HISTORIC DISTRICT COMMISSION

Transcription

1 HISTORIC DISTRICT COMMISSION MEMBERS Chair Jessica Flores Vice Chair Diane Wing Marcella Fox Brown Amanda Harrell-Seyburn Chuck Roboski Carrie Sampson Aron Sousa City Coucil Liaison Ruth Beier Staff Liaison Jake Parcell (517) Cty of East Lansing PLANNING BUILDING AND DEVELOPMENT 410 Abbot Road East Lansing, MI (517) AGENDA July 12, :00 p.m. 54-B District Court, Courtroom #2 101 Linden Street 1) CALL TO ORDER A) Roll Call B) Approval of Agenda C) Approval of Minutes June 14, ) COMMUNICATIONS 3) COUNCIL LIAISON REPORTS 4) PUBLIC HEARINGS 5) OLD BUSINESS A) Decision on the request from Mark Hentemann, for the property at 427 Grove St., to replace all windows and frames on the building. 6) NEW BUSINESS A) Presentation from the representatives of the Alumni Corporation of Delta Sigma Phi Fraternity to discuss adding an ADA ramp to the front of the structure. 7) COMMISSIONER REPORTS 8) STAFF REPORT 9) ASSIGNMENTS 10) ADJOURNMENT City of East Lansing Historic District Commission Agenda July 12, 2018 Page 1 of 2

2 Historic District Commission Jessica Flores Chair Diane Wing Vice Chair Marcella Fox Brown, Amanda Harrell-Seyburn, Charles Roboski, Carrie Sampson, and Aron Sousa Jake Parcell, Secretary Historic Preservation Code The East Lansing Historic Preservation Code was adopted in The purpose of the ordinance, as noted under Section 20-2, is to: "Ensure the recognition, preservation and protection of historical and architectural sites, buildings, structures, objects, features, and open spaces;...encourage property owners and residents to participate in preservation activities; enhance, improve, and preserve neighborhoods; stabilize and improve property values...strengthen the local economy; foster civic beauty and pride; and promote the use of Historic Districts and Heritage Neighborhoods for the education, pleasure and welfare of the citizens of East Lansing... In addition, the scope of the Ordinance notes under Section 20-4: "The provisions of this Code are intended to acknowledge the eclectic nature of early 20th century architecture and are expressly intended to permit changes to buildings within Historic Districts which help them retain their historic character as established by this Chapter." Historic District Commission Review The Historic District Commission meets the second Thursday of each month. The Historic District Commission's review of proposals that require a public hearing use the following process: 1. Staff report is given which describes location, property owner, description of building and building history, current zoning, applicant's request, and the relevant sections of the Historic Preservation Code. 2. Applicant's presentation - Applicant may speak on his/her own behalf and present additional information. 3. Questions by the Commission. 4. Public Hearing Opened (pertaining to this case). 5. Rebuttal/additional comments by applicant. 6. Public Hearing Closed, followed by Commission discussion and action. The Historic District Commission will act on each request within 60 days of the filing date of the application unless an extension is agreed upon in writing by the applicant and the Commission. Guidelines for Public Comment The Commission asks that if you have written comments, please submit a copy to the Secretary for inclusion in the record and give a summary of the comments in the public comment portion of the meeting. Thank you for your interest in East Lansing s Historic Districts

3 HISTORIC DISTRICT COMMISSION MEMBERS Chair Jessica Flores Vice Chair Diane Wing Marcella Fox-Brown Amanda Harrell-Seyburn Chuck Roboski Carrie Sampson Aron Sousa MINUTES June 14, :00 p.m. 54-B District Court, Courtroom #2 101 Linden Street Present: Flores, Roboski, Sampson, Sousa City Coucil Liaison Ruth Beier Staff Liaison Jake Parcell Absent: Staff Present: Fox Brown, Harrell-Seyburn, Wing Parcell Cty of East Lansing PLANNING BUILDING AND DEVELOPMENT 410 Abbot Road East Lansing, MI (517) ) CALL TO ORDER Chair Flores called the meeting to order at 7:00 p.m. A) Roll Call At the calling of the roll, Commissioners Fox Brown, Harrell-Seyburn, and Wing were absent. B) Approval of Agenda Motion: Sousa moved to approve the agenda. Motion was seconded by Roboski. Vote: All yeas. Motion carried unanimously by a vote of 4 to 0. C) Approval of Minutes Motion: Sousa moved to approve the May 10, 2018 minutes as presented. Sampson said she was in attendance at May10 meeting but her name is omitted. Friendly amendment to amend minutes to reflect Sampson was in attendance at May 10 meeting. Motion was seconded by Roboski. Vote: All yeas. Motion carried unanimously by a vote of 4 to 0 to approve May 10, 2018 minutes, including Sampson s name in attendance. 2) COMMUNICATIONS None 3) COUNCIL LIAISON REPORT None City of East Lansing Historic District Commission Minutes June 14, 2018 Page 1 of 4

