HomeMy WebLinkAbout2014 02-11 HPB Meeting Minutes RegularAGENDA
EDINA HERITAGE PRESERVATION BOARD
REGULAR MEETING
EDINA CITY HALL — COMMUNITY ROOM
TUESDAY, FEBRUARY 11, 2014,7:00 P.M.
1. CALL TO ORDER
11. ROLL CALL
111. APPROVAL OF MEETING AGENDA
IV. APPROVAL OF THE MINUTES: January 14, 2014
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. Certificate of Appropriateness
1. H-14-1 4612 Arden Avenue —Construction of anew detached garage; convert attached garage to
living space; and construction of a new front entry overhang
2. H-14-2 4505 Arden Avenue - Whole house rehabilitation; change to street facing facade; and
9 construct a new detached garage
B. Disaster Management Plan - Begin planning/evaluate goals
VI1. OTHER BUSINESS:
A. Explore the History of Your Home: Committee Report
B. Heritage Award Nominations
C. Preservation Month (May) Planning
VIII. CORRESPONDENCE AND PETITIONS
IX. CHAIR AND BOARD MEMBER COMMENTS
X. STAFF COMMENTS
XI. NEXT MEETING DATE: March 11, 2014
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.
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MINUTES
Regular Meeting of the
Edina Heritage Preservation Board
Edina City Hall — Community Room
Tuesday, February 11, 2014
7:00 p.m.
I. CALL TO ORDER 7:05 P.M.
II. ROLL CALL
Answering roll call was Chair Moore and Members Mellom, Weber, Sussman, O'Brien, and
Birdman. Absent were members Christiaansen, McDermott, Brandt, and Johnson. Staff present
was Senior Planner, Joyce Repya. Preservation Consultant, Robert Vogel was also in attendance.
III. APPROVAL OF MEETING AGENDA
Member O'Brien moved to approve the meeting agenda. Member Mellom seconded the
motion. All voted aye. The motion carried.
IV. APPROVAL OF THE MINUTES January 14, 2014
Member Sussman asked that his comments under Item VI. B. "Wooddale Bridge - Potential
National Register Designation" be changed from indicating that Minneapolis newspaper articles
from 1907 refuted the 1937 Country Club Crier account of the bridge calamities; to the 1907
Minneapolis newspaper articles corrected the 1937 Country Club Crier account of the bridge
calamities. Mr. O'Brien moved approval of the January 14`h minutes subject to Member
Sussman's requested change. Member Mellom seconded the motion. All voted aye. The
motion carried.
V. COMMUNITY COMMENT — None
VI. REPORTS & RECOMMENDATIONS
A. H-14-1 4612 Arden Avenue— New Detached Garage and
Front Entry Overhang
Planner Repya advised the board that the subject property is located on the west side of the
4600 block of Arden Avenue. The existing home, a Colonial Revival style constructed in 1933,
currently has a single story 2 -car attached garage 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 southwest corner of the rear yard with the conversion of the attached
garage to two stories of living space. The plans also include adding a small front entry overhang
supported by brackets.
Addressing the plans for the proposed detached garage, Ms. Repya pointed out that the 529
square foot, 2 -car detached garage is proposed to be accessed from the existing driveway on
the south side of the property. A service door and 2 windows are provided on the north
elevation; the south elevation also has 2 windows; and windows are also provided in the gable
Edina Heritage Preservation Board
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end of the east and west elevations. The design of the structure is proposed to compliment
the Colonial Revival style of the home. The mass and proportions of the proposed garage are
well within the averages of the surrounding detached garages; and the plans demonstrate a
structure that is not unlike new garages previously approved in the district through the COA
process.
Ms. Repya also pointed out that a new, small front entry overhang supported by brackets is
proposed to provide protection from the elements over the 17 square foot front stoop. The
overhang is shown to project TY' from the front building wall. The roofing material will be
asphalt shingles to match the house.
Concluding an explanation of the proposal, Planner Repya added that the plans for the
conversion of the one-story attached garage to two stories of living space at the rear of the
home were provided for the Board's information, since additions to the rear of the home not
visible from the front street do not require a COA. The addition has been designed to provide
a compatible use of the home while at the same time compliment the home's overall historic
character - utilizing wood lap siding and asphalt shingles on the second story. The first floor of
the addition, not visible from the street scape is proposed to be clad with wood -paneling and a
standing seam metal roof to add interest to the rear of the home and break-up the long
expanse of wood siding on the north and south elevations.
