HomeMy WebLinkAbout2014 09-09 HPB Meeting Minutes RegularAGENDA
EDINA HERITAGE PRESERVATION BOARD
REGULAR MEETING
EDINA CITY HALL, 4801 W. 50TH STREET
TUESDAY, SEPTEMBER 9,2014,7:00 P.M.
I. CALL TO ORDER - Welcome New Student Members: Peter Otness & Joe Druckman
II. ROLL CALL
III. APPROVAL OF MEETING AGENDA
IV. APPROVAL OF THE MINUTES: June 10, 2014 and July 8, 2014
August 11, 2014 (Summary) FYI - No Quorum
V. COMMUNITY COMMENT
During "Community Comment" the Heritage Preservation Board will invite residents to share new issues or concerns that
haven't been considered in the past 30 days by the Board or which aren't slated for future consideration. Individuals must limit
their comments to three minutes. The Chair may limit the number of speakers on the same issue in the interest of time and
topic. Generally speaking, items that are elsewhere on tonight's agenda may not be addressed during Community Comment.
Individuals should not expect the Chair or Board to respond to their comments. Instead, the Board might refer the matter to
staff for consideration at a future meeting.
VI. REPORTS AND RECOMMENDATIONS
A. Certificates of Appropriateness
1. H-14-5 4629 Arden Avenue- New Detached Garage
2. H-14-6 4601 Casco Avenue -New Detached Garage & Changes to Street Facing Facade
3. H-14-7 4511 Browndale Avenue -Changes to Street Facing Facade
B. Edina Heritage Landmarks: Determination of Eligibility for ten properties
VII. OTHER BUSINESS
A. Work Plan 2014 Update: Sept 16th Council Work Session Preparation
B. Work Plan 2015 Planning: Due October Ist
C. City Council Work Session: September 16, 2014, at 6:00 p.
D. Human Services Task Force: Request for One Volunteer
E. Explore the History of Your Home: Committee Report
VIII. CORRESPONDENCE AND PETITIONS
IX. CHAIR AND BOARD MEMBER COMMENTS
X. STAFF COMMENTS
XI. NEXT MEETING DATE: September 16, 2014, 6:00 p.m. - City Council & HPB Work Session
October 14, 2014 - Regular Meeting
XII. ADJOURNMENT
The City of Edina wants all residents to be comfortable being part of the public process. If you need assistance in the
way of hearing amplification, an interpreter, large -print documents or something else, please call 952-927-8861, 72 hours
in advance of the meeting.
MINUTES
Regular Meeting of the
Edina Heritage Preservation Board
Edina City Hall — Community Room
Tuesday, September 9, 2014
7:00 p.m.
CALL TO ORDER 7:00 P.M.
I1. ROLL CALL
Answering roll call was Chair Birdman and Members Weber, Moore, Sussman, O'Brien,
Christiaansen, McLellan, Druckman and Otness. Staff present was Senior Planner, Joyce Repya.
Member Mellom was absent due to representing the HPB at the "Vision Edina" workshop.
Ill. APPROVAL OF MEETING AGENDA
Member O'Brien moved to approve the meeting agenda. Member McLellan seconded the
motion. All voted aye. The motion carried.
IV. APPROVAL OF THE MINUTES June 10, 2014 and July 8, 2014
Member McLellan moved approval of the minutes from the June 10, 2014 and July 8, 2014
meetings. Member O'Brien seconded the motion. All voted aye. The motion carried.
V. COMMUNITY COMMENT — None
VI. REPORTS & RECOMMENDATIONS
A. Certificates of Appropriateness
1. H-14-5 4629 Arden Avenue - New detached garage
Planner Repya explained that the subject property is located on the east side of the 4600 block
of Arden Avenue. The existing home, a Mediterranean style constructed in 1935, currently has
a 2 -car attached garage, 2 -stories in height with a flat roof, accessed by a driveway on the south
side of the property. The Certificate of Appropriateness request entails the construction of a
new detached garage in the southeast corner of the rear yard; and converting the attached
garage to living space. The footprint of the existing attached garage conversion will be reduced
in order to accommodate the additional square footage of the new detached garage and stay
within the square footage allowed by city code.
