Minutes_Historic Preservation Commission 9 25 19 Copyrighted
November 18, 2019
City of Dubuque Consent Items # 1.
ITEM TITLE: Minutes and Reports Submitted
SUMMARY: Arts and Cultural Affairs Commission and Working Groups
of 10/22; City Council proceedings of 11/4, 11/12; Historic
Preservation Commission of 9/25; Housing Commission of
10/22, 11/14; Historic Preservation Commission of 9/25;
Human Rights Commission of 9/9, 9/26; Library Board of
Trustees of 9/6; Transit Advisory Board of 10/24; Zoning
Advisory Commission of 11/6; Zoning Board of Adjustment
of 10/24; Proof of Publication for City Council Proceedings
of 10/21.
SUGGESTED DISPOSITION: Suggested Disposition: Receive and File
ATTACHMENTS:
Description Type
Arts Commission & Working Groups Minutes of Supporting Documentation
10/22/19
City Council Proceedings of 11/4/19 Supporting Documentation
City Council Proceedings of 11/12/19 Supporting Documentation
Historic Preservation Minutes of 9/25/19 Supporting Documentation
Housing Commission Minutes of 10/22/19 Supporting Documentation
Housing Commission Minutes of 11/14/19 Supporting Documentation
Human Rights Commission Minutes of 9/9/19 Supporting Documentation
Human Rights Commission Minutes of 9/26/19 Supporting Documentation
Library Board of Trustees Minutes of 9/26/19 Supporting Documentation
TransitAdvisory Board of 10/24/19 Supporting Documentation
Zoning Advisory Commission Minutes of 11/6/19 Supporting Documentation
Zoning Board of Adjustrnent Minutes of 10/24/19 Supporting Documentation
Proof of Publication for City Council Proceedings of Supporting Documentation
10/21/19
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MINUTES
HISTORIC PRESERVATION COMMISSION
REGULAR SESSION
5:30 p.m.
Thursday, September 25, 2019
City Council Chamber, Historic Federal Building
Commissioners Present: Chairperson Emily Hilgendorf; Commissioners John
McAndrews, Melissa Daykin-Cassill, Dave Klavitter, Christina Monk, Rick Stuter, and
Joseph Rapp.
Commissioners Excused: Brandi Clark
Commissioners Unexcused: n/a
Staff Members Present: Chris Happ Olson and Laura Carstens.
CALL TO ORDER: The meeting was called to order by Chairperson Hilgendorf at 5:33
p.m.
AFFIDAVIT OF COMPLIANCE: Staff presented an Affidavit of Compliance verifying
the meeting was being held in compliance with the lowa Open Meetings Law.
MINUTES:
Regular meeting of the Historic Preservation Commission, Thursday, June 20, 2019.
Motion by Monk, seconded by Daykin-Cassill, to approve the minutes of the June 20,
2019 meeting as submitted. Dave Klavitter noted that he had notified staff of his inability
to attend the June 20, 2019 meeting prior to the meeting and staff noted they would
change his attendance record to "excused". Motion carried by the following vote 7-0:
Aye — McAndrews, Rapp, Daykin-Cassill, Klavitter, Monk, Stuter and Hilgendorf; Nay —
None.
Meeting of the HPC Preservation Fair Committee, Thursday, July 18, 2019.
Motion by Monk, seconded by Rapp, to approve the minutes of the June 20, 2019
meeting as submitted. Motion carried by the following vote 7-0: Aye — McAndrews,
Rapp, Daykin-Cassill, Klavitter, Monk, Stuter and Hilgendorf; Nay — None.
Meeting of the HPC Preservation Fair Committee, Thursday, August 15, 2019.
Minutes — Historic Preservation Commission Page 2
September 25, 2019
Motion by Monk, seconded by Daykin-Cassill, to approve the minutes of the June 20,
2019 meeting as submitted. Motion carried by the following vote 7-0: Aye —
McAndrews, Rapp, Daykin-Cassill, Klavitter, Monk, Stuter and Hilgendorf; Nay — None.