4 4) PUBLIC HEARINGS A) A public hearing will be held for the purpose of considering a request from Hesperian Building Association, for the property at 810 W. Grand River Avenue, to replace windows throughout the structure. Parcell highlighted request from Hesperian Building Association for the property at 810 W. Grand River Avenue as outlined in June 8, 2018 staff report. He referenced 3-phase project: replace 19 annex windows, replace 3 second-floor bathroom windows, and replace 4 balcony windows. He said preferred bid is wood aluminum clad windows. Craig Sturk, representing applicant, provided a sample window. Commission discussed color, window/muntin location, and durability, and compared these to current windows. Commission also discussed casement/fixed, egress, insulation, and style/size of windows in annex. Commission discussed phase 2 frosted bathroom windows and design of original windows. Commission also discussed 6 or 9 over 1 window style. Flores said according to Secretary of Interior standards replacement should reflect which was originally on the structure. Commission discussed need to know current condition and level of deterioration of windows in main structure and possibility of rehabilitation. Commission discussed scope of work in phases 1, 2, and 3. Motion: Sousa moved approval of phase 1 to replace annex windows based on Secretary of Interior standards 5 and 6, with conditions that aluminum clad windows be used, and the muntin pattern is to match the original window. Motion was seconded by Roboski. Commission discussed challenge of metal window rehabilitation. Vote: All yeas. Motion carried unanimously by a vote of 4 to 0. B) A public hearing will be held for the purpose of considering a request from Mark Hentemann, for the property at 427 Grove St., to replace all windows and frames on the building. Parcell highlighted request from Mark Hentemann for the property at 427 Grove Street as outlined in June 8, 2018 staff report. Angela Hentemann, MTH Management, 3100 West Road, Suite 203, East Lansing, applicant, provided brochures and commented regarding three bids received for window replacement, and condition of current windows. Commission asked regarding material/design of replacement windows, potential to rehabilitate wood windows, and need to establish level of deterioration. Commission commented regarding need to abide by Secretary of Interior standards, rejuvenate v replace, and replacement with like materials. City of East Lansing Historic District Commission Minutes June 14, 2018 Page 2 of 4

5 Motion: Sousa moved to defer/table request until more information can be gathered. Motion was seconded by Roboski. Commission discussed livability v appearance, and wood window rehabilitation. Vote: All yeas. Motion carried unanimously by a vote of 4 to 0. Parcell said he will provide interior window photos to Commission, and quote/opinion for wood window rehabilitation will be obtained. C) A public hearing will be held for the purpose of considering a request from Nancy Cuddeback, for the property at 720 Ann Street, to replace 3 wood windows with aluminum clad windows. Parcell highlighted request from Nancy Cuddeback for the property at 720 Ann Street as outlined in June 8, 2018 staff report and commented regarding bay window deterioration. John Mikelsavage, Corbett Construction, 925 Virginia Avenue, East Lansing, representing applicant, spoke regarding window deterioration and three replacement options from Olsen Mastermark Co. to preserve the spirit of original look. Commission asked regarding look of low-e (emissivity) glass, location and level of deterioration of bay windows, timing of replacing windows at both 720 and 724 Ann Street duplex properties, and location of muntins. Motion: Sousa moved to approve request for the property at 720 Ann Street to replace windows with aluminum clad based on Secretary of Interiors standards 5 and 6, with condition to have exterior muntins and intrapane muntins to match what is existing in pattern. Motion was seconded by Sampson. Commission discussed location of muntins, location of windows, and low-e glass/location on property. Vote: All yeas. Motion carried unanimously by a vote of 4 to 0. 5) OLD BUSINESS None 6) NEW BUSINESS A) House of the Month Flores said she will nomination to Parcell tomorrow. Commission discussed current look of Bailey school and window/siding spacing. City of East Lansing Historic District Commission Minutes June 14, 2018 Page 3 of 4

