HomeMy WebLinkAboutBHPCMinutes_2016_07_21Brookings Historic Preservation Commission
July 21, 2016 Minutes
A meeting of the Brookings Historic Preservation Commission was held on Thursday, July 21, 2016 at 3:30
p.m. in City Hall. Members present: Virginia James, Janet Merriman, Dennis Willert, Greg Heiberger,
Angie Boersma and Janet Gritzner. Jessica Garcia Fritz, Leah Brink and Les Rowland were absent. Shari
Thornes, City Clerk, and Laurie Carruthers, Communications Specialist, were also present.
Vice -Chairperson Boersma called the meeting to order at 3:30 p.m. A motion was made by Heiberger,
seconded by Merriman, to approve the agenda. All present voted yes, motion carried. A motion was
made by Heiberger, seconded by James, to approve the May 20, 2016 minutes. All present voted yes;
motion carried. A motion was made by Merriman, seconded by Gritzner, to approve the June 16, 2016
minutes. All present voted yes; motion carried. The next meeting was scheduled for Thursday, August 25
at 3:30 p.m.
PRESENTATION BY MAYOR AND CITY MANAGER ON THE HISTORIC ARMORY SITE, 221 MAIN AVENUE. Mayor Reed
presented on the topic and advised that two proposals were submitted. However, concerned citizens
questioned if this would be a good place for a park, which would add openness to downtown. A parking
lot study was conducted. The result was a suggestion to create a passive and active space, but not reduce
the current parking. An anonymous donor asked for a design to be drawn and they would cover the
expense. Lyle Pudwill from Confluence was hired for the design work. The Mayor will present the designs
as an alternate option for the Armory site to DBI, CVB, Chamber and the Historic Preservation
Commission, gather feedback and then present it to the City Council.
Merriman asked if the park option is selected, what would be done to preserve the memory of the
armory site? Weldon answered that the site has a rich history and was the original location of the
farmers market. Statutes and kiosks are planned in the design to provide the history of Brookings and the
site will possibly incorporate the eagle on the armory building into the park.
Willert questioned the Mayor about his opinion on the options. Mayor Reed replied that he would like to
see a vibrant downtown where community members gather for events like Downtown at Sundown. A
final decision has not been made. The cost to maintain the current structure needs to be considered as
well as removing a basketball court. Willert replied that vibrancy is a broad definition, but does it
overshadow historic? In his Preservation Leadership Training in Portland, ME, they had a similar project
and came up with a unique, but profitable meeting space. Historic buildings need to be a part of the
vibrancy. The voices of the downtown businesses need to be heard as well as the community.
Boersma inquired about the size determination that infilling the current parking lots were not large
enough. Weldon answered that an ad hoc committee made the determination. Boersma asked if there
would be a fire safety issue with the proposed park and potential crowd that would be gathered. Weldon
replied that with the soft barrier, this would not be an issue. Boersma questioned if this was one of the
last motions Council Member Thorpe made. Weldon answered yes, and the Comprehensive Master Plan
Advisory Committee will be working on this issue.
Heiberger asked what is the role of the Historic Preservation Commission in this decision. Mayor Reed
advised that the HPC is a knowledgeable and regulatory body. The City needs to notify the experts on
what it is doing. The City Council has suspended the proposals and Mayor Reed is gathering opinions on
this topic and reporting back to the City Council.
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Willert asked if Brookings is trying to compete with Rapid City. Mayor Reed advised that Rapid City and
other towns have provided downtown green space successfully and they are looking at the possibility for
Brookings. James commented that she is from Rapid City and this project developed over time into
something beautiful. It was a slow process, but it balances both history and new development. She asked
if a connection to Pioneer Park could be considered. Willert advised that Cedar Falls, IA is another good
example.
11.1 REVIEWS. SDCL 1-19A-11.1 requires local governments to extend certain protections to historic
properties listed on national, state or local registers. Local governments are not to issue a permit for any
project that would encroach upon, damage or destroy a designated property if there is a feasible and
prudent alternative that would prevent such encroachment, damage or destruction.
