Historic Preservation Review Commission Agenda - Amazon Web ...
DRAFT BENICIA HISTORIC PRESERVATION REVIEW COMMISSION HISTORIC PRESERVATION REVIEW COMMISSION MINUTES City Hall Commission Room January 26, 2017 6:30 PM 1. PLEDGE OF ALLEGIANCE 2. ROLL CALL OF COMMISSIONERS Present: Commissioners Delgado, Haughey, Maccoun, McKee, Reynolds, von Studnitz, and Chair Van Landschoot Absent: None Staff Present: Christina Ratcliffe, Community Development Director Ann Welsh, Contract Principal Planner Renata Di Battista, Associate Planner Dorothy Dickson-Dodds, Recording Secretary 3. REFERENCE TO FUNDAMENTAL RIGHTS OF PUBLIC . 4. ADOPTION OF AGENDA On a motion of Commissioner von Studnitz, and seconded by Commissioner Delgado, adoption of the Agenda was approved by the following vote: Ayes: Noes: Absent: Abstain:
Commissioners Delgado, Haughey, Maccoun, McKee, Reynolds, von Studnitz, and Chair Van Landschoot None None None
5. ELECTION OF OFFICERS (CHAIR AND VICE CHAIR) Commissioner Haughey nominated Commissioner Reynolds to be Chair. He was elected by the following vote: Ayes:
Commissioners Delgado, Haughey, Maccoun, McKee, Reynolds, von Studnitz, and Chair Van Landschoot 1
Noes: Absent: Abstain:
None None None
Chair Van Landschoot nominated Commissioner von Studnitz to be Vice Chair. He was elected by the following vote: Ayes: Noes: Absent: Abstain:
Commissioners Delgado, Haughey, Maccoun, McKee, Reynolds, von Studnitz, and Chair Van Landschoot None None None
6. OPPORTUNITY FOR PUBLIC COMMENT A. WRITTEN COMMENT - None B. PUBLIC COMMENT – None 7. CONSENT CALENDAR 7. A December 22, 2016 Draft Minutes On a motion of Commissioner McKee, and seconded by Commissioner Reynolds, the Consent Calendar was approved with changes by the following vote: Ayes: Noes: Absent: Abstain:
Commissioners Delgado, Haughey, Maccoun, McKee, Reynolds, von Studnitz, and Chair Van Landschoot None None None
8. REGULAR AGENDA ITEM 8.A HISTORIC PRESERVATION REVIEW COMMISSION 2016 ANNUAL REPORT & 20172018 WORK PROGRAM Ms. Di Battista provided a presentation. Chair Van Landschoot referenced Item M, and discussed the Ron Rice plaque that is proposed to be located on the east side of 1st Street where the old fire department used to be. Main Street, Historic Fire Museum, and Benicia Historical Society would also like to install a small bench. Commissioners agreed that planning should be involved in the placement of park benches, and the Historic Preservation Review Commission should have some approval. Ms. Ratcliffe said she would research and report back.
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Commissioner Haughey said the Solano County records do not pull Mills Act information as part of a title report. She inquired about people having this issue on their title report. Commissioner Reynolds asked to agendize the unreinforced masonry ordinance and an ordinance to prevent streamlined demolition of structures; eliminating language of city-issued demo permits in the municipal code. He said he wants to prevent loss of historical resources, and would like this added to the work program. Commissioners discussed historic property owners who neglect their property. The Commssion inquired about the involvement of code enforcement. Ms. Ratcliffe said the City Code Enforcement is complaint-driven. Commissioner McKee commented on the DMUMP and said he would like to request City Council approve funds to pay for contract staff. Commissioners discussed conflicts in the historic overlay district. Chair Van Landschoot asked if the Commission could have a joint meeting with the Planning Commission. In response Ms. Ratcliffe said that meeting would need to be scheduled in late 2017 or 2018. Commissioner Reynolds spoke to how the brochure could be improved with descriptions and key issues. Chair Van Landschoot reported that he submitted a Mills Act article to the Benicia Herald and that he will coordinate with property owners to write and submit articles. The newspaper will place the articles on the third page, in the first Sunday of the month edition. The Commissioners agreed on the items below as having priority in the respective order. 1 2 3 4 5
Downtown Mixed Use Master Plan – request additional funds for contract staff. Unreinforced Masonry Building Ordinance – moved up for advisory review to discuss strengthening the language Mills Act Historic Brochure – expand; request funds for design and printing Research Grants to assist homeowners in preserving historic homes Review Demolition Ordinance to better protect historic structures
The Commissioners concurred that newly elected Chair Reynolds would be the Historic Preservation Review Commission representative to present their report at the City Council meeting on March 21, 2017. Commissioner McKee recused himself and left the meeting. He is the architect for Item 8B.
