HomeMy WebLinkAboutBHPCMinutes_2018_03_141
Brookings Historic Preservation Commission
March 14, 2018 Minutes
A meeting of the Brookings Historic Preservation Commission was held on Thursday, February 8, 2018 at
5:00 p.m. in City Hall. Members present: Angie Boersma, Greg Heiberger, Carrie Kuhl, Janet Gritzner,
Janet Merriman and Jessica Garcia Fritz. Absent: Dennis Willert, Leah Brink and Virginia James. Others
present: Shari Thornes and Laurie Carruthers.
Chairperson Boersma called the meeting to order at 5:09 p.m. A motion was made by Gritzner, seconded
by Merriman, to approve the agenda. All present voted yes, motion carried. A motion was made by
Gritzner, seconded by Kuhl, to approve the February 8, 2018 minutes. All present voted yes; motion
carried.
11.1 PROJECT REVIEW – PROPOSAL TO CONSTRUCT TWO-STORY ADDITION ON 420 MAIN AVENUE, BROOKINGS COMMERCIAL
DISTRICT
STAFF REPORT
Property Address: 420 (422) Main Avenue
Property/District: Brookings Commercial Historic District
Status: Non-Contributing Primary Structure
Proposal: Dusten Hendrickson, Brookings Built Green, has submitted a proposal to construct a two-
story addition on the former one-story Bosses Pizza building located at 420/422 Main Avenue.
Residents will have off street parking with a ten-spot parking lot on the east side of the building.
Purchase of the property is pending outcome of the review. A copy of the applicant’s case report is
enclosed.
The structure was built in 1928 and was formerly the Ben Franklin Department Store. It was
designated as non-contributing in the 1988 National Register nomination due to numerous
alterations made to the storefront.
The proposed project includes:
1) Remove awning
2) Remove diagonal wood-plank storefront
3) Reconstruct store front with original window openings
4) Restore historic "Ben Franklin" signage
5) Construct a two-story addition for apartments
Key issues:
a. Height: 34’ requested
SDAR 24:52:07:04 - (2) Height. The height of new buildings or additions to existing
buildings may not exceed a standard variance of ten percent of the average height of
historic buildings on both sides of the street where proposed new construction is to be
located.
The State Supreme Court ruled on a case where a new home was constructed within a
historic district in Sioux Falls. There were several issues with this project, but one of
them dealt specifically with the height of the new structure. The Supreme Court ruled
that the new home violated the height requirements for historic districts as specified in
2
ARSD 24:52:07:04, and the new home would have to be torn down or brought into
compliance with the standards. Knowing that, we need to find the average height of the
buildings on both sides of the street in this block of Main, calculate the average height,
and then ensure that the proposal for new construction does not exceed a standard
variance of 10% of that average height. Supreme Court’s ruling:
http://ujs.sd.gov/uploads/sc/opinions/28234d9s8w7g.pdf
The applicant evaluated the height of properties across the street and adjacent and
found the average height is 26.75’.
Adjacent structures to the north and south are 35.5’
34’ minimum is needed to build this addition
b. Appropriateness of proposed materials: white stucco exterior and over-sized aluminum-clad
windows
c. Proposed set back from first floor façade by 10-15 feet. The applicant is open to suggestions
on setback and design.
SDAR 24:52:07:04 - (10) Setting. The relationship of new buildings or additions to existing
buildings must maintain the traditional placement of historic buildings in relation to
streets, sidewalks, natural topography, and lot lines.
Generally speaking, this is the advice SHPO gives regarding rooftop additions:
1. Rooftop additions are almost never appropriate for buildings shorter than 3-4 stories
tall, because they are highly visible when located on shorter buildings.
2. Rooftop additions should be set back from the primary elevation to reduce visibility
from public rights-of-way.
3. Rooftop additions should be only one story.
4. Rooftop additions should not damage the historic building’s character-defining
features.
5. Rooftop additions should be subordinate to the historic building in size and design.
6. Rooftop additions should be compatible with the massing, scale, materials, and
features of the historic building.
Another factor is that this is a non-contributing building. Should it be considered and
treated as “infill” with a zero lot in keeping with other downtown commercial structures?