6 C) Introduction of City of East Lansing Historic District Commission Policies from February 3, 2017 for revision. Parcell presented suggestions regarding language which would make Historic District Commission policies easier to read. He discussed providing an updated policy booklet with example photographs as opposed to individual One Pager Plus when explaining Historic District renovation/replacement guidelines. Commission discussed improving language in each section of guideline document and incorporating One Pager Plus language and other source material where appropriate. Parcell said he will provide draft language at upcoming meetings. 7) COMMISSIONER REPORTS None 8) STAFF REPORTS Parcell: commented on Michigan Historic Preservation Conference which was in East Lansing last month and his historic district tours/bus size said MSHDA (Michigan State Housing Development Authority) CLG (Certified Local Government Program) report is due July 9 for 4-year checkup said there will be no July Historic District Commission meeting, unless no conclusion is reached for 427 Grove Street property. He said no Certificates of Approval (C of A) have been submitted for July. 9) ASSIGNMENTS Flores said: Parcell will her a reminder to send out resume form for CLG report Flores will Parcell her selection for House of the Month 10) ADJOURNMENT Motion: Sousa moved to adjourn. Motion was seconded by Roboski. Vote: All yeas. Motion carried unanimously by a vote of 4 to 0. The meeting was adjourned at 8:16 p.m. Jessica Flores Chair Jake Parcell Secretary City of East Lansing Historic District Commission Minutes June 14, 2018 Page 4 of 4

7 Department of Planning Building and Development City of East Lansing Historic District Commission Staff Contact: Jake Parcell Phone No: (517) HDC Agenda: June 14, 2018 STAFF REPORT June 8, Grove Street Angela Hentemann Staff Photo EXISTING CONDITIONS: The house is located on Grove Street, in between Elizabeth Street and Linden Street. There is no record of the date of construction in the City s BS&A files. Historic District: Property Status: Use District: College Grove Residential R-2: Medium Density Single-Family Residential

8 Staff Report 427 Grove Street Page 2 June 8, 2018 HISTORICAL DESCRIPTION: Assessors Photo 1957 HISTORICAL OWNERSHIP: Larry Kestenbaum's book on Significant Figures in the History of East Lansing has several listings for this address, including: Evelyn Boyer, Lauren P. Brown, Anna C. Ford, Elmer I. Hull, Marshall M. Knappen, Guy E. Speeker, Jackson Edmund Towne, Orion Ulrey, Corrine O. White, and Carl K. Wirth. However, the most significant former resident is John A. Hannah, a resident in HISTORIC DISTRICT SIGNIFICANCE: There are 233 properties in the College Grove Historic District. According to City records, 19 (8%) of which were constructed between 1930 and 1939, while the majority, 142 (61%), were built between 1920 and The City of East Lansing Historic District Study Committee, Final Report of March 1988, states the following: OVERVIEW OF HISTORIC PRESERVATION PROPOSAL

9 Staff Report 427 Grove Street Page 3 June 8, 2018 The Committee s proposal has a very strong neighborhood preservation emphasis and is designed to maintain the early 20 th Century streetscapes of East Lansing s older neighborhoods; increase private investment in the older housing stock; foster a greater awareness and appreciation of our City s architectural heritage and diversity; and to enhance the quality of life and livability of our older residential areas. HISTORIC DISTRICT DESCRIPTIONS College Grove The College Grove Historic District included most of the College Grove Subdivisions west of Division Street, and some visually related structures on the north side of Burcham Drive. The centerpiece of the district is M.A.C. Avenue, formerly the route of the streetcar, which for years has been a preferred location for many fraternities and sororities. Grove Street has a high concentration of some of Bailey s oldest homes; and both Grove and Charles are attractive, intimate urban streetscapes with mature trees and picturesque early 20th Century houses. APPLICANT S PROPOSAL: The Applicant is seeking to: Replace all windows and frames on the building because the frames are falling apart, which leads to the windows having trouble opening and closing. Most windows do not open or shut as well as they should, and in turn this is creating higher utility bills for the residents. The applicant will propose multiple bids for the windows for the commission to choose from. STAFF REVIEW Note: In order to assist in reviewing applications as required under this Code, Staff has included those portions of the Historic Preservation Code that it feels could be used in making a decision. These are intended to be a guide in assisting the Commission and are not intended to be all inclusive. These sections include: I. Section (c) and (e) Review Process for Certificate of appropriateness - (c) Standards for decisions - (e) Special Considerations II. Section Preservation Guidelines, which includes: - Section (b) 1 The Secretary of the Interior s Standards for Rehabilitation (Revised 1990) and guidelines for Rehabilitating Historic Buildings as set forth in 36 CFR 67 III. Section (b) 2-19 Historic District Commission Preservation Guidelines IV. Section Powers and Duties of Historic District Commission