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8.B Workshop to Discuss Proposed New Home Located at 398 East H Street Ms. Welsh provided an introduction. Ms. Fortain, property owner, provided a presentation. She explained her plan submittals and sought to receive feedback from the Commissioners. Commissioners asked questions about the driveway impacting the road. There was discussion about the requirement from Public Works to pave East Fourth Street and how to access the home, in the third and fourth site plans. There was discussion regarding the existing home being a Mills Act home and if this would have any bearing on a second home being built on the same lot. Commissioner Maccoun said he was having trouble visualizing the 4th plan and asked for more detailed plans in order to see that the home doesn’t detract from the neighborhood. He said he did not prefer the parking pad in front on the house. He said he liked the design of the porch on the 3rd plan. Commission Haughey said the City has a Conservation Plan, the Mills Act and the Historic District, and felt the Commission needs to look at the standards. She said she is not comfortable with a second unit or a house on Mills Act property. She felt the design seems to be a mix, and is concerned with it being compatible with the neighborhood. Commissioner Reynolds referenced the following Secretary of the Interior Standards: 1) Minimal change to site 3) Property is a “physical record” – NO false historical 9) New construction is “Different but compatible” 10) New construction cannot permanently alter essential form and integrity of site must remain. Commissioner Reynolds said he is concerned with the discussion and doesn’t see that the applicant is addressing staff’s feedback. He is concerned about the Mills Act. He wants to preserve and protect the Historic District and not be inconsistent with the Secretary of the Interior’s Standards. The new home should be a secondary structure to the Mills Act house; it should be a secondary feature to the historic home. He suggested the applicant look at the Bertol Brecht House in Santa Monica as an example of what could be done. Commissioner von Studnitz said he hopes staff can assist Ms. Fortain. He suggested reducing the size so as to not block the view of the east elevation. Commissioner Delgado said part of the problem staff is grappling with is the size. He suggested building the house so that it steps down the hill; keep it one story at street level with the second level stepping down in the rear. He felt that this house would be good on its own lot. He suggested moving the second story to the back 4
level. The driveway should come off 4th Street not East H Street. A landscaped front yard should replace the driveway along East H Street. For the fourth elevation, consider incorporating the extra parking space into a porch-like carport. He suggested lowering the roof height, and do an accurate grading plan. Commissioners advised her to look at other homes in the area. Chair Van Landschoot would like to see a smaller house built, and not as far back on the lot. He said to reduce the size of plan number 3, and the placement should be in line with the current house. 9. COMMUNICATIONS FROM STAFF Ms. Ratcliffe gave a Washington House follow-up. Firemen found damage from a previous fire years ago with charred wood, and that damage area was repaired. 10. COMMUNICATIONS FROM COMMISSIONERS Commissioners asked if the Planning Department has a list of architects. Ms. Ratcliffe said the department does not have a list of architects and does not make any recommendations. The Commission asked for an update on the Mason’s building and the Foundry. Ms. Ratcliffe said the Mason’s building applicant did pull a permit for additional scaffolding; they are still formulating a permanent fix for the structure. She said the Foundry appeal was going before the Building Board of Appeals on February 22, 2017. Chair Van Landschoot asked if the historical brochures could be displayed in the lobby area of Community Development Department. 11. ADJOURNMENT Chair Van Landschoot adjourned the meeting at 9:39pm.
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Commissioners Delgado, Haughey, Maccoun, McKee, Reynolds, von Studnitz, and Chair Van Landschoot None None None
5. ELECTION OF OFFICERS (CHAIR AND VICE CHAIR) Commissioner Haughey nominated Commissioner Reynolds to be Chair. He was elected by the following vote: Ayes:
Commissioners Delgado, Haughey, Maccoun, McKee, Reynolds, von Studnitz, and Chair Van Landschoot 1
Noes: Absent: Abstain:
None None None
Chair Van Landschoot nominated Commissioner von Studnitz to be Vice Chair. He was elected by the following vote: Ayes: Noes: Absent: Abstain:
Commissioners Delgado, Haughey, Maccoun, McKee, Reynolds, von Studnitz, and Chair Van Landschoot None None None
6. OPPORTUNITY FOR PUBLIC COMMENT A. WRITTEN COMMENT - None B. PUBLIC COMMENT – None 7. CONSENT CALENDAR 7. A December 22, 2016 Draft Minutes On a motion of Commissioner McKee, and seconded by Commissioner Reynolds, the Consent Calendar was approved with changes by the following vote: Ayes: Noes: Absent: Abstain:
Commissioners Delgado, Haughey, Maccoun, McKee, Reynolds, von Studnitz, and Chair Van Landschoot None None None
8. REGULAR AGENDA ITEM 8.A HISTORIC PRESERVATION REVIEW COMMISSION 2016 ANNUAL REPORT & 20172018 WORK PROGRAM Ms. Di Battista provided a presentation. Chair Van Landschoot referenced Item M, and discussed the Ron Rice plaque that is proposed to be located on the east side of 1st Street where the old fire department used to be. Main Street, Historic Fire Museum, and Benicia Historical Society would also like to install a small bench. Commissioners agreed that planning should be involved in the placement of park benches, and the Historic Preservation Review Commission should have some approval. Ms. Ratcliffe said she would research and report back.