Desiqn Review:
Applicant: Gary & Chris Stelpflug
Address 407-409 Loras Boulevard
Project: Installation of inetal standing seam roof
District: W. 11�h Street Historic District
Staff Member Carstens reviewed the staff report, restating the significance of the
property, referring to the property and neighborhood photographs from 2016, showing
the previous roof, and pointing to the contemporary August 2019 photographs, after the
installation of a new metal standing seam roof installed by the owner without a permit.
Ms. Carstens noted that the edges of the new roof are largely concealed due to the
restoration of the Yankee Gutter, which obscures the termination at the gutter. Ms.
Carstens noted the proximity of the property to the sidewalk and intersection of Loras
Boulevard and Bluff Streets.
Ms. Carstens read from the staff report, first noting the recent alterations and activity. In
August, 2019, the current owners reroofed the property using their own funds, serving
as their own contractor, and operating without a permit. The roofing system is a
prefabricated, heavy duty metal system that is custom installed, mimicking a standing
seam roof. The material has a textured matte finish and is in a medium-dark slate grey
color. (Ms. Carstens circulated a piece of the metal roofing supplied by the applicant.)
Roof edges are largely concealed by the fact that the Yankee gutters were restored
during the previous historic tax credit project and the edges terminate below the level of
the edge of the gutter. She noted the owners said they wanted a long-lasting durable
roof, especially in light of the proximity to Bluff Street and Loras Boulevard which are
busy and difficult to work from. They desired to not have to reroof the house anytime in
the near future. Permission to change roofing materials was not requested at that time.
Ms. Carstens continued to read from the staff report, regarding the analysis and the
projecYs relationship to the City of Dubuque's Architectural Guidelines. The applicants
Gary & Chris Stelpflug are requesting a Certificate of Appropriateness to allow the
already installed metal roof to stay in place. No other solutions have been suggested by
the applicant.
Ms. Carstens went on to read the relationship to Architectural Guidelines. She stated
the Roof Policy: Roof form, material and detail are important features that contribute to
the significance of a historic structure. The character of a historic roof should be
preserved, including its form and materials, whenever feasible.
Minutes — Historic Preservation Commission Page 3
September 25, 2019
Ms. Carstens then went through the applicable guidelines and how the project relates to
them:
For Guideline 1 .19 - Preserve the original roof form of a historic structure.
This project meets this guideline because it did not alter the original roof form and
continued to maintain the distinctive Yankee gutter system that had been restored
during the previous tax credit project.
For Guideline 11 .20 - Preserve the original eave depth on sloped roofs of a historic
structure.
This project meets this guideline.
For Guideline 11 .21- Preserve distinctive roof features.
This project meets this guideline because the original Yankee gutter system,
projecting cornices, soffits, fascia and distinctive brackets and trim have been
preserved and restored.
For Guideline 11 .22 - Preserve original roof materials.
There was no original roof material to maintain.
For Guideline 11 .23 - Preserve historically significant downspouts and gutters.
Care was taken to preserve and restore the Yankee guttersystem, projecting
cornices, soffits, fascia and distinctive brackets and trim.
For Guideline 11 .24 - New or replacement roof materials should convey a scale and
texture similar to those used traditionally.
• Composite shingles work best for many types of buildings that have sloped roofs.
Fiberglass may also be considered.
• Roof materials should generally be earth tones and have a matte, non-reflective
finish.
• The new material should be consistent with the history style of the property.
• When using a new asphalt, fiberglass or similar composition roof material, match
the original in color and finish to the extent feasible. (Some alternative colors may be
considered, however, when doing so is part of a coordinated energy conservation
scheme.)
This is a replacement roofing material that is not compatible with the previous roof, a
non-original, asphalt tab shingle system. It is unclear what the original roofing
system was. The new roof ineets the suggestion for earth tones and a matte, non-
reflective finish. The new roof has a distinctive standing seam, which is an attempt to
replicate a system was not uncommon in Dubuque and the region, but also not
documented for this structure. The project marginally meets this guideline.
Ms. Carstens reviewed the Role of the Commission and the appeal process, finishing
the staff report. Chairperson Hilgendorf requested for anyone representing the project to
Minutes — Historic Preservation Commission Page 4
September 25, 2019
come forward. Gary and Chris Stelpflug of 7693 Pigeon River Road, Lancaster, WI
53813, stepped up to the podium.
