HomeMy WebLinkAboutBHPCMinutes_2013_03_071
Brookings Historic Preservation Commission
March 7, 2013
A meeting of the Brookings Historic Preservation Commission was held on Thursday, March 7, 2013 at
5:00 p.m. in City Hall. Members present: Janet Gritzner, Dennis Willert, Mary Bibby, Pam Merchant and
Les Rowland (left @ 6 pm). Tom Agostini and Father Ryan Hall were absent. Shari Thornes, City Clerk,
was also present.
Chairperson Bibby called the meeting to order at 5:00 p.m. Action on a sustainability advertising
campaign item was added to the agenda. A motion was made by Merchant, seconded by Willert, to
approve the agenda as amended. All present voted yes, motion carried. A motion was made by
Merchant, seconded by Willert, to approve the February minutes. All present voted yes; motion
carried.
Next Meetings: April 4th @ 5 p.m., May 16th @ 5 p.m., June 6th @ 5 p.m.
NEW BUSINESS
National Historic Preservation Month Activities. The Commission selected the following activities to
commemorate National Historic Preservation Month – May 2013:
• Newspaper article (Willert and Rowland)
• Solicit nominations for the 2013 Mayor’s Awards for Historic Preservation
• Mayoral Proclamation
• Coordinate with Brookings County Historical Society (Bibby)
• YouTube video by Dave Jones promoting historic restoration projects (Willert)
• Official “release” of the new Commercial Historic District Walking Tour Brochure. Press release,
request feature in newspaper (Merchant)
UPDATES/REPORTS
Proposed Ordinance Amendments. In January 2012, Betty Anne Beierle, Historic Preservation
consultant, trained the BHPC on the Local Register process. As a result of the training, she
recommended the following actions be done including the following:
1) Consultant review of all forms and processes for the Local Register process
2) Consultant review of property application processes/certificate of appropriateness
3) Modify and expand on commission member meeting protocols
4) Consultant review of current Brookings Historic Preservation Ordinance due to number of
concerns, inconsistencies, questions and recommendations discovered during process review
5) City Attorney review
Review of processes has been completed. The consultant has now submitted proposed amendments to
the Brookings Historic Preservation Ordinance.
Bibby proposed the following tentative ordinance review schedule:
January: Present proposed Ordinance revisions to BHPC
February: Notify City Attorney
March: BHPC Review
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April: BHPC Review
May: Former Chair Review/Attend meeting
June: Consultant Conference Call
Summer: City Attorney Review, National Trust Attorney Review, SHPO Review
Fall: Final BHPC Approval and Submission to City Council
Fall: City Council Action (2 readings)
2014: Local Register Public Education Process
2014: Pilot Project
A Local Register will afford considerably more legal protection to Brookings’ historic resources than
previously provided. Historic Resources can be individually listed on the Local Register or can be within
a Local Register District. A District can be any size.
The Commission reviewed pages 1-10 of the ordinance and took the following action and/or made the
following comments:
The consultant suggested the BHPC adding cultural landscape to the list of asset types (property,
buildings, districts, objects, sites, or structures) that are significant to Brookings. Outstanding Brookings'
cultural landscapes include the Courthouse Square, McCrory Gardens, Hillcrest Park, quads and open
space on the SDSU Campus, boulevards in some historic areas, and others. Generally, Cultural
Landscapes include topography, vegetation, and water and circulation features: roads, paths, steps,
walls, building, fences, benches, lights, and sculptural objects.
o ACTION:
Find definition of cultural landscape
Confirm state statute permits its inclusion
Contact Deadwood CLG to determine of cultural landscape is included in their
ordinance
Definitions: (4) “Certificate of Appropriateness.” The document that gives approval for work to be done
on property within a designated local historic district. A document required for activities that would
alter the exterior appearance of a Historic Resource located within a Local Historic District that is issued
by the Local Historic District Commission stating that the proposed work is appropriate for the Local
Historic District. A Certificate of Appropriateness must be issued before a building permit may be issued
for the subject activities.
o ACTION: Consensus on proposed change
Definitions: (12) “Extreme hardship.” The inability of owners of a historic property to make reasonable
use of their property. Extreme hardship occurs when a historic property cannot be used by the owner
or a tenant because of its condition and the historic property cannot be rehabilitated for an amount of
money that it would be reasonable for an owner to invest in a property. In reaching a decision on
whether extreme hardship exists, the BHPC or the local Historic District Commission shall evaluate the
information that the applicant submits including some or all of the following: the current occupants of
the building and their ability to make reasonable use of it, its present condition and cost of operation
each year, the cost of any repairs that are needed, the present income from the building and the
projected income from the building after repairs. Any past listing of the Historic Resource for sale or
lease, the price asked, and any offers received on that Historic Resource.
o ACTION: Motion was made by Willert, seconded by Gritzner, to remove the proposed
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amendment. All present voted yes; motion carried.