10 Staff Report 427 Grove Street Page 4 June 8, 2018 V. Section Notice to proceed I. Sec Review Process for Certificate of Appropriateness Standards for Decisions (c) In reviewing applications for a certificate of appropriateness, the commission shall base its decision only on the preservation guidelines stated in section , and on any additional preservation guidelines adopted by the historic district commission and approved by the city council and the following: 1. The historic or architectural value and significance of the resource and its relationship to the historic value of the surrounding area 2. The relationship of any architectural features of the resources to the rest of the resource of the resource and to the surrounding area 3. The general compatibility of the design, arrangement, texture, and materials proposed to be used 4. Other factors, such as aesthetic value, that commissions finds relevant. 5. Recommendations from the historic preservation office, the building official, the design assistance team, and any affected neighborhood association II. Sec (b)(1)- Applicable Sections of the Secretary of the Interior s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Structures: (5) Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved. (6) 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. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. III. Section (b) Applicable Sections of the Historic District Commission Preservation Guidelines: (2) Protected architectural features include, but are not limited to, a building's general shape; gables, dormers and other roof features; cornices, brackets and eaves; size, shape, arrangement, number and size of window panes and muntins; beveled, leaded and stained glass; door and window trim; ornamental moldings; distinctive siding, such as stone, stucco, brick or patterned shingling; distinctive roofing, such as false thatch, slate and Spanish tile. (10) The shape, size, number, arrangement and function of replacement windows and

11 Staff Report 427 Grove Street Page 5 June 8, 2018 doors shall preserve the basic design and size of the originals. Replacement windows shall be substantially similar to the old windows and within ten percent of the original dimensions. Muntins on new windows must appear to be of the same width as the original muntins. Alternate materials may be used for replacement, provided the new materials replicate the original in appearance. (18) Where an applicant can document that the original design, materials or method of construction of a resource makes adherence to the preservation guidelines infeasible, impractical or substantially more expensive than a proposed alternative, the historic district commission shall permit the use of a mutually acceptable alternative, provided that the alternate substantially complies with the spirit and intent of this chapter. IV. Section 20.32(7) Powers and Duties of Historic District Commission To review and approve or deny applications for certificates of appropriateness in accordance with preservation guidelines, and where appropriate, advise and refer applicants to appropriate persons, agencies and organizations for technical and financial assistance to meet the requirements of this chapter. In reviewing plans, the commission shall follow the U.S. Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings, as set forth in 36 CFR 67. V. Section Notice to Proceed (Not applicable) RECOMMENDATION Window Replacement This work is being done out of necessity due to the apparent damage on the existing windows. The applicant has 3 bids from 3 different companies that will be discussed at the meeting during the presentation, correspondence from the applicant is included here. The first bid is from Wallside Windows, the second is from Mid-Michigan Glass, and the third is from Davis Glass. There will be brochures, and following questions the selection of windows should make it feasible to pick a bid to proceed with the work. The Commission s selection will be included as a condition of approval in the C of A. ACTION NEEDED Motion to approve or deny the Certificate of Appropriateness as submitted based on above information and the code language in Findings or as determined by the Commission. Should the Commission approve the Certificate of Appropriateness, Staff would recommend that the following conditions be included:

12 Staff Report 427 Grove Street Page 6 June 8, ) Only materials approved by the Historic District Commission shall be used when applicable. 2) The number of panes in the new window matches the existing. Attachments: Aerial and Zoning Map Certificate of Appropriateness Application Photos of the existing windows Bid s

