time.
Several board members discussed whether to approve the proposed stage. Highley said he would be inclined to
vote for the stage even though there are concerns about the location because the park is underused, and a stage
might encourage more use of it. Commission Member Will Spoon said he would need to see elevation drawings or
more detailed drawings. Dowdle said the proposed structure in that area is not appropriate. Other board
members said perhaps a different structure (a simple design with no roof) in the proposed site would be
appropriate.
Carr asked for feedback to take back to Orange County Board of Commissioners.
Town Attorney Bob Hornik said some commission members were saying the proposed structure is inconsistent
with the character of the site and suggested that Page 43 of the guidelines, which addresses contemporary
building, might be a helpful reference.
Carr said the same vista is available in the next field at the park.
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Heilman said the proposed structure has a closed feeling and a back wall. She cannot design a simpler structure
for Carr but said perhaps a design that captures a more open sense would better fit with the character.
Carr said a simpler design would be nothing and people would bring a portable stage.
Snyder suggested if the proposed stage was turned around and the audience was facing north, looking up the hill,
the vista of the river would not be blocked.
Highley said the commission is amenable to the idea of a stage but thinks this particular configuration is not
appropriate. Smith said the design is not compatible with the guidelines.
Carr said the county may not want to build the stairs if the stage is not being built.
Motion: Smith moved to close the public hearing. Heilman seconded.
Vote: 6-0
Motion: Highley moved to find as fact that the CRA 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:
Public Rights of Way, Wood, New Construction of Primary Buildings, Walkways, Driveways, and Off-
Street Parking, Accessibility and Life Safety Considerations, Site Features and Plantings. Dowdle
seconded.
Vote: 6-0
Motion: Highley moved to approve the application with conditions. Heilman seconded.
Vote: 6-0
Conditions: A replacement pecan tree shall be planted elsewhere on site to compensate for the loss of canopy
from removal of the 14-inch pecan tree. The amphitheater and bollards shall be removed from the
application because the bollards are no longer necessary without the structure and because the
introduction of the amphitheater in this natural setting on this particular site as proposed is not
consistent with the character of the site and district.
B. Certificate of Appropriateness Application: 221 W. Margaret Lane — Applicant Fred Stewart on behalf of Julia
Mack requests approval to remove a few trees, renovate and build an addition onto the existing residence, and
construct a new primary residence with rooftop garden, numerous plantings, and a new driveway at the rear of
221 W. Margaret Lane (PIN: 9864-95-1728).
Motion: Dowdle moved to open the public hearing. Spoon seconded.
Vote: 6-0
Highley asked whether anyone on the commission had a conflict of interest.
Smith said she shares a property line where the property owner currently lives; however, she feels she can
proceed without bias.
Spoon said he had written to the former owner of this property two years ago to express interest in purchasing
the property and did not hear back. He felt he could proceed without bias.
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Snyder reviewed the staff report. He explained that the current dwelling would become the accessory dwelling to
a new primary dwelling. There would be some demolition of the existing dwelling to reduce its square footage to
the 800 square feet allowed for an accessory dwelling unit. He noted there is also an historic chicken coop on the
site that the owners plan to move on site and preserve if it survives the move. He said the new house would be
built into a hillside, and part of the roof would be sod with plantings. The garage door would be plain, and the
windows would be steel. The house would be solar powered. A small portion of the house would be visible from
the street.
Stewart said a large stream buffer and sewer easement affected the siting of the house. Half of the roof of the
new structure would be part of the yard.
Snyder said planning and stormwater staff have approved the removal of several trees on the site that are
declining. An arborist assessed the health of the trees.
Stewart said the alternative to this plan would have been to “supersize” the small Victorian house to get the space
the owners wanted. The site sloping down to the river enabled this contemporary design for the new structure.
Highley asked whether anyone in the audience wished to speak for or against the application. No one did.
There was discussion about most of the part of the house to be demolished not being original construction except
for 18 inches along the back of the house. Stewart hoped it could be acceptable to include the 18 inches. Stewart
said the eastern side looks more like 1850s, and the Victorian second gable is the one that might be reduced in
size. Stewart said that slight section of old house could be kept structurally, but he would rather not do so
because that section does not really fit with his plans for building the two-car garage and new house.
It was confirmed that the metal outbuilding would be removed from site once construction is complete.
The commission expressed a preference for matching the reveal of the existing siding beneath the aluminum
siding. It was noted that the preference is for the siding to be wood; but if the existing siding is rotten, fiber
cement siding with a reveal matching the wood ― mounted smooth side out ― would be appropriate.
Some commission members noted that if the house, trim and windows are white, the Victorian details would not
be noticed, and it would not be in keeping with how Victorian houses were painted. Highley and others disagreed
that white details on this white house would be inappropriate. They felt that a nonhistorical paint job might be
appropriate because Victorian features which may not have been there are proposed to be added.
A concern was raised about the proposed double-garage door being visible from the street. Although the plain
style is fitting with the house, a plain gray double-door would not fit the neighborhood if seen from the street, a
commission member said. Other board members thought the garage would not be very visible from the street
because it would be behind the existing house and below grade. There was discussion that the fence needs to
stop before the front line of the existing house, but that vegetation should continue to obscure the view from the
street.
Stewart confirmed the windows would be a thin steel profile and not the chunkier profile more commonly seen
for storefronts. Highley said the modern context seems appropriate.
Stewart told Snyder the Victorian railing would be wrought iron and somewhat Gothic in style.
Motion: Smith moved to close the public hearing. Simmons seconded.
Vote: 6-0
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Motion: Smith moved to find as fact that the Julia Mack 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:
Site Features and Plantings, Architectural Metals, Additions to Existing Buildings, Porches, Entrances,
and Balconies, Walkways, Driveways, and Off-Street Parking, New Construction of Primary Buildings,
Demolition of Existing Buildings, Exterior Lighting, Relocation of Existing Buildings, Windows and
Doors, Outbuildings and Garages, Fences and Walls, Paint and Exterior Color, Masonry, Utilities and
Energy Retrofit. Heilman seconded.
Vote: 6-0
Motion: Smith moved to approve the application with conditions. Simmons seconded.
Vote: 6-0
Conditions: The temporary metal storage building shall be removed from the site and the historic district prior to
issuance of a certificate of occupancy for the project. The new siding shall match the reveal of the
existing siding beneath the aluminum siding. The applicant shall retain as much of the original wood
siding as possible on the existing house unless the siding is so rotten that it cannot be preserved, in
which case the applicant may substitute fiber cement siding with a reveal matching the wood siding
that shall be mounted smooth side out. The 6-foot wood and welded wire fence shall not extend in
front of the front line of the main part of the existing house on the lot.
7. Updates
Snyder reported that:
• The preservation awards would be presented at 5:45 p.m. May 31. Heilman agreed to present the four
awards.
• The 515 North Churton project would probably come back to the commission in July.
• The planning director would prefer to not have enforcement-related conditions placed on items with a
specific date attached because it ties staff’s hands on enforcement and can be counter-productive to the
goal of voluntary compliance.
• Recruiting for one seat on the commission would commence soon due to the impending expiration of
Highley’s term.
• Bellevue Mill developers would like to use a 15-foot instead of a 12-foot pole so light on the ground is less
intense.
• He has advised the Hillsborough Arts Council that murals should come before the commission. They
should not be painted on a character-defining elevation or on historically unpainted masonry.
8. Adjournment
Motion: Heilman moved to adjourn at 9:40 p.m. Simmons seconded.
Vote: 6-0