(16) “Historic Resource.” A building, object, site, cultural landscape or structure that has a relationship
to events or conditions of the human past, and change the language throughout the Ordinance for
consistency.
o ACTION: Consensus on proposed change
Proposed Amendment - Section 10-93. Manner of Appointment, Composition, Terms.
a. All members commissioners of the BHPC shall be appointed by the Mayor with the advice and
consent of the Council for three (3) year terms that commence in January and may be reappointed for
additional terms not exceeding three (3) years each. a maximum of two (2) additional terms. No
commissioner shall serve more than three (3) full terms or two (2) full terms and a partial term without
having an interruption of service of not less than two (2) years.
o ACTION: A motion was made by Willert, seconded by Merchant, to reject the proposed
amendment and retain original language. All present voted yes; motion carried.
Section 10-99. Prevention of Deterioration by Neglect.
It is unlawful for an owner of a designated state, local or national historic property or a property within
any established historic district to permit the deterioration of the property by intentional neglect. Each
day that a violation continues to exist shall constitute a separate offense. Where appropriate, the BHPC
or the Local Historic District Commission may request a meeting with the owner in order to discuss the
condition of the property.
Consultant Discussion & Recommendations:
o Discussion: This Section stipulates Each day, but does not stipulate how a start date is
determined. It is not clear, who may report a violation, and to whom do they report a violation.
May any citizen report a violation? Do they report the violation to city staff? Which
department?
o Recommendation: Add language and process consistent with any nuisance abatement reporting
elsewhere in the City of Brookings municipal code.
o Discussion: Clarification is needed here regarding the definition of property. Elsewhere in the
code, (10-102) criteria for local designation includes “Properties, Buildings, Structures and
Historic Districts.” The choice of language here could give rise to confusion in subsequent
Sections of the code. This section identifies Properties, Buildings, Structures and Historic
Districts, but the following numbered sections only refer to property.
o Recommendation: Adopting a definition of Historic Resource as suggested initially in this analysis
and using the language here – and in all subsequent Sections of the Ordinance – eliminates
potential confusion.
o ACTION: Submit this section to City Attorney for review
Section 10-100. Modification of Building Code to Help the Preservation of a Historic Property.
In order to promote the preservation and restoration of a historic property, the City may modify the
application of the provisions of the city’s building code to that historic property. The
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BHPC and the local Historic District Commission shall meet with the city’s building inspector before
making its recommendation. The City Manager, as designed designated by the City Council, shall act
upon the recommendation of the BHPC or the local Historic District Commission. The City Manager shall
make a determination that the provisions of the code would otherwise prevent or seriously hinder the
preservation or restoration of that historic property.
o ACTION: Consensus on proposed correction
Section 10-101. Brookings Local Register of Historic Properties.
Pursuant to SDCL 1-19B-20, the City of Brookings hereby creates the Brookings Local Register of Historic
Properties, hereinafter referred to as "the register.”
Discussion: Register is included in the definitions (24), however the application of this language
is inconsistent through the ordinance.
Recommendation: Substitute Register for all references to Brookings Local Register of Historic
Places or local register, etc. throughout the Ordinance.
o ACTION: PENDING
Section 10-102. Criteria for Local Designation for Individual Properties, Buildings, Structures and Historic
Districts. Districts, sites, buildings, structures, and objects that possess integrity of location, design,
setting, materials, workmanship, feeling, and association are eligible for inclusion on the Brookings Local
Register of Historic Places Individual Historic Resources that possess integrity of location, design, setting,
materials, workmanship, feeling, and association are eligible for inclusion in the Register if they satisfy at
least one of the following criteria:
(1) The property Historic Resource is associated with events that have made significant contributions in
the broad patterns of local, regional, or state history, including – but not limited to - settlement,
agriculture, commerce, and transportation;
(2) The property Historic Resource is associated with the lives of persons significant in the past of the
city or state or the past of a region of this state;
(3) The property Historic Resource represents a distinctive types, periods, or methods of construction;
they represents the work of a master; they possesses high artistic values; or they represents cultural
or regional building patterns;
(4) The property is associated with prehistoric or historic archaeology;
(5) The property has historical, architectural, archaeological and cultural significance;
(6) The property is suitable for preservation or restoration;
(7) The property has educational value; And, in addition, the following items shall be considered:
(8) The property’s cost of acquisition, restoration, maintenance, operation or repair; and,
(9) The administrative and financial responsibility of any person or organization willing to underwrite all
or a portion of such costs.