Ms. Repya pointed out that as standard practice for all COA applications, Preservation
Consultant Robert Vogel reviewed the subject plans and provided a written statement where
he observed that the proposed garage appears to be compatible in scale, size, and building
materials with other historic homes in the neighborhood and will not detract from the district's
historic character. The new front entry overhang is also appropriate to the house and its
surroundings. Based on the plans presented he recommended approval of the COA for both
the new detached garage and front entry overhang.
Regarding the existing attached garage which is shown to be replaced with 2 stories of living
space; Mr. Vogel observed that the plans for the new addition are provided to the board as a
courtesy and not subject to the COA review. He added that the addition is not an important
historic character defining element of the home, and no important architectural details will be
removed or obscured by any of the proposed rehabilitation treatments.
Ms. Repya concluded that staff agreed with Consultant Vogel's evaluation of the proposed
improvements to the property, noting that the proposed detached garage is consistent with
new garages previously reviewed in the district and the proposed front entry will blend in well
with the historic facade of the home. Approval of the Certificate of Appropriateness request
was recommended. 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
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the home's overall Tudor design and historic character - utilizing natural stucco siding with
Miratec half-timbering, brackets, and asphalt shingles.
Detached Garage
The proposed 520 square foot, 2 -car detached garage is proposed to be accessed from the
existing driveway on the south side of the property. An overhead door is proposed on the west
elevation from the existing driveway. A service door is also provided on the west side, and
windows are shown on all elevations.
Ms. Repya observed that the design of the proposed garage is intended to compliment the
Tudor style of the home with exterior finishes shown to match the house with natural stucco,
Miratec half-timbering and asphalt shingles. The height and mass of the proposed structure is
well within the dimensions of new detached garages previously approved in the district, and the
18' height to peak is actually 2 feet shorter than the detached garage to the north at 4503
Arden Avenue. The exterior finishes proposed for the garage are shown to match the house
with natural stucco, Miratec half-timbering and asphalt shingles.
Ms. Repya provided a summary of Preservation Consultant Robert Vogel's written evaluation of
the project by pointing out the following:
• The home, built in 1926 embodies some of the distinctive characteristics of the Tudor
style and has been evaluated as a contributing heritage resource within the Country Club
District; however, the house lacks historical distinction and is not individually eligible for
designation as an Edina Heritage Landmark.
• The new garage proposed for 4505 Arden Avenue appears to be compatible with the
house in scale, size, and building materials and should not detract from the
neighborhood's historic character. Based on the plans presented with the COA
application, he recommended approval of the COA for construction of the detached
garage subject to the plans presented and a year built plaque being displayed on the
exterior of the structure.
• The proposed changes to the exterior of the house (what the applicant describes as a
"whole house rehabilitation") amounts to a teardown and total reconstruction of the
historic structure. The argument that the house as it exists today is not worthy of
preservation is not substantiated by historical, physical, or pictorial evidence.
• The house retains sufficient historic integrity to convey its historic significance in its
existing condition; and is a good candidate for respectful rehabilitation, including repairs,
alterations, and the removal of inappropriate structural elements, however, he struggled
to see how a teardown would meet the city's heritage preservation policy objectives.
• The district plan of treatment clearly states that the primary preservation goal of the
Country Club District is "preservation of the existing house facades and streetscapes" and
specifies rehabilitation as "the preferred treatment for heritage preservation resources."
Both the plan of treatment and the Secretary of the Interior's Standards for the
Treatment of Historic Properties (which are, by ordinance, the required basis for COA
decisions) define rehabilitation as the process of making possible a compatible use for
a property through repair, alterations and additions, while preserving those
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it
portions or features which convey its historical, cultural or architectural values.
Rehabilitation does not encompass demolition of a historic resource and reconstruction
of the entire structure—the goal of rehabilitation is the conservation of significant historic
features, not their replacement.
• To meet the standards for rehabilitation and the COA guidelines in the district plan of
treatment, the applicant should be required to make a reasonable effort to preserve as
much original historic fabric as possible. Therefore, unless the applicant can make a
strong case for demolition of the existing house, Mr. Vogel concluded in his comments
that he would recommend denial of the COA for demolition of the existing house.
