HISTORIC PRESERVATION COMMITTEE Meeting of June 7, 2010 M I N U T E S Municipal Council Chambers City Hall 290 North 100 West Logan, UT 84321 www.loganutah.org Minutes of the meeting for the Logan Historic Preservation Committee convened on Monday, June 7, 2010. The Chairman, Thomas Graham, conducted the meeting and called the public hearing to order at 12:00 p.m. Historic Preservation Committee Members Present: Thomas Graham, Christian Wilson, Keith Mott, Dean Quayle Historic Preservation Committee Members Absent: David Lewis, Blythe Ahlstrom Staff Members Present: Jay Nielson, Russ Holley, Kristen Clifford, Paul Taylor, Lee Edwards Minutes as written and recorded from the May 17, 2010 meeting were reviewed by the Committee. Mr. Mott moved that the minutes be approved as submitted. Mr. Wilson seconded the motion. The motion was unanimously approved. Public Hearing HPC 10-002 Needham Window Replacement. (Continued from May 3 & May 17, 2010 meetings) Certificate of Appropriateness. S. Eugene Needham (Needham Family Partnership), applicant/owner, requests to remove and replace windows to make the home convenient for single-family occupancy at 54 North 200 West in the Single-Family Traditional- Historic District (SFT-HD) zone; TIN#06-024-0018. STAFF: Mr. Holley reviewed the Staff Report and reviewed inventory plans showing the previous, existing, and proposed windows. PROPONENT: Mr. Gene Needham explained that window C (on the photo exhibit) is part of the bedroom and must have egress for safety reasons. Window F is a double pane window and is very similar to what was there before. Mr. Needham expressed his frustration about the many times he has had to come in before the Committee on the last three projects. He believes this format discourages historical restoration. He advised that most owners who do restoration lose money in the long run, but are more concerned about improving the area. He suggested to the Committee that in addition to financial investments, there is also an emotional component that needs to be recognized. Mr. Needham read the definition of taste and expressed that he felt it was quite subjective. He encouraged the Committee to be more concerned with important things, rather than focusing on the details of a project such as an owner s particular taste. He also noted that he would like to see a stop of the encroachment of commercial business into residential areas. Historic Preservation Committee June 7, 2010 Page 1 of 6
Mr. John Gurll, the contractor installing the windows, passed around a brochure from Cascade Windows for the Committee to review. He advised there were no changes made in the size of any of the windows. The wood that was rotted was removed and the trim that could be salvaged was put back on. Egress is required in the bedroom windows per Logan code. He noted that window F was not changed other than rotten wood replaced, all exterior trim was reused. The glass is tempered according to the code requirements, and those were the only changes made. PUBLIC: None COMMITTEE: Mr. Mott pointed out that in the photo of window C, it appears as if the trim has been removed. Mr. Gurll said he could make some trim, but that particular window was taped on when he replaced it and there was no trim at that time. Chairman Graham agreed with the amended conditions but proposed the following additions: 5. The windows identified in the submitted plans as C & F on sheet INV-101 shall be removed and replaced with windows that match the original frame dimensions detailed on sheet INV-101 and are the same window type. 6. Window B on sheet INV-101 may remain as is if the room is used as a bedroom and if there are no other windows in the room that can be used as egress. 7. All remaining windows with the exception of the windows on the rear (east) façade shall be restored or replaced with windows of the same frame dimensions as the original window. (To ensure that restoration is an option). Mr. Jay Nielson clarified that all windows have to appear the same, but also have to meet all modern code regulations and standards. MOTION: Mr. Graham moved to approve HPC 10-002 for a Certificate of Appropriateness for the window replacement/restoration at 54 North 200 West with the conditions listed below. Mr. Wilson seconded the motion. CONDITIONS OF APPROVAL This project is subject to the proponent or property owner agreeing to comply with the following conditions as written, or as may be amended by the Historic Preservation Committee. 1. Any representations by the proponent at the Historic Preservation Committee hearing that is approved shall be incorporated into the final action as conditions of approval and recorded on the Certificate of Appropriateness. 2. Colors and materials shall match the submitted proposal and must be found to complement the colors of the existing home. 3. Failure to comply with any conditions of approval shall void the permit and require a new Historic Preservation Committee hearing. 4. The proponent is responsible to ensure that any construction is appropriately permitted and inspected by the Building Safety Division through timely scheduled inspections. Failure to obtain an inspection or to continue construction beyond points of inspection may result in an enforcement action by the Chief Building Official. 5. The windows identified in the submitted plans as C & F on sheet INV-101 shall be removed and replaced with windows that match the original frame dimensions detailed on sheet INV-101 and are the same window type. 6. Window B on sheet INV-101 may remain as is if the room is a bedroom and no other window may be used for egress. If this is not the case the replacement window must match the original window. Historic Preservation Committee June 7, 2010 Page 2 of 6
7. All remaining windows with the exception of the windows on the rear façade shall be restored or replaced with windows of the same frame dimensions as the original window. FINDINGS FOR APPROVAL The Historic Preservation Committee bases its decisions on the following findings supported in the administrative record for this project: 1. The project complies with all requirements imposed by Title 17 of the Logan Municipal Code. 2. The project is consistent with the objectives and purpose of the General Plan and Title 17 of the Logan Municipal Code. 3. The Certificate of Appropriateness is issued for a project that is limited to and promotes the use, preservation and enhancement of structures listed as contributory by the National Register of Historic Places. 