Consultant Discussion & Recommendations:
Discussion: Section 10-102 identifies criteria for local designation for individual properties,
buildings, structures and historic districts. Districts are not individual resources, and are
addressed elsewhere in the Ordinance.
Recommendation: Drop references to Districts. See suggested substitute language below.
o ACTION: PENDING. Staff disagreed with proposed change, citing this section is
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the only reference to specific criteria.
Discussion: Items (1) – (4) inclusive reflect the designation criteria for the National Register of
Historic Places and are clear and objective standards. Items (5) and (7) are redundant. If a
Historic Resource meets (1) – (4) it possesses historical, architectural, archaeological and cultural
significance as described in (5) and also has educational value as described in (7).
Item (6) suggests suitability for preservation or restoration is a sufficient criteria for inclusion in
the Register with no consideration for the far more significant criteria of (1) – (4). If a resource is
able to be repaired, does not necessarily provide it with historic merit.
Items (8) and (9) both suggest that ability to pay for the costs of repairs to a site, building,
structure, or object justify listing in the Register without consideration of the first four criteria.
Item (1) limits settlement, agriculture, commerce, and transportation as significant themes in the
o ACTION: Motion was made by Willert, seconded by Merchant, to delete criteria 5-
9. All present voted yes; motion carried.
Section 10-107. Appeal. A determination by the BHPC that the nominated property does not meet
the criteria for a designation shall be a final decision unless the applicant files a written appeal with the
City Manager within twenty (20) days of the postmarked date of the notice of determination.
A determination by the BHPC that the nominated property does meet the criteria for a designation shall
be a final decision unless the property owner files a written appeal with the City Manager within twenty
(20) days of the postmarked date of the notice of determination.
Discussion: Resolutions of the BHPC regarding whether a nominated Historic Resource meets or
does not meet designation criteria are recommendations for the City Council's consideration, not
final decisions. The City Council conducts a public hearing based on the resolutions of the BHPC,
consequently appeals of the BHPC are meaningless.
Recommendation: Delete Section 10-107 and renumber the balance of the Ordinance to reflect
this deletion.
o ACTION: Submit to City Attorney for review
2013-14 Funding Application
• Mobile Application Proposal: The subcommittee is fine-tuning the budget to lower the initial price
point and annual maintenance fees. The proposed application would be customized, containing
City historical information and audio, text, pictures and GPS for each existing walking tour.
A community lifestyle/quality of life application is currently being discussed. The goal would be to
incorporate the tours into the overall citywide application with a bigger audience. If that doesn’t
occur, the application would be created as a standalone.
Bob Yapp Window Workshop. One of the approved projects in the BHPC’s 2012/2013 Goals and
Objectives is to sponsor a hands-on community workshop. Bob Yapp is a nationally known historic
preservation consultant that offers a wide range of preservation services including classroom seminars,
talks and hands-on field workshops.
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The Commission will pursue a co-sponsorship with one of the following organizations: Brookings
Sustainability Council, Habitat for Humanity or Downtown Brookings Inc. Workshops are offered in one,
two or three increments and are limited to 12 participants. Yapp will provide up to three seminars per
day per his daily fee. Final selection will be made after co-sponsorship and funding is secured. A motion
was made by Gritzner, seconded Willert, to pursue funding for one day of seminars and one field
workshop. All present voted yes; motion carried. The Commission’s preferred seminars and workshop
are as follows.
Seminars:
• Energy Efficiency for Old Houses & Buildings: Just because it's shiny and new does not mean it will
work in our old house or building. This seminar dispels myths and addresses how old houses were
designed. Bob talks about what retro-fits for energy efficiency actually work as well as paybacks.
Insulation, air flow, weather stripping, windows, geo thermal, solar and wind are all topics of
discussion.