Planner Repya concluded that the subject COA request includes some of the direction
provided by the 2010 Heritage Preservation Board with the removal of the later
additions/attached garage; and the construction of a new detached garage, and 2 stories of living
space to the rear of the original home. However, the 2010 HPB also provided very clear
direction to the applicant in their determination that the original structure was to remain a
heritage resource in the district, and thus would not be eligible for demolition. While the plans
provided attest to maintaining the original home's height, mass and setback; "removing all
materials from the original home" as proposed, in essence is a demolition of the original home.
Ms. Repya then recommended a continuance of this request to the March I I th meeting
affording the applicant the opportunity to provide plans that do not include demolition of the
original 1926 home. Since the deadline for action on this request is prior to the March I I th
meeting, the applicant should request in writing a continuance of the COA request. Ms. Repya
added that if the applicant is not agreeable to a continuance to the March I I th meeting, staff
would recommend denial of the COA request.
Applicant Presentation:
Scott Busyn, 4615 Wooddale Avenue of Great Neighborhood Homes, representing
property owners Tim and Michele Pronley provided the board with a PowerPoint presentation
in support of the COA request. The following information was provided:
• Background on the 2010 HPB review of the home.
• Cited problems including bat infestation in the front wall; strong urine smell from
numerous pets; major roof leaks - Thus, don't want to remodel, but prefer
rehabilitation through reconstruction.
• Explained that although original building materials are proposed to be removed, the HPB
will retain the ability to control the new construction to ensure that it replicates the
height, scale and mass of the original home. - Equated the process to the reconstruction
of the district's streets, sewer and storm water systems in 2008.
• Recited the history of the 2008 plan of treatment update approved by the City Council,
and opined that the proposal complied with the plan for the following reasons:
❖ Continue Tudor design of the home
❖ Street scape will be maintained
Deteriorated/damaged materials will be removed
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❖ Original floor & eave heights will be maintained using GPS technology
❖ Structural changes will include a deeper basement allowing for taller ceilings, and
better articulation on the north and south (side) facades of the home.
Mr. Busyn asked the board what they were attempting to preserve in the district - pointing out
that the significance is derived from the themes of community development and planning. He
pointed out that the subject application will provide the HPB maximum control of "new"
construction in the district, and provide a voluntary pathway for owners who feel their homes
are beyond the tipping point. He concluded that history is changing, and rather than freeze
drying the neighborhood; approving this proposal will be a step toward writing a new history
for the district.
Public Comments:
Jane Lonnquist, 4510 Drexel Avenue, explained that she is an interested preservationist
who lives in the neighborhood, and was an active participant in the 2008 revision of the
district's plan of treatment. She thanked the Pronley's for their desire to invest in the
neighborhood; and asked the HPB to carefully consider the process the applicant is proposing -
pointing out that they are using many new terms that are not clearly defined. Ms. Lonnquist
added that she is also concerned about the final product, questioning at what point changes to a
historic fagade go the extreme of affecting the structure's historic integrity.
Cheryl Dulas, 4609 Bruce Avenue, explained that she too was involved in the 2008
revision to the district's plan of treatment which included a great deal of input from the
residents of the neighborhood. She added that she believes it is important to maintain the front
fagade of the historic homes; and cautioned the board that if the plans are approved as
proposed, such approval could have precedence setting ramifications for other homes in the
district.
Matt Abroe, 4507 Arden Avenue, explained that he lives next door to the subject home on
the south side, and expressed his support of the plans. He expressed his opinion that the
existing home is completely dilapidated, and the proposed changes for the home look good. He
added that just because a home is old doesn't mean it is worthy of being preserved.
Board Comments:
Member Mellom explained that she lives across (4506 Arden Avenue) from the subject
property, and while not a member of the HPB in 2010, was pleased with the board's decision at
that time to not remove the heritage resource status of the home, thus making way for
demolition and construction of a new home.
She added that the 2010 reports from the environmental and engineering teams commissioned
by the applicant did not present a structure that was uninhabitable and in need of demolition
when reviewed by the City's chief building official as well as the city engineer. Consequently,
a
unless the home has deteriorated significantly since 2010, (which is questionable since there
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have been renters living in the home since that time), she could not support a plan that included
removal of all building materials.