4. The project substantially complies with standards outlined in the Center Street Design Review Standards and the Secretary of the Interior s Standards for Rehabilitation. [Moved: Mr. Graham Seconded: Mr. Wilson Passed: [3, 0] Yea: T. Graham, C. Wilson, K. Mott Nay: Abstain: HPC 10-003 Chuck-A-Rama. Certificate of Appropriateness. Justin Robinson/Lundahl Family Assoc., applicant/owner, request construction of a 9,175 SF family-style restaurant with affiliated parking and landscaping. The restaurant décor will include local historic photographs throughout at 146 South Main in the Commercial Central-Historic District (CC-HD) zone; TIN#06-024-0018. STAFF: Ms. Clifford reviewed the Staff Report. New elevations had just been received and Ms. Clifford pointed out the changes. PROPONENT: Kevin Horn, the architect on the project, showed the prototype of the building and the progression of changes made to accommodate input from Staff and the RDA Committee. New elevations were designed to include more masonry, create more of a storefront appearance to break up the front façade to match the narrow storefronts of Main Street. He advised that the design encourages pedestrian access to the building while providing a nice façade for Main Street by incorporating historic details such as large windows and awnings, the addition of windows to create an upper level look, and increased brick on the front façade. He noted that the outdoor dining is a very unique approach which Chuck-A-Rama has not done anywhere else. Mr. Horn noted the pivotal location as a gateway to historic Main Street. PUBLIC: None COMMITTEE: Chairman Graham noted that he liked the progression with the outdoor dining and the expansion of windows, however, he was concerned with the loss of the building at 140 South Main and asked if the idea of keeping and incorporating that historic building into the design had been explored. Mr. Evan Moss, representing Chuck-A-Rama, said that they have not looked at the footprint of the building, or considered incorporating it into the design. He expressed concern with the possible substantial financial obligation and the fact that this facility will have a very elaborate kitchen with specialized equipment that is planned for that area. Chairman Graham encouraged Mr. Moss to possibly consider the idea as a distinctive piece of Logan history that could be kept and used in the design. Historic Preservation Committee June 7, 2010 Page 3 of 6
Mr. Todd Lundahl explained that this project has been ongoing for several months and has gone through quite a process with many changes and suggestions incorporated into the current design being presented. The Moss family has been very proactive in trying to address all the historical elements that Logan City has requested. Mr. Horn agreed with Chairman Graham about the importance of restoring historical buildings whenever possible and has been involved with the restoration of several buildings throughout Utah. He explained that the concept for this facility is that it will become a gathering place and icon for Logan and provide a place for families to have events and share special occasions. The elements used serve a purpose for the Chuck-A-Rama theme and the historic flavor of the area. Mr. Wilson expressed that it was unfortunate that there was no attempt made or study done to use the existing building within the design. Mr. Graham agreed and reiterated his opinion that it was a missed opportunity to save a building that has been in the community for a long time. MOTION: Mr. Graham moved to approve HPC 10-003 for a Certificate of Appropriateness for the Chuck-A-Rama restaurant at 146 South Main with the conditions listed below. Mr. Wilson seconded the motion. CONDITIONS OF APPROVAL This project is subject to the proponent or property owner agreeing to comply with the following conditions as written, or as may be amended by the Historic Preservation Committee. 1. Any representations by the proponent at the Historic Preservation Committee hearing that is approved shall be incorporated into the final action as conditions of approval and recorded on the Certificate of Appropriateness. 2. The front setback shall be adjusted to further comply with the Historic Preservation Standards CC-1 (A), to be more compatible with setbacks of adjacent properties in the Commercial Central zoning district, as approved by the Historic Preservation Committee. 3. Colors and materials shall match the submitted proposal. 4. Proponent shall work with Staff to incorporate more brick into the east façade (or Main Street-facing façade) to appear as the primary material, in compliance with the Historic Preservation Design Standards CC-6 (A). 5. The primary entrance shall face the public street, as required in the HPS CC-3 (B). A corner-entry or double-fronted entrance can be approved to meet this requirement. 6. Failure to comply with any conditions of approval shall void the permit and require a new Historic Preservation Committee hearing. 7. Future signage must be in conformance with the Land Development Code Chapters 17.27.090 and 17.40 and shall receive the proper sign permits prior to display. 8. Historic Preservation Committee approval is contingent upon the approval of a Design Review Permit by the Planning Commission. If significant changes are required by the Planning Commission that would warrant further review by the Historic Preservation Committee, the proponent shall submit the revised changes for future Historic Preservation Committee approval. 9. The proponent is responsible to ensure that any construction is appropriately permitted and inspected by the Building Safety Division through timely scheduled inspections. Failure to obtain an inspection or to continue construction beyond points of inspection may result in an enforcement action by the Chief Building Official Historic Preservation Committee June 7, 2010 Page 4 of 6
FINDINGS FOR APPROVAL The Historic Preservation Committee bases its decisions on the following findings supported in the administrative record for this project: 1. The project complies with all requirements imposed by Title 17 of the Logan Municipal Code. 2. The project is consistent with the objectives and purpose of the General Plan and Title 17 of the Logan Municipal Code. 3. The Certificate of Appropriateness is issued for a project that is limited to and promotes the use, preservation and enhancement of structures listed as contributory by the National Register of Historic Places. 4. The project substantially complies with standards outlined in the Center Street Historic Preservation Standards and the Secretary of the Interior s Standards for Rehabilitation. [Moved: Mr. Graham Seconded: Mr. Wilson Passed: [3, 0] Yea: T. Graham, C. Wilson, K. Mott Nay: Abstain: Meeting adjourned at 1:05 p.m. Historic Preservation Committee June 7, 2010 Page 5 of 6
Minutes approved as written and digitally recorded on Monday, June 7, 2010. Jay Nielson Director of Community Development Thomas Graham Chairman Debbie Zilles Administrative Secretary Glen Goins Planning Manager Russ Holley Planner II Kristen Clifford Planner I Historic Preservation Committee June 7, 2010 Page 6 of 6