Ms. Repya pointed out that the plans provide for a 576 square foot 2 -car detached garage to
compliment the Mediterranean style of the home with traditional stucco walls, dentil molding,
and a clay tile roof. On the west elevation attention to detail is provided with custom entry
doors. A service door and window are provided on the north elevation; and the south
elevation will have a window to provide some architectural detailing. The rear wall does not
have a window since it abuts a privacy fence.
The garage plans demonstrate a hip roof with a height of 16' 2" at the highest peak. The height
at the mid -point of the gable is shown to be 12' 1.5", and a height of 9'2" is provided at the
eave line. The ridge line of the roof is 14'4"' and a 6/12 roof pitch is provided. All dimensions
Edina Heritage Preservation Board
Minutes
September 9, 2014
proposed for the structure are consistent with the surrounding detached garages and new
garages previously approved by the HPB through the Certificate of Appropriateness process.
The proposed location of the garage is shown at 3' 1 ", but must be increased to at least 37' to
accommodate the 6" overhang. No windows or architectural detailing has been provided for
rear elevation since it abuts a privacy fence to the east.
Planner Repya observed that plans for the conversion of the attached garage to living space at
the rear of the home were provided for the Board's information. The foot print of the
conversion was reduced by 320 square feet to accommodate the proposed detached garage on
the lot. Furthermore, the new living space has been designed to provide a compatible use of the
home while at the same time maintain the home's overall historic character.
Preservation Consultant Robert Vogel reviewed the proposal and provided a written evaluation
for the board citing that both the Secretary of the Interior's Standards for Rehabilitation and
the district plan of treatment allow for construction of detached garages in the Country Club
District, provided the new garage is architecturally compatible with the historic house and the
neighborhood environment. Based on the plans presented with the COA application, the new
garage proposed appears to be compatible with the house in scale, size, and building materials.
Mr. Vogel observed that property owners rehabilitating historic homes in Country Club often
add onto the original structures, which usually can accept new, two-story wings or extensions
on secondary elevations without seriously affecting their historic integrity. In this case, an
appropriately designed rear addition would not detract from the historic significance and
integrity of the house or the neighborhood.
Ms. Repya concluded that both she and Mr. Vogel recommend approval of the COA request.
Findings supporting the recommendation included:
• The plans provided with subject request clearly illustrate the scale and scope of the
proposed projects.
• The proposed detached garage will complement the architectural style of the home and
not be detrimental to the adjacent historic structures.
• The information provided supporting the subject Certificate of Appropriateness meets
the requirements of the Zoning Ordinance and the Country Club District Plan of
Treatment.
Conditions for approval included:
• Subject to the plans presented and
• Placement of a year built plaque on the exterior of the new detached garage.
Applicant Representative:
- Jean Rehkamp Larson, Rehkamp Larson Architects
Ms. Rehkamp Larson stated that Planner Repya provided a thorough evaluation of the proposed
project. She had nothing further to add, but welcomed comments/questions from the board.
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Public Comments: None
Board Discussion:
Member McLellan asked for clarification on the conversion of the attached garage to living
space which Ms. Rehkamp Larson provided.
Members Christiaansen and Weber both commented that the information provided was
very complete. Furthermore, the project is consistent with similar COA requests considered
for new detached garages including the conversion of an attached garage to living space.
Motion:
Member Christiaansen moved approval of the Certificate of Appropriateness
request subject to the plans presented and a year built plaque be installed on the
exterior of the garage. Member McLellan seconded the motion. All voted aye. The
motion carried.
2. H-14-6 4601 Casco Avenue - New detached garage & changes to
Street facing fa4ade
Planner Repya explained that the subject property is located on the southeast corner of Casco
Avenue and Bridge Street. The existing home, a Georgian Colonial style constructed in 1935,
currently has a single story 2 -car attached garage accessed by a driveway on the north side of
the property from Bridge Street.