Member Birdman agreed with Ms. Mellom's comment that the current status of the original
home should be provided. Apparently, in 2010 the home was deemed habitable by the city's
building official. If the condition of the home has changed since then, evidence to the changes in
the home's habitability should be provided.
Member Moore stated that the plan as proposed should require a re-evaluation of the
home's historic status since it was constructed during the district's period of significance (1924-
1944) and is not eligible to be torn down unless the applicant can prove it no longer adds to the
historic significance of the district- which is the process entertained and denied by the HPB in
2010. He added that he too would like to see up to date information regarding the current
condition of the original home - questioning whether the entire structure was unsalvageable.
Member Weber observed that the district's plan of treatment is supported by the Secretary
of the Interior's Standards for Rehabilitation, and the language in the plan of treatment is very
clear, "No COA will be approved for the demolition, in whole or in part of any heritage
preservation resource unless the applicant can show that the property is not a heritage
resource."... that is a rule, not a suggestion. He added that it appears that the plans proposed
for the original home are attempting to create a false sense of historic development.
Member Weber wondered if the new window placement proposed on the north and south
elevations of the existing home, as well as the changes to the front facade weren't creating the
need to remove a majority of the original building materials. Mr. Weber also asked if it is
technically feasible to do the rehab work with the existing structure; and whether the house is
structurally sound - questions that need to be answered. That being said, Mr. Weber indicated
that he could support the proposed detached garage and addition to the rear of the home.
Member Sussman questioned whether this home is in such an extreme state of disrepair that
it cannot be rehabilitated, adding that old historic homes in much worse condition than the
subject property are rehabilitated without tearing them down. Mr. Sussman pointed out that he
is also concerned about the broader application of the applicant's expressed need to construct
the historic home to new building standards. He also opined that the additional half-timbering
and stone work proposed on the front facade appeared more in keeping with the historic
homes on the west side of the Country Club District, and less applicable to the homes on the
Arden Avenue.
Mr. Sussman concluded that he agreed with the 2010 HPB determination that the additions to
the rear of the home were not significant to the historic integrity of the original home and
could be removed/replaced without having a detrimental effect on the historic home.
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Member O'Brien observed that the applicant's description of the proposal as a "whole house
rehabilitation" is a play on words - clearly the proposal calls for a demolition of the original
historic home. Mr. O'Brien pointed out that he would be in favor of delaying a decision on this
request until more information on the current condition of the home is provided, and also
potentially visiting the home as well. He added that he lives in the Country Club District and
knows that these historic homes need continual maintenance.
Preservation Consultant Vogel agreed with the board member's request for more
information relative to the current status of the original home - stressing that it is important to
evaluate all the data from the applicant relative to the amount of material that is deemed
deteriorated and in need of replacement. He added that in 2010 the board visited the home,
and it might be beneficial to again have the board view the property to gain a better perspective
of the issues cited by the applicant.
Motion: Member Moore moved to continue this item until the March I I `h meeting
to afford the board the opportunity to receive an update of past information
provided for the 2010 COA request; as well as a possible site visit by the board.
Member O'Brien asked Member Moore if he would accept an amendment to the
motion to include that "the HPB must receive a letter from the applicant
requesting a 60 day continuance of the COA request - If a continuance letter is not
received, the COA request shall be denied". Member Moore agreed to Member
O'Brien's suggested amendment to the motion. Member O'Brien then seconded
the motion. Members Mellom, Birdman, O'Brien, Sussman and Moore voted aye.
Member Weber voted nay, commenting that he would prefer to separate the
proposed detached garage and addition from the whole house rehabilitation that is
in question. The motion carried.
C. Disaster Management Plan
Planner Repya reminded the board that their 2014 work plan included the creation of a disaster
management plan for the city's historic resource properties. She pointed out that since this plan
needs to dovetail with the city's existing emergency management plan it will be important to
have the city's fire chief who oversees the city's plan involved with this project. Ms. Repya
added that the new fire chief, Tom Schultz will begin work on February 17`h; and once he has
settled in, she will introduce him to this project.
In the meantime, Consultant Vogel who will be instrumental in drafting the plan presented an
outline of the important components to consider with the disaster management plan. He added
that the creation of the plan will beneficial to city officials and property owners alike by focusing
on procedures for emergency response and damage assessment. Interestingly, once the
disaster management plan has been adopted, Edina will be the second city in Minnesota to have
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such a plan for its historic properties. The board agreed that this plan will go a long way to
support Edina's heritage preservation program. No formal action was taken.