The Commission may:
1) Determine insufficient information in case report to provide comment, request additional information
from the applicant and table action;
2) Determine further review of options is needed and table action;
3) Agree with the findings of the case report and provide additional comments,
4) Disagree with the findings of the case report and provide additional comments, or
5) Decline to comment on the findings of the case report.
524 4th Street, Community Cultural Center; interior and exterior work
Summary: The former Carnegie Library is individually listed on the National Register and is owned by the
City of Brookings. The library was designed by G.C. Miller of Chicago, IL, and built by J.H. Roberts in 1914.
It served as the city's library until 1976 and is now how to the Community Cultural Center.
The City proposes interior modifications that include total replacement of HVAC and electrical systems,
new flooring, lighting, and furnishings. For detailed description, please refer to the 11.1 Application
dated April 19, 2016 and Case Report dated May 16, 2016.
BHPC Review on June 16, 2016: The BHPC reviewed the draft case report at its June 16, 2016 meeting
and made the following motion:
"A motion was made by Willert, seconded by Boersma, regarding the Case Report for the
Community Cultural Center/Carnegie Library, 524 4th Street, to table action and pursuant to
The Secretary of the Interior's Standards for Rehabilitation, request additional information as
specified below and further review of the following:
1) Proposed flooring material for first floor spaces:
a. Seek further historical, pictorial, and physical documentation of the original
flooring material used: historic photos from local archives that may provide pictorial
documentation; further physical documentation of the existing flooring; and,
historical documentation of appropriate flooring material for a Carnegie Library
b. Provide criteria used when evaluating and selecting proposing flooring material
(i.e. maintenance, sustainability) as compared to flooring materials compatible to the
historic character of the building (linoleum, wood, or tile)
2) Proposed HVAC system:
a. Provide criteria used in decision making process to replace verses repair the
existing system, to include financial considerations
b. If an outdoor unit is selected and installed on the west side, install visual screen
to block view from 4th Street
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3) Conduct a site visit prior to the July 21St meeting with representatives of the BHPC, SHPO
Preservation Specialist, and City BHPC Staff.
All present voted yes; motion carried."
July 6t" Site Visit. A site visit was held on July 6t" with the following present: Kate Nelson, SHPO
Restoration Specialist; Jennifer Brosz, CLG Coordinator; Heather Kuhlman (Kallhoff), Brookings Arts
Council Director; Leah Brink, BHPC Chair; Angie Boersma, BHPC Vice Chair; Janet Gritzner, BHPC Member;
Kevin Catlin, Assistant to the City Manager; and Shari Thornes, Brookings City Clerk & BHPC Program
Coordinator.
The group learned that Catlin had misunderstood the BHPC's question regarding the HVAC system and
thought the BHPC didn't think the original boiler should be replaced. It was clarified that the question
related to why forced air was selected over a new boiler system.
Kuhlman advised that she recommended the vinyl flooring because there's only one person in the
building, and they need to be able to move furniture and exhibits across the floor.
Receipts had been located indicating a linoleum installation in 1957. It was noted that this helpful
information, but did not definitively identify the original 1914 flooring material. The group recommended
further research be done to determine the 1914 flooring. If that couldn't be determined, research would
then be needed to determine appropriate flooring material for this age and style of Carnegie Library.
Staff: In response to the BHPC's June motion, the City has provided the enclosed additional narrative
responding to the BHPC's questions and 1957 receipts indicating linoleum being installed in the Carnegie.
Architectural renderings and project description from the architect were also provided.
There are a couple different ways to approach the issue of "appropriate material" for historic properties,
as outlined below. https://www.nps.goy/tps/standards/rehabilitation/rehab/stand.htm
If a building still has its original historic fabric, then the Standards say it should be
retained and repaired. See Standard #5 specifically. "Distinctive features, finishes, and
construction techniques or examples of craftsmanship that characterize a property shall
be preserved."
2. If the original features are present but too deteriorated to retain, then they should be
replaced in kind (wood for wood, etc.). See Standard #6 (the first portion).
"Deteriorated historic features shall be repaired rather than replaced. Where the severity
of deterioration requires replacement of a distinctive feature, the new feature shall match
the old in design, color, texture, and other visual qualities and, where possible, materials."
If the original features are missing entirely, then the Standards say,
"Replacement of missing features shall be substantiated by documentary, physical, or
pictorial evidence." (See the last part of Standard #6.)