SHPO said it’s up to the local preservation commission to interpret the standards on this
issue. They didn’t know of any other examples in the state in where a two story addition
was constructed on a one-story non-contributing commercial structure. SHPO will post
an inquiry on the SHPO and NPS listserv and will advise if they receive any further
guidance.
Staff contacted the City of Deadwood for assistance and will provide their
recommendation at the meeting.
In addition to the Secretary of the Interior Standards, staff recommends review the following:
1. The Secretary of the Interior’s Standards for the Treatment of Historic Properties:
https://www.nps.gov/tps/standards/treatment-guidelines-2017.pdf
2. Secretary of Interior Standards for Design https://www.nps.gov/tps/standards.htm
3. SD 24:52:07:04 for New Construction & Additions:
http://sdlegislature.gov/Rules/DisplayRule.aspx?Rule=24:52:07:04
3
4. SHPO Standards Review Comments on this project (attached)
5. The Secretary of the Interior’s Standards for the Treatment of Historic Properties
https://www.nps.gov/tps/standards/treatment-guidelines-2017.pdf
6) ITS # 36 https://www.nps.gov/tps/standards/applying-rehabilitation/its-bulletins/ITS36-Rooftop-
Additions.pdf
7) ITS #47 https://www.nps.gov/tps/standards/applying-rehabilitation/its-bulletins/ITS47-RooftopAdditions-
MidSizeBuildings.pdf
8) Preservation Brief #14: New Exterior Additions to Historic Buildings:
https://www.nps.gov/tps/how-to-preserve/briefs/14-exterior-additions.htm
9) Design Guidelines:
a. Boulder Design Guidelines (pages 50-54)
i. https://www-static.bouldercolorado.gov/docs/section-t-general-design-guidelines-for-
historic-districts-and-individual-landmarks-1-
201305201317.pdf?_ga=2.78367124.1067392096.1520539022-
1321739246.1484768796
b. Pagosa Springs CO Design Standards – Chapter 5
i. http://www.pagosasprings.co.gov/vertical/sites/%7B175F1D4C-10BE-47AA-AF3E-
C1BCDE2446A6%7D/uploads/Chapter_5_Additions__Alterations.PDF
c. New Orleans Design Standards – Page 12-13
i. https://www.nola.gov/nola/media/HDLC/Guidelines/12-New-Construction-Additions-
Demolition.pdf
d. Denver Guidelines – Page 70
i. https://www.denvergov.org/content/dam/denvergov/Portals/646/documents/landmark/
design_guidelines/Denver_Landmark_Guidelines-Additions.pdf
ACTION: The BHPC has been asked by the SHPO to provide official comment on the case report. 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.
Thornes confirmed the height requested is 34 feet. Thornes advised there are not clear guidelines for this
project since it is noncontributing. She has reached out to several sources, but no one had any clear cases
or direction on a project similar to this.
The applicant Dusten Hendrickson advised that in order to improve a downtown façade and make it
profitable, residential units need to be included. This building is relatively easy to return to the historic
façade, compared to other buildings. They are also fortunate to have parking in the back of this building.
Their plan is to restore the commercial kitchen and have retail on the lower level. The second story
addition would include rental units and a set back with an outdoor balcony common space to the street.
There would be an outdoor garden on top. As the parapet goes down, he can install egress windows to
the south. The side units would face east. A few units would face true south. He researched setback
options and found the best looking buildings were set back on the second level. He would use a material
4
that would match the rest of downtown. There is a parapet wall on the Ben Franklin building and he may
need to rebuild the roof to provide structure.
Hendrickson and his partner Kelan Bludorn did not intend to fast forward this project, but must have an
answer to seller tomorrow. They need to have an income stream on the building in order to move
forward with the purchase. Boersma asked what materials or windows will be used. Hendrickson advised
that smooth white stucco was the first option, but he is open to suggestions. Boersma stated a darker
brick on façade may be an option. Garcia Fritz advised that she has concerns if the windows get smaller,
you would see more of the stucco. Hendrickson advised that he intends to install bigger windows, but it
will depend on the number of units. He is considering clad jam windows with an interior wood finish.
Garcia Fritz stated that not many downtown windows have internal grills or the colonial look.