VII. OTHER BUSINESS
A. Explore the History of Your Horne - Committee Report
Committee member Birdman reported that since the January HPB meeting, the committee considered
the board's suggestions about garnering community interest for the "Explore the History of your
Home" project. To that end, the committee provided copies of a questionnaire they drafted which
requested information regarding I. Property's Address; 2. Property Owner (name, # of occupants, year
purchased); 3. Property History (year built, building details, architectural style, modifications, and # of
owners); and lastly 4. Owner Characteristics (how they chose their home, what they like best, etc.)
Member Birdman asked the board to consider additional information to include on the questionnaire
and send those suggestions to Planner Repya who will in turn ensure that they are passed on to the
committee. He added that it is their hope to finalize the questionnaire by the end of February; and then
have board members and their friends, as well as our student members and their families and friends
complete the questionnaire during the month of March. The hope is to engage at least 50 property
owners with the goal of determining if this project is worth pursuing further. The board thanked
committee members Birdman, Weber and Moore for their work on the questionnaire, and agreed that
they would follow-thru with providing input, and also participating in the questionnaire.
B. Heritage
Planner Repya announced that nominations for the 2014 Heritage Award are now being
accepted through the city's web site. She shared copies of the nomination forms and
encouraged board members to submit a nomination and also invite property owners, who they
feel might be likely candidates for nomination. Ms. Repya added that there will be a shout -out
for nominations in the spring issue of About Town; and nominations will close on April 4th to
afford the board sufficient time to choose a nominee and prepare the award.
C. Preservation Month (May) Planning
Due to the late hour, this item was continued to a future meeting.
VI11. CORRESPONDENCE & PETITIONS - None
IX. CHAIR AND BOARD MEMBER COMMENTS
Chair Moore reported that on February V the Oliver Kelly Grange (OKG) held their first
meeting in Edina's Minnehaha Grange Hall, and it was very well attended. Mr. Moore shared
that the meeting was very interesting, and was he pleased to receive a plaque on behalf of the
HPB, awarded by the OKG that acknowledged the board's good stewardship of the historic
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building. The board agreed that providing space for the OKG association was a very good use
of the building, and they appreciated that the group acknowledged the city's preservation
efforts with the plaque which they hoped would be displayed in the Grange Hall.
Member Sussman explained to the board that at the January meeting when he was sharing
the facts of the 1907 Minneapolis newspaper article which corrected the 1937 Country Club Crier
article on the "Runaway Bridges" (i.e. Browndale & Wooddale); he meant no disrespect to the
1937 Village Recorder, Ben Moore who recounted the 1937 story for the paper - particularly
considering that Mr. Moore's grandson is the current chair of the HPB. He added that it is
obvious a commitment to public service is a family trait which continues to add great benefit to
the community. Chair Moore thanked Member Sussman for the kind words.
X. STAFF COMMENTS
Planner Repya reported that since the January meeting she has explored ways that the HPB
can educate the public about their activities and mission. The city's web site provides a section
where individuals (such as the city manager or police chief), and departments (such as the park
department and liquor stores) commit to writing a weekly blog on a topic of interest to the
public. In addition to the individual and department blogs, there is a "shared blog" category,
again with the requirement for a weekly posting.
Ms. Repya pointed out that while utilizing the blog would be a great way to communicate the
heritage preservation message to the public, a weekly commitment appeared to be a bit much.
She went on to explain that she asked fellow board liaisons if their groups would be interested
in participating in a shared blog, and depending upon the interest level, a schedule could be
created reducing each group's posting commitment to perhaps monthly. The response from
the other liaisons was favorable - they agreed to run the idea past their boards and report back
at the end of the month. Ms. Repya concluded that she will report back to the board once the
other boards and commissions have shared their interest level. The board thanked Ms. Repya
for checking into the shared blog and expressed their hopes that the other boards and
commissions would find it a useful communication tool.
XI. NEXT MEETING DATE March I I, 2014
XII. ADJOURNMENT 10:15 P.M.
Member Birdman moved for adjournment at 10:15 p.m. Member Mellom seconded the motion.
All voted aye. The motion carried.
Respectfully submitted,
,Joyce R.epya
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