Minutes Historic Pres 4 20 06
MINUTES
f11~TORIC PRe~\1tiTION OOMMI~ION
REGULAR SESSION
Thursday, April 20, 2006 0 RA" 'FT
5:00 p.m. ' " ' "
Auditorium, Carnegie Stout Library , "
360 W. 11th Street, Dubuque, Iowa .
PRESENT:
Chairperson Stuart; Commission Members John Whalen, Chris Olson,
Mike Coty, and Mary Loney-Bichell; Staff Members Laura Carstens and
David Johnson.
ABSENT:
Commission Members Chris Wand and Jim Gibbs.
AFFIDAVIT OF COMPLIANCE: Staff presented an Affidavit of Compliance verifying the
meeting was being held in compliance with the Iowa Open Meetings Law.
CALL TO ORDER: The meeting was called to order by Chairperson Stuart at 5:34 pm.
MINUTES: Motion by Olson, seconded by Loney-Bichell, to approve the minutes March
23,2006 as submitted. Motion carried by the following vote: Aye - Whalen, Olson, Coty,
Loney-Bichell, and Stuart; Nay - None.
DESIGN REVIEW: Application of Lynne Devaney for a Certificate of Appropriateness
to allow a two-story addition on the south side of the residence, a two-car detached
garage in the rear of the property and the repair and replacement of the soffits and
gutters for the property located at 1050 Melrose Terrace in the Langworthy Historic
Preservation District.
Ms. Devaney explained she wished to build a two-story addition, a two-car detached
garage and replace the soffits and gutters on her residence. Ms. Devaney explained
the two-story addition will include a screened porch, kitchen, bath and family room
expansion on the main level. The second story will include a master bedroom and
bath. Ms. Devaney explained the two-story addition will maintain the roof line and
design elements of the house. She stated the two-car detached garage will be located
in the rear corner of the property.
Ms. Devaney explained squirrels are gnawing on the soffrt and she has repaired it twice
since taking ownership of the house. Ms. Devaney circulated PVC materials which her
contractor recommended as an alternative material to wood for the bead board soffit.
She explained the wood soffit will be removed rather than covered up with the PVC
bead board soffit. Ms. Devaney also stated she wished to use the pve material for
siding on the residence.
Staff Member Johnson reviewed the staff report. He noted the residential addition will
only be visible from 3rd Street.
Minutes - Historic Preservation Commission
April 20, 2006
Page 2
The Commission discussed the use of PVC products verses cemplank products as
alternative materials. The Commission explained they liked how the PVC material
reflected the profile of the existing wood bead board soffit, whereas the cemplank
doesn't. The Commission expressed concern that the PVC material would not breathe
as well as wood or cemplank. The Commission stressed the importance of properly
installing the PVC material to allow the enclosed areas to ventilate. They
recommended using the smooth finish on all PVC material used in the project.
Chairperson Stuart asked whether the PVC material can take paint. Ms. Devaney
assured the Commission it can. Chairperson Stuart emphasized the importance of
following the manufacturer's instructions for preparing the material for paint.
The Commission reviewed the construction drawings and list of materials to be used in
the project. Ms. Devaney explained the materials used in the addition and garage will
match materials on the existing residence. The Commission discussed the roofing
material, siding and windows for the addition. The Commission noted the plans show
redwood lap siding profile to match the existing siding and casement windows to match
the existing windows. The Commission emphasized that the materials in the addition
mimic the size, shape and profile of design elements of the existing residence.
The Commission discussed the proposed detached garage. The Commission
expressed appreciation for the amount of thought that went into the garage; however,
they were concerned that the gable roof proposed on the garage did not match the hip
roof on the residence. Commissioner Olson explained design elements of the garage
should reflect design elements of the house. The Commission specifically addressed
the roof, windows and posts. The Commission felt the location of the garage was
consistent with the Architectural Guidelines.
The Commission questioned whether later approval of the garage would create a
substantial hardship. Ms. Devaney explained it would be a hardship on her contractor.
The Commission questioned approving the footprint of the garage so concrete work can
begin on the garage. Staff Member Johnson explained approval of the footprint would
only approve the dimensions and location of the garage. He stated work could then
begin and Ms. Devaney could then come back at another meeting to address the
design elements of the garage.