The Certificate of Appropriateness request entails the construction of a new detached garage in
the southeast corner of the rear yard. The plans also include converting the single story
attached garage to 2 stories of living space at the rear of the home; the north wall of which
abuts Bridge Street.
The proposed 440 square foot 2 -car detached garage is designed to complement the style of
the home with matching horizontal lap siding, 3/4 x 6 frieze board, corner quoins, and asphalt
shingles on the flat topped hip roof. On the east elevation attention to detail is provided with
carriage entry doors. The height of the garage is shown to be 17' at the highest peak. The
height at the mid -point of the gable is shown to be 13' 8"', and a height of 10'3" is provided at
the eave line. The hip roof is designed with a 9/12 pitch, complimenting the hip roof of the
home. All dimensions for the proposed structure are consistent with the surrounding detached
garages and new garages previously approved by the HPB through the Certificate of
Appropriateness process.
Ms. Repya added that the proposed location of the garage is 4' from the south and east
property lines. There is a 6 foot privacy fence abutting the east side elevation, thus no
windows or architectural detailing have been provided which is consistent with other garages
plans approved in the district.
The existing driveway will be vacated and a curb -cut permit will be required from the city's
Engineering Department for the new driveway.
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Continuing with an explanation of the plan, Ms. Repya pointed out that the conversion of the
attached garage to living space at the rear of the home includes changes to the street facing
facade along Bridge Street. The new space has been designed to provide a compatible use of
the home while at the same time maintain the home's overall historic character. The square
footage of the former attached garage space will be reduced by 228 square feet to ensure that
the total footprint of the structures on the lot with the introduction of the new detached
garage does not exceed the maximum allowed by the Zoning Ordinance.
Preservation Consultant Robert Vogel reviewed the proposal and provided a written evaluation
for the board citing that based on the plans presented with the COA application, the new
garage appears to be compatible with the house in scale, size, and building materials; therefore,
it should not detract from the historic significance and integrity of the house or the
neighborhood.
Mr. Vogel pointed out that the proposed addition to the house meets applicable historic
preservation treatment standards and is consistent with the district plan of treatment, which
encourages voluntary compliance with the Secretary of the Interior's Standards for
Rehabilitation. No significant, character defining architectural features will be destroyed and
the addition appears to be compatible with the size, scale, texture, and color of the existing
house.
Mr. Vogel added that there is no requirement for an addition to architecturally duplicate all the
stylistic details found on the historic house it is more important for additions not to attempt
to create a false sense of history by "matching" the new to the old. He recommended the
owner differentiate the addition from the historic house by not precisely duplicating the original
exterior features and finishes—for example, by applying siding with a slightly wider or narrower
reveal than that on the original house, so that the new construction could be visually
distinguished from the old.
Planner Repya concluded that she agreed with Consultant Vogel's evaluation of the proposed
improvements to the property and recommended approval of the COA - citing that the plans
for the detached garage are consistent with new garages previously reviewed in the district and
conversion of the attached garage to living space will blend in well with the historic fagade of
the home.
Findings supporting the approval recommendation included:
• The plans provided with subject request clearly illustrate the scale and scope of the
proposed projects.
• The proposed detached garage will complement the architectural style of the home and
not be detrimental to the adjacent historic structures.
• The information provided supporting the subject Certificate of Appropriateness meets
the requirements of the Zoning Ordinance and the Country Club District Plan of
Treatment.
Edina Heritage Preservation Board
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September 9, 2014
Conditions for approval:
• The approval recommendation is subject to the plans presented; and
• The placement of a year built plaque on the exterior of the new detached garage.
Applicant Representatives:
- Lon Oberpriller, Replacement Housing Services Consortium, LLC
- Troy Eigen, Owner 4601 Casco Avenue
Mr. Oberpriller stated that Ms. Repya provided a good explanation of the project; he had
nothing to add; and he would be happy to answer questions from the board.
Public Comments: None
Board Discussion:
Several board members asked for clarification on the scope of the COA which the applicant
provided.
Member Sussman observed that the pitch of the proposed detached garage is steeper than
the roof pitches on the home. Mr. Oberpriller responded that the increased pitch on the
garage is to allow for storage space.