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Commissioner Haughey said the Solano County records do not pull Mills Act information as part of a title report. She inquired about people having this issue on their title report. Commissioner Reynolds asked to agendize the unreinforced masonry ordinance and an ordinance to prevent streamlined demolition of structures; eliminating language of city-issued demo permits in the municipal code. He said he wants to prevent loss of historical resources, and would like this added to the work program. Commissioners discussed historic property owners who neglect their property. The Commssion inquired about the involvement of code enforcement. Ms. Ratcliffe said the City Code Enforcement is complaint-driven. Commissioner McKee commented on the DMUMP and said he would like to request City Council approve funds to pay for contract staff. Commissioners discussed conflicts in the historic overlay district. Chair Van Landschoot asked if the Commission could have a joint meeting with the Planning Commission. In response Ms. Ratcliffe said that meeting would need to be scheduled in late 2017 or 2018. Commissioner Reynolds spoke to how the brochure could be improved with descriptions and key issues. Chair Van Landschoot reported that he submitted a Mills Act article to the Benicia Herald and that he will coordinate with property owners to write and submit articles. The newspaper will place the articles on the third page, in the first Sunday of the month edition. The Commissioners agreed on the items below as having priority in the respective order. 1 2 3 4 5
Downtown Mixed Use Master Plan – request additional funds for contract staff. Unreinforced Masonry Building Ordinance – moved up for advisory review to discuss strengthening the language Mills Act Historic Brochure – expand; request funds for design and printing Research Grants to assist homeowners in preserving historic homes Review Demolition Ordinance to better protect historic structures
The Commissioners concurred that newly elected Chair Reynolds would be the Historic Preservation Review Commission representative to present their report at the City Council meeting on March 21, 2017. Commissioner McKee recused himself and left the meeting. He is the architect for Item 8B.
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8.B Workshop to Discuss Proposed New Home Located at 398 East H Street Ms. Welsh provided an introduction. Ms. Fortain, property owner, provided a presentation. She explained her plan submittals and sought to receive feedback from the Commissioners. Commissioners asked questions about the driveway impacting the road. There was discussion about the requirement from Public Works to pave East Fourth Street and how to access the home, in the third and fourth site plans. There was discussion regarding the existing home being a Mills Act home and if this would have any bearing on a second home being built on the same lot. Commissioner Maccoun said he was having trouble visualizing the 4th plan and asked for more detailed plans in order to see that the home doesn’t detract from the neighborhood. He said he did not prefer the parking pad in front on the house. He said he liked the design of the porch on the 3rd plan. Commission Haughey said the City has a Conservation Plan, the Mills Act and the Historic District, and felt the Commission needs to look at the standards. She said she is not comfortable with a second unit or a house on Mills Act property. She felt the design seems to be a mix, and is concerned with it being compatible with the neighborhood. Commissioner Reynolds referenced the following Secretary of the Interior Standards: 1) Minimal change to site 3) Property is a “physical record” – NO false historical 9) New construction is “Different but compatible” 10) New construction cannot permanently alter essential form and integrity of site must remain. Commissioner Reynolds said he is concerned with the discussion and doesn’t see that the applicant is addressing staff’s feedback. He is concerned about the Mills Act. He wants to preserve and protect the Historic District and not be inconsistent with the Secretary of the Interior’s Standards. The new home should be a secondary structure to the Mills Act house; it should be a secondary feature to the historic home. He suggested the applicant look at the Bertol Brecht House in Santa Monica as an example of what could be done. Commissioner von Studnitz said he hopes staff can assist Ms. Fortain. He suggested reducing the size so as to not block the view of the east elevation. Commissioner Delgado said part of the problem staff is grappling with is the size. He suggested building the house so that it steps down the hill; keep it one story at street level with the second level stepping down in the rear. He felt that this house would be good on its own lot. He suggested moving the second story to the back 4
level. The driveway should come off 4th Street not East H Street. A landscaped front yard should replace the driveway along East H Street. For the fourth elevation, consider incorporating the extra parking space into a porch-like carport. He suggested lowering the roof height, and do an accurate grading plan. Commissioners advised her to look at other homes in the area. Chair Van Landschoot would like to see a smaller house built, and not as far back on the lot. He said to reduce the size of plan number 3, and the placement should be in line with the current house. 9. COMMUNICATIONS FROM STAFF Ms. Ratcliffe gave a Washington House follow-up. Firemen found damage from a previous fire years ago with charred wood, and that damage area was repaired. 10. COMMUNICATIONS FROM COMMISSIONERS Commissioners asked if the Planning Department has a list of architects. Ms. Ratcliffe said the department does not have a list of architects and does not make any recommendations. The Commission asked for an update on the Mason’s building and the Foundry. Ms. Ratcliffe said the Mason’s building applicant did pull a permit for additional scaffolding; they are still formulating a permanent fix for the structure. She said the Foundry appeal was going before the Building Board of Appeals on February 22, 2017. Chair Van Landschoot asked if the historical brochures could be displayed in the lobby area of Community Development Department. 11. ADJOURNMENT Chair Van Landschoot adjourned the meeting at 9:39pm.
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