Motion by Whalen, seconded by Bichell to approve the residential addition as proposed
in the construction drawings, footprint of the garage and proposed PVC material for the
bead board soffit which matches the profile of the existing bead board soffit, with the
conditions that the PVC bead board soffit should have the smooth side exposed and
painted, the windows should match the existing windows on the residence, and wood
casement with exterior wood cladding with a baked or painted finish from the factory is
acceptable. Motion carried by the following vote: Aye - Whalen, Olson, Coty, Bichell
and Stuart; Nay - None.
Minutes - Historic Preservation Commission
April 20, 2006
Page 3
DESIGN REVIEW: Application of Jan Imhoff/PAL LLC for a Certificate of
Appropriateness to replace the top five steps and platform with cement, replace the
bottom two limestone steps with limestone colored cement and replace both wrought
iron railings on the front stoop for property located at 1689-1691 Main Street in the
Jackson Park Historic Preservation District.
Jan Imhoff, representative of PAL, LLC, explained they have been renovating the
property located at 1689-1691 Main Street. She stated they have been before the
Commission for renovations to the front porch. She explained in an effort to finish the
front porch renovation, PAL LLC is requesting a Certificate of Appropriateness to
replace the top five steps and platform with cement, replace the bottom two limestone
steps with limestone colored cement and replace both wrought iron railings on the front
stoop of the property.
Ms. Imhoff distributed a photograph of the property and a color pallet for the decorative
concrete. She explained the top five steps are cement and the bottom two steps are
deteriorated limestone. She explained they propose to replace the bottom two
limestone steps with limestone colored concrete. She explained the colored concrete
will be durable and natural looking.
Ms. Imhoff stated their goal is to rehabilitate the porch and stoop in accordance with the
photograph from the 1970s. She noted the concrete steps, porch and other portions of
the building. She explained the proposed stoop repair will be a minimal change and
would not remove any historical features. She stated the limestone cannot be repaired
and therefore the colored concrete will be textured slate rolled. Ms. Imhoff reviewed the
projects against the Secretary of the Interior's Standards for Rehabilitation.
Staff Member Johnson reviewed the staff report, property history, project and design
guidelines for use of alternate materials. Staff Member Carstens noted the use of
textured, colored concrete in Old Main.
Staff Member Johnson explained the applicants were previously cited for a deteriorated
porch by the Housing and Community Development Department. The porch was
deteriorated and pulling away from the residence. The applicants applied for a building
permit to remove the front porch and reconstruct it to bring it into compliance. Staff
signed off on a building permit making a "determination of no material change." The
applicants proceeded to reconstruct the front porch based on photo documentation.
However, the front porch had been expanded outside the footprint of the existing
structure as depicted in 1979 photographs. On September 15, 2005 the applicants
received a Certificate of Appropriateness to allow the expanded front porch.
Chairperson Stuart noted the Staff sign off on the building permit was for a "no material
change of effect". He questioned the change in the footprint of the front porch.
Chairperson Stuart explained the front porch was not reproduced as had been
Minutes - Historic Preservation Commission
April 20, 2006
Page 4
promised as part of the approval. Ms. Imhoff noted the change in the porch size was
brought before the Historic Preservation Commission and the Commission approved a
Certificate of Appropriateness. Commissioner Stuart stated he did not agree with the
previously approved Certificate of Appropriateness. Ms. Imhoff explained she did not
feel the Commission should revisit past Certificates of Appropriateness. She asked the
Commission to consider the current application.
The Commission reviewed the drawings provided by the applicant. Chairperson Stuart
stated the drawings depict the new steps extending beyond the footprint of the existing
steps. The Commission expressed concern that the footprint of the existing steps will
be extended closer to the sidewalk. Chairperson Stuart stated he would like to see the
profile of the existing steps maintained. He explained limitations with maintaining the
existing profile since building codes will require a consistent rise and run.
Commissioner Whalen suggested that the existing limestone steps be removed and
replaced with steps that are textured, limestone colored concrete.
Chairperson Stuart noted the Commission did not receive detailed drawings for the
proposed hand rail and was therefore reluctant to approve the hand rail as part of the
current request. The Commission discussed the hand railing location, style and code
requirement. The Commission recommended PAL LLC submit a detailed plan for the
porch railing for consideration at a later date.