Hendrickson advised if the grills do not work, he does not need to use them.
Boersma advised that the HPC needs to approve the final design. However, in this case, it needs to
approve the concept in a project of this nature. The HPC is not opposed to the idea of a second story
addition, but needs to approve the final design, which would include materials, windows, section and
elevation drawings. The exterior would need to compliment downtown. A darker brick would blend in
more. The HPC needs to decide if the two-story addition is allowable at that scale for the building height
massing limitation. It was asked about the possibility of covering the windows on the IDS building.
Hendrickson has not spoken with the owner, but he will. He could either build the second story setback or
flush. If the height follows the 10% rule, it would be 29.5 feet, which the 34 feet requested height
exceeds. The highest point will be at the street front. The appropriate head clearances need to be dealt
with, but could get by with a quarter slope. 45 feet height allowed downtown and throughout city. It was
suggested to maintain the height below the corner anchor building.
Heiberger asked what percentage of buildings along Main Avenue are noncontributing one story
structures. The height limitation and setback are the issues. Hendrickson advised that the reality is they
want to buy this property, but only if they can build up. Bludorn advised there is increased pressure for
density and mixed use. This block is non-contributing. Heiberger advised that the HPC will set a precedent
whether this building is a zero lot line or setback. The impact of the neighbors also needs to be
considered when blocking the windows. The city allows for property owners to rebuild the entire
structure on a zero lot line.
The HPC discussed a 34 foot height vs. 30 foot height and the scale compatibility. The math is hard with
so many non-contributing structures.
A motion was made by Garcia Fritz, seconded by Heiberger, to approve the height of this building as
proposed in the Commercial Historic District provided it does not exceed a standard variance of ten
percent of the average height of contributing historic structures on both sides of the block.
An amendment to the motion was made by Garcia Fritz, seconded by Merriman, to not exceed the height
of the adjacent corner building. All present voted yes; amended motion carried.
A motion was made by Merriman, seconded by Heiberger, the approval is contingent on receiving the
detailed final plans, which show the design meets the same form, materials and does not duplicate, but
distinguishes the addition from the original building and meets the case report standards. All present
voted yes; motion carried.
5
The Commissioners discussed that if the addition material is substantially different than historic façade,
they like the idea of setback as this would not duplicate, but compliment the original building. New
additions are subject to scale.
Boersma commented that anchor buildings are a distinguishing historic structures from non-contributing
structures and they maintain dominance in the block.
1. PROJECT/ISSUE UPDATES & REPORTS
A. Events/Special Projects
Green Drinks & Register Article, April 26 – Boersma will provide a report. Garcia Fritz will
assist on the topic of sustainability of historic structures. Certain materials are no longer
fabricated.
Historic Sites on Bikes, April 27 – Boersma will provide a report with a focus on historic
materials.
33rd Annual Mayor’s Awards – Release enclosed. Deadline to submit nomination is April 5th.
The BHPC will select the 2018 winners at the April meeting. The award event is tentatively
scheduled for September.
Email staff with suggested nominations by April 5th for inclusion in the April agenda
packet
Merriman requested projects for last year to consider. Several outside district.
Recommendations on Comprehensive Master Plan – The BHPC reviewed a draft of the
Comprehensive Master Plan for the City and submitted the attached comments to the City’s
Community Development staff for consideration. The Plan has been revised and is scheduled
for review at the March 12th Planning Commission meeting.
Members are asked to review the latest version and be prepared to make any
additional recommendations at next week’s meeting.
http://www.cityofbrookings.org/DocumentCenter/View/4822
Boersma attended the Planning Commission meeting, where they tabled the action
as they did not have adequate time to review the revisions. Asked map of historic
district be included. Staff will send letter from HPC to Planning Commission asking
the map of historic district be included as well as include the Secretary of Interior
Standards in Comp Plan. Comments should be submitted by this Friday.
Discussion on Historic Preservation Education & Awareness initiatives – There will be a
general discussion regarding public education and awareness initiatives to be implemented in
2018. This will be a brainstorming session. Staff will present suggestions for consideration.
Tabled until next meeting.