Member Christiaansen questioned why shutters are not proposed for the windows on the
addition. Mr. Oberpriller responded that shutters on the addition were considered, however
since the window placement on the addition would not accommodate two shutters for each
window, it was agreed that rather than placing only one shutter on each window, they would
not include them on the addition.
Member Weber commented that he was fine with not incorporating shutters on the addition
- pointing out that in doing so, the addition is differentiated from the original home as suggested
by Consultant Vogel. He added that although the Secretary of the Interior's Standards
recommend that additions should be differentiated from the original construction, he did not
agree with a strict adherence to that recommendation - particularly on a corner property with
a side street frontage. He added that attention to detail on the addition adds nicely to the
character of the home. That being said, Mr. Weber added that by not including shutters on the
addition, a subtle difference is provided between the original home and the new construction.
Member McLellan questioned that materials proposed for the addition and new garage. Mr.
Oberpriller responded that the materials will match the existing home. He added that the roof
on the original home was recently replaced, thus the plan calls for not re -roofing the home with
the addition, but rather utilizing the same roofing material on the addition.
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September 9, 2014
Motion:
Member Weber moved to approve the Certificate of Appropriateness request
subject to the plans presented and a year built plaque be installed on the exterior
of the garage. Member O'Brien seconded the motion. All voted aye. The motion
carried.
3. H-14-7 4511 Browndale Avenue - Change to street facing fa4gade
Planner Repya explained that the subject property is located on the east side of the 4500 block
of Browndale Avenue. The existing home, constructed in 1924, is a Prairie style with Craftsman
influence with an attached 2 -car garage. At the first of the year the home was listed for sale
with the city receiving several inquiries regarding whether the house could be torn down with a
new home constructed on the lot. Because the home was constructed during the District's
period of significance the (1924 - 1944) it was made clear that tearing down the home was not
an option.
The applicant has indicated that they are not interested in demolition of the home; rather they
define the project as a "transformation of the existing structure through renovation". The
proposed plans demonstrate changing the Prairie/Craftsman style of the home, and replacing
the flat roofed 2 -car garage with a 2 -story addition including a 3 -car attached garage. The style
change can be seen in the alteration of the roofline from a 25' height at peak which is consistent
with the Prairie/Craftsman style to a 30' height to peak with three gabled windows set into the
roof. The plans also propose keeping the window and door openings in the same relationship,
but enlarging the windows to provide more daylight inside the home. The stucco exterior
fagade will remain and will also be provided on the addition.
A walled terrace is proposed on the front elevation of the home accessed from French doors
on either side of the front entry. The Zoning Ordinance requires that the setback for the
terrace match the average setback of the homes on either side. Although an 80 sq. ft.
encroachment is allowed to protrude into the front setback, the terrace as proposed exceeds
that encroachment, thus would not be allowed.
In addition to the changes proposed to the facade of the home, the plans provided also call for
2 -story addition to the rear of the home - adding an expanded kitchen, family room, mudroom,
and rebuilt 3 -car garage on the first floor and a master suite, laundry, office and additional
bedroom on the second story.
Preservation Consultant Robert Vogel reviewed the proposal and provided a written evaluation
for the board citing that the subject COA is required for what the applicant describes as "a
transformation of the existing structure through renovation and addition, rather than
demolition and new construction." However, for design review purposes, the proposed work
should be treated as a demolition/new construction project because the Country Club District
Plan of Treatment defines demolition as "the physical alteration of a building" where 50% or
more of the surface area of the exterior walls or roof are removed. The owner proposes to
substantially alter the essential architectural character of the house, including its plan, exterior
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Board Discussion:
Board members discussed the pertinent elements of the District's plan of treatment that
needed to be considered for the proposed project. It was agreed that they needed to
determine whether there was justification provided to remove the heritage resource
classification of the home which would then make way for the removal of more than 50% of the
walls or roof as proposed.
Member Christiaansen observed that the project as proposed appears to fit the definition of
a "demolition" as set out in the plan of treatment since the roof will be removed to
accommodate a third story and increased height of 5 feet. She added that in order to allow a
demolition of the home, justification to remove the historic resource status of the home would
be required.