Motion by Stuart, seconded by Whalen to approve the request with the provision that
the footprint of the first step be verified by City Staff and the leading edge of the first
step be the same as the existing step, a stamped and stained limestone colored
concrete be allowed for the stairs, and the stairs should be compliant with building
codes. Motion carried by the following vote: Aye - Whalen, Olson, Coty, Bichell and
Stuart; Nay - None.
DESIGN REVIEW: Application of Dale & Sherry McDonell for a Certificate of
Appropriateness to remove existing one-car detached garage and replace with a two-
car detached garage for property located at 115 Alpine Street in the Jackson Park
Historic Preservation District.
Dale McDonell explained he would like to tear down the existing detached garage and
construct a new two-car detached garage. Mr. McDonell distributed a revised elevation
view of the residence and proposed garage fac;:ades that was not included in the
Commission packets.
Chairperson Stuart noted that applicant had been before the Commission the previous
month for consideration of a two-car attached flat roof garage. Mr. McDonell explained
he took into consideration the suggestions the Commission had offered at the previous
meeting and revised his garage plans accordingly. He explained he incorporated
design elements from the house as well as suggestions from the Architectural
Minutes - Historic Preservation Commission
April 20, 2006
Page 5
Guidelines for Historic Structures in his revised garage plans.
The Commission reviewed the proposed list of materials provided with the application.
Mr. McDonell explained the shingles will match the shingles on the roof of the house.
He stated the fiber cement lap siding will match the color of the siding on the house.
Mr. McDonell stated he was agreeable to using the smooth side of the cemplank
material.
The Commission stated the garage windows should be proportional to the windows on
the house. Commissioner Whalen suggested the gable window on the proposed
garage should match the gable window on the residence. Mr. McDonell stated the side
windows and gable windows on the garage will match the profile of the windows on the
residence.
Dale McDonell explained the pedimented gable on the fayade of the residences will be
imitated on the fayade of the garage. He stated the overhead doors are aluminum. He
explained the service door will have a window above it.
Staff Member Johnson presented the staff report. He explained Mr. McDonell was
directed to incorporate design elements from the house as well as page A-59 from the
Architectural Guidelines for Historic Structures. Staff Member Johnson stated Mr.
McDonell worked with Staff on some of the design issues.
Motion by Stuart, seconded by Whalen to approve the request as depicted in the
drawings submitted at the meeting which depict a pedimented gable on the garage
provided the part of the gable parallel to the garage have sufficient depth and it is flush
with the other parts of the gable, and the cemplank be painted smooth side out.
Motion carried by the following vote: Aye - Whalen, Olson, Coty, Bichell and Stuart;
Nay - None.
DESIGN REVIEW: Application of Dave Stuart/Jade Engineering LLC for a Certificate
of Appropriateness to demolish existing front porch for property located at 1589/1591
Bluff Street in the Jackson Park Historic Preservation District.
Dave Stuart removed himself from the Commission table, and stated he is an agent for
Jade Engineering LLC. He explained Jade Engineering LLC is the owner of the
property. Mr. Stuart explained he was seeking permission to demolish the front porch.
He explained the front porch is not original to the structure. He stated the front porch
needs to be removed to make repairs to the front fac;:ade of the building.
Mr. Stuart explained the architectural survey was incorrect with regard to the front
doors. He stated the doors above the porch floor were not originally windows as the
architectural survey indicates. He also explained he found ghosting which indicates the
original porch was much smaller. Mr. Stuart stated interior features indicate the dormer
Minutes - Historic Preservation Commission
April 20, 2006
Page 6
is original to the structure; however, the dormer roof appears to be modified in the
craftsman style.
Staff Member Carstens stated the staff report explains the basement walkout front
doors were sealed beneath the porch which would support the fact that the porch is not
original to the structure.
Mr. Stuart stated the concrete stairs will remain and a temporary rail will be installed
during construction to address safety concerns and satisfy Occupational Safety and
Health Administration requirements. He stated he has researchers currently looking
into the history of the porch and will come back to the Commission for approval of the
design.
