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HomeMy WebLinkAbout01.18.06 Work Session Minutes Council/Heritage Preservation Commission Workshop Minutes January 18, 2006 Mayor Soderberg called the meeting to order at 6:30 pm. Present: Council - Mayor Soderberg, Councilmembers McKnight, Pritzlaff, Wilson HPC - Bev Preece, Edgar Samuelson, Tim Burke, Danielle Stuckle, Robert Vogel Also Present: Lisa Shadick, Administrative Services Director; Tony WhippIer, Assistant City Planner; Cynthia Muller, Executive Assistant Residents: Loren Schulz, Earl and Judy Teporten, Gary and Cindy Raynor, David and Kathleen Thelen, Steven and Lisa Bolduc MOTION by McKnight, second by Pritzlaffto approve the agenda. APIF, MOTION CARRIED. Historic property owners were invited to this workshop because the City has obtained federal funding to prepare the paperwork necessary to create 5-7 additional Heritage Landmarks. There are 4,000-6,000 cities with historic preservation programs. Farmington participates in the National Historic Preservation Program - Certified Local Government. Consultant Vogel gave an overview of the historic preservation program. The HPC preserves, through zoning, the most important local landmarks that reflect the entire spectrum of the historical experience. We do not preserve everything that is old. The HPC is not a historical society, we are in the future business. The focus of the program is on what will happen in the future and to try to modify patterns of behavior so that buildings have a chance to survive and also create an environment at City Hall where the past is treated with respect and historic landmarks are given consideration in community development. The biggest threat to historic buildings is not the people who own them, but misdirected and misguided or just plain indifferent public policies that emanated from City Hall. There are a number of preservation issues that stem from other decisions from enforcing building codes that do not apply to historic buildings to what to do with the downtown or whether to have two or three downtowns. Through planning, the HPC tries to set up a way for decisions to be arrived at so that significant historic properties get consideration. This is done very effectively in Farmington. The HPC protects about a dozen designated landmarks and there are another dozen pending. The capacity of the program is designed for 20-30 heritage landmarks to be designated. The HPC is concerned with buildings, structures, landmarks that are over 50 years old. The HPC oversees the landmark designation program. All designations have to start with the HPC. They decide what is significant, what is worth preserving and what is not, and what should be designated or re-zoned. The HPC's decision is forwarded to the Council for approval. The HPC also gives up to three Historic Preservation awards per year. When the HPC decides something meets the criteria for landmark designation and is eligible it issues a Findings of Significance which is forwarded to the Council. The designation process does not proceed until the resources are available to prepare the designation study and the owner's permission is received. Landmark designation is a form of zoning that stays with the property. The landmark status is the same as the National Register of Historic Places. The program relies on voluntary compliance. It is up to the owners to care for their property. Under the City's building codes, historic properties get additional consideration. The landmark status gives the building official, the fire marshal, etc. a great deal of flexibility on how to make codes Council/HPC Workshop January 18,2006 Page 2 work. It allows a common sense approach to code approval. Residents can also contact Consultant Vogel for suggestions on restoring historic homes. When restoring a home, fix the roof first and the foundation last. Do not make door and window openings larger than they were. Consultant Vogel will come to the home, if the resident requests, to offer suggestions on remodeling and where to obtain materials. He will bring a building inspector or planner with him to determine what can be done. The landmark property is put on a protection list where the particular building is not regulated, but the HPC does watch for highway projects and what neighboring projects are being done. When the Development Committee meets regarding what the implications will be with a development, a key piece of information is the list of designated landmarks and properties found to be significant. If a project is across the street, a consultation process starts. There are benefits to having a property designated as a landmark. The down side is there is no financial incentive for historic property owners, but that will change. A bill was brought to the last legislature that if voted on, would have given a 20% investment tax credit. Right now the only tax incentive for historic properties are those that are commercial or that generate income such as a bed and breakfast and farms. This depends on the level of income. This Old House Act adjusts the property tax based on the amount of improvements made to the property. When designated as a landmark, the market value rises. The designation has a prestige factor. When