Mr. Stelpflug stated he purchased the building in 2010. He stated it was supposed to be
a new asphalt roof at that time, but they experienced problems from the start. He stated
he knew asphalt wasn't original and then went ahead with the roofing project. He noted
they did it without permission and he said that it was "his call" to move ahead with the
work.
Chairperson Hilgendorf asked the Commission if they had questions for the applicant.
Commissioner Monk asked if the roof was performing, and Ms. Stelpflug said yes it was,
and the tenants have confirmed it, which means they can go back and do the plaster
repair inside.
Commissioner Klavitter asked how the roof tied into the gutter system. Staff Member
Olson stated that it wasn't tied in, but the edge was obscured by the gutter from the
street view. Commissioner Klavitter stated that metal roofs can have the same kind of
reflectivity issues similar to solar panel arrays, mentioning other issues of scale and
color. Discussion followed about how the particular installation was well done, and that
the color and texture meet the guidelines.
Motion by Klavitter, seconded by Stuter, to approve the application as presented.
Motion carried 7-0 by the following vote: Aye — Klavitter, Daykin-Cassill, Monk,
McAndrews, Stuter, Rapp and Hilgendort; Nay — None.
Desiqn Review
Applicant: Larry Jackson
Owner: Eric Esser Construction LLC
Address: 1243 Walnut
Project: Installation of 7 windows on non-primary facades
District: West 11�h Street Historic District
Commissioner Monk abstained from participation and left the room, due to a
professional relationship with the owner.
Ms. Carstens review the significance of the property and read from the staff report. This
is a largely intact stuccoed stone, vernacular Italianate revival style structure that
predates 1872, from the early-Victorian era. The original structure has minimal setbacks
at the corner of Walnut and Chestnut streets in the West 11�h Street Historic District.
The original stucco coating is carefully scored and is a very early treatment of this
structure. It was unpainted until a major rehabilitation project was taken on in the Spring
of 2019.
Ms. Carstens referred to the April 18, 2019 application for the statement of past
alterations and recent work done by the owner, Mr. Esser. She referenced the
Minutes — Historic Preservation Commission Page 5
September 25, 2019
Commission's notice of decision, which is included in the staff report. She referred to
the current application's site and previous photography of the structure, as well as the
updated photography.
Ms. Carstens read from the staff report regarding recent alterations and activity
regarding the structure. She stated that Mr. Esser made an application to the Historic
Preservation Commission in April 2019 for various work including replacing most
historic windows with vinyl pocket replacements. The request was denied to replace
windows on four facades. Mr. Esser subsequently replaced seven windows without a
permit on the non-primary south and west facades, and was cited for the work by the
Building Services Department on August 22, 2019. An attachment in the packet
includes the Notice of Violation, the physical location of the windows that were installed,
and the window schedule with the seven windows identified.
She noted that Mr. Esser did not install new windows along the primary fa�ades at
Chestnut and Walnut Streets, which leaves the historic sash windows unchanged at
those sides of the building. The new windows that were installed in the seven locations
(along the south and west sides) are a vinyl pocket replacement in roughly the same
size as the originals. The muntin system (grid pattern) is internally installed between the
two layers of insulated glass and therefore cannot be removed. They have a non-
historic grid pattern that does not match the original.
Ms. Carstens reviewed the ownership update from the staff report: Eric Esser, LLC is the
owner of record of 1243 Walnut Street, Larry Jackson is the applicant who has expressed
an intention to sign a land contract with Mr. Esser once a solution is reached regarding
the windows. She noted that Mr. Esser is responsible for any Notice of Decision that is a
result of the Commission's review at tonighYs meeting.
Ms. Carstens presented the staff analysis, reading from the staff report: The applicant
Larry Jackson is requesting a Certificate of Appropriateness to accept the seven said
windows as-is, or approve another option for replacement of the seven windows.
Ms. Carstens reviewed the relationship of the application to the Architectural Guidelines.
She stated that the Walnut Street fa�ade facing east was of primary concern, that the
north facing Chestnut fa�ade was secondary, that the visible portions of the south and
west fa�ade were the next level of importance and the areas that are not visible along
the rear of the property were not under review.