13 AERIAL PHOTOGRAPH

14 Grove Ridge ZONING MAP CITY OF EAST LANSING ZONING MAP Fern B1-General Office Business B2-Retail Sales Business A* - Dewitt Township - AG Dorothy 6503 Delta 6503 khill side ollege Forest Valley Evergreen CITY OF EAST LANSING ZONING MAP A* - Dewitt Township - AG B1-General Office Business B2-Retail Sales Business B3-City Center Commercial B4-Restricted Office Business B5-Community Retail Sales Business BC*-Dewitt Township - Business C-Community Facilities C-1* -Meridian Township Commercial D* - Bath Township - Development EAST VILLAGE M1-Manufacturing Industry Park Albert B3-City Center Commercial B4-Restricted Office Business B5-Community Retail Sales Business 427 Grove St. MAC BC*-Dewitt Township - Business C-Community Facilities CITY OF EAST LANSING ZONING MAP C-1* -Meridian Township Commercial D* - Bath Township - Development EAST VILLAGE A* M1-Manufacturing - Dewitt Township Industry - AG B1-General M4*-Dewitt Township Office Business - Multiple Family Charles B2-Retail OIP - Office Sales Industrial Business Park B3-City P- Parking Center Commercial B4-Restricted R1-Low Density Office Single-Family Business Residential B5-Community R2-Medium Density Retail Single-Family Sales Business Residential BC*-Dewitt R3-Single & Township Two Family - Business Residential C-Community R3* Dewitt Township Facilities C-1* RA-Residential -Meridian Township Ag Commercial D* RDD*-Meridian - Bath Township Township-Multiple - Development Family Low Dens EAST RM08-Planned VILLAGEUnit Development M1-Manufacturing RM14-Low Density Industry Multiple Family M4*-Dewitt RM22-Medium Township Density - Multiple Family OIP RM32-City - Office Center Industrial Multiple Park Family Res P- RM54-University Parking Oriented Multiple Family Re R1-Low U- University Density Single-Family Residential R2-Medium Density Single-Family Residential R3-Single & Two Family Residential R3* Dewitt Township RA-Residential Ag RDD*-Meridian Township-Multiple Family Low Dens RM08-Planned Unit Development

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20 From: To: CC: Date: Subject: Attachments: Angela Hentemann Jake Parcell Lori Proctor 6/7/2018 2:48 PM Re: CERTIFICATE OF APPROPRIATENESS HistoricalSociety.zip Hello Jake, I will be dropping off my window brochures today. Attached is more information for the first bid by Wallside. They have worked with other historic districts in Michigan, including Detroit. The window they propose would be the same style. They are willing to cooperate with what is needed to maintain the historic appearance. Attached are some pictures of their work on older buildings, as well as correspondence with my representative. Just like the current windows at The Dean, lattice will only be on the top half of the window. Angela Hentemann MTH Management From: Jake Parcell <jparcell@cityofeastlansing.com> Date: Thursday, June 7, 2018 at 2:09 PM To: <ahentemann@mthmgt.com> Subject: Re: CERTIFICATE OF APPROPRIATENESS

21 From: To: Date: Subject: Angela Hentemann Jake Parcell 6/7/2018 2:56 PM Re: CERTIFICATE OF APPROPRIATENESS, Mid Michigan Glass Hello Jake, This is information for my 2nd bid by Mid Michigan Glass. If you view that link, the window we will use is part of the Brighton Series. We had this window accepted by the historical society for a house in the past, 229 Linden. I will drop off a brochure today. Angela Hentemann MTH Management

22 From: To: Date: Subject: Angela Hentemann Jake Parcell 6/7/2018 2:59 PM Re: CERTIFICATE OF APPROPRIATENESS Hello Jake, This is information on my 3rd bid from Davis Glass. Attached is the proposed window, and correspondence with the contractor. Keep in mind that we are trying to replace every window and frame in the entire building. These bids are the windows that we will use for the job. I will send you another with pictures of The Dean, and the current windows. Let me know if I can clarify anything. Angela Hentemann MTH Management From: Jake Parcell <jparcell@cityofeastlansing.com> Date: Thursday, June 7, 2018 at 2:09 PM To: <ahentemann@mthmgt.com> Subject: Re: CERTIFICATE OF APPROPRIATENESS

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