We know that the current flooring in the Carnegie is not original to the building because of the 1957
receipts. Since the original flooring was still unknown, finding evidence of the original flooring, through
historic photos or other evidence, would be a first step towards determining what would be an
appropriate replacement. For instance, if the building originally had wood floors, then wood floors would
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be the most appropriate replacement. If the building originally had terrazzo floors, then we would want
to look for a replacement material that would mimic the look of terrazzo.
After the site visit, Jennifer Brosz, SHPO staff, was able to find the January 7, 1915, Brookings Register
article about the new library and it specifically calls out that the first floor was to be carpeted.
If it couldn't have been determined what the original material was, then we would have needed to make
a decision/compromise based on the architectural style of the building (what would be compatible with
the building), budgetary needs, and durability issues.
Retaining other existing original features and finishes such as the baseboards, windows, window trim,
light switches, plaster walls, high ceilings, radiators (even if no longer operable) and divisions of space
within the building is still a very an important step in protecting the building's overall integrity.
The argument that the flooring itself is not necessarily a "character -defining feature" and therefore is less
important to the overall building. However, since solid information exist regarding the original flooring,
this would be the guidance:
1. The existing flooring dates to 1956, based on the information that Catlin found. Since
this flooring would have been in place at the time of the building's listing on the NR
(1980), it could be appropriate to replace it with a similar material. See Standard #4 &
#6: "Most properties change over time; those changes that have acquired historic
significance in their own right shall be retained and preserved... Where the severity of
deterioration requires replacement of a distinctive feature, the new feature shall match
the old in design, color, texture, and other visual qualities and, where possible,
materials."
2. Alternately, since Brosz found documentation that the original flooring material was
carpet, then carpet could also be an appropriate replacement material. An important
note is that the specific kind of carpet was not determined, how it was installed, whether
it was wall-to-wall or more like area rugs, etc. But since carpet was used originally, then
it could be used appropriately in the renovation. See Standard #6: "...Replacement of
missing features shall be substantiated by documentary, physical, or pictorial evidence."
3. Given that the building did not have wood floors originally, the recommendation would
not be to install wood floors. See Standard #3: "...Changes that create a false sense of
historical development, such as adding conjectural features or architectural elements
from other buildings, shall not be undertaken."
Thornes advised the site visit on July 6, 2016 was helpful. With the 1915 newspaper article regarding the
intention of carpet for the gallery and the 1957 receipt, carpet or linoleum would be appropriate. Hard
wood flooring would not be recommended as it would create a false sense of history. Mayor Reed
commented the donor would like wood flooring and inquired about the different interpretation of
standards. Weldon asked if the intent of historic preservation is building specific? Boersma replied the
intent is to keep with similar materials used at the specific point in history. Vinyl flooring was not used in
1915, but linoleum was.
The donor would like to complete the project. Weldon asked if the Historic Preservation Commission
would approve carpet based on the history. Heiberger replied the Historic Preservation Commission's role
is not to tell property owner what to do. The HPC provides feedback and advises if historic owners are
following the 11.1 standards or not. Weldon asked if it was a guessing game for which material to use.
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Boersma answered that the discussion was tabled at the last meeting based on the lack of evidence. With
the information regarding the 1915 article, the HPC can now make a recommendation. If the donor
prefers wood, that is fine as long as the material follows the building movement of that era. Catlin asked
if the HPC prefers carpet, can that material be changed due to cost and replacement? Boersma replied
that cost, sustainability and lifecycle of the material should be considered. Kuhlman asked about the
logistics of carpet. Boersma explained that carpet would have likely bordered with a wood flooring frame.
Thornes added that this could create an ADA concern with different flooring types. Kuhlman asked what
is stopping the project and commented the urgency is the heating and cooling. Willert advised that if the
city proposed using linoleum, hard wood or carpet, any of these options will work. It is the city's decision,
but the HPC asks the natural materials from the time be used.
A motion was made by Willert, seconded by Heiberger, to remove the case report for the Community
Cultural Center/Carnegie Library, 524 4t" Street from the table. All present voted yes, motion carried.