Member O'Brien asked Planner Repya whether she believed the subject home should be
considered an historic resource in the District. Ms. Repya explained that the 1980 historic
resource survey of homes in the District identified only 2 Prairie/Craftsman homes in the
neighborhood, and one could consider the home insignificant since the design is unlike the
majority of the homes in the neighborhood - or, one could consider the home very significant
for the very same reason. Ms. Repya concluded that she believed the home to be a significant
historic resource because if it were to be removed, one of the few Prairie/Craftsman design
style homes would be lost. Member O'Brien stated that he agreed with Ms. Repya's evaluation.
Members McLellan and Weber observed that the home, a Prairie/Craftsman design built in
1924, was one of a few of its kind approved by the developer, which makes it a unique property
in the neighborhood, and a valuable heritage resource
Member Sussman pointed out that he drove past the home and found that the
Prairie/Craftsman design fit in well with its surroundings. He added that since the home is one
of the first approved and built in the district, one could surmise that by approving the Prairie
Craftsman style, Samuel Thorpe was looking to achieve some diversity of character in the
neighborhood.
Student Member Druckman observed that in 1924 when the subject home was built, times
were different; and the house is reminiscent of those times. It would be a shame to lose this
connection with Edina's past. People from that era are gone, but this house remains. He added
that he did not believe extreme changes to the facade were justifiable.
Member O'Brien stated that he agreed with the comments expressed from the board.
Chair Birdman reported that Member Mellom was absent due to representing the HPB at
the "Vision Edina" workshop; however she submitted a written opinion for the subject COA
request. Mr. Birdman summarized Ms. Mellom's comments in which she opined that the subject
plans were inconsistent with the Districts plan of treatment and the Secretary of The Interior's
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•
Standards. She encouraged the board to deny the COA, and the homeowners to revise the
plans to be more in keeping with the Prairie/Craftsman design of the home.
Chair Birdman then summarized the comments of the board pointing out that the project as
proposed falls within the plan of treatment's definition of a demolition; and since there has been
no evidence to support removing the historic resource status of the home, the demolition
would not be appropriate. Mr. Birdman pointed out that does not mean that the home can't be
altered; however the plans should be sensitive to the Prairie/Craftsman architectural style of
the home and the. He added that a major change from one architectural style to another
would violate the District's plan of treatment.
A brief discussion ensued amongst the board.
Motion:
Member Ryan observed that no evidence was provided to justify removing the
"historic resource" classification of the subject home thus allowing for its
"demolition" as defined in the plan of treatment; thus he moved to deny the
Certificate of Appropriateness request for changes to the home. Member O'Brien
seconded the motion. All voted aye. The motion Carried.
B. Edina Heritage Landmarks: Determination of Eligibility for 10 properties
Planner Repya explained that at the August meeting Consultant Vogel provided the board with
a description and photographs of the following properties to add to the Determined Eligible for
Heritage Landmark Designation list:
I. Schaefer House and Stable, 5117 Schaefer Road
2. Arthur Erickson House, 5501 Londonderry Road
3. Paul and Mary Carson House ("Maryhill'), 6001 Pine Grove
4. Mill Pond Cascade, Minnehaha Creek
S. Claude D. Kimball House, 4520 W. 44`h Street
6. House, 4247 Grimes Avenue
7. Johnson House, 4300 France Avenue S.
8. Marri 0skam House, 6901 Dakota Trail
9. Bruce A. Abrahamson House, 7205 Shannon Drive
10. Sara W. Moore House, 6909 Hillcrest Lane
Ms. Repya pointed out that identifying properties to the "designated eligible" is the first step
toward a potential heritage landmark designation. She added that expanding the list of
determined eligible properties was identified in the 2014 work plan as a way to identify
significant properties and promote the preservation program in the community without
imposing restrictions or regulations on the property owners.
The board briefly discussed the properties listed, commenting that they found they found the
list encouraging and appreciated the variety of properties.