a Preservation Award is given a sign is placed in the yard and it stimulates neighbors to improve their property. There are not as many insurance companies that are not wanting to insure older homes as there used to be. Prospective buyers should check with insurance companies to see if their rates would be higher. Design review is the regulatory part ofthe program. Owners are only required to have a Certificate of Appropriateness for demolition, to move a historic building, or building a new structure such as a garage. Additions, remodeling, maintenance, etc. do not require a special permit. It is discouraged to build garages that compete with the house, sometimes called carriage houses. Residents appreciated Council taking their time to come to this meeting. It was asked if the Planning Commission was invited. Staff explained that Council wants to have joint meetings with each of the commissions. The resident noted the Planning Commission members are the ones that have the power. The interface happens at the Planning Commission level and once they sign off, it goes to the Council. For owners of historic homes, the biggest fear is structures surrounding the home. The property on the southeast comer of 6th Street and Oak Street will be coming up for sale and is a non-conforming property. Residents asked if there was an umbrella of protection for what could happen with that property. Consultant Vogel stated the HPC reviews new construction that is adjacent to landmark properties. Residents felt that the landmark designation has some teeth to it. However, residents noted that land owner rights trumps everything. A resident would like to have their home designated as a landmark if the City, the Council, the Planning Commission were behind preservation. This would safe guard the home for generations to come. There was a concern that the mindset is fluid and the documents and the laws do not have the teeth to protect them. Residents noted that Farmington differentiates from other cities because ofthe historic structures and the downtown. Councilmember Wilson felt this Council was on the same page with wanting to recognize the past. The fact we have the Heritage Preservation Commission provides a good foundation for preserving the historic and downtown area. CouncillHPC Workshop January 18,2006 Page 3 Consultant Vogel presented the Historic Context Study which creates the framework for determining what is eligible. This identifies the important themes in Farmington history that we want reflected by landmarks. It is the guide for how we deal with the past. The work of the HPC is to deal with future events. The Context Study divided the City into 16 heritage preservation planning areas. These areas were reviewed one at a time. Last year the rural area was reviewed. The data collection is 75% completed. The survey should be done in 2-3 years. Consultant Vogel distributed a list of properties currently designated as heritage landmarks and properties determined to be eligible for designation. To decide if a property is eligible for designation Consultant Vogel prepares a report for the HPC. There are four criteria: - There was a significant event at the property - The property is associated with a significant person - Architectural history - The property's information value Then the HPC applies another set of criteria. The buildings have to have integrity or authenticity. Residents felt if a building is designated it is very important to look at what goes on in the adjacent area. Affects to historic buildings are visual as well as direct. The area around a building includes anything within the line of sight. If the Bolduc's home (520 Oak Street) was designated a landmark, and the property across the street comes up for sale, the HPC would have to review what is being done with that property. Consultant Vogel stated the process starts with what the owners expect to see and what the decision makers can effectively do. A resident noted if his home had been designated a landmark, the HPC recommendation to the Planning Commission to not put in townhomes across the street would have to stand. A resident noted there will be a lot of redevelopment coming. There will be situations where there will be appropriateness of decision. Who is the group that interfaces in a historic area? Does the HPC have defined tools or will there be a group of people deciding on the type of siding? Has this been defined? Consultant Vogel replied yes. To regulate a property across the street, not the landmark property, new construction or demolition would be regulated with the Certificate of Appropriateness. The color of paint, or removing a porch would not require a Certificate of Appropriateness. If the structure were tom down, it would require a certificate. Ifsomething else were built on the lot, it would require a certificate. The guidelines used have been adopted by the City and are the Secretary of the Interior Standards for Historic Preservation. There is a section that deals with new construction. Consultant Vogel's advice to the City would be to regulate things like building height, setback, and maybe exterior finishes. It is reasonable and common practice to require that new housing adjacent to historic buildings