B. Liaisons Reports
1) Comprehensive Master Plan Advisory Committee (Boersma & Garcia Fritz)
2) Public Arts Commission (Brink)
C. State Historic Preservation Office (SHPO)
Katelyn Weber has left the South Dakota SHPO. They are currently advertising the position
and will let us know when it is filled. In the meantime, Kate or Liz are our contacts.
6
The SDSHS website was recently updated. Some of the links are not working. SHPO is
working with their IT department to resolve the problem.
CLG grant applications are due March 31.
The next SDSHS board meeting will be held April 26 in Rapid City in conjunction with the
annual history conference.
The annual history conference will be April 27-28 in Rapid City. Registration is open:
https://sdhsforg.presencehost.net/2018-history-conference-schedule-sponsors.html
D. Executive Committee/Staff Updates
ACTION REQUESTED:
Schedule May meeting date: The Commission wasn’t planning to meet in May unless there
was a pressing issue. Staff recommends getting a date on calendar and suggests Wednesday,
May 9th at 5 p.m.
ACTION ITEM
11.1 Reviews:
Proposed revisions to 11.1 review application – Staff has reformatted the 11.1
application to include more detailed questions in order to facilitate a quicker review
process.
Enclosed
Implementing immediately
Annual 11.1 Mail
Enclosed – Last year’s brochure and letters
RECOMMENDATIONS REQUESTED on any new content
Preservation month replace plaque section -
Contractor letter – residential contractor license
Pending 11.1 Reviews
Jail Expansion – Tabled on 2/13 pending additional information. No further
information has been submitted on this project.
308 Main Avenue, window and front façade – pending submittal
426 Main Avenue, second floor window replacement – pending submittal
505 Main Avenue – Gold Metal Gym exterior renovation - currently under
staff and state review
SDSU bungalow removal, parking lot design, moving to Central District –
pending submittal. Alter 15.5 foot front yard, requesting 15 feet back. 9f set
back, 19.4 average, 15 feet previous. Adjacent properties are 13 feet and 12
feet. Thornes needs a member to stand in the space with Dan McColley.
521 8th Street – Stoltenburg.
317 5th Avenue – roof
Registration for National Alliance of Preservation Commission’s Conference
Registration for the NAPC conference opens on April 1st. Members are asked to
notify staff regarding their attendance not later than March 27th.
RESPONSES REQUESTED – notify Thornes by last week in March.
7
Registration for the Statewide CLG Conference, May 16-18, Vermillion - Attached is a DRAFT
schedule. The Clay County HPC is working on the final schedule and registration information
and will email it as soon as it’s available.
Enclosed
Update on National Park Service Funding Submittal – strategic plan goals – updated
Preservation Plan, combine 2 fiscal years. Winter & Company out of Denver is best company.
They are submitting a scope of work.
Request for Brookings to host 2020 State Historical Society Annual Meeting
Hartinger Gothic Arch Barn, Aurora, SD, listed on the State Register of Historic Places
Annual Reports – Attached are the final reports to the City of Brookings and to the
SHPO/National Park Service.
Enclosed – City Report & National Park Service Report
A. Announcements/Correspondence/Communications/Calendar
March 31 - Funding application deadline April 26 – Green Drinks
April 5 - Mayor’s Awards Deadline
April 12 – BHPC meeting
April 24 - City Council meeting – action on Comp Master Plan
April 26 - Green Drinks – 6 pm
April 27 – Historic Sites on Bikes
May – Historic Preservation Month
Apr 27-18, 2018 State Historical Society Annual Meeting, Rapid City
May 16-18, 2018 South Dakota Statewide CLG Conference, Vermillion, Donovan Rypkema Keynote
May 24, 2018 City Volunteer Appreciation Reception, 5-7 pm, McCrory Gardens
June 7 - Volunteer Coffee with Mayor
June 16-18, 2018 St. Paul’s Episcopal 100th Anniversary Event
July 18-22, 2018 NAPC Forum, Des Moines
Sept 27- Combined Mayor’s Award Event
Oct 2-3, 2018 Growing Sustainable Communities Conference, Dubuque
Nov 2018 National Trust Conference, date & location pending
Meeting adjourned at 7:07 p.m.
Submitted by Laurie Carruthers