• Great Unveilings: Learn how to conduct a Great Unveiling in your neighborhood. It’s like a reverse
barn-raising. Instead of putting up a barn 20 to 40 people gather together to remove vinyl,
aluminum, asbestos or insul-brick siding from a historic home in one day. 1-2 hrs with Q & A
• Paint It Right: How to get a 12 to 15 year, cost effective paint job for your historic house. You can
hire it done, never lift a finger and do it twice in 24 to 30 years for about the same price of a
competent vinyl siding job that will last 15 years. 1-3 hours with Q & A, props & handouts.
• Old Windows Aren't A Pane---They're a Goldmine: A primer on how to cost effectively repair/restore
and make old windows as or more energy efficient than replacement windows. 1-3 hours with Q & A,
props and handouts.
• Historic Porches: Restoration or Recreation: This session addresses how to research and construct
missing original porches as well as restore original porches. 1-2 hours with Q & A.
Field Workshops:
• Window Restoration Boot Camp: This event has been hugely popular. We offer one, three and five
day Window Restoration Colleges. This hands-on event takes the student through the repair and
restoration process by actually doing the work from beginning to end. Up to 12 students can
participate. Students will leave knowing how to cost effectively restore historic windows and make
them as or more energy efficient than a replacement window.
We also can cater this event strictly for contractors including how to incorporate window restoration
into a business. We can email more detailed information on this. Nothing is greener than an old
window!
• Exterior Wood Repair: Owners of old and historic houses and contractors can learn how to save
money and time by repairing old rotted trim, columns and spindles rather than replacing them.
Students will learn how to use architectural epoxies as well as making real wood repairs to original
wood surfaces.
According to Yapp, "Most old house owners look at their original rotted wood columns, railings,
balusters (spindles), windows, and trim and feel they can't be saved. The replacement product
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industry is counting on you believing this and spends tens of millions of dollars a year to convince to
consumers to buy their products. Most of the wooden parts in old homes are made with old growth
lumber that is just not available any longer. By repairing these character-defining features you can
save this stronger and more rot resistant lumber with less hassle and lower cost than replacing it."
Up to 12 participants. One or two days of fun and intense, hands-on learning with handouts. Also
available in three and five day configurations
BHPC Brookings Register Feature. Bibby distributed a draft layout of the proposed feature.
2 columns by 4” – Publication on Thursdays
Now You See It – Or Do You?
“Welcome to a new REGISTER column presented by the Brookings Historic Preservation
Commission and Downtown Brookings Inc. A picture like the one above will be shown of an
architectural feature on a recognizable structure or site in Brookings. Your challenge will be to
guess what and where it is!
In addition, Downtown Brookings will post the same question on FB and its website --- and also
include it in its regular Flashback KBRK radio spots at 7:30 a.m. and 10:30 a.m. on Fridays.
The answer will be given in a future REGISTER along with a new puzzle to ponder.
Have fun learning more about Brookings’ fascinating early history and development as we exlore
the mysteries it still contains.”
2 columns by 5” – Publication on Thursdays
Now You See It – Or Do You?
Example: “The above image is actually a feature of Jim’s Tap, 309 Main Avenue. It is part of the
outside façade of the building which was constructed in 1900 and has since been used….. “
Do you know what the following image represents? Find out in our next NOW YOU SEE IT…OR
DO YOU? column.”
Rowland suggested awarding a prize to the first to guess the location. Gift certificates from DBI
investors was suggested.
Merchant asked what the online version of the article would look like.
Sustainability Advertising Campaign: The Brookings Sustainability Council is creating an advertising
campaign of images promoting sustainable activities including reuse of historic buildings. SDSU ‘s
Marketing and Communications Department is developing the campaign including shooting all photos
and layout. The Commission agreed to participate in the campaign and recommended the image be
Dave and Tasha Jones family in front of their historic house at 617 8th Avenue.
Preservation Partner Reports: No reports.
Announcements/Correspondence/Communications/Calendar
March 31st Funding Application Deadline
April 14-16 National Main Street Conference – New Orleans
May 3-4 SD State Historical Society History Conference – Rapid City
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April 26 & 27 History & Garden Festival
May Historic Preservation Month
October 1st Deadwood Grant Deadline
Oct 29-Nov 2 National Trust Conference – Indianapolis
November 1st State Property Tax Moratorium Application Deadline
Meeting adjourned at 6:40 p.m.
Submitted by Shari Thornes