Ms. Carstens reviewed the window proposal in relationship to the window section of the
Architectural Guidelines. She reviewed the policy first: A variety of window sizes,
shapes and details exist among the historic resources of Dubuque. The character-
defining features of a historic window and its distinct materials and placement should be
preserved. In addition, a new window should be in character with the historic building.
Minutes — Historic Preservation Commission Page 6
September 25, 2019
Also, repairing, weather-stripping and/or insulating (perimeter window cavity) a window
is more energy efficient, and less expensive than replacement.
She then related the project to the guidelines:
For Guideline 1 .36 - Preserve the functional and decorative features of a historic
window.
Features important to the character of a window include its frame, sash, muntins,
mullions, glazing, sills, heads, jambs, moldings, hoods, operation and groupings
of windows. Repair frames and sashes rather than replacing them, whenever
conditions permit.
The project leaves the primary facades intact, but requires replacement for non-
primary facades with either non-conforming existing windows or new window
replacement.
For Guideline 1 .37 - Preserve the position, number and arrangement of historic
windows in a building wall.
Enclosing a historic window opening is inappropriate, as is adding a new window
opening. This is especially important because the historic ratio of solid-to-void is
a character defining feature.
Greater flexibility in installing new windows may be considered on rear walls.
The proposed project meets this guideline without changing the fenestration
openings or patterns, but introduces replacement windows at non-primary
facades.
For Guideline 1 .38 - Preserve the size and proportion of a historic window opening.
Reducing an original opening to accommodate a smaller window or increasing it
to receive a larger window is inappropriate. Preserve a distinctive window
opening shape, such as an arched top.
For the seven said windows, the proposed projects typically reduces the window
by 1-2"in width or depth, because of the nature of a pocket replacement window
installation.
For Guideline 1 .39 - Preserve the historic ratio of window openings to solid wall on a
primary facade.
Significantly increasing the amount of glass on a primary, character-defining wall
will negatively affect the integrity of the structure.
The proposed project meets this guideline.
For Guideline 1 .40 - Match a replacement window to the original in its design.
Minutes — Historic Preservation Commission Page 7
September 25, 2019
If the extant windows remain, they will not reflect the original design. Proposals
for replacement with a properly mimicking grid system (muntins) would meet this
guideline.
For Guideline 1 .41 - In a replacement window, use materials that appear similar to
the original.
Using the same material as the original is preferred, especially on character-
defining facades. However, a substitute material may be considered if the
appearance of the window components will match those of the original in
dimension, profile and finish.
New glazing should convey the visual appearance of historic glazing. It should be
clear. Metallic and reflective finishes are inappropriate. In some instances
colored or tinted glass may be appropriate in commercial storefront transoms or
residential windows.
Vinyl and unfinished metals are inappropriate window materials.
These are on non-primary facades. Vinyl windows do not mimic the original wood
windows. Aluminum clad windows are paintable and would be more similar to the
original windows.
Ms. Carstens referred to the City of Dubuque Window Policy, which was attached to the
application. This policy provides additional guidelines that shows that replacement
windows must match in type, size, shape, and style, but on buildings with neighborhood
significance, there is flexibility to change the material.
Replacement of the seven vinyl windows with any of the proposals would meet
this policy, as the structure is of neighborhood significance and these windows
are on non-primary facades. The vinyl windows with a non-removable,
incompatible grid system do not follow the policy.
Ms. Carstens reviewed the adopted City of Dubuque Window Policy which is included
was included in the application packet, and stated that because of the structure's
neighborhood significance and the allowance of changing materials on those non-
primary facades, that the existing windows do not follow the policy only because of the
grid pattern. She then reviewed the role of the Commission, reading from the staff
re po rt.
Chairperson Hilgendorf asked the Commission if they had questions for the staff. Ms.
Carstens confirmed that the Historic Preservation Commission had denied Mr. Esser a
certificate of appropriateness, but that he installed the windows anyway. A question
regarding ownership arose and Ms. Carstens reviewed the report, reading verbatim.
Chairperson Hilgendorf invited the applicant to approach the podium.