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Member O'Brien asked if the owners of the proposed properties were notified that they were
being considered for the determined eligible list. Planner Repya replied that Marri Oskam,
6901 Dakota Trail, and Bob Moore (HPB member), 6909 Hillcrest Lane have requested being
designated Edina Heritage Landmark properties, and adding them to the determined eligible list
is the first step. She added that the other property owners were not been notified. She added
that since the determined eligible list was created in 1980, it has not been the practice of the
HPB to notify the property owners of being added to the list since it entailed no responsibilities
or regulations.
Member Birdman observed that if the determined eligible list is meant to be a first step toward
heritage landmark designation, notifying property owners of their property's significance would
be a natural first step to promoting the city's heritage landmark program. Member Sussman
agreed, pointing out that if his property were to be considered for the list, he would want to
know. He added that since the determined eligible list has been determined to be an additional
way to recognize significant properties in the community, notifying the property owners makes
sense; and if they indicate they are not interested in being included on the list, that does not
negate the significance of the property.
A brief discussion ensued in which the board agreed that during the upcoming work session
with the City Council, they would like to gain their input regarding whether the board should
notify property owners of sites being considered for the determined eligible list.
Member Sussman then moved to add Marri Oskam's home at 6901 Dakota Trail and the Sara
W. Moore home at 6909 Hillcrest Lane since both property owners have been notified.
Member O'Brien seconded the motion. All voted aye. The motion carried.
Planner Repya then agreed to send out a notification to owners of the other properties on the
proposed list, explaining the significance of their properties, and asking for input on the
potential of being added to the determined eligible list.
VII. OTHER BUSINESS
A. Work Plan 2014 Update
B. 2015 Work Plan Proposal
C. City Council Work Session: September 16', 6:00 p.m.
Planner Repya explained that the agenda for joint work session with the City Council on
September 16`h provides for an update on the 2014 Work Plan initiatives, as well as vetting the
proposed 2015 Work Plan past the Council for input.
Board members discussed the content of both work plans and agreed that the explanation of
the initiatives appeared through. It was agreed that at the work session, Chair Birdman would
serve as spokesperson for the board with members being free to engage in the discussions.
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D. Human Services Task Force: Request for a Volunteer
Chair Birdman asked if there were any volunteers to serve on the 2015 Human Services Task
Force which will entail attending evening meetings on October 15th, October 29th, November
5th, and November 18th. He pointed out that the purpose of the task force is to appropriate
$80,000 from the City's General Fund to pay selected human service agencies to provide
outsourced services to Edina residents.
Board members discussed the mission of the task force and the time commitment involved -
with no volunteers coming forward, Chair Birdman stated that he would double-check his
calendar for the meeting dates and if possible, represent the HPB on the task force.
C. CORRESPONDENCE & PETITIONS
IX. CHAIR AND BOARD MEMBER COMMENTS
Chair Birdman welcomed the new student members, Joe Druckman and Peter Otness.
Member O'Brien asked if the board had a policy on regulating commentary on issues from
the public. Chair Birdman explained that on each agenda the "Community Comment" section
provides polices for the community to address issues or concerns that have not been
considered in the past 30 days - those are limited to 3 minutes; and the chair may limit the
number of speakers on the same issue. Planner Repya observed that the City Council limits
community comments during public hearings to 3 minutes; adding that would be a reasonable
limit for the HPB issues as well. Chair Birdman agreed, stating that the 3 minute time limit for
comments during a COA can be included when explaining the meeting process.
X. STAFF COMMENTS
Planner Repya reported that September 17 - 19, Minnesota is hosting the AASLH (American
Association for State and Local History) National Conference which will serve as the 2014
State Preservation Conference. Board members Ryan Weber and Peter Sussman will be
representing the Edina HPB with partial reimbursement for registration and sessions coming
from a Minnesota Legacy Grant. The board thanked Members Weber and Sussman for
representing them, and agreed that they looked forward to receiving a report on the
conference at the October meeting.
XI. NEXT MEETING DATE October 14, 2014
XII. ADJOURNMENT 9:15 P.M.
Respectfully submitted,
Joyce Repya
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