Motion by Whalen, seconded by Olsen to approve the request to demolish the existing
front porch. Motion carried by the following vote: Aye - Whalen, Olson, Coty, Bichell;
Nay - None; Abstain - Stuart
ITEMS FROM PUBLIC:
Former Dubuque BrewinQ and MaltinQ Comolex
Mike McCoy, 3M Development, LLC, stated he is an owner of the Dubuque Brewing and
Malting Complex. He explained he intends to demolish the H & W building. Mr. McCoy
expressed frustration over the application process to obtain a demolition permit to tear
down the property. Mr. McCoy stated he has had crews lined up to demolish the building
that he has had to let go. He stated the process has cost him a lot of money.
Staff Member Johnson referenced a letter dated April 4, 2006 addressed to Mr. McCoy
which explained that Mr. McCoy had submitted an incomplete application, and therefore his
request for a demolition permit could not be placed on the Historic Preservation
Commission Agenda.
Mr. McCoy stated he did not purchase the building to save it. He stated he purchased the
building to salvage it and make money from it. Mr. McCoy stated he took possession ofthe
building in December and has not been able to do anything with the building because of
the Conservation District that was created. Mr. McCoy questioned the legality of the
Conservation District. Chairperson Stuart interjected and explained to Mr. McCoy the
Commission will not discuss the legality of the Conservation District. Chairperson Stuart
stated the Commission will only engage in a general discussion about the property until
such a time that the item is on the Design Review Agenda.
Chairperson Stuart stated there are rules established for demolition within Conservation
Districts. The rules are in place to protect buildings that have historical and community
value and have viable economic uses. He explained there are no standards that say it is
alright to tear down a building because you can make more money from demolishing it
Minutes - Historic Preservation Commission
April 20, 2006
Page 7
instead of keeping it. He explained Conservation Districts are established by the City
Council and identify properties with architectural or historical significance. He stated the
burden is to prove that the building isn't economically viable, not that you can make more
money by salvaging it.
Mr. McCoy stated the materials he submitted to staff support that. Mr. McCoy estimated
the value of the salvaged materials. He stated he would welcome offers for the building.
He said he received one offer with no real communication. He said they are willing to
move, but they will not sell the building for what they paid for it because he knows what he
can make on it.
Commissioner Olson requested Mr. McCoy submit a complete application so the matter
can be discussed in detail. Mr. McCoy stated that he has resubmitted materials and
questioned what else was needed to be placed on the design review agenda. Staff
member Johnson explained the original submittal had a number of deficiencies, and he
had not yet had an opportunity to review the most recent submittal.
Mr. McCoy specifically addressed the requirement that an estimated market value after the
proposed demolition and after renovation of the existing property for continued use be
provided. He stated Jack Felderman was unable to provide that information because it
would be illegal. Commissioner Coty stated it is possible. He explained he is working with
a bank on a rehabilitation project and the loan was based on an appraisal of the property
after the future renovation.
Mr. McCoy questioned whether the figures provided in his application were correct. Staff
Member Johnson explained it is not his position to judge the quality or accurateness of an
application for a demolition permit. Mr. Johnson explained he is responsible for making
sure a complete application is submitted. Commissioner Olson reiterated the need to
submit a complete application. Chairperson Stuart suggested allowing staff the time to
review the newly submitted materials and work with the applicant to get a complete
application.
Shot Tower Calendar Proiect
Staff Member Carstens explained that Central Alternative High School is developing a
calendar to commemorate the Shot Tower's 150th anniversary. She explained a portion of
the proceeds will go to four organizations, including the City of Dubuque for a new flagpole
to be placed on top of the tower once the tower is rehabilitated. The Commission stated
they wished to support the project.
Motion by Whalen, seconded by Stuart to recommend financial support in the amount
of $500 for the Shot Tower calendar project and request the City of Dubuque Historic
Preservation Commission be recognized and the calendar incorporate a Historic
Preservation Day in May. Motion carried by the following vote: Aye - Whalen, Olson,
Coty, Bichell and Stuart; Nay - None.
Minutes - Historic Preservation Commission
April 20, 2006
Page 8
11 th Street Elevator Area
Staff Member Carstens brought to the Commission's attention a letter submitted by
Andrew Brachman, who was responsible for transforming the 11th Street elevator area
into a park as part of his Eagle Scout project. The Commission stated Mr. Brachman's
efforts were exceptional and the park looked great. To recognize Mr. Bachman's
efforts, the Commission requested a ribbon cutting ceremony with Historic Preservation
Commission and City Council members present during Historic Preservation Month.