Minutes — Historic Preservation Commission Page 8
September 25, 2019
Larry Jackson, Jr., 1420 Central Avenue in Dubuque, approached the podium. Mr.
Jackson explained that 1-2 months ago he contacted the property's realtor about a
purchase and was unaware of the current issues. Before signing a purchase agreement
for a land contract, a letter was sent to him about the window situation. He stated he
was informed and was still interested in purchasing it. He continued he wants the
situation to be easily rectified and wants to know his options and results. He saw an
opportunity, with the land contract being more sensitive, to try to rectify the situation. He
stated he didn't want to pay an arm and a leg and mentioned that Staff Member Chris
Olson told him that his application was different from the previous application by Mr.
Esser, and that replacement wasn't proposed on the major facades. He stated he is
hoping to leave the back as it is.
Commission members thanked Mr. Jackson for coming and described the role of the
Commission in historic districts. Mr. Jackson stated he wanted to preserve the integrity
of the structure and asked for leniency in fixing it. There was further discussion about
the role of historic windows and their importance on a historic structure. Chairperson
Hilgendorf asked whether the original sash were still in the house, in storage, and Mr.
Jackson confirmed that they were discarded.
Mr. Jackson talked about the different options put forth and his preference. Ms.
Carstens read from the application with the options and presented the following:
1) Leave the seven windows with the current grid pattern that doesn't match the
original
2) Replace with wood windows, from Adams Architectural
3) Replace with Aluminum Clad, from Adams Architectural
4) Replace with Aluminum Clad, from Spahn & Rose (1 S� option)
5) Replace with Aluminum Clad, from Spahn & Rose (2"d option)
She stated that the range was approximately $8,000-$10,000 cost for replacements, or
no cost for Option #1 .
Ms. Hilgendorf asked the Commission if there were any questions. Mr. Jackson
answered Commission questions that there were people living in the building, and that
there weren't any colors picked out for window replacement.
Chairperson Hilgendorf stated that there were three aluminum clad options, all pictured
with the correct grid system. Ms. Carstens read from the Spahn and Rose proposals
that clarified that the proposal includes simulated divided lites. She stated that quote # 2
meets the guidelines. Chairperson Hilgendorf shifted the process from questions to
discussion at the Commission level.
Minutes — Historic Preservation Commission Page 9
September 25, 2019
Staff Member Olson stated that the Notice of Decision follows the property and that Mr.
Esser and Mr. Jackson are responsible for it. Commissioner Klavitter noted that the first
option suggested by Mr. Jackson was to retain the existing windows.
Further discussion followed regarding procedure to move forward in order to consider
multiple options. Commissioner Klavitter asked about the time frame to make a
decision. Ms. Carstens stated that within 60 days from the application, the Commission
must consider the request. No permit would be issued until a Notice of Decision is made
by the Commission. She stated the importance of making a decision today.
Further discussion on the issue was led by the Chairperson Hilgendorf, with a
consensus that the best option was the second presented by the applicant.
Further discussion regarding the grid pattern of the divided lites followed, by clarification
by Ms. Carstens that the guidelines and policy state that the pattern must match. She
suggested that the color can help blend them in to the structure.
Commissioner Rapp asked who would be responsible, the owner or the applicant, to
which Ms. Carstens replied that whomever is in charge of the project, working with the
Building Services Department, and that Planning Services will work with them to ensure
enforcement. Commissioner Rapp commented that 1243 "LocusY' was listed by mistake
on page 4 of the staff report.
Motion by Mr. Klavitter, second by Mr. Stuter, to approve the application as submitted,
allowing for options that include a wood window or aluminum clad product, with the
matching simulated divided lites matching the original window grid pattern and size, and
that the color match as closely as possible the dark color on the original existing
windows.
Motion carried 6-0-1 by the following vote: Aye — Klavitter, Daykin-Cassill, McAndrews,
Stuter, Rapp and Hilgendorf; Nay — None; Abstain — Monk.
Ms. Monk rejoined the Commission.