conform to the neighborhood. Mayor Soderberg noted we have a couple examples of in- fill development in this area of the City. One type is the townhomes that are inconsistent with the look and the history of the neighborhood. There is another example on 5th Street where in-fill development fits in perfectly. He asked how do we get to a point where we get some teeth to require that. Consultant Vogel replied the best way to address that is not through the historic preservation code, but through the building code at a neighborhood level. Create a zoning classification for neighborhoods that allows you to regulate the big things about in-fill construction. It is not the fine details that make them inconsistent. It is the basic form, shape and proportion that makes them conflict. This is done the same way that zoning ordinances are written now. They are very explicit in some cases Council/HPC Workshop January 18, 2006 Page 4 about what can be built in certain areas. Mayor Soderberg stated this is something the Planning Commission would take on as an amendment. Consultant Vogel stated it works better on their side. Mayor Soderberg stated it would be something in a specific zone, such as downtown residential, an area from Akin to Main Street to Denmark to hwy 3. Consultant Vogel stated there is already the structure and the way to enforce it is built into the zoning code. The historic preservation ordinance revolves around basing arguments on historical significance or non- significance or the threat to historical integrity. Weare talking about architectural standards for new construction because you not only want to enhance the historic properties, you want to enhance the non-historic properties in the neighborhood. Residents asked if this is something that can be started. Mayor Soderberg noted Council could direct staff or the Planning Commission to craft something for the downtown area as far as in- fill. Residents asked if it would be just residential or also commercial. Mayor Soderberg replied it would involve identifying a zone and then the requirements or standards for that particular zone. The zoning maps do not identify the downtown as a separate zone except for the business area which is designated as downtown business. It would certainly change the downtown residential and define the parameters as to where that is. Residents are talking about an area bounded by Ash Street to the south, Main Street or Willow Street to the north, Denmark to the west, and hwy 3 to the east is known as the historic downtown area. Consultant Vogel felt a very good case could be made for the original core of the downtown for this zoning. Residents were very concerned about the property on the comer of 6th Street and Oak Street and what will happen if that property is sold and the house is demolished. They are concerned with what could be built there. They are concerned the designation or the zoning may not happen fast enough. A resident stated one problem is the HPC can only make a recommendation. The Planning Commission is totally oblivious to any of this. They are used to code conformances and are not used to being a style police. You get into a gray area unless there are parameters to deal with. There are architectural considerations that if they could be framed in an ordinance, there might be a chance. Mayor Soderberg stated this requires designating a zone. This is something where the HPC could make a recommendation to the Council and the HPC could also help in crafting the ordinance. The Planning Commission deals with zones, plans, ordinances and the comp plan the way they are. They are oblivious to things that deal with historic preservation. They stay very focused and they have a great deal of education and knowledge in that area. The HPC with the aid of Consultant Vogel can make a recommendation to Council and if the Council decides this is what they want to do, can direct the Planning Commission to do that. The HPC can be involved in crafting that so it meets the objective they are trying to obtain. The process could start with a recommendation from the HPC. Mayor Soderberg asked what is it that delays or holds up the designation. Consultant Vogel replied it is his time. The City buys so much of his time and there are critical things that come up. We were involved in a case with the building official and contractor who built a porch on a designated property and that had to be resolved. The HPC is at the start of getting its annual work program together. Chair Preece noted the Council has to remember that they are the final line and they have the say one way or another when the HPC makes these decisions. The HPC and the Planning Commission all try to make the best presentation of what we are expecting, but the Council makes the decision. Consultant Vogel noted all the residents who were notified of this meeting will receive another letter from the City asking for permission to proceed with the landmark designation. The designations have to be done by July 31,2006. The HPC can do 5-7 designations this year. Council/HPC Workshop January 18, 2006 Page 5 MOTION by McKnight, second by Pritzlaffto adjourn at 8:29 p.m. APIF, MOTION CARRIED. Respectfully submitted, ..~P7~ <CYnthia Muller Executive Assistant