A motion was made by Merriman, seconded by Heiberger, to agree with the findings of the amended
case report, dated June 23, 2016, for the Community Cultural Center/Carnegie Library, 524 4th Street and
provide further comments regarding the flooring. Pursuant with the Secretary of the Interior Standards
for Rehabilitation, Standard #6, "Replacement of missing features," and based on documentation
provided, the BHPC recommends the following flooring types consistent with Standard 6: hard wood
flooring consistent with period, natural carpeting, or linoleum. All present voted yes, motion carried.
Thornes advised the next steps are to notify SHPO of the motion and then SHPO has a timeframe to
respond.
7037 1h Avenue; window replacement
Summary: The historic "Rossman" home was built in 1909 and is a contributing property in the University
Residential Historic District. The National Register Nomination describes the structure as "the one and
one-half story frame dwelling with a rusticated concrete block foundation, asphalt shingles, and a
rectangular plan. The moderately pitched side gable roof is pierced by two gable end wall dormers
located on the east and west elevations. Window configuration consists of single and grouped one -over -
one sash windows with wood lintels and framing. The facade contains a full -width open porch with shed
roof and closed railing, grouped sash windows, a single panel door, and a large wall dormer which rests
upon the porch roof and contains triple one -over -one sash windows. A round gable vent is located in the
apex of the gable, directly above the triple lights. All windows are one -over -one light configuration and
feature wood lintels, sills, and jambs. A square gable vent is located in both gable end elevations (north
and south)."
Graham and Dorie Wrightson have applied to replace the existing windows with vinyl windows wrapped
with pvc coated aluminum. Note, that the original 11.1 application was submitted by the window
company rather than the property owner.
A copy of the owner's response to the case report is provided along with the original application and
supporting photo documentation.
Thornes advised the Wrightson's are working with Your Home Improvement Company from St. Cloud and
SHPO asked for more clarification. Local contractor Mark Kelsey was on site, and Mr. Wrightson provided
additional comments. The replacement involves no original windows and the window will replace to the
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same scale/size as the previous, will be wood cladded and the stained glass will remain. The front porch
will be renovated at a later date.
A motion was made by Heiberger, seconded by James, to approved the window replacement for 703 7th
Avenue. All present voted yes, motion carried.
DISCUSSION AND POSSIBLE ACTION ON 2016 MAYORSAWARDS. The Commission reviewed recent rehabilitation
projects on historic homes and businesses. A motion was made by Heiberger, seconded by James, to
approve the following 2016 Mayor's Awards for Historic Preservation: 824 5th Street, Dave & Diane
Kosbau, carriage house — New Construction; 616 3rd Street, Pat Fishback — Overall Restoration; Teen
Challenge of the Dakotas (former Sawnee Hotel) 3rd Avenue & 4th Street, Mike & Denise Gilmartin —
Adaptive Reuse; 317 4th Street, Burlage Peterson Realty & Auctioneers — Sympathetic Infill; and 414 Main
Avenue, Units A -F, Chamber Lofts—Adaptive Reuse. All present voted yes; motion carried.
A date has not been set for the reception. October 13 and 27 are being considered. Due to funding, an
interior award has been selected.
PROJECT & ISSUE UPDATES & REPORTS. 27 people are currently registered, but attendees are missing from the
western side of the state. Due to the inconsistency of interpretation, the Thursday afternoon exercise
has been restructured to be a round table discussion about how cities are performing 11.1 reviews and
why a logical sequence is needed as well as solid advice from state representatives. Boersma is preparing
a historic walking tour utilizing the Yonward app.
ANNOUNCEMENTS/CORRESPONDENCE/COMMUNICATIONS/CALENDAR. In the past the Festival of Lights has been on
the 15t Thursday in December. This year, DBI is proposing the Saturday after Thanksgiving. Members were
concerned due to the holiday weekend and trouble obtaining volunteers as well as Dirk Johnson is already
booked for the December date. Last year, the decorations were sporadic. Mentioned spot lighting
intentional homes.
Former HPC Member Mary Bibby passed away and her funeral is set for August 6 at the Methodist
Church. The Mayor's Awards reception event was originated by Mary. A lifetime achievement award is
being considered to honor her.
Meeting adjourned at 5:47 pm
Submitted by Laurie Carruthers
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