ITEMS FROM PUBLIC: Commissioner Daykin-Cassill suggested that having a
contractor on the commission might help with reviews. A discussion of the classification
and requirements by law for types of representation and followed that the Commission
has one open seat in the Jackson Park Historic District Neighborhood. Staff Member
Olson said that although staff cannot recruit, Commissioners can.
ITEMS FROM COMMISSION: Chair Hilgendorf deferred to staff to summarize the
Preservation Fair. Staff Member Olson reported on a series of events in partnership with
Heritage Works, noting Bill Doyle, staff inember at Heritage Works, in the audience. On
Friday, September 6, 2019, the events began with the Wood Window Workshop leader
Minutes — Historic Preservation Commission Page 10
September 25, 2019
Bob Yapp and a meeting with multiple City Departments to discuss how to mitigate lead
hazards in wood windows for City-led rehabilitation projects. It was followed by a 4-hour
Wood Window Workshop led by Bob Yapp with about 30 participants. On Saturday and
Sunday, Heritage Works and the True North Initiative sponsored a two-day intensive
Wood Window Workshop at 2033 Washington, a True North property, training about 12-
15 community members that were a mix of contractors and property owners. On
Saturday morning, a Preservation Fair at Steeple Square took place with an expo in the
morning and 2 classes in the afternoon. Chairperson Hilgendort expressed that she
believed the workshop was well attended and overall the event was good for this first
time offering. Ms. Olson related that some people who were at the 2 day workshop also
attended the Lead-Safe Worker and Contractor trainings the following week. She
described some of the challenges with lead paint mitigation and the requirement for
occupants to leave the structure for only 2 weeks while work is being done, compared
with the need for glazing to cure for a minimum of 2 weeks during restoration. She
expressed her belief that it the meeting and events were a good start.
ITEMS FROM STAFF:
Election of Officers: Staff Member Carstens introduced the process, stating that
everyone is eligible to serve as Vice-Chair or Chair with the exception of Chairperson
Hilgendorf who cannot serve as Chair. Anyone can nominate themselves or someone
else who is eligible. Discussion of the elections and nominations followed, and
Chairperson Hilgendorf explained her experience as Chair and the role with the
Commission. Staff offered to provide help to the incoming Chair, consulting with the
chair before meetings, meeting about particular cases or issues, and providing training.
Discussion amongst the Commission continued and a desire to include all
Commissioners in the discussion was expressed.
Motion by Monk, seconded by Stuter, to table the election until the beginning of the next
meeting. Motioned carried 7-0, by the following vote: Aye — McAndrews, Klavitter, Rapp,
Clark, Daykin-Cassill, Monk, Stuter and Hilgendort; Nay — None.
Update on 1038 Bluff Street Project: Staff Member Chris Olson reviewed the project
update provided to Commissioners in the packet regarding the rehabilitation and
rebuilding of the original porch at 1038 Bluff Street. She stated the project contractor
persuaded the owner Dallas Kalmes to rehabilitate the porch as opposed to removing it
and rebuilding a deck in its place. He took this approach because it was both an easier
approach and he convinced the homeowner that they'd be happy with it. She stated that
the decking system and handrail system that was previously approved is still in place,
so the work will be a mix of rehabilitation, restoration and new detailing. The work is
consistent with the Architectural Guidelines, so she is working with the applicant as they
move forward.
Minutes — Historic Preservation Commission Page 11
September 25, 2019
Historic Preservation Resources and Training: Staff Member Olson referred to the
enclosures in the end of the packet which outline:
. a workshop that helps meet our requirements as a Certified Local Government
(CLG), and
. a research resources available to the Commission and to the public.
The items were sent from lowa CLG Coordinator Paula Mohr. Ms. Olson noted that
Commissioners interested in attending the training should contact Jane Glennon,
Planning Secretary, to register by October 17, 2019.
ADJOURNMENT: Motion by Daykin-Cassill, seconded by Rapp, to adjourn the
September 25, 2019 Commission meeting. Motion carried by the following vote 7-0:
Aye — McAndrews, Klavitter, Rapp, Clark, Daykin-Cassill, Monk, Stuter and Hilgendorf;
Nay — None.
The meeting adjourned at 725 p.m.
Respectfully submitted,
C is Happ Olson, Assistant Planner Adopted