ITEMS FROM COMMISSION:
Update on former Dubuaue Brewina and Maltina Complex
The Commission discussed the importance of doing a better job of documenting to the City
Council the reasons for their recommendations on demolition permit requests.
Chairperson Stuart expressed concern that 3-M Development LLC has greatly
overestimated the amount of materials that can be salvaged. He stated he was concerned
that the company can walk away from the project and the City may have a half demolished
building to deal with should City Council approve the demolition. He recommended a bond
be posted to protect the City's financial interests.
Commissioner Olson requested an educational session be held for the Historic
Preservation Commission and the City Council with regard to economic non-viability of
buildings and structures. She requested the session include legal staff, representatives
from the National Trust for Historic Preservation or other experts. She felt the education
session would help decision makers evaluate demolition permit requests. Commissioner
Olson specifically suggested contacting Betsy Merritt, Counsel for the National Trust to see
if she can attend or provide case law. Staff Member Carstens recommended that City
Finance Director, Ken Tekippe be asked to assist with reviews of any applications for
demolition based on economic hardship.
Vacant and Abandoned Buildinas
The Commission discussed the definition of blight in connection with the Demolition by
Neglect section of the Historic Preservation Ordinance. Staff Member Carstens
explained extensive research has been conducted to try to better define blight as it
relates to Demolition by Neglect and the enforcement of vacant and abandoned
buildings. Staff Member Carstens explained the City is considering a consolidated
vacant and abandoned buildings chapter of the ordinance or a new chapter. The code
would clearly identify responsibility for enforcement and clearly outline administrative
procedure for enforcement of blighted, vacant and abandoned buildings.
She added the City is considering requiring licensing for vacant and abandoned
buildings. She explained the focus of the ordinance changes would be on the exterior
elements of a building. She stated the licensing would allow for interior inspections with
an emphasis on life safety issues.
Minutes - Historic Preservation Commission
April 20, 2006
Page 9
Chairperson Stuart questioned whether licensing fees and enforcement can be done on
a sliding scale with fees rising the longer a building is vacant as a disincentive. He also
requested staff check into the Fire Code as it potentially relates to vacant and
abandoned buildings.
Update on Historic Preservation Month/Mav Meetina
Chairperson Stuart stated he had spoken with Amy Boynton about holding the May
Historic Preservation Meeting at the Mandolin Inn. He stated Ms. Boynton agreed to
have the meeting at the Inn. Chairperson Stuart requested Staff contact Ms. Boynton
to work out space requirements.
ITEMS FROM STAFF:
Buildina Services Dept. - Status Report on Historic Preservation Enforcement
Staff Member Johnson reviewed the April Enforcement Report. The Commission
requested property owner names be included on the enforcement report.
The Commission directed staff to inform Building Services Manager Rich Russell of broken
windows at 1349 Prairie Street. The Commission also requested enforcement on 1163
Highland. The Commission explained a Certificate of Appropriateness was issued in 2002
to allow the property owner to repair the front porch provided the columns be made of
wood. They explained the repairs to the porch and soffits have not yet been finished.
Staff Member Johnson stated he received a request from Greg Stover to extend the
timeline for compliance. He stated Mr. Stover has submitted an incomplete application for
a Certificate of Appropriateness. He explained Mr. Stover still needs to submit construction
drawings for the completed work and future work. The Commission stated they did not
wish to extend the timeline for compliance for the property at 1145 Locust. The
Commission also discussed revoking the possibility of revoking the building permit for the
work done at the property since the plans have changed. They discussed that Mr. Stover's
architect can provide the required drawings and attend the Commission meeting in his
absence.
Motion by Whalen, seconded by Bichell to request the building permit issued for the
property located at 1145 Locust Street be revoked. Motion carried by the following
vote: Aye - Whalen, Olson, Coty, Bichell; Nay - None; Abstain - Stuart.
ADJOURNMENT: The meeting adjourned at 8:45 p.m.
Respectfully submitted,
David Johnson, Assistant City Planner
Adopted